:root {
  --ink: #17211d;
  --muted: #66716c;
  --cream: #f4f1e9;
  --paper: #fbfaf6;
  --green: #2d604d;
  --green-dark: #1e4436;
  --sage: #b9cabb;
  --line: rgba(23, 33, 29, .14);
  --shadow: 0 20px 60px rgba(20, 37, 30, .10);
}
* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body { margin: 0; color: var(--ink); background: var(--paper); font: 16px/1.65 "DM Sans", sans-serif; }
a { color: inherit; }
.site-header { position: sticky; top: 0; z-index: 10; display: flex; justify-content: space-between; align-items: center; gap: 18px; padding: 18px clamp(24px, 5vw, 72px); background: rgba(251,250,246,.88); backdrop-filter: blur(14px); border-bottom: 1px solid var(--line); }
.brand { display: inline-flex; align-items: center; gap: 11px; text-decoration: none; font-family: Manrope, sans-serif; font-weight: 700; letter-spacing: -.02em; }
.brand-mark { width: 36px; height: 36px; display: grid; place-items: center; color: white; background: var(--green); border-radius: 50% 50% 50% 14%; font-size: 13px; }
nav { display: flex; align-items: center; gap: 28px; }
nav a { text-decoration: none; font-size: 14px; font-weight: 600; }
.nav-cta { padding: 10px 16px; border: 1px solid var(--ink); border-radius: 999px; }
.hero { min-height: 82vh; display: grid; grid-template-columns: minmax(0, 1.35fr) minmax(280px, .65fr); gap: 60px; align-items: end; padding: clamp(80px, 12vw, 160px) clamp(24px, 7vw, 110px) clamp(70px, 8vw, 110px); background:
  linear-gradient(105deg, rgba(17,39,31,.93) 0%, rgba(17,39,31,.79) 48%, rgba(17,39,31,.28) 100%),
  url('https://images.unsplash.com/photo-1510798831971-661eb04b3739?auto=format&fit=crop&w=1800&q=85') center/cover;
  color: white;
}
.eyebrow { margin: 0 0 18px; text-transform: uppercase; letter-spacing: .16em; font-size: 12px; font-weight: 700; }
h1, h2, h3 { margin-top: 0; font-family: Manrope, sans-serif; letter-spacing: -.04em; line-height: 1.08; }
h1 { max-width: 920px; margin-bottom: 26px; font-size: clamp(52px, 7vw, 98px); font-weight: 600; }
h2 { font-size: clamp(38px, 4.4vw, 64px); font-weight: 600; }
h3 { font-size: 23px; }
.hero-copy { max-width: 720px; margin-bottom: 34px; color: rgba(255,255,255,.84); font-size: clamp(18px, 2vw, 22px); }
.hero-actions { display: flex; gap: 14px; flex-wrap: wrap; }
.button { display: inline-flex; align-items: center; justify-content: center; min-height: 48px; padding: 0 20px; border-radius: 999px; text-decoration: none; font-weight: 700; font-size: 14px; }
.primary { background: var(--green); color: white; }
.hero .primary { background: white; color: var(--ink); }
.secondary { border: 1px solid rgba(255,255,255,.55); color: white; }
.hero-stat-card { align-self: end; padding: 12px 26px; background: rgba(251,250,246,.94); color: var(--ink); border-radius: 22px; box-shadow: var(--shadow); }
.hero-stat-card div { display: flex; justify-content: space-between; align-items: baseline; gap: 30px; padding: 17px 0; border-bottom: 1px solid var(--line); }
.hero-stat-card div:last-child { border: 0; }
.hero-stat-card strong { font: 600 29px/1 Manrope, sans-serif; }
.hero-stat-card span { color: var(--muted); font-size: 13px; text-align: right; }
.section { padding: clamp(76px, 10vw, 140px) clamp(24px, 7vw, 110px); }
.intro { display: grid; grid-template-columns: .85fr 1.15fr; gap: 10vw; }
.intro-copy { max-width: 760px; color: #49534f; font-size: 20px; }
.intro-copy p:first-child { margin-top: 4px; }
.approach { background: var(--cream); }
.section-heading { max-width: 980px; margin-bottom: 55px; }
.pillars { display: grid; grid-template-columns: repeat(3, 1fr); gap: 18px; }
.pillars article { min-height: 320px; padding: 32px; display: flex; flex-direction: column; border: 1px solid var(--line); border-radius: 20px; background: rgba(255,255,255,.45); }
.pillars article span { margin-bottom: auto; color: var(--green); font-weight: 700; }
.pillars article p { color: var(--muted); }
.project-feature { display: grid; grid-template-columns: 1.05fr .95fr; gap: clamp(40px, 7vw, 100px); align-items: center; }
.feature-visual { min-height: 560px; position: relative; border-radius: 26px; background:
  linear-gradient(180deg, transparent 48%, rgba(15,35,28,.72)),
  url('https://images.unsplash.com/photo-1470770841072-f978cf4d019e?auto=format&fit=crop&w=1200&q=85') center/cover; box-shadow: var(--shadow); }
.feature-label { position: absolute; left: 24px; bottom: 24px; padding: 10px 14px; border-radius: 999px; color: white; background: rgba(20,36,30,.72); backdrop-filter: blur(8px); font-size: 13px; font-weight: 700; }
.feature-copy p, .feature-copy li { color: var(--muted); }
.feature-copy ul { padding-left: 20px; }
.portfolio { background: #eef1ec; }
.portfolio-heading { max-width: none; display: grid; grid-template-columns: 1.2fr .8fr; gap: 8vw; align-items: end; }
.data-note { color: var(--muted); font-size: 13px; }
.filters { display: flex; gap: 8px; margin-bottom: 30px; flex-wrap: wrap; }
.filter { padding: 9px 14px; border: 1px solid var(--line); border-radius: 999px; background: transparent; cursor: pointer; font: 600 13px "DM Sans", sans-serif; }
.filter.active { color: white; background: var(--green); border-color: var(--green); }
.property-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 20px; }
.property-card { overflow: hidden; display: flex; flex-direction: column; min-height: 490px; background: var(--paper); border-radius: 22px; box-shadow: 0 10px 32px rgba(20,37,30,.06); }
.property-visual { min-height: 205px; position: relative; display: flex; align-items: end; padding: 20px; color: white; background: linear-gradient(145deg, var(--tone1), var(--tone2)); }
.property-visual::before { content: ''; position: absolute; inset: 0; opacity: .23; background-image: radial-gradient(circle at 25% 20%, white 0 2px, transparent 3px), linear-gradient(135deg, transparent 44%, rgba(255,255,255,.8) 45% 47%, transparent 48%); background-size: 24px 24px, 100% 100%; }
.property-type { position: relative; z-index: 1; padding: 8px 11px; border: 1px solid rgba(255,255,255,.38); border-radius: 999px; background: rgba(10,20,16,.20); backdrop-filter: blur(7px); font-size: 12px; font-weight: 700; }
.property-body { display: flex; flex: 1; flex-direction: column; padding: 25px; }
.property-body h3 { margin-bottom: 6px; }
.property-location { margin: 0 0 22px; color: var(--muted); font-size: 14px; }
.property-metrics { display: grid; grid-template-columns: 1fr 1fr; gap: 12px; margin-bottom: 22px; }
.metric { padding: 13px; border-radius: 12px; background: var(--cream); }
.metric span { display: block; color: var(--muted); font-size: 11px; text-transform: uppercase; letter-spacing: .08em; }
.metric strong { display: block; margin-top: 3px; font-size: 15px; }
.property-description { margin: 0 0 20px; color: var(--muted); font-size: 14px; }
.property-links { margin-top: auto; display: flex; align-items: center; gap: 10px; }
.property-links a { font-size: 13px; font-weight: 700; color: var(--green-dark); }
.source-label { color: var(--muted); font-size: 11px; }
.contact { display: grid; grid-template-columns: 1fr 1fr; gap: 10vw; background: var(--green-dark); color: white; }
.contact p { max-width: 620px; color: rgba(255,255,255,.72); font-size: 18px; }
.contact small { display: block; margin-top: 12px; color: rgba(255,255,255,.55); }
.contact .primary { margin-top: 14px; background: white; color: var(--ink); }
footer { display: grid; grid-template-columns: 1fr auto auto; gap: 30px; align-items: center; padding: 30px clamp(24px, 7vw, 110px); background: #11251d; color: rgba(255,255,255,.66); font-size: 13px; }
.footer-brand { color: white; }
@media (max-width: 980px) {
  nav a:not(.nav-cta) { display: none; }
  .site-header { flex-wrap: wrap; }
  .hero, .intro, .project-feature, .portfolio-heading, .contact { grid-template-columns: 1fr; }
  .hero { align-items: end; }
  .hero-stat-card { max-width: 500px; }
  .pillars, .property-grid { grid-template-columns: 1fr 1fr; }
  footer { grid-template-columns: 1fr; }
}
@media (max-width: 650px) {
  .site-header { padding: 14px 18px; }
  .brand-logo-img { width: min(58vw, 210px); }
  .hero-logo { width: 100%; max-width: 360px; }
  .hero { min-height: 88vh; padding-left: 22px; padding-right: 22px; }
  h1 { font-size: 49px; }
  .pillars, .property-grid { grid-template-columns: 1fr; }
  .feature-visual { min-height: 410px; }
}

.sr-only {
  position: absolute;
  width: 1px;
  height: 1px;
  padding: 0;
  margin: -1px;
  overflow: hidden;
  clip: rect(0, 0, 0, 0);
  white-space: nowrap;
  border: 0;
}
.brand-logo {
  gap: 0;
}
.brand-logo-img {
  display: block;
  width: clamp(160px, 24vw, 280px);
  height: auto;
  border-radius: 10px;
  box-shadow: 0 8px 24px rgba(10, 18, 15, .10);
}
.hero-logo {
  display: block;
  width: min(100%, 470px);
  margin: 0 0 26px;
  border-radius: 18px;
  box-shadow: 0 16px 40px rgba(0,0,0,.28);
}
.footer-logo-img {
  width: clamp(150px, 18vw, 220px);
  box-shadow: none;
}
.approach-intro { display:grid; grid-template-columns:1fr 1fr; gap:32px; max-width:1100px; margin:0 0 48px; color:var(--muted); font-size:18px; }
.expanded-pillars { grid-template-columns:repeat(3,1fr); }
.property-visual { padding:0; min-height:225px; overflow:hidden; }
.property-visual img { position:absolute; inset:0; width:100%; height:100%; object-fit:cover; transition:transform .45s ease; }
.property-card:hover .property-visual img { transform:scale(1.035); }
.property-visual::after { content:''; position:absolute; inset:0; background:linear-gradient(to top,rgba(10,18,14,.62),rgba(10,18,14,.04) 65%); }
.property-visual .property-type { position:absolute; left:18px; bottom:18px; z-index:2; }
.property-visual img.image-error { opacity:0; }
.three-metrics { grid-template-columns:1fr 1fr; }
.equity-metric { grid-column:1 / -1; background:#e5eee6; }
.equity-metric strong { color:var(--green-dark); font-size:18px; }
.property-links { flex-wrap:wrap; }
.feature-button { margin-top:18px; }
.project-page { background:var(--paper); }
.project-hero { min-height:72vh; display:flex; align-items:end; padding:130px clamp(24px,7vw,110px) 80px; color:#fff; background:linear-gradient(90deg,rgba(13,30,23,.88),rgba(13,30,23,.32)),url('https://photos.zillowstatic.com/fp/21c7e7e4048f4790bca50edc330de7ba-cc_ft_960.jpg') center/cover; }
.project-hero-inner { max-width:900px; }
.project-hero h1 { font-size:clamp(52px,7vw,92px); }
.project-subhead { max-width:760px; font-size:22px; color:rgba(255,255,255,.84); }
.project-facts { display:grid; grid-template-columns:repeat(4,1fr); gap:14px; margin-top:34px; }
.project-facts div { padding:16px; border:1px solid rgba(255,255,255,.28); border-radius:14px; background:rgba(18,31,26,.35); backdrop-filter:blur(8px); }
.project-facts span { display:block; font-size:11px; text-transform:uppercase; letter-spacing:.1em; opacity:.7; }
.project-facts strong { display:block; margin-top:5px; font-size:18px; }
.project-copy { max-width:860px; margin:auto; }
.project-copy p { color:#4f5a55; font-size:19px; }
.project-grid { display:grid; grid-template-columns:repeat(3,1fr); gap:20px; margin-top:40px; }
.project-grid article { padding:28px; border-radius:18px; background:var(--cream); }
.project-grid article span { color:var(--green); font-weight:700; }
.project-note { padding:28px; margin-top:36px; border-left:4px solid var(--green); background:#edf1eb; }
.project-nav { position:absolute; top:22px; left:clamp(24px,5vw,72px); z-index:3; }
.project-nav a { color:white; text-decoration:none; font-weight:700; }
@media(max-width:980px){ .approach-intro,.expanded-pillars,.project-grid,.project-facts{grid-template-columns:1fr 1fr;} }
@media(max-width:650px){ .approach-intro,.expanded-pillars,.project-grid,.project-facts{grid-template-columns:1fr;} .project-hero{padding-top:110px;} }