/* Layout: wordmark-led hero beside a sample owner statement; alternating full-bleed bands for Management / Investment / Residents; contact closes. */
:root{
  --bg:#F3F5F9; --surface:#FFFFFF; --ink:#121A2E; --muted:#56607A; --line:#D6DCE7;
  --forest:#13244F; --forest-ink:#EEF2FA; --brass:#2B5BC4; --brass-soft:#E3EAF8; --on-accent:#FFFFFF; --ph:#FFF1C7; --ph-ink:#6B4E00;
  --m1:#2B4FB0; --m2:#3F77C9; --m3:#1B2F6E; --m4:#0F1D4A;
  --display:"Young Serif", Georgia, "Times New Roman", serif;
  --brandface:"Cinzel", "Trajan Pro", Georgia, serif;
  --body:"Public Sans", system-ui, -apple-system, "Segoe UI", sans-serif;
  --mono:"IBM Plex Mono", ui-monospace, Menlo, Consolas, monospace;
  --r:6px;
}
@media (prefers-color-scheme: dark){ :root:not([data-theme="light"]){
  --bg:#0D1322; --surface:#141C30; --ink:#E7EBF4; --muted:#9AA6BF; --line:#26314A;
  --forest:#111C3A; --forest-ink:#E7EBF4; --brass:#7FA3F0; --brass-soft:#1C2A4D; --on-accent:#0D1322; --ph:#3A3113; --ph-ink:#F3D98A;
  --m1:#3A62CC; --m2:#5A8FE0; --m3:#2A45A0; --m4:#1D3380; color-scheme:dark }}
:root[data-theme="dark"]{
  --bg:#0D1322; --surface:#141C30; --ink:#E7EBF4; --muted:#9AA6BF; --line:#26314A;
  --forest:#111C3A; --forest-ink:#E7EBF4; --brass:#7FA3F0; --brass-soft:#1C2A4D; --on-accent:#0D1322; --ph:#3A3113; --ph-ink:#F3D98A;
  --m1:#3A62CC; --m2:#5A8FE0; --m3:#2A45A0; --m4:#1D3380; color-scheme:dark }

*{box-sizing:border-box}
body{background:var(--bg);color:var(--ink);font-family:var(--body);font-size:16px;line-height:1.6}
a{color:inherit}
:focus-visible{outline:2px solid var(--brass);outline-offset:3px}
.wrap{max-width:1140px;margin-inline:auto;padding-inline:clamp(16px,4vw,40px)}
h1,h2,h3{font-family:var(--display);font-weight:400;line-height:1.12;text-wrap:balance;margin:0}
h2{font-size:clamp(1.9rem,3.6vw,2.7rem)}
h3{font-size:1.25rem}
p{margin:0}
.eyebrow{font-family:var(--mono);font-size:.75rem;letter-spacing:.14em;text-transform:uppercase;color:var(--brass)}
.lede{color:var(--muted);max-width:60ch;font-size:1.08rem}
.ph{background:var(--ph);color:var(--ph-ink);padding:0 .3em;border-radius:3px;font-style:normal}

/* header */
header.top{position:sticky;top:env(safe-area-inset-top,0px);z-index:10;background:var(--bg);border-bottom:1px solid var(--line)}
.nav{display:flex;align-items:center;justify-content:space-between;gap:16px;padding-block:14px;flex-wrap:wrap}
.brand{display:flex;align-items:center;gap:10px;text-decoration:none}
.brand svg{width:34px;height:31px;flex:none}
.heromark{display:grid;justify-items:center;gap:18px;text-align:center}
.heromark svg{width:min(300px,70%);height:auto}
.heromark b{font-family:var(--brandface);font-weight:500;font-size:clamp(2rem,4.4vw,3.2rem);letter-spacing:.12em;line-height:1}
.heromark .tagline{font-family:var(--display);font-size:clamp(1rem,1.6vw,1.2rem);color:var(--brass);line-height:1.4;padding-top:12px;border-top:1px solid var(--line)}
.heromark span{font-family:var(--mono);font-size:.72rem;letter-spacing:.3em;text-transform:uppercase;color:var(--muted)}
.brand b{font-family:var(--brandface);font-weight:600;font-size:1.3rem;letter-spacing:.08em}
.brand sup{font-size:.5rem;font-family:var(--body);margin-left:2px;color:var(--muted)}
.brand small{display:block;font-family:var(--mono);font-size:.62rem;letter-spacing:.16em;text-transform:uppercase;color:var(--muted);line-height:1}
.nav ul{display:flex;gap:22px;list-style:none;margin:0;padding:0;flex-wrap:wrap}
.nav ul a{text-decoration:none;font-weight:500;font-size:.95rem;color:var(--muted)}
.nav ul a:hover{color:var(--ink)}
.btn{display:inline-flex;align-items:center;justify-content:center;gap:8px;padding:.8em 1.3em;border-radius:var(--r);font-weight:600;font-size:.95rem;text-decoration:none;border:1.5px solid transparent;cursor:pointer;font-family:var(--body)}
.btn-primary{background:var(--forest);color:var(--forest-ink)}
.btn-primary:hover{filter:brightness(1.15)}
.btn-ghost{border-color:var(--ink);color:var(--ink);background:transparent}
.btn-ghost:hover{background:var(--ink);color:var(--bg)}

/* hero */
.hero{display:grid;grid-template-columns:1.15fr .85fr;gap:clamp(28px,5vw,64px);align-items:center;padding-block:clamp(48px,8vw,96px)}
.hero>*{min-width:0}
.hero h1{font-size:clamp(2.5rem,6vw,4.4rem);margin-block:14px 20px}
.hero h1 em{font-style:normal;color:var(--brass)}
.hero .cta{display:flex;gap:12px;flex-wrap:wrap;margin-top:28px}
.three{display:flex;gap:0;margin-top:36px;border-top:1px solid var(--line);flex-wrap:wrap}
.three div{flex:1 1 150px;padding:14px 16px 0 0}
.three div+div{padding-left:16px;border-left:1px solid var(--line)}
.three span{font-family:var(--mono);font-size:.72rem;color:var(--brass)}
.three p{font-weight:600;font-size:.95rem}

/* statement card */
.stmt{background:var(--surface);border:1px solid var(--line);border-radius:10px;padding:24px;box-shadow:0 18px 40px -24px rgba(10,30,25,.35);font-family:var(--mono);font-size:.86rem}
.stmt-head{display:flex;justify-content:space-between;gap:12px;align-items:baseline;border-bottom:1px dashed var(--line);padding-bottom:12px;margin-bottom:12px;flex-wrap:wrap}
.stmt-head strong{font-family:var(--display);font-weight:400;font-size:1.1rem}
.tag{font-size:.66rem;letter-spacing:.12em;text-transform:uppercase;background:var(--brass-soft);color:var(--brass);padding:3px 8px;border-radius:99px}
.stmt table{width:100%;border-collapse:collapse;font-variant-numeric:tabular-nums}
.stmt td{padding:7px 0}
.stmt td:last-child{text-align:right}
.stmt .neg{color:var(--muted)}
.stmt tr.total td{border-top:1.5px solid var(--ink);padding-top:12px;font-weight:500;font-size:1rem}
.stmt .meta{display:flex;justify-content:space-between;gap:10px;margin-top:16px;color:var(--muted);font-size:.74rem;flex-wrap:wrap}

/* bands */
section.band{padding-block:clamp(56px,8vw,96px)}
section.band.alt{background:var(--forest);color:var(--forest-ink)}
section.band.alt .lede,section.band.alt .muted{color:color-mix(in srgb,var(--forest-ink) 72%,transparent)}
section.band.alt .eyebrow,section.band.alt .criteria th{color:color-mix(in srgb,var(--brass) 55%,var(--forest-ink))}
section.band.alt .path .btn{background:var(--forest-ink);color:var(--forest)}
.sec-head{display:grid;grid-template-columns:1fr 1fr;gap:24px 48px;align-items:end;margin-bottom:44px}
.sec-head>*{min-width:0}

.svc{display:grid;grid-template-columns:repeat(3,1fr);gap:0;border-top:1px solid var(--line)}
.svc article{padding:26px 26px 30px 0;border-bottom:1px solid var(--line);min-width:0}
.svc article:not(:nth-child(3n+1)){padding-left:26px;border-left:1px solid var(--line)}
.svc h3{margin-bottom:8px}
.svc p{color:var(--muted);font-size:.96rem}

.steps{display:grid;grid-template-columns:repeat(4,1fr);gap:20px;margin-top:56px;counter-reset:s}
.steps li{list-style:none;min-width:0;padding-top:16px;border-top:3px solid var(--brass)}
.steps{padding:0}
.steps b{display:block;font-family:var(--mono);font-size:.74rem;color:var(--brass);letter-spacing:.1em;margin-bottom:6px}
.steps h3{font-size:1.1rem;margin-bottom:6px}
.steps p{color:var(--muted);font-size:.93rem}

/* investment */
.inv{display:grid;grid-template-columns:1.1fr .9fr;gap:clamp(28px,5vw,56px)}
.inv>*{min-width:0}
.criteria{width:100%;border-collapse:collapse;font-size:.95rem}
.criteria th{font-family:var(--mono);font-weight:400;font-size:.72rem;letter-spacing:.12em;text-transform:uppercase;text-align:left;color:var(--brass);padding:14px 16px 14px 0;vertical-align:top;width:34%;border-bottom:1px solid color-mix(in srgb,var(--forest-ink) 18%,transparent)}
.criteria td{padding:14px 0;border-bottom:1px solid color-mix(in srgb,var(--forest-ink) 18%,transparent)}
.paths{display:grid;gap:16px}
.path{border:1px solid color-mix(in srgb,var(--forest-ink) 25%,transparent);border-radius:10px;padding:24px}
.path h3{margin-bottom:8px}
.path p{margin-bottom:16px}
.path .btn{background:var(--brass);color:var(--on-accent)}
.path .btn:hover{filter:brightness(1.08)}

/* residents */
.res{display:grid;grid-template-columns:repeat(3,1fr);gap:16px}
.res a{display:flex;flex-direction:column;gap:6px;padding:22px;border:1px solid var(--line);border-radius:10px;background:var(--surface);text-decoration:none;min-width:0;transition:border-color .15s}
.res a:hover{border-color:var(--brass)}
.res strong{font-family:var(--display);font-weight:400;font-size:1.2rem}
.res span{color:var(--muted);font-size:.93rem}
.res em{font-style:normal;font-family:var(--mono);font-size:.74rem;color:var(--brass);margin-top:auto;padding-top:8px}
.note{margin-top:18px;font-size:.9rem;color:var(--muted)}

/* contact */
.contact{display:grid;grid-template-columns:.9fr 1.1fr;gap:clamp(28px,5vw,64px)}
.contact>*{min-width:0}
.info{display:grid;gap:18px;margin-top:28px}
.info div{display:grid;gap:2px}
.info dt{font-family:var(--mono);font-size:.72rem;letter-spacing:.12em;text-transform:uppercase;color:var(--brass)}
.info dd{margin:0;font-size:1.02rem}
form{background:var(--surface);border:1px solid var(--line);border-radius:10px;padding:clamp(20px,3vw,32px);display:grid;gap:16px}
.row{display:grid;grid-template-columns:1fr 1fr;gap:16px}
.row>*{min-width:0}
label{display:grid;gap:6px;font-size:.88rem;font-weight:600}
input,select,textarea{font:inherit;font-weight:400;font-size:1rem;padding:.7em .8em;border:1px solid var(--line);border-radius:var(--r);background:var(--bg);color:var(--ink);width:100%}
textarea{min-height:120px;resize:vertical}
input:focus,select:focus,textarea:focus{outline:2px solid var(--brass);outline-offset:0;border-color:transparent}
.fmsg{font-size:.92rem;padding:12px 14px;border-radius:var(--r);background:var(--brass-soft)}

footer{border-top:1px solid var(--line);padding-block:32px;font-size:.86rem;color:var(--muted)}
.foot{display:flex;justify-content:space-between;gap:16px 32px;flex-wrap:wrap;align-items:center}
.eho{display:inline-flex;align-items:center;gap:8px;font-family:var(--mono);font-size:.72rem;letter-spacing:.08em;text-transform:uppercase}
.eho svg{width:22px;height:22px}

@media (max-width:900px){
  .hero,.inv,.contact,.sec-head{grid-template-columns:1fr}
  .svc{grid-template-columns:1fr 1fr}
  .svc article:not(:nth-child(3n+1)){padding-left:0;border-left:0}
  .svc article:nth-child(even){padding-left:22px;border-left:1px solid var(--line)}
  .steps{grid-template-columns:1fr 1fr}
  .res{grid-template-columns:1fr}
}
@media (max-width:560px){
  .nav ul{display:none}
  .svc{grid-template-columns:1fr}
  .svc article:nth-child(even){padding-left:0;border-left:0}
  .steps,.row{grid-template-columns:1fr}
  .three div+div{padding-left:0;border-left:0}
}
@media (prefers-reduced-motion:reduce){*{transition:none!important}}

.nav ul a[aria-current="page"]{color:var(--ink);text-decoration:underline;text-decoration-color:var(--brass);text-decoration-thickness:2px;text-underline-offset:6px}
.page-head{padding-block:clamp(40px,6vw,72px) clamp(8px,2vw,16px)}
.page-head h1{font-size:clamp(2.2rem,5vw,3.4rem);margin-block:12px 16px}
.cards{display:grid;grid-template-columns:repeat(3,1fr);gap:16px}
.cards a{display:flex;flex-direction:column;gap:8px;padding:26px;border:1px solid var(--line);border-radius:10px;background:var(--surface);text-decoration:none;min-width:0;transition:border-color .15s}
.cards a:hover{border-color:var(--brass)}
.cards strong{font-family:var(--display);font-weight:400;font-size:1.35rem}
.cards span{color:var(--muted);font-size:.95rem}
.cards em{font-style:normal;font-family:var(--mono);font-size:.74rem;color:var(--brass);margin-top:auto;padding-top:10px}
.three a{text-decoration:none}
.three a:hover p{color:var(--brass)}
.formpage{display:grid;grid-template-columns:.8fr 1.2fr;gap:clamp(28px,5vw,64px);align-items:start}
.formpage>*{min-width:0}
.alert{border:1px solid var(--line);border-left:4px solid #C0392B;border-radius:var(--r);padding:14px 16px;background:var(--surface);font-size:.95rem}
.back{display:inline-block;margin-top:24px;font-size:.92rem;color:var(--muted)}
@media (max-width:900px){.cards,.formpage{grid-template-columns:1fr}}
@media (max-width:760px){.nav ul{display:flex!important;order:3;width:100%;gap:6px 18px;padding-top:4px;border-top:1px solid var(--line);padding-block:10px 0}.nav .btn{padding:.6em 1em;font-size:.88rem}}