/* AHM Hospitality — global stylesheet */

@import url('https://fonts.googleapis.com/css2?family=Fraunces:ital,opsz,wght@0,9..144,300;0,9..144,400;0,9..144,500;1,9..144,400&family=Manrope:wght@300;400;500;600;700&display=swap');

:root {
  --navy: #0F2A3F;
  --navy-deep: #081B2C;
  --cream: #F6F1E8;
  --cream-warm: #EFE7D6;
  --brass: #B5764F;
  --brass-dark: #8C5A3C;
  --ink: #1A1A1A;
  --ink-soft: #3D3D3D;
  --muted: #6B6B6B;
  --line: #D9D2C4;
  --line-soft: rgba(15, 42, 63, 0.12);
  --max: 1240px;
  --gutter: clamp(20px, 5vw, 48px);
  --font-display: 'Fraunces', 'Playfair Display', Georgia, serif;
  --font-body: 'Manrope', -apple-system, BlinkMacSystemFont, sans-serif;
}

* { box-sizing: border-box; margin: 0; padding: 0; }

html { scroll-behavior: smooth; }

body {
  font-family: var(--font-body);
  font-weight: 400;
  font-size: 16px;
  line-height: 1.65;
  color: var(--ink);
  background: var(--cream);
  -webkit-font-smoothing: antialiased;
  text-rendering: optimizeLegibility;
}

h1, h2, h3, h4 {
  font-family: var(--font-display);
  font-weight: 400;
  letter-spacing: -0.01em;
  line-height: 1.1;
  color: var(--ink);
}

/* ============================================================
   CANONICAL TYPE SCALE — every page renders the same way.
   Override only where a context genuinely needs a different
   treatment (hero on dark bg, investor band lighter weight).
   ============================================================ */
h1 { font-size: clamp(36px, 6vw, 64px); font-weight: 300; }
h2 { font-size: clamp(28px, 4vw, 44px); font-weight: 400; line-height: 1.15; }
h3 { font-size: 20px; font-weight: 500; line-height: 1.3; }
h4 { font-size: 14px; font-weight: 600; line-height: 1.3; }

/* ============================================================
   BODY PARAGRAPH CLASSES — three sizes, no inline drift.
   ============================================================ */
/* Narrative copy in story / approach sections (Our Story, Our Approach) */
.prose p,
.section-narrative p {
  font-size: 16px;
  color: var(--ink-soft);
  line-height: 1.8;
  font-weight: 300;
  margin-bottom: 18px;
}
.prose p:last-child,
.section-narrative p:last-child { margin-bottom: 0; }
.prose > p + p { margin-top: 0; }
section.dark .prose p,
section.dark .section-narrative p { color: rgba(246, 241, 232, 0.78); }

/* Smaller body — response notes, franchise descriptions, callouts */
.body-note {
  font-size: 14px;
  color: var(--ink-soft);
  line-height: 1.7;
  font-weight: 300;
}

/* Property card description (sits at the bottom of each card) */
.prop-summary {
  font-size: 13px;
  color: var(--ink-soft);
  line-height: 1.7;
  font-weight: 300;
  border-top: 1px solid var(--line);
  padding-top: 14px;
  margin-top: 4px;
}

/* Footer wire-verification small print */
.wire-verify {
  font-size: 11px;
  opacity: 0.6;
  margin-top: 10px;
  line-height: 1.5;
}

/* ============================================================
   SECTION-NARRATIVE — eyebrow + h2 + body paragraphs pattern
   used on About > Our Story and Index > Our Approach.
   ============================================================ */
.section-narrative .eyebrow {
  display: inline-block;
  margin-bottom: 16px;
}
.section-narrative h2 { margin-bottom: 22px; }
.section-narrative p {
  font-size: 16px;
  color: var(--ink-soft);
  line-height: 1.8;
  font-weight: 300;
  margin-bottom: 18px;
}
.section-narrative p:last-of-type { margin-bottom: 28px; }
.section-narrative .btn { margin-top: 6px; }

/* ============================================================
   PORTFOLIO STATS BLOCK (Properties page header strip)
   ============================================================ */
.portfolio-stats {
  display: grid;
  grid-template-columns: repeat(auto-fit, minmax(160px, 1fr));
  gap: 24px;
  margin-bottom: 72px;
  padding: 28px 32px;
  background: var(--cream-warm);
  border-left: 3px solid var(--brass);
}
.portfolio-stat .stat-num {
  font-family: var(--font-display);
  font-size: 32px;
  color: var(--navy);
  font-weight: 400;
  line-height: 1;
}
.portfolio-stat .stat-label {
  font-size: 11px;
  color: var(--muted);
  letter-spacing: 0.2em;
  text-transform: uppercase;
  margin-top: 6px;
}

/* ============================================================
   NDA LIST — used on the Investors page "Under NDA you'll
   receive" data-room contents block.
   ============================================================ */
.nda-list {
  list-style: none;
  margin: 0 0 28px;
  padding: 0;
}
.nda-list li {
  position: relative;
  padding: 6px 0 6px 22px;
  font-size: 14px;
  color: var(--ink-soft);
  line-height: 1.65;
  font-weight: 300;
}
.nda-list li::before {
  content: '→';
  position: absolute;
  left: 0;
  top: 6px;
  color: var(--brass);
  font-weight: 500;
}

/* ============================================================
   CONTACT-NOTE callout (Contact page "A note on response")
   ============================================================ */
.contact-note {
  margin-top: 32px;
  padding: 24px;
  background: var(--cream-warm);
  border-left: 3px solid var(--brass);
}
.contact-note .eyebrow {
  color: var(--brass);
  display: block;
  margin-bottom: 10px;
}
.contact-note p { margin: 0; }

/* ============================================================
   FRANCHISE / BRAND BLOCK (Properties page Marriott/Choice)
   ============================================================ */
.brand-grid {
  display: grid;
  grid-template-columns: repeat(auto-fit, minmax(280px, 1fr));
  gap: 32px;
}
.brand-block {
  border-top: 1px solid var(--line);
  padding-top: 28px;
}
.brand-name {
  font-family: var(--font-display);
  font-size: 24px;
  color: var(--navy);
  font-weight: 400;
  margin-bottom: 6px;
}
.brand-meta {
  font-size: 11px;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--brass);
  font-weight: 600;
  margin-bottom: 16px;
}

a { color: inherit; text-decoration: none; transition: color 0.2s ease; }
a:hover { color: var(--brass); }

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

.container { width: 100%; max-width: var(--max); margin: 0 auto; padding: 0 var(--gutter); }
.container-wide { max-width: 1440px; }

.eyebrow {
  font-family: var(--font-body);
  font-size: 11px;
  font-weight: 600;
  letter-spacing: 0.24em;
  text-transform: uppercase;
  color: var(--muted);
}
section.dark .eyebrow,
.hero .eyebrow,
.page-hero .eyebrow,
.investor-band .eyebrow,
footer .eyebrow {
  color: var(--brass);
}

.rule {
  display: inline-block;
  width: 40px;
  height: 1px;
  background: var(--brass);
  vertical-align: middle;
  margin: 0 12px 4px 0;
}

/* ===== TOP BAR ===== */
.topbar {
  background: var(--navy-deep);
  color: rgba(246, 241, 232, 0.75);
  font-size: 12px;
  font-weight: 300;
  letter-spacing: 0.05em;
  padding: 10px var(--gutter);
  display: flex;
  justify-content: space-between;
  gap: 16px;
  flex-wrap: wrap;
}
.topbar a { color: inherit; }
.topbar a:hover { color: var(--cream); }

/* ===== NAV ===== */
.nav {
  background: var(--cream);
  border-bottom: 1px solid var(--line);
  position: sticky;
  top: 0;
  z-index: 100;
}
.nav-inner {
  display: flex;
  align-items: center;
  justify-content: space-between;
  padding: 22px var(--gutter);
  max-width: var(--max);
  margin: 0 auto;
}
.logo {
  display: flex;
  align-items: center;
  gap: 14px;
  cursor: pointer;
}
.logo-mark {
  width: 44px;
  height: 44px;
  background: var(--navy);
  color: var(--cream);
  display: flex;
  align-items: center;
  justify-content: center;
  font-family: var(--font-display);
  font-weight: 500;
  font-size: 15px;
  letter-spacing: 0.12em;
}
.logo-text .brand {
  font-family: var(--font-display);
  font-size: 20px;
  font-weight: 400;
  letter-spacing: 0.02em;
  line-height: 1;
}
.logo-text .sub {
  font-size: 10px;
  color: var(--muted);
  letter-spacing: 0.22em;
  text-transform: uppercase;
  margin-top: 4px;
}
.nav-links {
  display: flex;
  gap: 32px;
  align-items: center;
  list-style: none;
}
.nav-links a {
  font-size: 13px;
  font-weight: 500;
  letter-spacing: 0.06em;
  text-transform: uppercase;
  color: var(--ink-soft);
  padding: 6px 0;
  border-bottom: 1px solid transparent;
}
.nav-links a.active { color: var(--navy); border-bottom-color: var(--brass); }
.nav-links a:hover { color: var(--navy); }

.nav-cta {
  background: var(--navy);
  color: var(--cream);
  padding: 10px 22px;
  font-size: 12px;
  font-weight: 600;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  transition: background 0.2s ease;
}
.nav-cta:hover { background: var(--brass); color: var(--cream); }

.nav-toggle {
  display: none;
  background: none;
  border: none;
  cursor: pointer;
  padding: 4px;
}
.nav-toggle span {
  display: block;
  width: 24px;
  height: 1.5px;
  background: var(--navy);
  margin: 5px 0;
}

/* ===== HERO ===== */
.hero {
  background: var(--navy);
  color: var(--cream);
  padding: clamp(60px, 10vw, 120px) var(--gutter) clamp(60px, 10vw, 120px);
  position: relative;
  overflow: hidden;
}
.hero::before {
  content: '';
  position: absolute;
  top: 0; right: 0;
  width: 40%;
  height: 100%;
  background:
    radial-gradient(circle at 70% 30%, rgba(181, 118, 79, 0.12) 0%, transparent 60%);
  pointer-events: none;
}
.hero-inner {
  max-width: var(--max);
  margin: 0 auto;
  position: relative;
  z-index: 1;
}
.hero .eyebrow { color: var(--brass); margin-bottom: 24px; display: block; }
.hero h1 {
  color: var(--cream);
  max-width: 800px;
  margin-bottom: 28px;
  /* size + weight inherit from canonical h1 */
}
.hero p.lead {
  font-size: clamp(15px, 1.6vw, 18px);
  line-height: 1.7;
  color: rgba(246, 241, 232, 0.75);
  max-width: 560px;
  font-weight: 300;
  margin-bottom: 40px;
}
.hero-actions {
  display: flex;
  gap: 14px;
  flex-wrap: wrap;
}
.btn {
  display: inline-block;
  padding: 14px 30px;
  font-size: 12px;
  font-weight: 600;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  transition: all 0.25s ease;
  cursor: pointer;
  border: 1px solid transparent;
}
.btn-primary { background: var(--brass); color: var(--cream); }
.btn-primary:hover { background: var(--cream); color: var(--navy); }
.btn-ghost { background: transparent; color: var(--cream); border-color: rgba(246, 241, 232, 0.3); }
.btn-ghost:hover { border-color: var(--cream); color: var(--cream); }
.btn-dark { background: var(--navy); color: var(--cream); }
.btn-dark:hover { background: var(--brass); }

/* ===== SECTIONS ===== */
section { padding: clamp(60px, 8vw, 100px) var(--gutter); }
section.alt { background: var(--cream-warm); }
section.dark { background: var(--navy); color: var(--cream); }
section.dark h1, section.dark h2, section.dark h3 { color: var(--cream); }

.section-inner { max-width: var(--max); margin: 0 auto; }
.section-head { margin-bottom: 56px; max-width: 720px; }
.section-head .eyebrow { margin-bottom: 16px; display: inline-block; }
.section-head h2 {
  margin-bottom: 20px;
  /* size + weight inherit from canonical h2 */
}
.section-head p {
  font-size: 16px;
  color: var(--ink-soft);
  line-height: 1.75;
  font-weight: 300;
  max-width: 620px;
}
section.dark .section-head p { color: rgba(246, 241, 232, 0.75); }

/* ===== PROPERTY CARD ===== */
.property-grid {
  display: grid;
  grid-template-columns: repeat(auto-fit, minmax(320px, 1fr));
  gap: 28px;
}
.property-card {
  background: var(--cream);
  border: 1px solid var(--line);
  overflow: hidden;
  transition: transform 0.3s ease, border-color 0.3s ease;
  display: flex;
  flex-direction: column;
}
.property-card:hover { transform: translateY(-4px); border-color: var(--brass); }
section.alt .property-card { background: var(--cream); }
section.dark .property-card { background: var(--navy-deep); border-color: rgba(246, 241, 232, 0.1); color: var(--cream); }

.prop-img {
  aspect-ratio: 4 / 3;
  position: relative;
  overflow: hidden;
}
.prop-img.photo-ready::after {
  content: '';
  position: absolute;
  inset: 0;
  background: linear-gradient(180deg, rgba(0, 0, 0, 0) 40%, rgba(0, 0, 0, 0.5) 100%);
  pointer-events: none;
}

.prop-badge {
  position: absolute;
  top: 14px;
  right: 14px;
  background: var(--navy);
  color: var(--cream);
  font-size: 10px;
  font-weight: 700;
  letter-spacing: 0.15em;
  text-transform: uppercase;
  padding: 5px 11px;
  z-index: 2;
}
.prop-badge.converting { background: var(--brass); color: var(--cream); }

.prop-flag-brand {
  color: var(--muted);
  font-size: 10px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  font-weight: 600;
  margin-bottom: 8px;
}
.prop-name {
  font-family: var(--font-display);
  color: var(--navy);
  font-size: 22px;
  font-weight: 400;
  line-height: 1.15;
  margin-bottom: 18px;
}

.prop-meta {
  padding: 20px 22px 22px;
  flex: 1;
  display: flex;
  flex-direction: column;
}
.prop-loc {
  display: flex;
  justify-content: space-between;
  align-items: baseline;
  margin-bottom: 6px;
}
.prop-loc .city {
  font-family: var(--font-display);
  font-size: 17px;
  font-weight: 500;
  color: var(--navy);
}
.prop-loc .adr {
  font-size: 13px;
  color: var(--brass);
  font-weight: 600;
  letter-spacing: 0.04em;
}
.prop-addr {
  font-size: 13px;
  color: var(--muted);
  margin-bottom: 4px;
}
.prop-rooms {
  font-size: 13px;
  color: var(--ink-soft);
  font-weight: 500;
}
section.dark .prop-rooms { color: rgba(246, 241, 232, 0.85); }
section.dark .prop-addr { color: rgba(246, 241, 232, 0.55); }

/* Honest placeholder state — shown until real photography replaces it */
.prop-img.placeholder {
  background: var(--cream-warm);
  border: 1px dashed var(--line);
}
.prop-img .placeholder-label {
  position: absolute;
  bottom: 16px;
  left: 18px;
  font-size: 10px;
  letter-spacing: 0.24em;
  text-transform: uppercase;
  color: var(--muted);
  font-weight: 600;
  z-index: 1;
}

/* Ready state — once real background-image is assigned inline */
.prop-img.photo-ready {
  background-size: cover;
  background-position: center;
}

/* ===== INVESTOR BAND ===== */
.investor-band {
  background: var(--navy);
  color: var(--cream);
  padding: clamp(60px, 8vw, 96px) var(--gutter);
}
.investor-inner {
  max-width: var(--max);
  margin: 0 auto;
  display: grid;
  grid-template-columns: 1.3fr 1fr;
  gap: 60px;
  align-items: center;
}
.investor-inner h2 {
  font-weight: 300;
  color: var(--cream);
  line-height: 1.2;
  margin-bottom: 18px;
  /* size inherits from canonical h2 */
}
.investor-inner p {
  color: rgba(246, 241, 232, 0.75);
  font-size: 16px;
  line-height: 1.8;
  font-weight: 300;
}
.investor-cta {
  display: flex;
  flex-direction: column;
  gap: 14px;
}

/* ===== FOOTER ===== */
footer {
  background: var(--navy-deep);
  color: rgba(246, 241, 232, 0.75);
  padding: 72px var(--gutter) 32px;
  font-size: 14px;
}
.footer-grid {
  max-width: var(--max);
  margin: 0 auto;
  display: grid;
  grid-template-columns: 2fr 1fr 1fr 1fr;
  gap: 48px;
  padding-bottom: 48px;
  border-bottom: 1px solid rgba(246, 241, 232, 0.15);
}
.footer-brand .brand-line {
  font-family: var(--font-display);
  font-size: 24px;
  font-weight: 400;
  color: var(--cream);
  margin-bottom: 4px;
}
.footer-brand .brand-sub {
  font-size: 11px;
  letter-spacing: 0.22em;
  color: rgba(246, 241, 232, 0.55);
  text-transform: uppercase;
  margin-bottom: 20px;
}
.footer-brand p {
  font-weight: 300;
  line-height: 1.7;
  max-width: 320px;
}
footer h4 {
  font-family: var(--font-body);
  font-size: 11px;
  font-weight: 700;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--cream);
  margin-bottom: 18px;
}
footer ul { list-style: none; }
footer ul li { margin-bottom: 10px; font-weight: 300; }
footer ul a:hover { color: var(--brass); }
.footer-bottom {
  max-width: var(--max);
  margin: 32px auto 0;
  padding-top: 0;
  display: flex;
  justify-content: space-between;
  gap: 16px;
  flex-wrap: wrap;
  font-size: 12px;
  color: rgba(246, 241, 232, 0.45);
}

/* ===== STORY / ABOUT sections ===== */

/* Values grid */
.values {
  display: grid;
  grid-template-columns: repeat(auto-fit, minmax(240px, 1fr));
  gap: 40px;
  margin-top: 24px;
}
.value {
  border-top: 1px solid var(--line);
  padding-top: 24px;
}
section.dark .value { border-top-color: rgba(246, 241, 232, 0.2); }
.value-num {
  font-family: var(--font-display);
  font-size: 14px;
  color: var(--brass);
  font-weight: 500;
  letter-spacing: 0.1em;
  margin-bottom: 12px;
}
.value h3 {
  font-size: 20px;
  font-weight: 500;
  margin-bottom: 10px;
}
.value p {
  font-size: 14px;
  color: var(--ink-soft);
  line-height: 1.7;
  font-weight: 300;
}
section.dark .value p { color: rgba(246, 241, 232, 0.7); }

/* Principles list — used on About page, prose-forward, no numerals */
.principles {
  display: grid;
  grid-template-columns: repeat(auto-fit, minmax(280px, 1fr));
  gap: 40px 48px;
  margin-top: 24px;
}
.principle {
  border-top: 1px solid var(--line);
  padding-top: 22px;
}
.principle h3 {
  font-size: 20px;
  font-weight: 500;
  margin-bottom: 10px;
}
.principle p {
  font-size: 15px;
  color: var(--ink-soft);
  line-height: 1.7;
  font-weight: 300;
}

/* Portfolio strategy list */
.strategy-list {
  display: grid;
  gap: 1px;
  background: var(--line);
  border: 1px solid var(--line);
  margin-top: 40px;
}
.strategy-item {
  background: var(--navy-deep);
  color: var(--cream);
  padding: 32px 36px;
  display: block;
}
.strategy-item h3 {
  font-family: var(--font-display);
  font-size: 22px;
  font-weight: 400;
  margin-bottom: 10px;
  color: var(--cream);
}
.strategy-item p {
  font-size: 15px;
  color: rgba(246, 241, 232, 0.75);
  font-weight: 300;
  line-height: 1.7;
}

/* Page hero (non-home pages) */
.page-hero {
  background: var(--navy);
  color: var(--cream);
  padding: clamp(80px, 10vw, 140px) var(--gutter) clamp(60px, 7vw, 90px);
  position: relative;
  overflow: hidden;
}
.page-hero::before {
  content: '';
  position: absolute;
  top: -20%;
  right: -10%;
  width: 60%;
  height: 140%;
  background: radial-gradient(ellipse, rgba(181, 118, 79, 0.1) 0%, transparent 60%);
}
.page-hero-inner { max-width: var(--max); margin: 0 auto; position: relative; }
.page-hero .eyebrow { color: var(--brass); }
.page-hero h1 {
  color: var(--cream);
  margin: 20px 0 24px;
  max-width: 800px;
  /* size + weight inherit from canonical h1 — same as .hero h1 */
}
.page-hero p.lead {
  font-size: clamp(16px, 1.5vw, 19px);
  color: rgba(246, 241, 232, 0.75);
  font-weight: 300;
  max-width: 620px;
  line-height: 1.7;
}

/* Contact form */
.contact-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 80px;
  max-width: var(--max);
  margin: 0 auto;
}
.contact-info h3 {
  font-size: 14px;
  font-weight: 600;
  font-family: var(--font-body);
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--brass);
  margin-bottom: 10px;
}
.contact-info p {
  font-size: 17px;
  margin-bottom: 32px;
  font-weight: 400;
  line-height: 1.7;
}
.contact-form label {
  display: block;
  font-size: 11px;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  font-weight: 600;
  color: var(--navy);
  margin-bottom: 10px;
}
.contact-form input,
.contact-form textarea,
.contact-form select {
  width: 100%;
  padding: 14px 16px;
  background: var(--cream);
  border: 1px solid var(--line);
  font-family: var(--font-body);
  font-size: 15px;
  color: var(--ink);
  margin-bottom: 24px;
  transition: border-color 0.2s ease;
}
.contact-form input:focus,
.contact-form textarea:focus,
.contact-form select:focus {
  outline: none;
  border-color: var(--brass);
}
.contact-form textarea { min-height: 140px; resize: vertical; font-family: var(--font-body); }
.contact-form .btn { width: 100%; border: none; font-family: var(--font-body); }

/* Breakpoint */
@media (max-width: 900px) {
  .nav-links { display: none; }
  .nav-toggle { display: block; }
  .nav-cta { display: none; }
  .footer-grid { grid-template-columns: 1fr 1fr; gap: 32px; }
  .investor-inner { grid-template-columns: 1fr; gap: 32px; }
  .contact-grid { grid-template-columns: 1fr; gap: 48px; }
}
@media (max-width: 600px) {
  .footer-grid { grid-template-columns: 1fr; }
}

/* ===== TRACK RECORD (Investors) ===== */
.track-record {
  display: grid;
  gap: 0;
  border-top: 1px solid var(--line);
  margin-top: 8px;
}
.tr-row {
  display: grid;
  grid-template-columns: 100px 1fr;
  gap: 40px;
  padding: 32px 0;
  border-bottom: 1px solid var(--line);
  align-items: start;
}
.tr-year {
  font-family: var(--font-display);
  font-size: 22px;
  color: var(--muted);
  font-weight: 400;
}
.tr-row h3 {
  font-size: 18px;
  font-weight: 500;
  margin-bottom: 8px;
}
.tr-row p {
  font-size: 14px;
  color: var(--ink-soft);
  font-weight: 300;
  line-height: 1.7;
}

/* ===== OPPORTUNITIES (Investors) ===== */
.opportunity-list {
  display: grid;
  gap: 20px;
  margin-top: 8px;
}
.opportunity {
  background: var(--cream);
  padding: 28px 32px;
  border-left: 2px solid var(--brass);
}
.opportunity h3 {
  font-size: 20px;
  font-weight: 500;
  margin-bottom: 8px;
}
.opp-meta {
  font-size: 11px;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--muted);
  font-weight: 600;
  margin-bottom: 14px;
}
.opportunity p {
  font-size: 14px;
  color: var(--ink-soft);
  line-height: 1.7;
  font-weight: 300;
}

/* ===== CHECKBOX LABEL (Investor form) ===== */
.contact-form label.checkbox-label {
  display: flex;
  align-items: center;
  gap: 10px;
  text-transform: none;
  letter-spacing: 0;
  font-size: 14px;
  font-weight: 400;
  color: var(--ink);
  margin-bottom: 24px;
  cursor: pointer;
}
.contact-form label.checkbox-label input[type="checkbox"] {
  width: auto;
  margin: 0;
  padding: 0;
}
.contact-form label.checkbox-label span {
  line-height: 1.4;
}

@media (max-width: 700px) {
  .tr-row { grid-template-columns: 1fr; gap: 8px; }
  .tr-year { font-size: 16px; color: var(--brass); }
}

/* ===== LEADERSHIP GRID ===== */
.leadership-grid {
  display: grid;
  grid-template-columns: repeat(auto-fit, minmax(260px, 1fr));
  gap: 56px 32px;
}
.leader-photo {
  aspect-ratio: 3 / 4;
  background: var(--cream-warm);
  border: 1px dashed var(--line);
  position: relative;
  margin-bottom: 18px;
  transition: border-color 0.25s ease;
}
.leader:hover .leader-photo { border-color: var(--brass); border-style: solid; }
.leader-photo .placeholder-label {
  position: absolute;
  bottom: 14px;
  left: 14px;
  font-size: 10px;
  letter-spacing: 0.24em;
  text-transform: uppercase;
  color: var(--muted);
  font-weight: 600;
}
.leader h3 {
  font-size: 22px;
  font-weight: 400;
  margin-bottom: 4px;
}
.leader-title {
  font-size: 11px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--muted);
  font-weight: 600;
  margin-bottom: 14px;
}
.leader p {
  font-size: 14px;
  color: var(--ink-soft);
  line-height: 1.7;
  font-weight: 300;
  margin-bottom: 14px;
}
.leader-contact {
  display: flex;
  gap: 16px;
  font-size: 11px;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  font-weight: 600;
}
.leader-contact a {
  color: var(--navy);
  border-bottom: 1px solid var(--brass);
  padding-bottom: 2px;
}

/* ===== NEWS LIST ===== */
.news-list {
  display: grid;
  gap: 48px;
}
.news-item {
  display: grid;
  grid-template-columns: 280px 1fr;
  gap: 40px;
  align-items: start;
  padding-bottom: 48px;
  border-bottom: 1px solid var(--line);
}
.news-item:last-child {
  border-bottom: none;
  padding-bottom: 0;
}
.news-thumb {
  aspect-ratio: 16 / 10;
  background: var(--cream-warm);
  border: 1px dashed var(--line);
  position: relative;
  transition: border-color 0.25s ease;
}
.news-item:hover .news-thumb { border-color: var(--brass); border-style: solid; }
.news-thumb .placeholder-label {
  position: absolute;
  bottom: 12px;
  left: 14px;
  font-size: 10px;
  letter-spacing: 0.24em;
  text-transform: uppercase;
  color: var(--muted);
  font-weight: 600;
}
.news-meta {
  font-size: 11px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--muted);
  font-weight: 600;
  margin-bottom: 10px;
}
.news-item h3 {
  font-size: 22px;
  font-weight: 400;
  margin-bottom: 10px;
  line-height: 1.3;
}
.news-item p {
  font-size: 15px;
  color: var(--ink-soft);
  line-height: 1.7;
  font-weight: 300;
  margin-bottom: 14px;
}
.news-link {
  font-size: 11px;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  font-weight: 600;
  color: var(--navy);
  border-bottom: 1px solid var(--brass);
  padding-bottom: 2px;
}

@media (max-width: 700px) {
  .news-item { grid-template-columns: 1fr; }
}

/* ===== PROPERTY DETAIL PAGE ===== */
.property-hero {
  display: grid;
  grid-template-columns: 1fr 1fr;
  min-height: 540px;
  background: var(--navy);
  color: var(--cream);
}
.property-hero-img {
  position: relative;
  background: var(--cream-warm);
  border-right: 1px dashed var(--line);
}
.property-hero-img.placeholder {
  background: var(--cream-warm);
  border: 1px dashed var(--line);
}
.property-hero-img .placeholder-label {
  position: absolute;
  bottom: 18px;
  left: 22px;
  font-size: 10px;
  letter-spacing: 0.24em;
  text-transform: uppercase;
  color: var(--muted);
  font-weight: 600;
}
.property-hero-info {
  padding: clamp(40px, 6vw, 80px);
  display: flex;
  flex-direction: column;
  justify-content: center;
}
.property-hero-info .eyebrow {
  color: var(--brass);
}
.property-hero-info h1 {
  font-size: clamp(32px, 5vw, 56px); /* slightly smaller than canonical h1 — product page */
  font-weight: 300;
  color: var(--cream);
  margin: 18px 0 20px;
}
.property-hero-info p.lead {
  font-size: clamp(15px, 1.5vw, 18px);
  color: rgba(246, 241, 232, 0.8);
  font-weight: 300;
  line-height: 1.7;
}

.property-detail {
  display: grid;
  grid-template-columns: 280px 1fr;
  gap: 80px;
}
.property-specs h3 {
  font-size: 11px;
  letter-spacing: 0.24em;
  text-transform: uppercase;
  color: var(--brass);
  font-weight: 600;
  font-family: var(--font-body);
  margin-bottom: 20px;
}
.property-specs dl {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 0 20px;
  margin-bottom: 32px;
}
.property-specs dt {
  font-size: 11px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--muted);
  font-weight: 600;
  padding: 12px 0 2px;
  border-top: 1px solid var(--line);
}
.property-specs dd {
  padding: 2px 0 12px;
  font-size: 14px;
  color: var(--ink);
  border-top: 1px solid var(--line);
}
.property-narrative h2 {
  margin-bottom: 20px;
  /* size + weight inherit from canonical h2 */
}
.property-narrative p {
  font-size: 16px;
  color: var(--ink-soft);
  font-weight: 300;
  line-height: 1.8;
  margin-bottom: 18px;
}

.property-gallery {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 14px;
  margin-top: 8px;
}
.gallery-tile {
  aspect-ratio: 4 / 3;
  background: var(--cream-warm);
  border: 1px dashed var(--line);
  position: relative;
}
.gallery-tile .placeholder-label {
  position: absolute;
  bottom: 12px;
  left: 14px;
  font-size: 10px;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--muted);
  font-weight: 600;
}

/* ===== PROPERTY CARD LINK WRAPPER ===== */
.property-card-link {
  display: block;
  color: inherit;
  text-decoration: none;
}
.property-card-link:hover { color: inherit; }

@media (max-width: 900px) {
  .property-hero { grid-template-columns: 1fr; }
  .property-hero-img { min-height: 280px; }
  .property-detail { grid-template-columns: 1fr; gap: 40px; }
  .property-gallery { grid-template-columns: repeat(2, 1fr); }
}

/* Reveal animation for elements as they scroll in */
.reveal { opacity: 0; transform: translateY(20px); transition: opacity 0.8s ease, transform 0.8s ease; }
.reveal.in { opacity: 1; transform: translateY(0); }

/* ============================================================
   ACCESSIBILITY — keyboard focus styles + skip-to-content link.
   `:focus-visible` only triggers on keyboard nav, so mouse
   clicks don't draw the outline.
   ============================================================ */
a:focus-visible,
button:focus-visible,
input:focus-visible,
textarea:focus-visible,
select:focus-visible {
  outline: 2px solid var(--brass);
  outline-offset: 3px;
}
.contact-form input:focus-visible,
.contact-form textarea:focus-visible,
.contact-form select:focus-visible {
  outline-offset: 0;
  border-color: var(--brass);
}
.nav-toggle:focus-visible {
  outline-offset: 6px;
}
.property-card-link:focus-visible {
  outline-offset: 4px;
}

/* Skip link — translated offscreen until keyboard-focused */
.skip-link {
  position: fixed;
  top: 0;
  left: 0;
  transform: translateY(-100%);
  background: var(--navy);
  color: var(--cream);
  padding: 12px 20px;
  z-index: 300;
  font-size: 12px;
  font-weight: 600;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  transition: transform 0.18s ease;
}
.skip-link:focus,
.skip-link:focus-visible {
  transform: translateY(0);
  color: var(--cream);
  outline: 2px solid var(--brass);
  outline-offset: 0;
}

/* ============================================================
   PARTNERSHIP STRUCTURE (Investors page) — refactored from
   duplicated inline styles into a single class so it actually
   collapses on mobile.
   ============================================================ */
.partnership-list {
  display: grid;
  gap: 1px;
  background: var(--line);
  border: 1px solid var(--line);
  margin-top: 16px;
}
.partnership-row {
  background: var(--cream);
  padding: 32px;
  display: grid;
  grid-template-columns: 220px 1fr;
  gap: 40px;
  align-items: start;
}
.partnership-row .pr-label {
  font-size: 11px;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--brass);
  font-weight: 600;
}
.partnership-row h3 {
  font-size: 18px;
  font-weight: 500;
  margin-top: 6px;
  font-family: var(--font-display);
}
.partnership-row p {
  font-size: 15px;
  color: var(--ink-soft);
  line-height: 1.7;
  font-weight: 300;
}

/* ============================================================
   MOBILE NAV — animated hamburger that actually opens a menu.
   Activated by toggling `.open` on the parent `.nav` element
   from app.js.
   ============================================================ */
@media (max-width: 900px) {
  .nav-inner { position: relative; }

  .nav-links {
    display: none;
    position: absolute;
    top: 100%;
    left: 0;
    right: 0;
    background: var(--cream);
    border-bottom: 1px solid var(--line);
    padding: 8px var(--gutter) 24px;
    flex-direction: column;
    align-items: stretch;
    gap: 0;
    box-shadow: 0 10px 20px rgba(15, 42, 63, 0.08);
  }
  .nav.open .nav-links { display: flex; }
  .nav-links li { border-bottom: 1px solid var(--line-soft); }
  .nav-links li:last-child { border-bottom: none; }
  .nav-links a {
    display: block;
    padding: 14px 0;
    font-size: 14px;
    border-bottom: none;
    min-height: 44px;
  }
  .nav-links a.active {
    color: var(--navy);
    border-left: 3px solid var(--brass);
    padding-left: 12px;
    border-bottom: none;
  }

  /* Animate hamburger lines into an X when open */
  .nav-toggle span { transition: transform 0.25s ease, opacity 0.2s ease; transform-origin: center; }
  .nav.open .nav-toggle span:nth-child(1) { transform: translateY(7px) rotate(45deg); }
  .nav.open .nav-toggle span:nth-child(2) { opacity: 0; }
  .nav.open .nav-toggle span:nth-child(3) { transform: translateY(-7px) rotate(-45deg); }

  /* Investor partnership rows wrap to a single column */
  .partnership-row {
    grid-template-columns: 1fr;
    gap: 12px;
    padding: 24px;
  }
}

/* ============================================================
   TABLET — 768px breakpoint
   ============================================================ */
@media (max-width: 768px) {
  .news-item {
    grid-template-columns: 1fr;
    gap: 20px;
    padding-bottom: 36px;
  }
  .news-item h3 { font-size: 20px; }
  .news-thumb { aspect-ratio: 16 / 9; max-height: 220px; }

  .topbar { font-size: 11px; padding: 8px var(--gutter); }

  .investor-inner { gap: 28px; }
  .investor-cta { flex-direction: row; flex-wrap: wrap; }
  .investor-cta .btn { flex: 1; min-width: 200px; }

  .logo-text .sub { display: none; }
}

/* ============================================================
   PHONE — 600px breakpoint, fixes the worst small-screen issues
   ============================================================ */
@media (max-width: 600px) {
  .hero h1 { font-size: clamp(28px, 8vw, 36px); margin-bottom: 22px; }
  .hero p.lead { font-size: 15px; margin-bottom: 32px; }
  .page-hero h1 { font-size: clamp(30px, 8vw, 40px); }
  .page-hero p.lead { font-size: 15px; }
  .section-head h2 { font-size: clamp(26px, 6vw, 34px); }

  .property-specs dl { grid-template-columns: 1fr; gap: 0; }
  .property-specs dd { padding-bottom: 14px; }

  .property-gallery { grid-template-columns: 1fr; gap: 12px; }
  .gallery-tile { aspect-ratio: 16 / 10; }

  .contact-form label {
    font-size: 12px;
    letter-spacing: 0.12em;
    margin-bottom: 8px;
  }
  .contact-form input,
  .contact-form textarea,
  .contact-form select {
    font-size: 16px; /* prevents iOS zoom on focus */
    padding: 12px 14px;
  }

  section { padding: 56px var(--gutter); }
  footer { padding: 56px var(--gutter) 28px; }
  footer ul li { margin-bottom: 14px; }

  .hero-actions { gap: 10px; }
  .hero-actions .btn { padding: 13px 22px; flex: 1; min-width: 0; text-align: center; }
  .btn { padding: 13px 26px; }

  .topbar { font-size: 10.5px; gap: 6px; }
  .topbar span:first-child { font-size: 10.5px; }

  .leadership-grid { grid-template-columns: 1fr; gap: 40px; }
  .leader-photo { aspect-ratio: 4 / 5; max-width: 320px; }

  .strategy-item { padding: 24px 24px; }
  .strategy-item h3 { font-size: 19px; }

  .tr-row { padding: 24px 0; }
  .tr-row p { font-size: 13.5px; }

  .opportunity { padding: 22px 22px; }
  .opp-meta { font-size: 10px; letter-spacing: 0.14em; }

  .footer-brand .brand-line { font-size: 22px; }
  .footer-bottom { font-size: 11px; gap: 8px; }

  .property-hero-info { padding: 32px 24px; }
  .property-hero-img { min-height: 220px; }

  .nav-inner { padding: 18px var(--gutter); }
  .logo-mark { width: 38px; height: 38px; font-size: 13px; }
  .logo-text .brand { font-size: 17px; }

  .prop-meta { padding: 18px 20px 20px; }
  .prop-name { font-size: 20px; }
}

/* ============================================================
   Improved tap targets — clickable areas at least 44px tall
   ============================================================ */
@media (pointer: coarse) {
  .nav-links a,
  .footer-bottom a,
  footer ul a,
  .news-link,
  .leader-contact a { min-height: 44px; display: inline-flex; align-items: center; }
}