:root {
  --navy-950: #0d263a;
  --navy-900: #12334e;
  --navy-800: #173f60;
  --blue-600: #4c7294;
  --blue-200: #c9d8e4;
  --blue-100: #e7eef3;
  --ink: #13202b;
  --muted: #5c6b77;
  --paper: #f7f5f0;
  --white: #ffffff;
  --rule: rgba(18, 51, 78, 0.16);
  --shadow: 0 28px 70px rgba(13, 38, 58, 0.14);
  --radius-lg: 28px;
  --radius-md: 18px;
  --shell: min(1180px, calc(100% - 40px));
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body {
  margin: 0;
  color: var(--ink);
  background: var(--paper);
  font-family: Inter, ui-sans-serif, -apple-system, BlinkMacSystemFont, "Segoe UI", sans-serif;
  line-height: 1.6;
  -webkit-font-smoothing: antialiased;
}

img { display: block; max-width: 100%; }
a { color: inherit; }
.shell { width: var(--shell); margin-inline: auto; }

.skip-link {
  position: fixed;
  z-index: 1000;
  left: 16px;
  top: 12px;
  padding: 10px 14px;
  color: var(--white);
  background: var(--navy-950);
  border-radius: 8px;
  transform: translateY(-160%);
}
.skip-link:focus { transform: translateY(0); }

.site-header {
  position: sticky;
  top: 0;
  z-index: 100;
  border-bottom: 1px solid rgba(18, 51, 78, 0.09);
  background: rgba(247, 245, 240, 0.92);
  backdrop-filter: blur(18px);
}
.header-inner {
  min-height: 78px;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 24px;
}
.brand {
  display: inline-flex;
  align-items: center;
  text-decoration: none;
}
.brand-name {
  color: var(--navy-950);
  font: 600 1.32rem/1.1 "Iowan Old Style", "Palatino Linotype", Georgia, serif;
  letter-spacing: -0.01em;
}
.brand-name > span {
  color: var(--blue-600);
  font-style: italic;
  padding-inline: 0.05em;
}
.nav { display: flex; align-items: center; gap: 30px; }
.nav a {
  color: var(--navy-950);
  font-size: 0.9rem;
  font-weight: 650;
  text-decoration: none;
}
.nav a:hover { color: var(--blue-600); }
.nav-contact {
  padding: 10px 17px;
  border: 1px solid var(--navy-900);
  border-radius: 999px;
}

.hero {
  position: relative;
  overflow: hidden;
  padding: 118px 0 112px;
  background:
    radial-gradient(circle at 88% 8%, rgba(76, 114, 148, 0.18), transparent 32%),
    linear-gradient(180deg, #fbfaf7 0%, var(--paper) 100%);
}
.hero::after {
  content: "";
  position: absolute;
  right: -160px;
  bottom: -260px;
  width: 580px;
  height: 580px;
  border: 1px solid rgba(76, 114, 148, 0.18);
  border-radius: 50%;
  box-shadow: 0 0 0 70px rgba(76, 114, 148, 0.035), 0 0 0 140px rgba(76, 114, 148, 0.025);
}
.hero-grid {
  position: relative;
  z-index: 1;
  display: grid;
  grid-template-columns: minmax(0, 1fr) 330px;
  gap: 80px;
  align-items: end;
}
.eyebrow {
  margin: 0 0 17px;
  color: var(--blue-600);
  font-size: 0.76rem;
  font-weight: 800;
  letter-spacing: 0.17em;
  text-transform: uppercase;
}
h1, h2, h3 {
  margin-top: 0;
  color: var(--navy-950);
  font-family: "Iowan Old Style", "Palatino Linotype", Georgia, serif;
  font-weight: 500;
  letter-spacing: -0.028em;
}
h1 {
  max-width: 860px;
  margin-bottom: 28px;
  font-size: clamp(3.2rem, 6.4vw, 6.25rem);
  line-height: 0.99;
}
.hero-text {
  max-width: 760px;
  margin: 0;
  color: #3e4d59;
  font-size: clamp(1.08rem, 1.6vw, 1.3rem);
  line-height: 1.65;
}
.hero-actions, .property-actions {
  display: flex;
  flex-wrap: wrap;
  align-items: center;
  gap: 14px;
  margin-top: 36px;
}
.button {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  min-height: 50px;
  padding: 0 21px;
  border: 1px solid transparent;
  border-radius: 999px;
  font-size: 0.91rem;
  font-weight: 750;
  text-decoration: none;
  transition: transform 160ms ease, background-color 160ms ease, border-color 160ms ease;
}
.button:hover { transform: translateY(-2px); }
.button-primary { color: var(--white); background: var(--navy-900); }
.button-primary:hover { background: var(--navy-800); }
.button-secondary { color: var(--navy-900); border-color: var(--rule); background: rgba(255,255,255,0.58); }
.button-secondary:hover { border-color: rgba(18, 51, 78, 0.34); }
.button-inverse { color: var(--navy-950); background: var(--white); }

.hero-note {
  padding: 26px 0 4px 30px;
  border-left: 1px solid rgba(18, 51, 78, 0.24);
}
.hero-note .note-label {
  margin: 0 0 14px;
  color: var(--blue-600);
  font-size: 0.74rem;
  font-weight: 800;
  letter-spacing: 0.14em;
  text-transform: uppercase;
}
.hero-note p:last-child {
  margin: 0;
  color: var(--navy-900);
  font-family: "Iowan Old Style", "Palatino Linotype", Georgia, serif;
  font-size: 1.38rem;
  line-height: 1.45;
}

.section { padding: 110px 0; }
.section-light { background: var(--white); }
.section-heading { max-width: 820px; margin-bottom: 60px; }
.section-heading h2, .contact-inner h2 {
  margin-bottom: 20px;
  font-size: clamp(2.35rem, 4vw, 4.25rem);
  line-height: 1.08;
}
.section-heading > p:last-child {
  max-width: 700px;
  margin: 0;
  color: var(--muted);
  font-size: 1.08rem;
}
.principles {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  border-top: 1px solid var(--rule);
}
.principle {
  padding: 34px 34px 8px 0;
}
.principle + .principle {
  padding-left: 34px;
  border-left: 1px solid var(--rule);
}
.principle-number {
  display: block;
  margin-bottom: 44px;
  color: var(--blue-600);
  font-size: 0.75rem;
  font-weight: 800;
  letter-spacing: 0.16em;
}
.principle h3 {
  margin-bottom: 13px;
  font-size: 1.65rem;
}
.principle p {
  margin: 0;
  color: var(--muted);
}

.properties-section { color: var(--white); background: var(--navy-950); }
.section-heading-dark h2 { color: var(--white); }
.property-card {
  display: grid;
  grid-template-columns: 0.86fr 1.14fr;
  gap: 0;
  overflow: hidden;
  color: var(--ink);
  background: var(--white);
  border-radius: var(--radius-lg);
  box-shadow: var(--shadow);
}
.property-image-wrap {
  display: grid;
  place-items: center;
  min-height: 590px;
  padding: 52px;
  background: #f4f6f8;
}
.property-image-wrap img {
  width: min(100%, 500px);
  height: auto;
  border-radius: 2px;
}
.property-copy { padding: 70px 70px 64px; }
.property-kicker {
  margin: 0 0 13px;
  color: var(--blue-600);
  font-size: 0.75rem;
  font-weight: 800;
  letter-spacing: 0.14em;
  text-transform: uppercase;
}
.property-copy h3 {
  margin-bottom: 8px;
  font-size: clamp(2.7rem, 5vw, 4.5rem);
  line-height: 1;
}
.property-subhead {
  margin: 0 0 25px;
  color: var(--navy-800);
  font-family: "Iowan Old Style", "Palatino Linotype", Georgia, serif;
  font-size: 1.32rem;
  line-height: 1.4;
}
.property-copy > p:not(.property-kicker):not(.property-subhead) {
  color: var(--muted);
  font-size: 1.03rem;
}
.property-points {
  display: grid;
  gap: 11px;
  margin: 28px 0 0;
  padding: 0;
  list-style: none;
}
.property-points li {
  position: relative;
  padding-left: 24px;
  color: #354550;
  font-weight: 620;
}
.property-points li::before {
  content: "";
  position: absolute;
  left: 0;
  top: 0.67em;
  width: 8px;
  height: 8px;
  border-radius: 50%;
  background: var(--blue-600);
}
.text-link {
  color: var(--navy-900);
  font-size: 0.92rem;
  font-weight: 750;
  text-decoration: none;
}
.text-link:hover { text-decoration: underline; text-underline-offset: 4px; }
.next-card {
  display: grid;
  grid-template-columns: 0.9fr 1.1fr;
  gap: 70px;
  align-items: start;
  margin-top: 34px;
  padding: 42px 48px;
  border: 1px solid rgba(201, 216, 228, 0.18);
  border-radius: var(--radius-md);
  background: rgba(255, 255, 255, 0.035);
}
.next-card h3 {
  margin: 0;
  color: var(--white);
  font-size: 2rem;
  line-height: 1.15;
}
.next-card > p {
  margin: 3px 0 0;
  color: var(--blue-200);
}

.contact-section {
  color: var(--white);
  background: var(--blue-600);
}
.contact-inner {
  display: grid;
  grid-template-columns: minmax(0, 1fr) auto;
  gap: 60px;
  align-items: center;
}
.contact-inner h2 { color: var(--white); }
.contact-inner p:last-child {
  max-width: 680px;
  margin-bottom: 0;
  color: #e9f0f5;
  font-size: 1.05rem;
}
.contact-section .eyebrow { color: #dbe7f0; }

.site-footer { padding: 28px 0; background: #081d2d; }
.footer-inner {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 24px;
  color: #b8c8d4;
  font-size: 0.84rem;
}
.footer-inner p { margin: 0; }
.footer-links { display: flex; flex-wrap: wrap; gap: 12px 24px; }
.footer-links a { text-decoration: none; }
.footer-links a:hover { color: var(--white); }

@media (max-width: 920px) {
  .hero-grid { grid-template-columns: 1fr; gap: 56px; }
  .hero-note { max-width: 520px; }
  .principles { grid-template-columns: 1fr; }
  .principle { padding: 30px 0; }
  .principle + .principle { padding-left: 0; border-left: 0; border-top: 1px solid var(--rule); }
  .principle-number { margin-bottom: 24px; }
  .property-card { grid-template-columns: 1fr; }
  .property-image-wrap { min-height: 0; padding: 45px; }
  .property-copy { padding: 52px 44px 48px; }
  .next-card { grid-template-columns: 1fr; gap: 18px; }
  .contact-inner { grid-template-columns: 1fr; }
}

@media (max-width: 640px) {
  :root { --shell: min(100% - 28px, 1180px); }
  .site-header { position: static; }
  .header-inner { min-height: 70px; }
  .nav-contact { padding: 8px 14px; }
  .hero { padding: 82px 0 78px; }
  h1 { font-size: clamp(3rem, 16vw, 4.2rem); }
  .section { padding: 78px 0; }
  .section-heading { margin-bottom: 42px; }
  .property-image-wrap { padding: 28px; }
  .property-copy { padding: 40px 26px 38px; }
  .next-card { padding: 32px 26px; }
  .contact-inner { gap: 30px; }
  .button { width: 100%; }
  .text-link { width: 100%; text-align: center; padding-top: 5px; }
  .footer-inner { flex-direction: column; align-items: flex-start; }
}

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after { transition-duration: 0.01ms !important; }
}

/* Legal pages */
.legal-page { background: #f7f5f0; }
.legal-main { padding: 58px 0 86px; }
.legal-page .lec-legal { width: min(52rem, calc(100% - 36px)); padding-left: 0; padding-right: 0; }
.legal-page .lec-legal a { color: var(--blue-600); }
.legal-page .lec-legal h1,
.legal-page .lec-legal h2,
.legal-page .lec-legal h3 { color: var(--navy-950); }
.legal-page .lec-legal h1 { font-family: "Iowan Old Style", "Palatino Linotype", Georgia, serif; font-size: clamp(2.6rem, 7vw, 4.4rem); letter-spacing: -0.035em; }
.legal-page .lec-legal h2 { border-bottom-color: rgba(18, 51, 78, 0.16); }
.legal-page .lec-legal p,
.legal-page .lec-legal li { color: #273844; }
@media (max-width: 640px) {
  .legal-main { padding: 34px 0 64px; }
  .legal-page .lec-legal { width: min(100% - 28px, 52rem); }
}