:root {
  --cream: #faf7f1;
  --cream-2: #f2ede3;
  --ink: #14201b;
  --ink-soft: #3c4a44;
  --muted: #6b7873;
  --line: #e4ddce;
  --forest: #16342a;
  --forest-deep: #0f251e;
  --copper: #b17842;
  --copper-soft: #d7a574;

  --radius: 14px;
  --radius-lg: 20px;
  --shadow-sm: 0 1px 2px rgba(20,32,27,.04), 0 2px 8px rgba(20,32,27,.04);
  --shadow-md: 0 2px 6px rgba(20,32,27,.06), 0 12px 30px rgba(20,32,27,.06);

  --serif: "Fraunces", "Iowan Old Style", Georgia, serif;
  --sans: "Inter", -apple-system, BlinkMacSystemFont, "Segoe UI", Roboto, sans-serif;

  --maxw: 1160px;
  --pad-x: clamp(20px, 4vw, 48px);
}

* { box-sizing: border-box; }
html, body { margin: 0; padding: 0; }

html { scroll-behavior: smooth; }

body {
  font-family: var(--sans);
  color: var(--ink);
  background: var(--cream);
  line-height: 1.55;
  -webkit-font-smoothing: antialiased;
  text-rendering: optimizeLegibility;
}

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

a { color: inherit; text-decoration: none; }
a:focus-visible, button:focus-visible {
  outline: 2px solid var(--copper);
  outline-offset: 3px;
  border-radius: 4px;
}

/* ---------- Typography ---------- */
h1, h2, h3 {
  font-family: var(--serif);
  font-weight: 500;
  letter-spacing: -0.015em;
  color: var(--ink);
  margin: 0;
}
h1 {
  font-size: clamp(2.4rem, 5.2vw, 4.1rem);
  line-height: 1.05;
  font-weight: 450;
}
h1 em {
  font-style: italic;
  font-weight: 400;
  color: var(--forest);
}
h2 {
  font-size: clamp(1.9rem, 3.6vw, 2.8rem);
  line-height: 1.12;
  font-weight: 450;
}
h3 {
  font-size: 1.3rem;
  font-weight: 550;
  letter-spacing: -0.01em;
}
p { margin: 0; }

.eyebrow {
  font-family: var(--sans);
  font-size: 0.78rem;
  font-weight: 500;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--copper);
  margin-bottom: 1.1rem;
}
.eyebrow-light { color: var(--copper-soft); }

.section-head .eyebrow {
  font-size: 1.05rem;
  font-weight: 600;
  letter-spacing: 0.16em;
  margin-bottom: 1.5rem;
}

/* ---------- Nav ---------- */
.nav {
  position: sticky;
  top: 0;
  z-index: 50;
  background: rgba(250, 247, 241, 0.82);
  backdrop-filter: saturate(1.2) blur(10px);
  -webkit-backdrop-filter: saturate(1.2) blur(10px);
  border-bottom: 1px solid rgba(228, 221, 206, 0.6);
}
.nav-inner {
  max-width: var(--maxw);
  margin: 0 auto;
  padding: 18px var(--pad-x);
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 24px;
}
.brand {
  display: inline-flex;
  align-items: center;
  gap: 10px;
}
.brand-mark {
  width: 22px;
  height: 22px;
  border-radius: 5px;
  background:
    linear-gradient(135deg, var(--forest) 0%, var(--forest) 48%, var(--copper) 48%, var(--copper) 100%);
  box-shadow: inset 0 0 0 1px rgba(255,255,255,.08);
}
.brand-name {
  font-family: var(--serif);
  font-weight: 700;
  font-size: 1.65rem;
  letter-spacing: -0.015em;
  color: var(--forest);
}
.nav-links {
  display: flex;
  align-items: center;
  gap: clamp(14px, 3vw, 32px);
  font-size: 0.92rem;
  font-weight: 500;
  color: var(--ink-soft);
}
.nav-links a { transition: color .2s ease; }
.nav-links a:hover { color: var(--forest); }
.nav-cta {
  background: var(--forest);
  color: var(--cream) !important;
  padding: 9px 16px;
  border-radius: 999px;
  font-size: 0.88rem;
}
.nav-cta:hover { background: var(--forest-deep); }

@media (max-width: 640px) {
  .nav-links a:not(.nav-cta) { display: none; }
}

/* ---------- Hero ---------- */
.hero {
  position: relative;
  overflow: hidden;
  padding: clamp(64px, 10vw, 140px) var(--pad-x) clamp(80px, 10vw, 140px);
  background:
    radial-gradient(1200px 600px at 85% -10%, rgba(177, 120, 66, .13), transparent 60%),
    radial-gradient(800px 500px at -5% 20%, rgba(22, 52, 42, .06), transparent 60%),
    var(--cream);
}
.hero::after {
  content: "";
  position: absolute;
  inset: auto 0 0 0;
  height: 1px;
  background: linear-gradient(to right, transparent, var(--line), transparent);
}
.hero-inner {
  max-width: var(--maxw);
  margin: 0 auto;
}
.hero h1 { max-width: 20ch; }
.lede {
  margin-top: 22px;
  font-size: clamp(1.05rem, 1.6vw, 1.2rem);
  color: var(--ink-soft);
  max-width: 58ch;
  line-height: 1.6;
}
.hero-ctas {
  margin-top: 36px;
  display: flex;
  flex-wrap: wrap;
  gap: 14px;
}

/* ---------- Buttons ---------- */
.btn {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  font-family: var(--sans);
  font-weight: 500;
  font-size: 0.95rem;
  padding: 13px 22px;
  border-radius: 999px;
  transition: transform .15s ease, background .2s ease, color .2s ease, box-shadow .2s ease;
  will-change: transform;
}
.btn:hover { transform: translateY(-1px); }
.btn-primary {
  background: var(--forest);
  color: var(--cream);
  box-shadow: var(--shadow-sm);
}
.btn-primary:hover { background: var(--forest-deep); box-shadow: var(--shadow-md); }
.btn-ghost {
  background: transparent;
  color: var(--ink);
  border: 1px solid var(--line);
}
.btn-ghost:hover { border-color: var(--ink); }
.btn-lg { padding: 16px 28px; font-size: 1rem; }

/* ---------- Stats band ---------- */
.stats {
  padding: clamp(40px, 6vw, 70px) var(--pad-x);
  background: var(--cream);
  border-bottom: 1px solid var(--line);
}
.stats-inner {
  max-width: var(--maxw);
  margin: 0 auto;
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 28px;
}
.stat {
  padding: 8px 4px;
  border-left: 1px solid var(--line);
  padding-left: 22px;
}
.stat:first-child { border-left: none; padding-left: 4px; }
.stat-number {
  font-family: var(--serif);
  font-size: clamp(2.4rem, 4.6vw, 3.4rem);
  font-weight: 450;
  letter-spacing: -0.02em;
  color: var(--forest);
  line-height: 1;
}
.stat-number .unit {
  font-size: 0.55em;
  margin-left: 3px;
  color: var(--copper);
  font-weight: 400;
}
.stat-label {
  margin-top: 12px;
  font-size: 0.88rem;
  letter-spacing: 0.04em;
  color: var(--muted);
  text-transform: uppercase;
  font-weight: 500;
}
@media (max-width: 720px) {
  .stats-inner { grid-template-columns: 1fr; }
  .stat, .stat:first-child { border-left: none; padding-left: 0; border-top: 1px solid var(--line); padding-top: 22px; }
  .stat:first-child { border-top: none; padding-top: 0; }
}

/* ---------- Generic section ---------- */
.section {
  padding: clamp(80px, 10vw, 140px) var(--pad-x);
}
.section-inner {
  max-width: var(--maxw);
  margin: 0 auto;
}
.section-light { background: var(--cream); }
.section-dark {
  background: var(--forest);
  color: #ebe4d4;
}
.section-dark h2,
.section-dark h3 { color: #f7f1e2; }
.section-dark .section-sub { color: rgba(235, 228, 212, 0.78); }

.section-head {
  max-width: 58ch;
  margin: 0 auto clamp(48px, 6vw, 72px);
  text-align: center;
}
.section-sub {
  margin-top: 18px;
  font-size: 1.08rem;
  color: var(--ink-soft);
  line-height: 1.6;
}

/* ---------- Why us cards ---------- */
.cards {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 24px;
}
.card {
  background: #fff;
  border: 1px solid var(--line);
  border-radius: var(--radius-lg);
  padding: 36px 32px;
  box-shadow: var(--shadow-sm);
  transition: transform .25s ease, box-shadow .25s ease, border-color .25s ease;
}
.card:hover {
  transform: translateY(-3px);
  box-shadow: var(--shadow-md);
  border-color: #d8cfbb;
}
.card-num {
  font-family: var(--serif);
  font-size: 0.95rem;
  font-weight: 500;
  color: var(--copper);
  letter-spacing: 0.05em;
  margin-bottom: 22px;
}
.card h3 { margin-bottom: 12px; }
.card p { color: var(--ink-soft); font-size: 0.98rem; line-height: 1.65; }
@media (max-width: 900px) {
  .cards { grid-template-columns: 1fr; gap: 18px; }
}

/* ---------- Why multifamily pillars ---------- */
.pillars {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 20px;
}
.pillar {
  background: rgba(255, 255, 255, 0.04);
  border: 1px solid rgba(235, 228, 212, 0.14);
  border-radius: var(--radius-lg);
  padding: 32px 28px;
  transition: background .25s ease, border-color .25s ease, transform .25s ease;
}
.pillar:hover {
  background: rgba(255, 255, 255, 0.07);
  border-color: rgba(215, 165, 116, 0.35);
  transform: translateY(-2px);
}
.pillar-icon {
  width: 44px;
  height: 44px;
  border-radius: 12px;
  background: rgba(215, 165, 116, 0.14);
  color: var(--copper-soft);
  display: inline-flex;
  align-items: center;
  justify-content: center;
  margin-bottom: 22px;
}
.pillar-icon svg { width: 22px; height: 22px; }
.pillar h3 { margin-bottom: 10px; font-size: 1.2rem; }
.pillar p {
  color: rgba(235, 228, 212, 0.78);
  font-size: 0.96rem;
  line-height: 1.6;
}
@media (max-width: 980px) {
  .pillars { grid-template-columns: repeat(2, 1fr); }
}
@media (max-width: 620px) {
  .pillars { grid-template-columns: 1fr; }
}

/* ---------- CTA ---------- */
.cta {
  padding: clamp(80px, 10vw, 140px) var(--pad-x);
  background:
    radial-gradient(900px 500px at 50% 0%, rgba(177, 120, 66, .15), transparent 60%),
    var(--cream-2);
  text-align: center;
}
.cta-inner {
  max-width: 640px;
  margin: 0 auto;
}
.cta-sub {
  margin: 18px auto 32px;
  color: var(--ink-soft);
  font-size: 1.05rem;
  line-height: 1.6;
}

/* ---------- Footer ---------- */
.footer {
  background: var(--forest-deep);
  color: rgba(235, 228, 212, 0.7);
  padding: 40px var(--pad-x);
}
.footer-inner {
  max-width: var(--maxw);
  margin: 0 auto;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 24px;
  flex-wrap: wrap;
}
.footer-brand {
  display: inline-flex;
  align-items: center;
  gap: 10px;
  color: #f2ead6;
}
.footer-fine {
  font-size: 0.78rem;
  line-height: 1.55;
  max-width: 62ch;
  color: rgba(235, 228, 212, 0.55);
}

/* ---------- Motion ---------- */
@media (prefers-reduced-motion: reduce) {
  * { animation: none !important; transition: none !important; }
  html { scroll-behavior: auto; }
}