:root {
  --bg: #0D0D0C;
  --bg-alt: #161513;
  --text: #F4F1EA;
  --muted: #9C9690;
  --accent: #B99B69;
  --line: rgba(244, 241, 234, 0.12);
}

* { box-sizing: border-box; }

html { scroll-behavior: smooth; }

body {
  margin: 0;
  background: var(--bg);
  color: var(--text);
  font-family: 'Inter', -apple-system, sans-serif;
  font-weight: 400;
  line-height: 1.5;
  -webkit-font-smoothing: antialiased;
}

h1, h2, h3 {
  font-family: 'Libre Caslon Display', Georgia, serif;
  font-weight: 400;
  margin: 0;
}

a { color: inherit; text-decoration: none; }

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

.section-eyebrow {
  font-family: 'Inter', sans-serif;
  font-size: 12px;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  color: var(--accent);
  margin: 0 0 16px;
}

.section-lead {
  max-width: 620px;
  color: var(--muted);
  font-size: 17px;
  line-height: 1.6;
  margin: 0 0 48px;
}

.section-title {
  font-size: clamp(34px, 4.2vw, 54px);
  line-height: 1.12;
  letter-spacing: 0.005em;
  margin: 0 0 24px;
}

/* ---------- Nav ---------- */
.nav {
  position: fixed;
  top: 0;
  left: 0;
  right: 0;
  z-index: 100;
  display: flex;
  align-items: center;
  justify-content: space-between;
  padding: 22px 40px;
  background: linear-gradient(180deg, rgba(13,13,12,0.75) 0%, rgba(13,13,12,0) 100%);
  backdrop-filter: blur(2px);
}

.nav-logo {
  font-family: 'Libre Caslon Display', Georgia, serif;
  font-size: 15px;
  font-weight: 400;
  letter-spacing: 0.08em;
}

.nav-links {
  display: flex;
  gap: 28px;
  overflow-x: auto;
}

.nav-links a {
  font-size: 12px;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  color: var(--text);
  white-space: nowrap;
  opacity: 0.75;
  transition: opacity 0.2s ease, color 0.2s ease;
}

.nav-links a:hover { opacity: 1; color: var(--accent); }

.nav-links .num { color: var(--accent); margin-right: 4px; }

/* ---------- Hero ---------- */
.hero {
  position: relative;
  height: 100vh;
  min-height: 560px;
  max-width: none;
  margin: 0;
  padding: 0;
  overflow: hidden;
}

.hero-media {
  position: absolute;
  inset: 0;
}

.hero-media img {
  width: 100%;
  height: 100%;
  object-fit: cover;
}

.hero-media::after {
  content: '';
  position: absolute;
  inset: 0;
  background:
    linear-gradient(0deg, rgba(13,13,12,0.92) 0%, rgba(13,13,12,0.25) 45%, rgba(13,13,12,0.55) 100%);
}

.hero-content {
  position: absolute;
  left: 50%;
  bottom: 0;
  transform: translateX(-50%);
  width: 100%;
  max-width: 1400px;
  padding: 0 40px 64px;
  z-index: 2;
}

.hero-content h1 {
  font-size: clamp(40px, 8vw, 88px);
  letter-spacing: 0.02em;
  margin-bottom: 20px;
}

.hero-tagline {
  max-width: 560px;
  font-family: 'Inter', sans-serif;
  font-size: 18px;
  color: var(--text);
  opacity: 0.9;
}

/* ---------- Sections generic ---------- */
section {
  padding: 120px 40px;
  max-width: 1400px;
  margin: 0 auto;
}

.snapshot { padding-top: 100px; }

/* ---------- Snapshot ---------- */
.stat-grid {
  display: grid;
  grid-template-columns: repeat(auto-fit, minmax(240px, 1fr));
  gap: 48px;
}

.stat-number {
  font-size: clamp(40px, 5vw, 64px);
  color: var(--accent);
  margin-bottom: 12px;
}

.stat-label {
  color: var(--muted);
  font-size: 15px;
  max-width: 320px;
  margin: 0;
}

/* ---------- Card grid ---------- */
.card-grid {
  display: grid;
  grid-template-columns: repeat(auto-fill, minmax(320px, 1fr));
  gap: 28px;
}

.card { position: relative; }

.card-media {
  position: relative;
  aspect-ratio: 4 / 3;
  overflow: hidden;
  border-radius: 3px;
  background: var(--bg-alt);
}

.card-media img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  transition: transform 0.7s ease;
}

.card:hover .card-media img { transform: scale(1.05); }

.card-media::after {
  content: '';
  position: absolute;
  inset: 0;
  background: linear-gradient(180deg, rgba(13,13,12,0) 30%, rgba(13,13,12,0.55) 68%, rgba(13,13,12,0.95) 100%);
}

.badge {
  position: absolute;
  top: 16px;
  left: 16px;
  z-index: 2;
  font-size: 10px;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  padding: 6px 12px;
  border-radius: 999px;
  font-weight: 600;
}

.badge-realized {
  border: 1px solid rgba(244,241,234,0.55);
  color: var(--text);
  background: rgba(13,13,12,0.35);
  backdrop-filter: blur(3px);
}

.badge-active {
  background: var(--accent);
  color: #0D0D0C;
  border: none;
}

.card-info {
  position: absolute;
  left: 0;
  right: 0;
  bottom: 0;
  padding: 20px;
  z-index: 2;
}

.card-info h3 {
  font-size: 16px;
  font-weight: 600;
  line-height: 1.3;
  margin-bottom: 6px;
}

.card-address {
  font-size: 12.5px;
  color: var(--muted);
  margin: 0 0 10px;
}

.card-stats {
  display: flex;
  justify-content: space-between;
  align-items: baseline;
  font-size: 13px;
  margin: 0;
  gap: 10px;
  flex-wrap: wrap;
}

.card-stats .accent { color: var(--accent); font-weight: 600; }

.card-portfolio { grid-column: span 1; }

.portfolio-markets {
  margin-top: 14px;
  font-size: 12.5px;
  color: var(--muted);
  line-height: 1.7;
}

.portfolio-markets strong { color: var(--text); }

/* ---------- Image breaks ---------- */
.break {
  position: relative;
  height: 78vh;
  min-height: 520px;
  padding: 0;
  max-width: none;
  margin: 0;
  display: flex;
  align-items: flex-end;
  overflow: hidden;
}

.break-media {
  position: absolute;
  inset: 0;
}

.break-media img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  transform: scale(1.0);
  transition: transform 9s cubic-bezier(0.16, 0.6, 0.2, 1);
}

.break-media.in-view img { transform: scale(1.08); }

.break-media::after {
  content: '';
  position: absolute;
  inset: 0;
  background: linear-gradient(0deg, rgba(13,13,12,0.5) 0%, rgba(13,13,12,0.08) 40%, rgba(13,13,12,0.35) 100%);
}

.break-caption {
  position: relative;
  z-index: 2;
  padding: 0 40px 56px;
  opacity: 0;
  transform: translateY(16px);
  transition: opacity 0.8s ease 0.15s, transform 0.8s ease 0.15s;
}

.break-caption.in-view { opacity: 1; transform: translateY(0); }

.break-eyebrow {
  font-size: 12px;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  color: var(--accent);
  margin: 0 0 8px;
}

.break-line {
  font-family: 'Libre Caslon Display', Georgia, serif;
  font-size: clamp(22px, 3vw, 32px);
  margin: 0;
}

/* ---------- Current portfolio ---------- */
.current-listings .card-grid { grid-template-columns: repeat(auto-fit, minmax(360px, 1fr)); }

.current-head { padding-bottom: 56px; }

.current-listings { padding-top: 56px; }

/* ---------- Connect ---------- */
.connect-grid {
  display: grid;
  grid-template-columns: repeat(auto-fit, minmax(280px, 1fr));
  gap: 28px;
  margin-bottom: 72px;
}

.connect-card {
  border: 1px solid var(--line);
  padding: 36px;
  border-radius: 3px;
}

.connect-card h3 {
  font-size: 20px;
  margin-bottom: 14px;
}

.connect-card p {
  color: var(--muted);
  font-size: 14.5px;
  margin: 0 0 24px;
}

.connect-link {
  font-size: 13px;
  letter-spacing: 0.04em;
  color: var(--accent);
  border-bottom: 1px solid rgba(185,155,105,0.4);
  padding-bottom: 2px;
  transition: border-color 0.2s ease;
}

.connect-link:hover { border-color: var(--accent); }

.connect-direct {
  border-top: 1px solid var(--line);
  padding-top: 48px;
}

.connect-direct .section-lead { margin-bottom: 8px; color: var(--text); font-size: 15px; }

.connect-brand {
  font-family: 'Libre Caslon Display', Georgia, serif;
  font-size: 20px;
  margin: 24px 0 6px;
}

.connect-email {
  font-size: 22px;
  color: var(--accent);
  font-weight: 600;
}

/* ---------- Footer ---------- */
.footer {
  padding: 40px;
  text-align: center;
  border-top: 1px solid var(--line);
  font-family: 'Libre Caslon Display', Georgia, serif;
  letter-spacing: 0.06em;
}

.footer-copy {
  font-family: 'Inter', sans-serif;
  font-size: 12px;
  color: var(--muted);
  letter-spacing: normal;
  margin-top: 8px;
}

/* ---------- Reveal on scroll ---------- */
.reveal {
  opacity: 0;
  transform: translateY(24px);
  transition: opacity 0.7s ease, transform 0.7s ease;
}

.reveal.in-view {
  opacity: 1;
  transform: translateY(0);
}

/* ---------- Responsive ---------- */
@media (max-width: 720px) {
  .nav {
    padding: 14px 20px;
    flex-direction: column;
    align-items: flex-start;
    gap: 10px;
  }
  .nav-logo { font-size: 13px; }
  .nav-links {
    width: 100%;
    gap: 12px 16px;
    justify-content: flex-start;
    flex-wrap: wrap;
    overflow-x: visible;
  }
  .nav-links a { font-size: 10.5px; }
  .hero { padding-top: 0; }
  .hero-content { padding: 0 20px 40px; }
  section { padding: 76px 20px; }
  .snapshot { padding-top: 76px; }
  .connect-grid { margin-bottom: 48px; }
}