:root {
  --navy: #0b1f3b;
  --navy-2: #10294b;
  --gold: #b8964a;
  --gold-light: #d3bd85;
  --paper: #f8f8f6;
  --soft: #f1f1ef;
  --ink: #1f2e40;
  --muted: #5e6a78;
  --line: #dfe2e1;
  --serif: Georgia, 'Times New Roman', serif;
  --sans: Inter, ui-sans-serif, system-ui, -apple-system, BlinkMacSystemFont, 'Segoe UI', sans-serif;
  --shadow: 0 20px 50px rgba(8, 28, 55, .08);
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body { margin: 0; color: var(--ink); background: var(--paper); font-family: var(--sans); line-height: 1.6; }
a { color: inherit; text-decoration: none; }
img { display: block; max-width: 100%; }
button, input, textarea, select { font: inherit; }
button { cursor: pointer; }
[hidden] { display: none !important; }

.skip-link { position: absolute; left: 1rem; top: -5rem; padding: .65rem 1rem; background: var(--gold); color: var(--navy); z-index: 30; }
.skip-link:focus { top: 1rem; }
.shell { width: min(1160px, calc(100% - 3rem)); margin-inline: auto; }
.eyebrow { margin: 0 0 1rem; font-size: .71rem; font-weight: 800; letter-spacing: .16em; color: var(--gold); text-transform: uppercase; }
.section-title { max-width: 700px; margin: 0; color: var(--navy); font-family: var(--serif); font-size: clamp(2.15rem, 4vw, 3.8rem); font-weight: 400; letter-spacing: -.04em; line-height: 1.08; }
.section-copy { max-width: 660px; margin: 1.25rem 0 0; color: var(--muted); font-size: 1.03rem; }
.button { display: inline-flex; align-items: center; justify-content: center; min-height: 48px; padding: .8rem 1.2rem; border: 1px solid var(--gold); background: var(--gold); color: #fff; font-size: .78rem; font-weight: 800; letter-spacing: .08em; text-transform: uppercase; transition: transform .2s ease, background .2s ease; }
.button:hover { background: #a9873d; transform: translateY(-1px); }
.button--offer { border-color: var(--navy); background: var(--navy); color: #fff; }
.button--offer:hover { background: #244d56; }
.button--ghost { border-color: rgba(255,255,255,.45); background: transparent; color: #fff; }
.button--ghost:hover { background: #fff; color: var(--navy); }
.text-link { display: inline-flex; gap: .55rem; align-items: center; margin-top: 1.2rem; color: var(--navy); font-size: .8rem; font-weight: 800; letter-spacing: .08em; text-transform: uppercase; }
.text-link::after { content: '→'; color: var(--gold); font-size: 1.1rem; }

.site-header { position: sticky; top: 0; z-index: 20; border-bottom: 1px solid rgba(11,31,59,.08); background: rgba(255,255,255,.96); backdrop-filter: blur(10px); }
.header-inner { display: flex; align-items: center; justify-content: space-between; min-height: 82px; gap: 1.5rem; }
.brand { width: 202px; }
.nav { display: flex; align-items: center; gap: 1.35rem; }
.nav a { color: var(--navy); font-size: .73rem; font-weight: 800; letter-spacing: .075em; text-transform: uppercase; }
.nav a:hover { color: var(--gold); }
.menu-button { display: none; padding: .5rem; border: 0; background: transparent; color: var(--navy); font-size: .78rem; font-weight: 800; letter-spacing: .06em; text-transform: uppercase; }

.hero { position: relative; overflow: hidden; min-height: min(750px, calc(100svh - 82px)); background: var(--navy); color: white; }
.hero::after { position: absolute; inset: 0; background: linear-gradient(90deg, rgba(6,20,40,.96) 0%, rgba(7,25,48,.88) 43%, rgba(7,25,48,.38) 100%), radial-gradient(circle at 88% 10%, rgba(184,150,74,.35), transparent 32%); content: ''; pointer-events: none; }
.hero .shell { position: relative; z-index: 1; display: grid; align-items: center; grid-template-columns: minmax(0, 1.05fr) minmax(355px, .95fr); gap: 3.5rem; min-height: inherit; padding-block: 6rem 4.5rem; }
.hero h1 { max-width: 800px; margin: 0; font-family: var(--serif); font-size: clamp(3.25rem, 7vw, 6.6rem); font-weight: 400; letter-spacing: -.055em; line-height: .98; }
.hero p { max-width: 605px; margin: 1.55rem 0 0; color: rgba(255,255,255,.76); font-size: clamp(1rem, 1.6vw, 1.18rem); }
.hero-actions { display: flex; flex-wrap: wrap; gap: .75rem; margin-top: 2.25rem; }
.hero-signals { display: grid; grid-template-columns: repeat(3, 1fr); gap: 1.15rem; max-width: 700px; margin-top: 3rem; padding-top: 1.35rem; border-top: 1px solid rgba(255,255,255,.2); }
.hero-signals b { display: block; color: var(--gold-light); font-family: var(--serif); font-size: 1.45rem; font-weight: 400; line-height: 1; }
.hero-signals span { display: block; margin-top: .4rem; color: rgba(255,255,255,.62); font-size: .62rem; font-weight: 800; letter-spacing: .09em; line-height: 1.3; text-transform: uppercase; }
.hero-side { align-self: end; justify-self: end; max-width: 260px; padding: 1.45rem 0 1.45rem 1.45rem; border-left: 1px solid rgba(184,150,74,.7); }
.hero-side strong { display: block; color: var(--gold-light); font-size: .75rem; letter-spacing: .13em; text-transform: uppercase; }
.hero-side p { margin-top: .65rem; font-size: .93rem; }
.hero-rail { align-self: center; justify-self: end; display: grid; width: min(100%, 430px); gap: .8rem; }
.hero-property-carousel { position: relative; width: 100%; min-height: 390px; overflow: hidden; border: 1px solid rgba(255,255,255,.25); background: #102940; box-shadow: 0 28px 55px rgba(0,0,0,.2); }
.carousel-map { position: absolute; inset: 0; }
.carousel-map::after { position: absolute; inset: 0; background: linear-gradient(180deg, rgba(7,23,41,.1) 0%, rgba(7,23,41,.25) 38%, rgba(7,23,41,.96) 100%); content: ''; pointer-events: none; }
.carousel-map iframe, .carousel-map img { width: 100%; height: 100%; border: 0; object-fit: cover; filter: saturate(.62) contrast(1.04); pointer-events: none; }
.carousel-slide { position: absolute; right: 0; bottom: 54px; left: 0; z-index: 1; padding: 1.55rem; color: #fff; opacity: 0; pointer-events: none; transform: translateX(20px); transition: transform .6s cubic-bezier(.22,.8,.25,1), opacity .42s ease; }
.carousel-slide.is-active { opacity: 1; pointer-events: auto; transform: translateX(0); }
.carousel-kicker { display: block; margin-bottom: .6rem; color: var(--gold-light); font-size: .62rem; font-weight: 800; letter-spacing: .12em; text-transform: uppercase; }
.carousel-slide h2 { margin: 0; font-family: var(--serif); font-size: clamp(1.8rem, 3.2vw, 2.4rem); font-weight: 400; letter-spacing: -.035em; line-height: 1.05; }
.carousel-slide p { margin: .6rem 0 0; color: rgba(255,255,255,.78); font-size: .87rem; line-height: 1.45; }
.carousel-link { display: inline-block; margin-top: 1rem; color: #fff; font-size: .67rem; font-weight: 800; letter-spacing: .09em; text-transform: uppercase; }
.carousel-link::after { display: block; width: 33px; height: 1px; margin-top: .35rem; background: var(--gold); content: ''; transition: width .2s ease; }
.carousel-slide:hover .carousel-link::after, .carousel-slide:focus-visible .carousel-link::after { width: 100%; }
.carousel-controls { position: absolute; right: 0; bottom: 0; left: 0; z-index: 2; display: flex; align-items: center; justify-content: space-between; padding: .75rem 1rem; border-top: 1px solid rgba(255,255,255,.18); background: rgba(7,23,41,.72); }
.carousel-controls > button { width: 30px; height: 30px; border: 1px solid rgba(255,255,255,.38); border-radius: 50%; background: transparent; color: #fff; }
.carousel-controls > button:hover, .carousel-controls > button:focus-visible { border-color: var(--gold-light); color: var(--gold-light); }
.carousel-dots { display: flex; gap: .36rem; }
.carousel-dots button { width: 6px; height: 6px; padding: 0; border: 0; border-radius: 50%; background: rgba(255,255,255,.38); }
.carousel-dots button.is-active { background: var(--gold-light); transform: scale(1.25); }
.hero-development-brief { display: grid; grid-template-columns: 1fr auto; gap: .4rem 1rem; align-items: center; padding: 1rem 1.2rem; border: 1px solid rgba(184,150,74,.5); background: rgba(255,255,255,.07); color: #fff; transition: background .2s ease, transform .2s ease; }
.hero-development-brief:hover { background: rgba(255,255,255,.13); transform: translateY(-1px); }
.hero-development-brief span { grid-column: 1 / -1; color: var(--gold-light); font-size: .61rem; font-weight: 800; letter-spacing: .12em; text-transform: uppercase; }
.hero-development-brief strong { font-family: var(--serif); font-size: 1.25rem; font-weight: 400; line-height: 1.05; }
.hero-development-brief small { color: rgba(255,255,255,.72); font-size: .66rem; font-weight: 800; letter-spacing: .06em; text-align: right; text-transform: uppercase; }

.intro { padding-block: 7rem; background: #fff; }
.intro-grid { display: grid; grid-template-columns: .82fr 1.18fr; gap: 6rem; align-items: start; }
.intro-stat { display: grid; gap: 1.25rem; padding-top: 1rem; }
.stat-line { padding-bottom: 1.25rem; border-bottom: 1px solid var(--line); }
.stat-line b { display: block; color: var(--navy); font-family: var(--serif); font-size: 2.7rem; font-weight: 400; line-height: 1; }
.stat-line span { color: var(--muted); font-size: .78rem; font-weight: 700; letter-spacing: .06em; text-transform: uppercase; }

.divisions { padding-block: 7rem; background: var(--soft); }
.section-head { display: flex; justify-content: space-between; gap: 2rem; align-items: end; }
.division-grid { display: grid; grid-template-columns: repeat(5, 1fr); gap: 1px; margin-top: 3.4rem; background: #d9dcd9; border: 1px solid #d9dcd9; }
.division-card { min-height: 245px; padding: 1.5rem; background: var(--paper); transition: background .2s ease, color .2s ease; }
.division-card:hover { background: var(--navy); color: #fff; }
.division-number { color: var(--gold); font-family: var(--serif); font-size: 1.5rem; }
.division-card h3 { margin: 3.8rem 0 .4rem; font-family: var(--serif); font-size: 1.55rem; font-weight: 400; }
.division-card p { margin: 0; color: var(--muted); font-size: .88rem; line-height: 1.5; }
.division-card:hover p { color: rgba(255,255,255,.7); }

.case-study { padding-block: 7rem; background: var(--navy); color: #fff; }
.case-grid { display: grid; grid-template-columns: .88fr 1.12fr; gap: 6.5rem; align-items: center; }
.case-study .section-title { color: #fff; }
.case-study .section-copy { color: rgba(255,255,255,.72); }
.project-status { display: inline-block; margin-bottom: 1.1rem; color: var(--gold-light); font-size: .72rem; font-weight: 800; letter-spacing: .11em; text-transform: uppercase; }
.case-visual { position: relative; min-height: 420px; overflow: hidden; background: linear-gradient(140deg, #c4b38d 0%, #d8d4c4 45%, #668073 46%, #304f5b 100%); }
.case-visual::before { position: absolute; right: 9%; bottom: 0; width: 58%; height: 69%; border: 13px solid rgba(255,255,255,.83); border-bottom: 0; background: repeating-linear-gradient(90deg, rgba(255,255,255,.72) 0 4px, transparent 4px 42px), linear-gradient(#74776b 0 25%, #c6c5bb 25% 28%, #798775 28% 100%); box-shadow: -100px 75px 0 -55px rgba(11,31,59,.36); content: ''; }
.case-visual::after { position: absolute; left: 12%; top: 13%; width: 29%; aspect-ratio: 1; border: 1px solid rgba(255,255,255,.9); content: 'GREENVILLE • TX'; display: grid; place-items: center; color: #fff; font-size: .68rem; font-weight: 800; letter-spacing: .12em; text-align: center; }
.case-render { display: grid; grid-template-rows: 1fr auto; background: #fff; }
.case-render::before, .case-render::after { display: none; }
.case-render img { width: 100%; height: 100%; min-height: 0; object-fit: cover; object-position: center; }
.case-render figcaption { padding: .8rem 1rem; background: #071729; color: rgba(255,255,255,.68); font-size: .67rem; line-height: 1.45; }
.case-meta { display: grid; grid-template-columns: repeat(3, 1fr); gap: 1rem; margin: 2rem 0; padding-block: 1.4rem; border-top: 1px solid rgba(255,255,255,.16); border-bottom: 1px solid rgba(255,255,255,.16); }
.case-meta b { display: block; color: var(--gold-light); font-size: .73rem; letter-spacing: .1em; text-transform: uppercase; }
.case-meta span { display: block; margin-top: .35rem; font-size: .9rem; }

.greenville-project { padding-block: 8rem; background: #fff; }
.greenville-heading { display: grid; grid-template-columns: .88fr 1.12fr; gap: 5rem; align-items: end; }
.greenville-heading .section-copy { max-width: 620px; margin: 0; }
.greenville-grid { display: grid; grid-template-columns: 1.14fr .86fr; gap: 2rem; align-items: stretch; margin-top: 3rem; }
.greenville-plan { display: flex; flex-direction: column; margin: 0; overflow: hidden; border: 1px solid var(--line); background: #fff; }
.greenville-plan img { width: 100%; height: auto; aspect-ratio: 3 / 2; object-fit: contain; object-position: center; }
.greenville-plan figcaption { padding: .9rem 1rem; border-top: 1px solid var(--line); color: var(--muted); font-size: .72rem; line-height: 1.5; }
.greenville-details { display: flex; flex-direction: column; padding: clamp(1.7rem, 4vw, 3.1rem); background: var(--navy); color: #fff; }
.greenville-details .project-status { margin-bottom: 1.2rem; }
.greenville-details h3 { max-width: 480px; margin: 0; font-family: var(--serif); font-size: clamp(2.2rem, 3.5vw, 3.5rem); font-weight: 400; letter-spacing: -.045em; line-height: .98; }
.greenville-details > p { color: rgba(255,255,255,.76); line-height: 1.65; }
.greenville-meta { display: grid; gap: 1px; margin: 1.4rem 0; border: 1px solid rgba(255,255,255,.18); background: rgba(255,255,255,.18); }
.greenville-meta div { padding: .9rem 1rem; background: rgba(255,255,255,.05); }
.greenville-meta b { display: block; margin-bottom: .25rem; color: var(--gold-light); font-size: .65rem; letter-spacing: .1em; text-transform: uppercase; }
.greenville-meta span { color: rgba(255,255,255,.8); font-size: .87rem; line-height: 1.4; }
.greenville-partner-note { padding-top: 1.2rem; border-top: 1px solid rgba(255,255,255,.18); font-size: .86rem; }
.greenville-actions { display: flex; flex-wrap: wrap; gap: 1rem 1.3rem; align-items: center; margin-top: auto; padding-top: 1.4rem; }
.greenville-actions .button { background: var(--gold); color: var(--navy); }
.greenville-actions .text-link { margin: 0; color: #fff; }

.projects { padding-block: 7rem; background: #fff; }
.filters { display: flex; flex-wrap: wrap; gap: .55rem; margin: 2.2rem 0 2rem; }
.filter { border: 1px solid var(--line); background: #fff; color: var(--muted); padding: .6rem .85rem; font-size: .73rem; font-weight: 800; letter-spacing: .08em; text-transform: uppercase; }
.filter.is-active, .filter:hover { border-color: var(--navy); background: var(--navy); color: #fff; }
.project-grid { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 1.4rem; }
.project-card { display: flex; min-height: 330px; flex-direction: column; justify-content: end; padding: 1.5rem; background: var(--soft); }
.project-card:nth-child(1) { background: linear-gradient(150deg, #9a8e72, #d1c9b7 52%, #526865 52%, #234a59); color: #fff; }
.project-card:nth-child(2) { background: linear-gradient(145deg, #a8b2aa 0 44%, #f2f0e9 45% 58%, #626d6d 59%); }
.project-card:nth-child(3) { background: linear-gradient(165deg, #9c8c6e 0 28%, #ded8cb 29% 63%, #7b8177 64%); }
.project-card h3 { margin: .3rem 0; font-family: var(--serif); font-size: 1.8rem; font-weight: 400; line-height: 1.08; }
.project-card p { margin: 0; font-size: .88rem; }
.project-card .tag { align-self: start; padding: .3rem .5rem; background: rgba(11,31,59,.87); color: #fff; font-size: .64rem; font-weight: 800; letter-spacing: .1em; text-transform: uppercase; }
.project-grid .project-card--render { position: relative; display: block; overflow: hidden; padding: 0; background: #071729; color: #fff; }
.project-card--render img { width: 100%; height: 100%; min-height: 330px; object-fit: cover; opacity: .84; }
.project-card--render::after { position: absolute; inset: 0; background: linear-gradient(180deg, transparent 20%, rgba(7,23,41,.94) 100%); content: ''; }
.project-card-content { position: absolute; right: 0; bottom: 0; left: 0; z-index: 1; padding: 1.5rem; }
.project-card-content .tag { display: inline-block; }
.project-card--render h3 { margin-top: 2.1rem; }
.project-card--link { cursor: pointer; }
.project-card--link .project-card-link { color: #fff; }
.project-grid .project-card--portfolio { position: relative; display: block; overflow: hidden; padding: 0; background: var(--navy); color: #fff; }
.project-card--portfolio::after { position: absolute; inset: 0; background: linear-gradient(180deg, transparent 22%, rgba(7,23,41,.94) 100%); content: ''; }
.portfolio-wheel { position: absolute; inset: 0; overflow: hidden; background: #496564; }
.portfolio-wheel iframe, .portfolio-wheel img { width: 100%; height: 100%; border: 0; object-fit: cover; filter: saturate(.72) contrast(1.04); pointer-events: none; }
.portfolio-wheel-caption { position: absolute; top: 1rem; left: 1rem; z-index: 1; }
.portfolio-wheel-caption span { display: none; padding: .35rem .5rem; background: rgba(7,23,41,.84); color: #fff; font-size: .62rem; font-weight: 800; letter-spacing: .08em; text-transform: uppercase; }
.portfolio-wheel-caption span.is-active { display: inline-block; }
.project-card--portfolio .project-card-content p { color: rgba(255,255,255,.82); }
.project-card--portfolio .project-card-link { color: #fff; }
.project-card-link { display: inline-block; margin-top: 1rem; color: var(--navy); font-size: .68rem; font-weight: 800; letter-spacing: .08em; text-transform: uppercase; }

.about { padding-block: 7rem; background: var(--soft); }
.about-grid { display: grid; grid-template-columns: .85fr 1.15fr; gap: 7rem; }
.quote { margin: 0; color: var(--navy); font-family: var(--serif); font-size: clamp(2rem, 3.5vw, 3.25rem); font-weight: 400; letter-spacing: -.035em; line-height: 1.16; }
.about-body { color: var(--muted); }
.about-body p:first-child { margin-top: 0; }
.principles { display: grid; grid-template-columns: repeat(3, 1fr); gap: 1.5rem; margin-top: 3rem; }
.principles h3 { margin-bottom: .4rem; color: var(--navy); font-family: var(--serif); font-size: 1.35rem; font-weight: 400; }
.principles p { margin: 0; font-size: .9rem; }

.investor { padding-block: 7rem; background: #fff; }
.investor-grid { display: grid; grid-template-columns: 1fr .93fr; gap: 5rem; align-items: start; }
.info-list { margin: 2rem 0 0; padding: 0; list-style: none; border-top: 1px solid var(--line); }
.info-list li { padding: 1rem 0; border-bottom: 1px solid var(--line); color: var(--muted); }
.info-list li::before { margin-right: .75rem; color: var(--gold); content: '—'; }
.notice { padding: 1.8rem; border-left: 3px solid var(--gold); background: var(--soft); }
.notice h3 { margin: 0 0 .5rem; font-family: var(--serif); font-size: 1.55rem; font-weight: 400; }
.notice p { margin: 0; color: var(--muted); font-size: .92rem; }

.media { padding-block: 7rem; background: var(--navy); color: #fff; }
.media .section-title { color: #fff; }
.media-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 1px; margin-top: 3rem; background: rgba(255,255,255,.17); border: 1px solid rgba(255,255,255,.17); }
.media-item { min-height: 220px; padding: 1.5rem; background: var(--navy); }
.media-item time { color: var(--gold-light); font-size: .7rem; font-weight: 800; letter-spacing: .1em; text-transform: uppercase; }
.media-item h3 { margin: 2rem 0 0; font-family: var(--serif); font-size: 1.45rem; font-weight: 400; line-height: 1.15; }
.media-category { display: block; margin-top: .55rem; color: rgba(255,255,255,.62); font-size: .65rem; font-weight: 800; letter-spacing: .08em; text-transform: uppercase; }
.media-summary { margin: 1rem 0 0; color: rgba(255,255,255,.7); font-size: .86rem; line-height: 1.55; }
.media-item .text-link { margin-top: 1rem; color: var(--gold-light); }

.contact { padding-block: 7rem; background: var(--soft); }
.contact-grid { display: grid; grid-template-columns: .8fr 1.2fr; gap: 5rem; align-items: start; }
.contact-details { margin-top: 2rem; padding: 0; list-style: none; }
.contact-details li { margin-bottom: .7rem; color: var(--muted); }
.contact-details b { display: block; color: var(--navy); font-size: .7rem; letter-spacing: .1em; text-transform: uppercase; }
.form { display: grid; grid-template-columns: 1fr 1fr; gap: 1rem; padding: 2rem; background: #fff; box-shadow: var(--shadow); }
.form label { display: grid; gap: .45rem; color: var(--navy); font-size: .73rem; font-weight: 800; letter-spacing: .06em; text-transform: uppercase; }
.form .full { grid-column: 1 / -1; }
.form input, .form textarea, .form select { width: 100%; border: 1px solid var(--line); border-radius: 0; padding: .8rem; color: var(--ink); background: #fff; font-size: .95rem; font-weight: 400; letter-spacing: normal; text-transform: none; }
.form input:focus, .form textarea:focus, .form select:focus { outline: 2px solid rgba(184,150,74,.45); outline-offset: 1px; }
.form textarea { min-height: 145px; resize: vertical; }
.form .button { justify-self: start; border: 0; }
.form-success { grid-column: 1 / -1; margin: 0; color: #3f6549; font-size: .88rem; }
.booking-notice { margin-top: 1.4rem; padding: 1rem 1.1rem; border-left: 3px solid var(--gold); background: #fff; color: var(--muted); font-size: .9rem; }
.direct-contact-card { padding: clamp(1.7rem, 4vw, 2.65rem); background: #fff; box-shadow: var(--shadow); }
.direct-contact-card h3 { margin: .1rem 0; color: var(--navy); font-family: var(--serif); font-size: 2.25rem; font-weight: 400; letter-spacing: -.04em; }
.direct-contact-role { margin: 0; color: var(--gold); font-size: .73rem; font-weight: 800; letter-spacing: .09em; text-transform: uppercase; }
.direct-contact-actions { display: flex; flex-wrap: wrap; gap: 1rem 1.3rem; align-items: center; margin: 2rem 0 1.35rem; }
.direct-contact-actions .text-link { margin: 0; }
.direct-contact-list { display: grid; gap: .9rem; margin: 0; padding: 1.4rem 0 0; border-top: 1px solid var(--line); list-style: none; }
.direct-contact-list li { color: var(--muted); font-size: .88rem; }
.direct-contact-list b { display: block; margin-bottom: .15rem; color: var(--navy); font-size: .67rem; letter-spacing: .09em; text-transform: uppercase; }
.map-section { padding: 0; background: var(--navy); }
.map-wrap { height: 430px; border: 0; }
.map-wrap iframe { width: 100%; height: 100%; border: 0; filter: saturate(.7) contrast(1.05); }
.map-caption { padding: 1.25rem 0; color: rgba(255,255,255,.7); font-size: .86rem; }

.site-footer { padding: 2.25rem 0; background: #071729; color: rgba(255,255,255,.68); }
.footer-inner { display: flex; align-items: center; justify-content: space-between; gap: 1.5rem; }
.footer-brand { width: 165px; filter: brightness(0) invert(1) sepia(.2) saturate(.4); opacity: .9; }
.footer-inner p { margin: 0; font-size: .77rem; }
.footer-links { display: flex; gap: 1rem; font-size: .75rem; }
.footer-links a:hover { color: var(--gold-light); }

/* Portfolio-for-sale page */
.portfolio-hero { padding-block: 7rem 5.5rem; background: linear-gradient(115deg, #071729 0%, #0b1f3b 55%, #244d56 100%); color: #fff; }
.portfolio-hero-grid { display: grid; grid-template-columns: 1.2fr .8fr; gap: 4rem; align-items: end; }
.portfolio-hero h1 { max-width: 780px; margin: 0; font-family: var(--serif); font-size: clamp(3.35rem, 7vw, 6.2rem); font-weight: 400; letter-spacing: -.055em; line-height: .95; }
.portfolio-hero .lede { max-width: 650px; margin: 1.55rem 0 0; color: rgba(255,255,255,.78); font-size: 1.1rem; }
.portfolio-hero .button--offer { border-color: var(--gold-light); background: var(--gold-light); color: var(--navy); }
.portfolio-hero .button--offer:hover { background: #fff; }
.portfolio-hero .hero-side { justify-self: end; }
.portfolio-summary { margin-top: 3.4rem; padding: 1.7rem; border: 1px solid rgba(255,255,255,.22); background: rgba(255,255,255,.06); }
.portfolio-summary span { display: block; color: var(--gold-light); font-size: .72rem; font-weight: 800; letter-spacing: .13em; text-transform: uppercase; }
.portfolio-summary strong { display: block; margin: .35rem 0; font-family: var(--serif); font-size: clamp(2.4rem, 5vw, 4.5rem); font-weight: 400; letter-spacing: -.045em; line-height: 1; }
.portfolio-summary p { max-width: 620px; margin: .7rem 0 0; color: rgba(255,255,255,.7); font-size: .9rem; }
.portfolio-overview { padding-block: 6rem; background: #fff; }
.portfolio-facts { display: grid; grid-template-columns: repeat(4, 1fr); gap: 1px; margin-top: 3rem; border: 1px solid var(--line); background: var(--line); }
.portfolio-fact { min-height: 128px; padding: 1.3rem; background: var(--paper); }
.portfolio-fact b { display: block; color: var(--navy); font-family: var(--serif); font-size: 2.25rem; font-weight: 400; line-height: 1; }
.portfolio-fact span { display: block; margin-top: .55rem; color: var(--muted); font-size: .69rem; font-weight: 800; letter-spacing: .08em; text-transform: uppercase; }
.land-summary { display: grid; grid-template-columns: .85fr 1.15fr; gap: 2rem; align-items: center; margin-top: 1.5rem; padding: 1.7rem; background: var(--navy); color: #fff; }
.land-summary .eyebrow { margin-bottom: .45rem; color: var(--gold); }
.land-summary h3 { margin: 0; font-family: var(--serif); font-size: clamp(1.5rem, 2.5vw, 2.15rem); font-weight: 400; line-height: 1.08; }
.land-summary-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 1px; background: rgba(255,255,255,.16); border: 1px solid rgba(255,255,255,.16); }
.land-summary-grid p { min-height: 104px; margin: 0; padding: 1rem; background: rgba(255,255,255,.05); }
.land-summary-grid b { display: block; font-family: var(--serif); font-size: 1.7rem; font-weight: 400; }
.land-summary-grid span { display: block; margin-top: .45rem; color: rgba(255,255,255,.68); font-size: .74rem; line-height: 1.45; }
.property-listing { padding-block: 6rem; background: var(--soft); }
.property-list { display: grid; gap: 1.5rem; margin-top: 3rem; }
.property-card { display: grid; grid-template-columns: .86fr 1.14fr; overflow: hidden; background: #fff; box-shadow: var(--shadow); }
.property-map { min-height: 310px; background: #d8d9d2; }
.property-map iframe { width: 100%; height: 100%; border: 0; filter: saturate(.72) contrast(1.05); }
.property-map.has-owner-photo img { width: 100%; height: 100%; min-height: 310px; object-fit: cover; }
.property-content { padding: clamp(1.5rem, 4vw, 2.8rem); }
.property-topline { display: flex; justify-content: space-between; gap: 1.2rem; align-items: start; }
.property-number { color: var(--gold); font-size: .72rem; font-weight: 800; letter-spacing: .12em; text-transform: uppercase; }
.property-price { flex: none; color: var(--navy); font-family: var(--serif); font-size: 1.85rem; font-weight: 400; line-height: 1; }
.property-content h2 { max-width: 600px; margin: .55rem 0 .3rem; color: var(--navy); font-family: var(--serif); font-size: clamp(1.8rem, 3vw, 2.65rem); font-weight: 400; letter-spacing: -.035em; line-height: 1.06; }
.property-type { margin: 0; color: var(--gold); font-size: .72rem; font-weight: 800; letter-spacing: .1em; text-transform: uppercase; }
.property-notes { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: .7rem 1.8rem; margin: 1.45rem 0; padding: 1.3rem 0; border-top: 1px solid var(--line); border-bottom: 1px solid var(--line); }
.property-notes div { color: var(--muted); font-size: .88rem; }
.property-notes b { display: block; margin-bottom: .2rem; color: var(--navy); font-size: .66rem; letter-spacing: .09em; text-transform: uppercase; }
.property-actions { display: flex; flex-wrap: wrap; gap: 1.2rem; align-items: center; }
.property-actions .text-link { margin: 0; }
.capital-callout { padding-block: 6rem; background: var(--navy); color: #fff; }
.capital-grid { display: grid; grid-template-columns: 1.08fr .92fr; gap: 5rem; align-items: start; }
.capital-callout .section-title { color: #fff; }
.capital-callout .section-copy { color: rgba(255,255,255,.72); }
.capital-points { margin: 2rem 0 0; padding: 0; list-style: none; border-top: 1px solid rgba(255,255,255,.18); }
.capital-points li { padding: 1rem 0; border-bottom: 1px solid rgba(255,255,255,.18); color: rgba(255,255,255,.82); font-size: .93rem; }
.capital-points li::before { margin-right: .7rem; color: var(--gold-light); content: '—'; }
.capital-guardrail { padding: 1.5rem; border: 1px solid rgba(184,150,74,.55); color: rgba(255,255,255,.75); font-size: .9rem; }
.capital-guardrail strong { color: var(--gold-light); }
.capital-side { display: grid; gap: 1rem; }
.capital-render { margin: 0; overflow: hidden; border: 1px solid rgba(255,255,255,.18); background: #fff; }
.capital-render img { width: 100%; aspect-ratio: 1.82; object-fit: cover; }
.capital-render figcaption { padding: .65rem .8rem; color: rgba(255,255,255,.65); font-size: .65rem; line-height: 1.45; }
.inquiry-section { padding-block: 6rem; background: #fff; }
.inquiry-layout { display: grid; grid-template-columns: .8fr 1.2fr; gap: 5rem; align-items: start; }
.legal-notice { margin-top: 2rem; padding-top: 1.5rem; border-top: 1px solid var(--line); color: var(--muted); font-size: .78rem; line-height: 1.55; }
.brokerage-notice { margin-top: 1rem; color: var(--muted); font-size: .8rem; }
.brokerage-notice a { color: var(--navy); font-weight: 800; text-decoration: underline; }
.owner-listings-section, .owner-ventures-section { padding-block: 6rem; background: var(--soft); }
.owner-listings-grid, .owner-ventures-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 1.4rem; margin-top: 3rem; }
.owner-listing-card, .owner-venture-card { overflow: hidden; background: #fff; box-shadow: var(--shadow); }
.owner-listing-card img { width: 100%; aspect-ratio: 1.5; object-fit: cover; }
.owner-listing-body, .owner-venture-card { padding: 1.45rem; }
.owner-listing-status { display: block; color: var(--gold); font-size: .66rem; font-weight: 800; letter-spacing: .1em; text-transform: uppercase; }
.owner-listing-card h3, .owner-venture-card h3 { margin: .4rem 0; color: var(--navy); font-family: var(--serif); font-size: 1.65rem; font-weight: 400; line-height: 1.1; }
.owner-listing-meta { margin: 0; color: var(--gold); font-size: .73rem; font-weight: 800; letter-spacing: .05em; text-transform: uppercase; }
.owner-listing-summary, .owner-venture-card p { margin: .8rem 0 0; color: var(--muted); font-size: .88rem; }
.owner-listing-body .text-link, .owner-venture-card .text-link { margin-top: 1rem; }

.package-promo { position: fixed; right: max(1rem, calc((100vw - 1160px) / 2)); bottom: 1.2rem; z-index: 25; width: min(365px, calc(100vw - 2rem)); padding: 1.25rem 3.2rem 1.25rem 1.35rem; border-left: 3px solid var(--gold); background: rgba(7,23,41,.98); box-shadow: 0 20px 45px rgba(7,23,41,.22); color: #fff; opacity: 0; pointer-events: none; transform: translateX(calc(100% + 2rem)); transition: transform .55s cubic-bezier(.22,.8,.25,1), opacity .35s ease; }
.package-promo.is-visible { opacity: 1; pointer-events: auto; transform: translateX(0); }
.package-promo p { margin: 0; }
.package-promo .eyebrow { margin-bottom: .35rem; color: var(--gold-light); font-size: .62rem; }
.package-promo h2 { margin: 0; font-family: var(--serif); font-size: 1.55rem; font-weight: 400; letter-spacing: -.025em; line-height: 1.1; }
.package-promo .promo-copy { margin-top: .55rem; color: rgba(255,255,255,.7); font-size: .8rem; line-height: 1.45; }
.package-promo .text-link { margin-top: .8rem; color: #fff; font-size: .68rem; }
.promo-dismiss { position: absolute; right: .65rem; top: .65rem; width: 30px; height: 30px; border: 1px solid rgba(255,255,255,.35); border-radius: 50%; background: transparent; color: #fff; font-size: 1.1rem; line-height: 1; }
.promo-dismiss:hover, .promo-dismiss:focus-visible { border-color: var(--gold-light); color: var(--gold-light); }

@media (prefers-reduced-motion: reduce) {
  .package-promo { transition: none; transform: none; }
}

@media (max-width: 900px) {
  .portfolio-hero-grid, .capital-grid, .inquiry-layout { grid-template-columns: 1fr; gap: 3rem; }
  .portfolio-hero .hero-side { justify-self: start; }
  .portfolio-facts { grid-template-columns: repeat(2, 1fr); }
  .land-summary { grid-template-columns: 1fr; }
  .property-card { grid-template-columns: 1fr; }
  .property-map { min-height: 285px; }
}
@media (max-width: 600px) {
  .portfolio-hero { padding-block: 5rem 4rem; }
  .portfolio-hero h1 { font-size: clamp(3.1rem, 15vw, 4.5rem); }
  .portfolio-facts, .property-notes, .land-summary-grid { grid-template-columns: 1fr; }
  .package-promo { bottom: 1rem; }
}

@media (max-width: 900px) {
  .nav { position: absolute; top: 82px; left: 0; right: 0; display: none; align-items: stretch; flex-direction: column; gap: 0; padding: .65rem 1.5rem 1.2rem; border-bottom: 1px solid var(--line); background: #fff; box-shadow: 0 15px 25px rgba(0,0,0,.08); }
  .nav.is-open { display: flex; }
  .nav a { padding: .65rem 0; }
  .menu-button { display: block; }
  .hero .shell, .intro-grid, .case-grid, .greenville-heading, .greenville-grid, .about-grid, .investor-grid, .contact-grid { grid-template-columns: 1fr; gap: 3rem; }
  .hero .shell { align-items: center; padding-block: 5rem; }
  .hero-side, .hero-rail, .hero-property-carousel { justify-self: start; }
  .hero-rail { width: min(100%, 440px); }
  .division-grid { grid-template-columns: repeat(3, 1fr); }
  .project-grid { grid-template-columns: repeat(2, 1fr); }
  .owner-listings-grid, .owner-ventures-grid { grid-template-columns: repeat(2, 1fr); }
  .case-visual { grid-row: 1; }
}

@media (max-width: 600px) {
  .shell { width: min(100% - 2rem, 1160px); }
  .header-inner { min-height: 70px; }
  .brand { width: 168px; }
  .nav { top: 70px; }
  .hero { min-height: 670px; }
  .hero h1 { font-size: clamp(3.05rem, 15vw, 4.3rem); }
  .hero-signals { gap: .8rem; margin-top: 2rem; }
  .hero-signals b { font-size: 1.2rem; }
  .hero-property-carousel { min-height: 345px; }
  .section-head { display: block; }
  .section-head .text-link { margin-top: 1rem; }
  .division-grid, .project-grid, .media-grid, .principles, .owner-listings-grid, .owner-ventures-grid { grid-template-columns: 1fr; }
  .greenville-project { padding-block: 5rem; }
  .greenville-plan img { aspect-ratio: 3 / 2; }
  .division-card { min-height: 185px; }
  .division-card h3 { margin-top: 1.5rem; }
  .case-meta { grid-template-columns: 1fr; gap: .75rem; }
  .form { grid-template-columns: 1fr; padding: 1.35rem; }
  .form .full { grid-column: auto; }
  .footer-inner { align-items: flex-start; flex-direction: column; }
}