/* ===========================================================
   INVESTOR SHIBA — Design System
   Deep navy + restrained brass-gold, editorial serif + Inter.
   Signature element: the "Journey Ladder" — Realtor > Advisor >
   Investor > Developer — recurring as a real structural motif.
=========================================================== */

@import url('https://fonts.googleapis.com/css2?family=Fraunces:opsz,wght@9..144,300;9..144,400;9..144,500;9..144,600;9..144,700&family=Inter:wght@400;500;600;700&display=swap');

:root{
  --navy-950:#0A1626;
  --navy-900:#0D1E33;
  --navy-800:#132B47;
  --navy-700:#1B3A5C;
  --gold-600:#A9834E;
  --gold-500:#BF9A62;
  --gold-300:#DCC694;
  --cream:#F6F2EA;
  --cream-2:#EFE9DC;
  --white:#FFFFFF;
  --ink:#111826;
  --ink-70:#111826B3;
  --muted:#5B6472;
  --line:#E4DED0;
  --line-dark:#24405F;

  --serif: 'Fraunces', 'Iowan Old Style', Georgia, serif;
  --sans: 'Inter', -apple-system, BlinkMacSystemFont, sans-serif;

  --container: 1240px;
  --radius: 2px;
  --ease: cubic-bezier(.22,.61,.36,1);
}

*{box-sizing:border-box;}
html{scroll-behavior:smooth;}
body{
  margin:0;
  font-family:var(--sans);
  color:var(--ink);
  background:var(--cream);
  -webkit-font-smoothing:antialiased;
  line-height:1.55;
}
img{max-width:100%;display:block;}
a{color:inherit;text-decoration:none;}
ul{margin:0;padding:0;list-style:none;}
button{font-family:inherit;cursor:pointer;}

@media (prefers-reduced-motion: reduce){
  *{animation-duration:0.01ms !important; animation-iteration-count:1 !important; transition-duration:0.01ms !important; scroll-behavior:auto !important;}
}

.wrap{max-width:var(--container);margin:0 auto;padding:0 32px;}
@media (max-width:640px){.wrap{padding:0 20px;}}

/* ---------- Typography ---------- */
.eyebrow{
  font-family:var(--sans);
  font-size:11.5px;
  letter-spacing:.16em;
  text-transform:uppercase;
  font-weight:600;
  color:var(--gold-600);
  display:inline-flex;
  align-items:center;
  gap:10px;
}
.eyebrow::before{
  content:"";
  width:22px;height:1px;
  background:var(--gold-600);
  display:inline-block;
}
.eyebrow.on-dark{color:var(--gold-300);}

h1,h2,h3,h4{
  font-family:var(--serif);
  font-weight:500;
  line-height:1.08;
  letter-spacing:-.01em;
  margin:0 0 .4em;
  color:var(--navy-950);
}
h1{font-size:clamp(38px,5.4vw,68px);font-weight:500;}
h2{font-size:clamp(28px,3.4vw,44px);}
h3{font-size:clamp(20px,2.2vw,26px);}
h4{font-size:18px;font-family:var(--sans);font-weight:600;letter-spacing:0;}
.on-dark, .on-dark h1, .on-dark h2, .on-dark h3, .on-dark h4{color:var(--white);}

p{margin:0 0 1em;color:var(--ink-70);}
.lede{font-size:19px;line-height:1.6;color:var(--ink-70);}
.on-dark p{color:#C9D3E0;}

.section-head{max-width:640px;margin-bottom:52px;}
.section-head.center{margin-left:auto;margin-right:auto;text-align:center;}

/* ---------- Buttons ---------- */
.btn{
  display:inline-flex;align-items:center;justify-content:center;gap:8px;
  padding:15px 28px;
  font-size:13.5px;font-weight:600;letter-spacing:.04em;text-transform:uppercase;
  border-radius:var(--radius);
  border:1px solid transparent;
  transition:all .25s var(--ease);
  white-space:nowrap;
}
.btn-gold{background:var(--gold-600);color:var(--white);border-color:var(--gold-600);}
.btn-gold:hover{background:var(--gold-500);border-color:var(--gold-500);transform:translateY(-1px);}
.btn-line{border-color:rgba(17,24,38,.25);color:var(--navy-950);}
.btn-line:hover{border-color:var(--navy-950);}
.btn-line.on-dark{border-color:rgba(255,255,255,.35);color:#fff;}
.btn-line.on-dark:hover{border-color:#fff;}
.btn-ghost{color:var(--navy-950);padding:15px 4px;border-bottom:1px solid var(--gold-600);border-radius:0;}
.btn-ghost.on-dark{color:#fff;}
.btn-wa{background:#1F3B2E;color:#fff;border-color:#1F3B2E;}
.btn-wa:hover{background:#294F3C;}

/* ---------- Header ---------- */
.site-header{
  position:sticky;top:0;z-index:100;
  background:rgba(10,22,38,.92);
  backdrop-filter:blur(10px);
  border-bottom:1px solid rgba(255,255,255,.08);
}
.header-inner{display:flex;align-items:center;justify-content:space-between;height:84px;}
.logo{font-family:var(--serif);font-size:22px;color:#fff;letter-spacing:.01em;display:flex;flex-direction:column;line-height:1;}
.logo span{font-family:var(--sans);font-size:9px;letter-spacing:.18em;color:var(--gold-300);text-transform:uppercase;margin-top:5px;}
.nav-desktop{display:flex;gap:34px;align-items:center;}
.nav-desktop a{font-size:13px;font-weight:500;color:#D8DEE8;letter-spacing:.02em;position:relative;padding:6px 0;}
.nav-desktop a:hover, .nav-desktop a.active{color:#fff;}
.nav-desktop a.active::after{content:"";position:absolute;left:0;right:0;bottom:0;height:1px;background:var(--gold-500);}
.header-cta{display:flex;align-items:center;gap:16px;}
.hamburger{display:none;background:none;border:0;padding:8px;}
.hamburger span{display:block;width:22px;height:1.5px;background:#fff;margin:5px 0;transition:.25s;}

.mobile-menu{
  position:fixed;inset:0;background:var(--navy-950);z-index:200;
  display:flex;flex-direction:column;padding:28px 24px;
  transform:translateX(100%);transition:transform .35s var(--ease);
}
.mobile-menu.open{transform:translateX(0);}
.mobile-menu-top{display:flex;justify-content:space-between;align-items:center;margin-bottom:48px;}
.mobile-menu a{display:block;font-family:var(--serif);font-size:26px;color:#fff;padding:14px 0;border-bottom:1px solid rgba(255,255,255,.1);}
.mobile-close{background:none;border:0;color:#fff;font-size:28px;line-height:1;}

@media (max-width:960px){
  .nav-desktop, .header-cta .btn-line{display:none;}
  .hamburger{display:block;}
  .header-inner{height:72px;}
}

/* ---------- Journey ladder (signature motif) ---------- */
.journey{display:flex;align-items:center;gap:0;flex-wrap:wrap;}
.journey-step{display:flex;align-items:center;gap:10px;}
.journey-step .dot{width:8px;height:8px;border-radius:50%;border:1.5px solid var(--gold-500);background:transparent;}
.journey-step.active .dot{background:var(--gold-500);}
.journey-step .label{font-size:12.5px;letter-spacing:.06em;text-transform:uppercase;font-weight:600;color:var(--muted);}
.journey-step.active .label{color:var(--navy-950);}
.on-dark .journey-step .label{color:#8B97A8;}
.on-dark .journey-step.active .label{color:#fff;}
.journey-arrow{width:34px;height:1px;background:var(--line);margin:0 6px;position:relative;}
.on-dark .journey-arrow{background:rgba(255,255,255,.18);}
.journey-arrow::after{content:"";position:absolute;right:0;top:-3px;width:6px;height:6px;border-top:1px solid var(--gold-500);border-right:1px solid var(--gold-500);transform:rotate(45deg);}
@media (max-width:700px){.journey{gap:8px;} .journey-arrow{width:16px;}}

/* ---------- Hero ---------- */
.hero{position:relative;background:var(--navy-950);overflow:hidden;padding-top:110px;padding-bottom:0;}
.hero-grid{display:grid;grid-template-columns:1.05fr .95fr;gap:40px;align-items:end;}
.hero-copy{padding-bottom:90px;}
.hero-copy h1{color:#fff;margin-bottom:22px;}
.hero-copy .lede{color:#C9D3E0;max-width:520px;margin-bottom:36px;}
.hero-ctas{display:flex;gap:14px;flex-wrap:wrap;margin-bottom:56px;}
.hero-media{position:relative;height:640px;align-self:stretch;}
.hero-media img{width:100%;height:100%;object-fit:cover;}
.hero-media::before{content:"";position:absolute;inset:0;background:linear-gradient(0deg, rgba(10,22,38,.55), transparent 45%);}
.hero-media-frame{position:absolute;top:28px;right:-28px;bottom:28px;left:28px;border:1px solid rgba(191,154,98,.5);pointer-events:none;z-index:2;display:none;}
@media (min-width:961px){.hero-media-frame{display:block;}}
.hero-tag{
  position:absolute;left:28px;bottom:28px;z-index:3;
  background:rgba(10,22,38,.72);backdrop-filter:blur(6px);
  border:1px solid rgba(255,255,255,.15);
  padding:16px 20px;max-width:260px;
}
.hero-tag .eyebrow{margin-bottom:6px;}
.hero-tag p{color:#fff;font-size:13px;margin:0;}

@media (max-width:960px){
  .hero-grid{grid-template-columns:1fr;}
  .hero-copy{padding-bottom:36px;}
  .hero-media{height:400px;}
  .hero-media-frame{display:none;}
}

/* ---------- Sections ---------- */
.section{padding:110px 0;}
.section.tight{padding:80px 0;}
.section.dark{background:var(--navy-950);}
.section.navy{background:var(--navy-900);}
.section.cream2{background:var(--cream-2);}
.section.white{background:var(--white);}
@media (max-width:700px){.section{padding:72px 0;}}

.divider{height:1px;background:var(--line);}
.on-dark-divider{height:1px;background:rgba(255,255,255,.1);}

/* ---------- Value / principle cards ---------- */
.grid-4{display:grid;grid-template-columns:repeat(4,1fr);gap:1px;background:var(--line);border:1px solid var(--line);}
.grid-4 .card{background:var(--cream);padding:36px 30px;}
.card-num{font-family:var(--serif);font-size:15px;color:var(--gold-600);margin-bottom:18px;}
.card h4{margin-bottom:10px;}
.card p{font-size:14.5px;margin-bottom:0;}
@media (max-width:960px){.grid-4{grid-template-columns:1fr 1fr;}}
@media (max-width:600px){.grid-4{grid-template-columns:1fr;}}

/* ---------- Services ---------- */
.services-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:26px;}
.service-card{
  background:var(--white);border:1px solid var(--line);
  padding:34px 28px;transition:border-color .25s var(--ease), transform .25s var(--ease);
}
.service-card:hover{border-color:var(--gold-500);transform:translateY(-3px);}
.service-num{font-family:var(--serif);font-size:14px;color:var(--gold-600);letter-spacing:.05em;margin-bottom:22px;}
.service-card h4{margin-bottom:10px;font-size:19px;}
.service-card p{font-size:14.5px;}
.service-list{margin:16px 0 20px;}
.service-list li{font-size:13.5px;color:var(--muted);padding:5px 0 5px 16px;position:relative;}
.service-list li::before{content:"";position:absolute;left:0;top:13px;width:6px;height:1px;background:var(--gold-500);}
@media (max-width:960px){.services-grid{grid-template-columns:1fr 1fr;}}
@media (max-width:600px){.services-grid{grid-template-columns:1fr;}}

/* ---------- Property cards ---------- */
.property-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:28px;}
.property-card{background:var(--white);border:1px solid var(--line);overflow:hidden;transition:transform .25s var(--ease), box-shadow .25s var(--ease);}
.property-card:hover{transform:translateY(-4px);box-shadow:0 24px 48px -24px rgba(10,22,38,.25);}
.property-media{position:relative;height:230px;overflow:hidden;}
.property-media img{width:100%;height:100%;object-fit:cover;transition:transform .5s var(--ease);}
.property-card:hover .property-media img{transform:scale(1.05);}
.badge{
  position:absolute;top:14px;left:14px;
  background:rgba(10,22,38,.85);color:#fff;
  font-size:10.5px;letter-spacing:.08em;text-transform:uppercase;font-weight:600;
  padding:6px 10px;
}
.badge.gold{background:var(--gold-600);}
.property-body{padding:22px 22px 24px;}
.property-loc{font-size:12px;color:var(--muted);letter-spacing:.03em;text-transform:uppercase;margin-bottom:6px;}
.property-body h4{font-size:19px;margin-bottom:8px;}
.property-meta{display:flex;justify-content:space-between;align-items:baseline;margin:14px 0;padding-top:14px;border-top:1px solid var(--line);}
.property-price{font-family:var(--serif);font-size:19px;color:var(--navy-950);}
.property-price span{display:block;font-family:var(--sans);font-size:11px;color:var(--muted);text-transform:uppercase;letter-spacing:.05em;}
.property-type{font-size:12px;color:var(--muted);}
.property-dev{font-size:12px;color:var(--muted);margin-bottom:16px;}
.property-actions{display:flex;gap:10px;}
.property-actions .btn{flex:1;padding:12px 10px;font-size:12px;}

@media (max-width:960px){.property-grid{grid-template-columns:1fr 1fr;}}
@media (max-width:640px){.property-grid{grid-template-columns:1fr;}}

/* ---------- Filters ---------- */
.filter-bar{display:flex;flex-wrap:wrap;gap:12px;padding:22px;background:var(--white);border:1px solid var(--line);margin-bottom:44px;}
.filter-bar select, .filter-bar input{
  font-family:var(--sans);font-size:13px;color:var(--ink);
  border:1px solid var(--line);background:var(--cream);
  padding:11px 14px;min-width:150px;
}
.filter-bar .btn{margin-left:auto;}
@media (max-width:700px){.filter-bar{flex-direction:column;} .filter-bar select,.filter-bar input{width:100%;} .filter-bar .btn{margin-left:0;width:100%;}}

/* ---------- About / split sections ---------- */
.split{display:grid;grid-template-columns:1fr 1fr;gap:70px;align-items:center;}
.split.reverse{grid-template-columns:1fr 1fr;}
.split.reverse .split-media{order:2;}
.split-media{position:relative;}
.split-media img{width:100%;height:560px;object-fit:cover;}
.split-media-tag{position:absolute;bottom:-24px;left:-24px;background:var(--white);border:1px solid var(--line);padding:20px 24px;max-width:230px;}
.split-media-tag .eyebrow{margin-bottom:6px;}
.split-media-tag p{font-size:13px;margin:0;}
@media (max-width:960px){
  .split, .split.reverse{grid-template-columns:1fr;gap:36px;}
  .split.reverse .split-media{order:0;}
  .split-media img{height:380px;}
  .split-media-tag{position:static;margin-top:16px;max-width:none;}
}

/* ---------- Process steps ---------- */
.process{display:grid;grid-template-columns:repeat(5,1fr);gap:1px;background:var(--line);border:1px solid var(--line);}
.process.five{grid-template-columns:repeat(5,1fr);}
.process-step{background:var(--cream);padding:32px 24px;}
.process-step .num{font-family:var(--serif);font-size:26px;color:var(--gold-600);margin-bottom:16px;}
.process-step h4{font-size:15.5px;margin-bottom:8px;}
.process-step p{font-size:13px;margin:0;}
@media (max-width:960px){.process{grid-template-columns:1fr 1fr;}}
@media (max-width:600px){.process{grid-template-columns:1fr;}}

/* ---------- Opportunity categories ---------- */
.opp-grid{display:grid;grid-template-columns:1fr 1fr;gap:26px;}
.opp-card{background:var(--navy-900);border:1px solid var(--line-dark);padding:0;overflow:hidden;display:grid;grid-template-columns:1fr 1.1fr;}
.opp-media{height:100%;min-height:260px;}
.opp-media img{width:100%;height:100%;object-fit:cover;}
.opp-body{padding:32px;display:flex;flex-direction:column;}
.opp-body .eyebrow{margin-bottom:14px;}
.opp-body h3{color:#fff;margin-bottom:10px;}
.opp-body p{font-size:14px;margin-bottom:18px;}
.opp-highlights{margin-bottom:22px;}
.opp-highlights li{font-size:13px;color:#B9C2CF;padding:4px 0 4px 16px;position:relative;}
.opp-highlights li::before{content:"";position:absolute;left:0;top:12px;width:6px;height:1px;background:var(--gold-500);}
@media (max-width:800px){.opp-grid{grid-template-columns:1fr;} .opp-card{grid-template-columns:1fr;} .opp-media{min-height:200px;}}

/* ---------- Insights / blog ---------- */
.insight-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:28px;}
.insight-card{background:var(--white);border:1px solid var(--line);}
.insight-media{height:200px;overflow:hidden;}
.insight-media img{width:100%;height:100%;object-fit:cover;}
.insight-body{padding:24px;}
.insight-cat{font-size:11px;text-transform:uppercase;letter-spacing:.08em;color:var(--gold-600);font-weight:600;margin-bottom:10px;}
.insight-body h4{font-size:17px;margin-bottom:10px;line-height:1.3;}
.insight-body p{font-size:13.5px;margin-bottom:14px;}
.insight-meta{font-size:11.5px;color:var(--muted);letter-spacing:.02em;}
@media (max-width:960px){.insight-grid{grid-template-columns:1fr 1fr;}}
@media (max-width:640px){.insight-grid{grid-template-columns:1fr;}}

.category-pills{display:flex;flex-wrap:wrap;gap:10px;margin-bottom:48px;}
.pill{padding:9px 18px;font-size:12.5px;letter-spacing:.03em;border:1px solid var(--line);color:var(--muted);}
.pill.active{background:var(--navy-950);border-color:var(--navy-950);color:#fff;}

/* ---------- Stats-free credibility strip ---------- */
.strip{display:grid;grid-template-columns:repeat(4,1fr);border-top:1px solid rgba(255,255,255,.12);border-bottom:1px solid rgba(255,255,255,.12);}
.strip-item{padding:26px 20px;text-align:center;border-right:1px solid rgba(255,255,255,.12);}
.strip-item:last-child{border-right:none;}
.strip-item .eyebrow{justify-content:center;}
.strip-item .eyebrow::before{display:none;}
.strip-item p{color:#C9D3E0;font-size:13.5px;margin:8px 0 0;}
@media (max-width:800px){.strip{grid-template-columns:1fr 1fr;}}

/* ---------- Forms ---------- */
.form-grid{display:grid;grid-template-columns:1fr 1fr;gap:20px;}
.field{display:flex;flex-direction:column;gap:8px;}
.field.full{grid-column:1/-1;}
.field label{font-size:12px;letter-spacing:.04em;text-transform:uppercase;color:var(--muted);font-weight:600;}
.field input, .field select, .field textarea{
  font-family:var(--sans);font-size:14.5px;color:var(--ink);
  border:1px solid var(--line);background:var(--white);
  padding:14px 16px;width:100%;
}
.field textarea{resize:vertical;min-height:120px;}
.field input:focus, .field select:focus, .field textarea:focus{outline:2px solid var(--gold-500);outline-offset:1px;border-color:var(--gold-500);}
@media (max-width:700px){.form-grid{grid-template-columns:1fr;}}

/* ---------- CTA closing ---------- */
.cta-close{position:relative;background:var(--navy-950);overflow:hidden;}
.cta-close img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;opacity:.28;}
.cta-close::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg, rgba(10,22,38,.4), var(--navy-950) 85%);}
.cta-close-inner{position:relative;z-index:2;text-align:center;padding:120px 0;}
.cta-close-inner h2{color:#fff;max-width:720px;margin:0 auto 18px;}
.cta-close-inner p{color:#C9D3E0;max-width:560px;margin:0 auto 40px;}
.cta-close-btns{display:flex;gap:14px;justify-content:center;flex-wrap:wrap;}

/* ---------- Footer ---------- */
.site-footer{background:var(--navy-950);color:#fff;padding-top:80px;}
.footer-grid{display:grid;grid-template-columns:1.4fr 1fr 1fr 1fr;gap:40px;padding-bottom:56px;}
.footer-brand .logo{margin-bottom:16px;}
.footer-brand p{color:#96A2B3;font-size:13.5px;max-width:280px;}
.footer-col h4{color:#fff;font-size:13px;letter-spacing:.06em;text-transform:uppercase;margin-bottom:20px;}
.footer-col a, .footer-col p{display:block;color:#96A2B3;font-size:13.5px;margin-bottom:12px;}
.footer-col a:hover{color:var(--gold-300);}
.footer-social{display:flex;gap:14px;margin-top:8px;}
.footer-social a{width:34px;height:34px;border:1px solid rgba(255,255,255,.2);display:flex;align-items:center;justify-content:center;font-size:11px;border-radius:50%;}
.footer-bottom{border-top:1px solid rgba(255,255,255,.1);padding:24px 0;display:flex;justify-content:space-between;flex-wrap:wrap;gap:10px;font-size:12px;color:#7C8AA0;}
@media (max-width:900px){.footer-grid{grid-template-columns:1fr 1fr;}}
@media (max-width:600px){.footer-grid{grid-template-columns:1fr;}}

/* ---------- WhatsApp floating button ---------- */
.wa-float{
  position:fixed;bottom:26px;right:26px;z-index:150;
  width:58px;height:58px;border-radius:50%;
  background:#1F3B2E;color:#fff;
  display:flex;align-items:center;justify-content:center;
  box-shadow:0 12px 28px -8px rgba(0,0,0,.4);
  transition:transform .25s var(--ease);
}
.wa-float:hover{transform:scale(1.06);}

/* ---------- Page header (interior pages) ---------- */
.page-hero{background:var(--navy-950);padding:150px 0 70px;}
.page-hero .eyebrow{margin-bottom:18px;}
.page-hero h1{color:#fff;max-width:760px;}
.page-hero p.lede{max-width:600px;color:#C9D3E0;}
.breadcrumb{display:flex;gap:8px;font-size:12px;color:#7C8AA0;margin-bottom:20px;}
.breadcrumb a:hover{color:#fff;}

/* ---------- Reveal on scroll ---------- */
.reveal{opacity:0;transform:translateY(18px);transition:opacity .7s var(--ease), transform .7s var(--ease);}
.reveal.in{opacity:1;transform:translateY(0);}

/* ---------- Disclaimer box ---------- */
.disclaimer{background:var(--cream-2);border-left:2px solid var(--gold-600);padding:20px 24px;font-size:13.5px;color:var(--muted);margin-top:36px;}
.disclaimer strong{color:var(--ink);}

/* ---------- Detail page ---------- */
.detail-gallery{display:grid;grid-template-columns:2fr 1fr;gap:10px;height:520px;margin-bottom:0;}
.detail-gallery .main-img{height:100%;overflow:hidden;}
.detail-gallery .main-img img{width:100%;height:100%;object-fit:cover;}
.detail-gallery .side-imgs{display:grid;grid-template-rows:1fr 1fr;gap:10px;}
.detail-gallery .side-imgs img{width:100%;height:100%;object-fit:cover;}
@media (max-width:800px){.detail-gallery{grid-template-columns:1fr;height:auto;} .detail-gallery .side-imgs{display:none;}}

.detail-head{display:flex;justify-content:space-between;align-items:flex-start;gap:30px;padding:36px 0;border-bottom:1px solid var(--line);flex-wrap:wrap;}
.detail-price{font-family:var(--serif);font-size:32px;}
.detail-price span{display:block;font-family:var(--sans);font-size:11px;color:var(--muted);text-transform:uppercase;letter-spacing:.05em;}

.detail-layout{display:grid;grid-template-columns:2fr 1fr;gap:60px;padding-top:50px;}
.spec-table{border-top:1px solid var(--line);}
.spec-row{display:flex;justify-content:space-between;padding:14px 0;border-bottom:1px solid var(--line);font-size:14px;}
.spec-row .k{color:var(--muted);}
.spec-row .v{font-weight:500;text-align:right;}
.feature-tags{display:flex;flex-wrap:wrap;gap:10px;}
.feature-tags span{font-size:12.5px;padding:8px 14px;border:1px solid var(--line);color:var(--ink-70);}
.sidebar-card{background:var(--cream-2);border:1px solid var(--line);padding:28px;position:sticky;top:110px;}
.sidebar-card .btn{width:100%;margin-bottom:12px;}
@media (max-width:900px){.detail-layout{grid-template-columns:1fr;} .sidebar-card{position:static;}}