/* =====================================================
   GeorgeStinsonCRE.com — Design System
   Inspired by Linear, Vercel, Stripe
   Primary Palette: #98000E · #7E8083 · #fff · #303C42 · #003146
   Font: Avenir Next / Nunito Sans
   ===================================================== */

/* ── Google Fonts fallback (Nunito Sans) ── */
@import url('https://fonts.googleapis.com/css2?family=Nunito+Sans:ital,opsz,wght@0,6..12,300;0,6..12,400;0,6..12,500;0,6..12,600;0,6..12,700;0,6..12,800;1,6..12,400&display=swap');

/* ── CSS Variables ── */
:root {
  --red:       #E8182C;
  --red-light: #f02535;
  --red-dark:  #b5101f;
  --gray:      #7E8083;
  --gray-light:#a8aaad;
  --gray-dark: #5a5c5e;
  --white:     #ffffff;
  --slate:     #303C42;
  --navy:      #003146;
  --navy-deep: #001e2d;
  --navy-mid:  #004060;
  --bg-dark:   #0a1520;

  --font-primary: 'Avenir Next', 'Nunito Sans', -apple-system, BlinkMacSystemFont, sans-serif;

  --radius-sm:  4px;
  --radius-md:  8px;
  --radius-lg:  16px;
  --radius-xl:  24px;
  --radius-full:9999px;

  --shadow-sm:  0 1px 3px rgba(0,0,0,.12), 0 1px 2px rgba(0,0,0,.08);
  --shadow-md:  0 4px 16px rgba(0,0,0,.18), 0 2px 6px rgba(0,0,0,.12);
  --shadow-lg:  0 12px 40px rgba(0,0,0,.28), 0 4px 12px rgba(0,0,0,.16);
  --shadow-red: 0 4px 20px rgba(152,0,14,.35);

  --transition: .22s cubic-bezier(.4,0,.2,1);
  --transition-slow: .45s cubic-bezier(.4,0,.2,1);

  --max-w:  1200px;
  --gutter: clamp(1.25rem, 5vw, 3rem);
}

/* ── Reset ── */
*, *::before, *::after { box-sizing: border-box; margin: 0; padding: 0; }
html { scroll-behavior: smooth; font-size: 16px; }
body {
  font-family: var(--font-primary);
  background: var(--navy-deep);
  color: var(--white);
  line-height: 1.6;
  -webkit-font-smoothing: antialiased;
  overflow-x: hidden;
}
img { max-width: 100%; display: block; }
a { text-decoration: none; color: inherit; }
ul { list-style: none; }

/* ── Utility ── */
.container {
  width: 100%;
  max-width: var(--max-w);
  margin: 0 auto;
  padding: 0 var(--gutter);
}
.sr-only {
  position: absolute; width: 1px; height: 1px;
  clip: rect(0,0,0,0); overflow: hidden; white-space: nowrap;
}
.text-red { color: var(--red); }
.text-gray { color: var(--gray-light); }
.tag {
  display: inline-flex; align-items: center; gap: .4rem;
  font-size: .75rem; font-weight: 700; letter-spacing: .1em;
  text-transform: uppercase; color: var(--red);
  padding: .3rem .75rem; border-radius: var(--radius-full);
  border: 1px solid rgba(152,0,14,.3);
  background: rgba(152,0,14,.08);
}
.divider {
  width: 48px; height: 3px;
  background: linear-gradient(90deg, var(--red), var(--red-dark));
  border-radius: var(--radius-full);
  margin: 1rem 0 1.75rem;
}

/* ── Buttons ── */
.btn {
  display: inline-flex; align-items: center; gap: .5rem;
  padding: .75rem 1.75rem;
  font-family: var(--font-primary); font-size: .9rem; font-weight: 600;
  border-radius: var(--radius-md); border: none; cursor: pointer;
  transition: var(--transition); text-decoration: none; line-height: 1;
}
.btn-primary {
  background: var(--red); color: var(--white);
  box-shadow: var(--shadow-red);
}
.btn-primary:hover {
  background: var(--red-light);
  transform: translateY(-2px);
  box-shadow: 0 8px 28px rgba(152,0,14,.45);
}
.btn-outline {
  background: transparent; color: var(--white);
  border: 1px solid rgba(255,255,255,.25);
}
.btn-outline:hover {
  background: rgba(255,255,255,.07);
  border-color: rgba(255,255,255,.5);
  transform: translateY(-2px);
}
.btn-ghost {
  background: transparent; color: var(--gray-light); padding: .5rem 0;
}
.btn-ghost:hover { color: var(--white); }
.btn svg { flex-shrink: 0; }

/* ──────────────────────────────────────────────────── */
/*  NAVIGATION                                          */
/* ──────────────────────────────────────────────────── */
.nav {
  position: fixed; top: 0; left: 0; right: 0; z-index: 1000;
  transition: background var(--transition), backdrop-filter var(--transition),
              box-shadow var(--transition);
}
.nav.scrolled {
  background: rgba(0,20,35,.88);
  backdrop-filter: blur(20px) saturate(1.4);
  -webkit-backdrop-filter: blur(20px) saturate(1.4);
  box-shadow: 0 1px 0 rgba(255,255,255,.06);
}
.nav-inner {
  display: flex; align-items: center; justify-content: space-between;
  height: 72px; padding: 0 var(--gutter);
  max-width: var(--max-w); margin: 0 auto;
}
.nav-brand { display: flex; align-items: center; gap: 1rem; }
.nav-brand img { height: 36px; width: auto; }
.nav-brand .brand-name {
  font-size: .95rem; font-weight: 700; letter-spacing: .04em;
  color: var(--white); opacity: .92;
}
.nav-links {
  display: flex; align-items: center; gap: 2rem;
}
.nav-links a {
  font-size: .875rem; font-weight: 500; color: rgba(255,255,255,.72);
  transition: color var(--transition);
  position: relative;
}
.nav-links a::after {
  content: ''; position: absolute; bottom: -4px; left: 0; right: 0;
  height: 2px; background: var(--red); border-radius: 2px;
  transform: scaleX(0); transition: transform var(--transition);
  transform-origin: center;
}
.nav-links a:hover, .nav-links a.active { color: var(--white); }
.nav-links a:hover::after, .nav-links a.active::after { transform: scaleX(1); }
.nav-cta { display: flex; align-items: center; gap: .75rem; }
.nav-mobile-toggle {
  display: none; flex-direction: column; gap: 5px;
  background: none; border: none; cursor: pointer; padding: .25rem;
}
.nav-mobile-toggle span {
  display: block; width: 24px; height: 2px;
  background: var(--white); border-radius: 2px;
  transition: var(--transition);
}
.nav-mobile-toggle.open span:nth-child(1) { transform: translateY(7px) rotate(45deg); }
.nav-mobile-toggle.open span:nth-child(2) { opacity: 0; }
.nav-mobile-toggle.open span:nth-child(3) { transform: translateY(-7px) rotate(-45deg); }

/* Mobile nav drawer */
.nav-drawer {
  display: none;
  position: fixed; top: 72px; left: 0; right: 0; bottom: 0;
  background: rgba(0,20,35,.97);
  backdrop-filter: blur(24px);
  padding: 2rem var(--gutter);
  flex-direction: column; gap: 1.5rem;
  z-index: 999;
}
.nav-drawer.open { display: flex; }
.nav-drawer a {
  font-size: 1.25rem; font-weight: 600; color: rgba(255,255,255,.8);
  padding: .75rem 0; border-bottom: 1px solid rgba(255,255,255,.08);
  transition: color var(--transition);
}
.nav-drawer a:hover { color: var(--white); }

/* ──────────────────────────────────────────────────── */
/*  HERO SECTION                                        */
/* ──────────────────────────────────────────────────── */
.hero {
  position: relative; min-height: 100vh;
  display: flex; flex-direction: column; justify-content: flex-end;
  overflow: hidden;
}
.hero-bg {
  position: absolute; inset: 0;
  background: var(--navy-deep);
}
.hero-bg img {
  width: 100%; height: 100%; object-fit: cover;
  object-position: center 25%;
  opacity: .28;
  filter: contrast(1.05) brightness(1.05);
}
.hero-overlay {
  position: absolute; inset: 0;
  background: linear-gradient(
    160deg,
    rgba(0,20,35,.82) 0%,
    rgba(0,49,70,.38) 45%,
    rgba(0,20,35,.72) 100%
  );
}
/* Subtle grid texture */
.hero-grid {
  position: absolute; inset: 0; pointer-events: none;
  background-image:
    linear-gradient(rgba(255,255,255,.025) 1px, transparent 1px),
    linear-gradient(90deg, rgba(255,255,255,.025) 1px, transparent 1px);
  background-size: 60px 60px;
  mask-image: radial-gradient(ellipse 80% 80% at 50% 50%, black 30%, transparent 80%);
}
/* Glow orbs */
.hero-orb {
  position: absolute; border-radius: 50%;
  filter: blur(80px); pointer-events: none; opacity: .2;
}
.hero-orb-1 {
  width: 600px; height: 600px;
  background: radial-gradient(circle, rgba(152,0,14,.6), transparent 70%);
  top: -100px; right: -100px;
}
.hero-orb-2 {
  width: 500px; height: 500px;
  background: radial-gradient(circle, rgba(0,64,96,.8), transparent 70%);
  bottom: 0; left: -100px;
}

.hero-content {
  position: relative; z-index: 2;
  padding: 180px var(--gutter) 100px;
  max-width: var(--max-w); margin: 0 auto; width: 100%;
}
.hero-eyebrow {
  display: inline-flex; align-items: center; gap: .6rem;
  margin-bottom: 1.5rem;
}
.hero-eyebrow .dot {
  width: 6px; height: 6px; border-radius: 50%; background: var(--red);
  animation: pulse 2.5s ease-in-out infinite;
}
@keyframes pulse {
  0%, 100% { opacity: 1; transform: scale(1); }
  50%       { opacity: .5; transform: scale(.7); }
}
.hero-eyebrow span {
  font-size: .8rem; font-weight: 700; letter-spacing: .14em;
  text-transform: uppercase; color: rgba(255,255,255,.55);
}
.hero-title {
  font-size: clamp(3rem, 7vw, 5.5rem);
  font-weight: 800; line-height: 1.06; letter-spacing: -.03em;
  margin-bottom: 1.5rem; max-width: 820px;
}
.hero-title .name-line {
  display: block;
  background: linear-gradient(135deg, var(--white) 0%, rgba(255,255,255,.75) 100%);
  -webkit-background-clip: text; -webkit-text-fill-color: transparent;
  background-clip: text;
}
.hero-title .title-line {
  display: block;
  background: linear-gradient(135deg, rgba(255,255,255,.5) 0%, rgba(255,255,255,.3) 100%);
  -webkit-background-clip: text; -webkit-text-fill-color: transparent;
  background-clip: text;
  font-size: clamp(1.6rem, 3.5vw, 2.8rem);
  font-weight: 500; letter-spacing: -.01em; margin-top: .25rem;
}
.hero-subtitle {
  font-size: clamp(1rem, 1.8vw, 1.2rem); color: rgba(255,255,255,.6);
  max-width: 560px; line-height: 1.7; margin-bottom: 2.5rem;
  font-weight: 400;
}
.hero-actions { display: flex; flex-wrap: wrap; gap: 1rem; margin-bottom: 4rem; }
.hero-stats {
  display: flex; flex-wrap: wrap; gap: 2.5rem;
  padding-top: 2.5rem;
  border-top: 1px solid rgba(255,255,255,.1);
}
.hero-stat-item { text-align: left; }
.hero-stat-number {
  font-size: clamp(1.75rem, 3vw, 2.5rem);
  font-weight: 800; letter-spacing: -.03em; line-height: 1;
  background: linear-gradient(135deg, var(--white), rgba(255,255,255,.7));
  -webkit-background-clip: text; -webkit-text-fill-color: transparent;
  background-clip: text;
}
.hero-stat-number .stat-accent { color: var(--red); -webkit-text-fill-color: var(--red); }
.hero-stat-label {
  font-size: .78rem; font-weight: 600; letter-spacing: .08em;
  text-transform: uppercase; color: rgba(255,255,255,.45);
  margin-top: .3rem;
}
/* Scroll indicator */
.hero-scroll {
  position: absolute; bottom: 2.5rem; left: 50%; transform: translateX(-50%);
  z-index: 2; display: flex; flex-direction: column; align-items: center; gap: .5rem;
  opacity: .5;
}
.hero-scroll span { font-size: .7rem; letter-spacing: .12em; text-transform: uppercase; }
.scroll-line {
  width: 1px; height: 48px;
  background: linear-gradient(to bottom, rgba(255,255,255,.6), transparent);
  animation: scrollAnim 2s ease-in-out infinite;
}
@keyframes scrollAnim {
  0% { transform: scaleY(0); transform-origin: top; }
  50% { transform: scaleY(1); transform-origin: top; }
  51% { transform-origin: bottom; }
  100% { transform: scaleY(0); transform-origin: bottom; }
}

/* ──────────────────────────────────────────────────── */
/*  LOGO BAR                                            */
/* ──────────────────────────────────────────────────── */
.logobar {
  background: rgba(255,255,255,.03);
  border-top: 1px solid rgba(255,255,255,.06);
  border-bottom: 1px solid rgba(255,255,255,.06);
  padding: 1.75rem var(--gutter);
}
.logobar-inner {
  max-width: var(--max-w); margin: 0 auto;
  display: flex; align-items: center; justify-content: space-between;
  flex-wrap: wrap; gap: 1.5rem;
}
.logobar-label {
  font-size: .75rem; font-weight: 700; letter-spacing: .1em;
  text-transform: uppercase; color: rgba(255,255,255,.3); white-space: nowrap;
}
.logobar-logos { display: flex; align-items: center; gap: 2rem; flex-wrap: wrap; }
.logobar-logos img { height: 32px; width: auto; opacity: .6; filter: brightness(1.5); transition: opacity var(--transition); }
.logobar-logos img:hover { opacity: .9; }

/* ──────────────────────────────────────────────────── */
/*  SECTION COMMONS                                     */
/* ──────────────────────────────────────────────────── */
section { position: relative; }
.section-header { margin-bottom: 3.5rem; max-width: 640px; }
.section-header.centered { margin: 0 auto 3.5rem; text-align: center; }
.section-header.centered .divider { margin: 1rem auto 1.75rem; }
.section-title {
  font-size: clamp(1.9rem, 4vw, 3rem);
  font-weight: 800; letter-spacing: -.03em; line-height: 1.15;
  color: var(--white);
}
.section-body {
  font-size: 1.05rem; color: rgba(255,255,255,.6); line-height: 1.75;
}

/* ──────────────────────────────────────────────────── */
/*  ABOUT SECTION                                       */
/* ──────────────────────────────────────────────────── */
.about {
  background: var(--navy-deep);
  padding: 7rem var(--gutter);
}
.about-grid {
  max-width: var(--max-w); margin: 0 auto;
  display: grid; grid-template-columns: 1fr 1.1fr; gap: 5rem; align-items: center;
}
.about-image-wrap {
  position: relative;
  max-width: 320px;
  margin-left: auto;
  margin-right: auto;
}
.about-image-frame {
  position: relative; border-radius: var(--radius-xl);
  overflow: hidden;
  box-shadow: var(--shadow-lg), 0 0 0 1px rgba(255,255,255,.07);
}
.about-image-frame img {
  width: 100%; aspect-ratio: 3/4;
  object-fit: cover; object-position: top center;
  filter: contrast(1.05) brightness(.95);
  transition: transform var(--transition-slow);
}
.about-image-frame:hover img { transform: scale(1.02); }
/* Red accent line */
.about-image-frame::before {
  content: ''; position: absolute;
  left: 0; top: 0; bottom: 0; width: 4px;
  background: linear-gradient(to bottom, var(--red), var(--red-dark));
  z-index: 1;
}
/* Floating badge */
.about-badge {
  position: absolute; bottom: -20px; right: -20px;
  background: var(--slate); border: 1px solid rgba(255,255,255,.1);
  border-radius: var(--radius-lg);
  padding: 1.25rem 1.5rem;
  box-shadow: var(--shadow-lg);
  z-index: 2; min-width: 180px;
}
.about-badge-number {
  font-size: 2.25rem; font-weight: 800; letter-spacing: -.04em;
  color: var(--red); line-height: 1;
}
.about-badge-text {
  font-size: .8rem; font-weight: 600; color: rgba(255,255,255,.55);
  letter-spacing: .06em; text-transform: uppercase; margin-top: .25rem;
}
.about-content .section-body { margin-bottom: 1.5rem; }
.about-pillars {
  display: grid; grid-template-columns: 1fr 1fr; gap: 1rem;
  margin: 2rem 0;
}
.pillar {
  background: rgba(255,255,255,.04); border: 1px solid rgba(255,255,255,.07);
  border-radius: var(--radius-md); padding: 1.25rem;
  transition: background var(--transition), border-color var(--transition), transform var(--transition);
}
.pillar:hover {
  background: rgba(255,255,255,.07);
  border-color: rgba(152,0,14,.3);
  transform: translateY(-3px);
}
.pillar-icon {
  width: 36px; height: 36px;
  background: rgba(152,0,14,.15); border-radius: var(--radius-sm);
  display: flex; align-items: center; justify-content: center;
  margin-bottom: .75rem;
  color: var(--red);
}
.pillar-title { font-size: .9rem; font-weight: 700; color: var(--white); margin-bottom: .25rem; }
.pillar-text { font-size: .82rem; color: rgba(255,255,255,.5); line-height: 1.5; }

/* ──────────────────────────────────────────────────── */
/*  SERVICES SECTION                                    */
/* ──────────────────────────────────────────────────── */
.services {
  background: var(--slate);
  padding: 7rem var(--gutter);
}
.services-inner { max-width: var(--max-w); margin: 0 auto; }
.services-grid {
  display: grid;
  grid-template-columns: repeat(auto-fill, minmax(300px, 1fr));
  gap: 1.25rem;
  margin-top: 3.5rem;
}
.service-card {
  background: rgba(0,20,35,.5); border: 1px solid rgba(255,255,255,.08);
  border-radius: var(--radius-lg); padding: 2rem;
  transition: var(--transition);
  position: relative; overflow: hidden;
}
.service-card::before {
  content: ''; position: absolute; inset: 0;
  background: linear-gradient(135deg, rgba(152,0,14,.05) 0%, transparent 60%);
  opacity: 0; transition: opacity var(--transition);
}
.service-card:hover {
  border-color: rgba(152,0,14,.35);
  transform: translateY(-4px);
  box-shadow: 0 16px 40px rgba(0,0,0,.3);
}
.service-card:hover::before { opacity: 1; }
.service-card.featured {
  border-color: rgba(152,0,14,.4);
  background: rgba(152,0,14,.08);
}
.service-number {
  font-size: .7rem; font-weight: 800; letter-spacing: .14em;
  color: var(--red); text-transform: uppercase; margin-bottom: 1rem;
}
.service-icon {
  width: 44px; height: 44px;
  background: rgba(152,0,14,.12); border-radius: var(--radius-md);
  display: flex; align-items: center; justify-content: center;
  color: var(--red); margin-bottom: 1.25rem;
}
.service-title {
  font-size: 1.15rem; font-weight: 700; color: var(--white);
  margin-bottom: .75rem; letter-spacing: -.01em;
}
.service-desc {
  font-size: .9rem; color: rgba(255,255,255,.55); line-height: 1.65;
}
.service-link {
  display: inline-flex; align-items: center; gap: .4rem;
  font-size: .82rem; font-weight: 600; color: var(--red);
  margin-top: 1.25rem;
  transition: gap var(--transition);
}
.service-link:hover { gap: .7rem; }

/* ──────────────────────────────────────────────────── */
/*  METRICS / SOCIAL PROOF                              */
/* ──────────────────────────────────────────────────── */
.metrics {
  background: var(--navy-deep);
  padding: 7rem var(--gutter);
  position: relative; overflow: hidden;
}
.metrics::before {
  content: ''; position: absolute; inset: 0;
  background: radial-gradient(ellipse 80% 60% at 50% 100%, rgba(152,0,14,.08), transparent);
}
.metrics-inner { max-width: var(--max-w); margin: 0 auto; position: relative; z-index: 1; }
.metrics-grid {
  display: grid; grid-template-columns: repeat(4, 1fr);
  gap: 0; margin-top: 3.5rem;
  border: 1px solid rgba(255,255,255,.08); border-radius: var(--radius-xl);
  overflow: hidden;
}
.metric-item {
  padding: 2.75rem 2rem; text-align: center;
  border-right: 1px solid rgba(255,255,255,.08);
  background: rgba(255,255,255,.02);
  transition: background var(--transition);
}
.metric-item:last-child { border-right: none; }
.metric-item:hover { background: rgba(255,255,255,.05); }
.metric-value {
  font-size: clamp(2.25rem, 4vw, 3.5rem);
  font-weight: 800; letter-spacing: -.04em; line-height: 1;
  color: var(--white);
}
.metric-value .accent { color: var(--red); }
.metric-label {
  font-size: .78rem; font-weight: 700; letter-spacing: .1em;
  text-transform: uppercase; color: rgba(255,255,255,.4);
  margin-top: .75rem;
}
.metric-sub { font-size: .82rem; color: rgba(255,255,255,.35); margin-top: .35rem; }

/* ──────────────────────────────────────────────────── */
/*  PROPERTY TYPES                                      */
/* ──────────────────────────────────────────────────── */
.property-types {
  background: var(--navy);
  padding: 7rem var(--gutter);
}
.property-types-inner { max-width: var(--max-w); margin: 0 auto; }
.property-grid {
  display: grid; grid-template-columns: repeat(5, 1fr);
  gap: 1rem; margin-top: 3.5rem;
}
.property-card {
  border: 1px solid rgba(255,255,255,.08);
  border-radius: var(--radius-lg); padding: 1.75rem 1.25rem;
  text-align: center; background: rgba(255,255,255,.03);
  transition: var(--transition); cursor: default;
}
.property-card:hover {
  background: rgba(255,255,255,.07);
  border-color: rgba(152,0,14,.35);
  transform: translateY(-4px);
  box-shadow: 0 12px 32px rgba(0,0,0,.25);
}
.property-card:hover .property-icon { background: rgba(152,0,14,.2); color: var(--red); }
.property-icon {
  width: 56px; height: 56px; margin: 0 auto 1rem;
  background: rgba(255,255,255,.06); border-radius: var(--radius-md);
  display: flex; align-items: center; justify-content: center;
  color: rgba(255,255,255,.6);
  transition: var(--transition);
}
.property-name {
  font-size: .9rem; font-weight: 700; color: var(--white); margin-bottom: .35rem;
}
.property-desc { font-size: .78rem; color: rgba(255,255,255,.45); line-height: 1.5; }

/* ──────────────────────────────────────────────────── */
/*  VALUE PROPOSITION                                   */
/* ──────────────────────────────────────────────────── */
.value-prop {
  background: var(--slate);
  padding: 7rem var(--gutter);
}
.value-prop-inner { max-width: var(--max-w); margin: 0 auto; }
.value-grid {
  display: grid; grid-template-columns: 1fr 1fr;
  gap: 4rem; align-items: center; margin-top: 0;
}
.value-list { margin-top: 2.5rem; display: flex; flex-direction: column; gap: 1.5rem; }
.value-item {
  display: flex; gap: 1.25rem; align-items: flex-start;
  padding: 1.5rem; border-radius: var(--radius-lg);
  border: 1px solid rgba(255,255,255,.07);
  background: rgba(0,0,0,.15);
  transition: var(--transition);
}
.value-item:hover {
  border-color: rgba(152,0,14,.3); background: rgba(152,0,14,.05);
  transform: translateX(4px);
}
.value-item-icon {
  width: 40px; height: 40px; flex-shrink: 0;
  background: rgba(152,0,14,.15); border-radius: var(--radius-sm);
  display: flex; align-items: center; justify-content: center;
  color: var(--red);
}
.value-item-title { font-size: .95rem; font-weight: 700; color: var(--white); margin-bottom: .35rem; }
.value-item-text { font-size: .88rem; color: rgba(255,255,255,.55); line-height: 1.65; }
.value-callout {
  background: linear-gradient(135deg, var(--navy-deep), rgba(0,49,70,.8));
  border: 1px solid rgba(255,255,255,.08);
  border-radius: var(--radius-xl); padding: 2.5rem;
  display: flex; flex-direction: column; gap: 2rem;
}
.callout-quote {
  font-size: 1.15rem; font-style: italic; color: rgba(255,255,255,.8);
  line-height: 1.7; border-left: 3px solid var(--red); padding-left: 1.25rem;
}
.callout-mission { }
.callout-label {
  font-size: .7rem; font-weight: 800; letter-spacing: .12em;
  text-transform: uppercase; color: var(--red); margin-bottom: .6rem;
}
.callout-text { font-size: .9rem; color: rgba(255,255,255,.65); line-height: 1.7; }

/* ──────────────────────────────────────────────────── */
/*  AWARD / CREDENTIAL BAR                             */
/* ──────────────────────────────────────────────────── */
.awards {
  background: rgba(152,0,14,.08);
  border-top: 1px solid rgba(152,0,14,.2);
  border-bottom: 1px solid rgba(152,0,14,.2);
  padding: 2.5rem var(--gutter);
}
.awards-inner {
  max-width: var(--max-w); margin: 0 auto;
  display: flex; align-items: center; justify-content: space-between;
  flex-wrap: wrap; gap: 2rem;
}
.award-item {
  display: flex; align-items: center; gap: 1rem;
}
.award-item img { height: 56px; width: auto; }
.award-text-wrap { }
.award-title { font-size: .9rem; font-weight: 700; color: var(--white); }
.award-sub { font-size: .78rem; color: rgba(255,255,255,.5); }
.award-divider { width: 1px; height: 40px; background: rgba(255,255,255,.12); }

/* ──────────────────────────────────────────────────── */
/*  MARKET FOCUS                                        */
/* ──────────────────────────────────────────────────── */
.market {
  background: var(--navy-deep);
  padding: 7rem var(--gutter);
}
.market-inner { max-width: var(--max-w); margin: 0 auto; }
.market-content {
  display: grid; grid-template-columns: 1.1fr 1fr; gap: 5rem; align-items: center;
}
.market-visual {
  position: relative;
}
.market-image-wrap {
  border-radius: var(--radius-xl); overflow: hidden;
  box-shadow: var(--shadow-lg);
  border: 1px solid rgba(255,255,255,.07);
}
.market-image-wrap img {
  width: 100%; height: 360px; object-fit: cover; object-position: center;
  opacity: .8;
}
.market-overlay-card {
  position: absolute; bottom: -1rem; left: -1rem;
  background: rgba(48,60,66,.95); border: 1px solid rgba(255,255,255,.1);
  border-radius: var(--radius-lg); padding: 1.25rem 1.5rem;
  backdrop-filter: blur(12px);
}
.market-overlay-card .market-city {
  font-size: 1rem; font-weight: 800; color: var(--white);
}
.market-overlay-card .market-sub {
  font-size: .78rem; color: rgba(255,255,255,.5); margin-top: .2rem;
}
.market-body { }
.market-points { margin-top: 2rem; display: flex; flex-direction: column; gap: 1rem; }
.market-point {
  display: flex; gap: .75rem; align-items: flex-start;
}
.market-point-dot {
  width: 8px; height: 8px; border-radius: 50%; background: var(--red);
  flex-shrink: 0; margin-top: .45rem;
}
.market-point-text { font-size: .9rem; color: rgba(255,255,255,.65); line-height: 1.6; }

/* ──────────────────────────────────────────────────── */
/*  CTA SECTION                                         */
/* ──────────────────────────────────────────────────── */
.cta-section {
  background: linear-gradient(135deg, var(--red-dark) 0%, var(--red) 50%, #b5001a 100%);
  padding: 7rem var(--gutter); position: relative; overflow: hidden;
}
.cta-section::before {
  content: ''; position: absolute; inset: 0;
  background-image:
    linear-gradient(rgba(255,255,255,.04) 1px, transparent 1px),
    linear-gradient(90deg, rgba(255,255,255,.04) 1px, transparent 1px);
  background-size: 48px 48px;
}
.cta-inner {
  max-width: 720px; margin: 0 auto; text-align: center;
  position: relative; z-index: 1;
}
.cta-inner .section-title { color: var(--white); }
.cta-inner .section-body { color: rgba(255,255,255,.75); margin: 1.25rem auto 2.5rem; max-width: 520px; }
.cta-actions { display: flex; justify-content: center; flex-wrap: wrap; gap: 1rem; }
.btn-cta-white {
  background: var(--white); color: var(--red);
  font-weight: 700; box-shadow: 0 4px 20px rgba(0,0,0,.2);
}
.btn-cta-white:hover {
  background: rgba(255,255,255,.92);
  transform: translateY(-2px);
  box-shadow: 0 8px 30px rgba(0,0,0,.3);
}
.btn-cta-outline {
  background: transparent; color: var(--white);
  border: 2px solid rgba(255,255,255,.5);
}
.btn-cta-outline:hover {
  background: rgba(255,255,255,.1);
  border-color: var(--white);
  transform: translateY(-2px);
}

/* ──────────────────────────────────────────────────── */
/*  FOOTER                                              */
/* ──────────────────────────────────────────────────── */
.footer {
  background: var(--navy-deep);
  border-top: 1px solid rgba(255,255,255,.07);
  padding: 5rem var(--gutter) 2rem;
}
.footer-grid {
  max-width: var(--max-w); margin: 0 auto;
  display: grid; grid-template-columns: 1.8fr 1fr 1fr 1.2fr;
  gap: 3rem; padding-bottom: 3rem;
  border-bottom: 1px solid rgba(255,255,255,.07);
}
.footer-brand img { height: 40px; width: auto; margin-bottom: 1rem; }
.footer-brand p {
  font-size: .875rem; color: rgba(255,255,255,.45); line-height: 1.7; max-width: 280px;
}
.footer-col h4 {
  font-size: .75rem; font-weight: 800; letter-spacing: .1em;
  text-transform: uppercase; color: rgba(255,255,255,.4);
  margin-bottom: 1.25rem;
}
.footer-col ul { display: flex; flex-direction: column; gap: .7rem; }
.footer-col ul li a {
  font-size: .875rem; color: rgba(255,255,255,.55);
  transition: color var(--transition);
}
.footer-col ul li a:hover { color: var(--white); }
.footer-contact-item {
  display: flex; gap: .75rem; align-items: flex-start;
  font-size: .875rem; color: rgba(255,255,255,.55);
  margin-bottom: .9rem;
}
.footer-contact-item svg { flex-shrink: 0; margin-top: .2rem; color: var(--red); }
.footer-bottom {
  max-width: var(--max-w); margin: 2rem auto 0;
  display: flex; align-items: center; justify-content: space-between;
  flex-wrap: wrap; gap: 1rem;
}
.footer-bottom p { font-size: .8rem; color: rgba(255,255,255,.3); }
.footer-social { display: flex; gap: .75rem; }
.footer-social a {
  width: 36px; height: 36px; border-radius: 50%;
  background: rgba(255,255,255,.06); border: 1px solid rgba(255,255,255,.1);
  display: flex; align-items: center; justify-content: center;
  color: rgba(255,255,255,.6); transition: var(--transition);
}
.footer-social a:hover { background: var(--red); border-color: var(--red); color: var(--white); }
.lee-affiliation {
  font-size: .75rem; color: rgba(255,255,255,.25);
  padding-top: 1.5rem; text-align: center;
  max-width: var(--max-w); margin: 0 auto;
}

/* ──────────────────────────────────────────────────── */
/*  REVEAL ANIMATIONS                                   */
/* ──────────────────────────────────────────────────── */
[data-reveal] {
  opacity: 0; transform: translateY(24px);
  transition: opacity .6s cubic-bezier(.4,0,.2,1), transform .6s cubic-bezier(.4,0,.2,1);
}
[data-reveal].revealed { opacity: 1; transform: translateY(0); }
[data-reveal-delay="1"] { transition-delay: .1s; }
[data-reveal-delay="2"] { transition-delay: .2s; }
[data-reveal-delay="3"] { transition-delay: .3s; }
[data-reveal-delay="4"] { transition-delay: .4s; }
[data-reveal-delay="5"] { transition-delay: .5s; }

/* ──────────────────────────────────────────────────── */
/*  INNER PAGE HERO (about / services / contact)        */
/* ──────────────────────────────────────────────────── */
.page-hero {
  padding: 160px var(--gutter) 80px;
  background: var(--navy-deep);
  position: relative; overflow: hidden;
}
.page-hero::before {
  content: ''; position: absolute; inset: 0;
  background: radial-gradient(ellipse 60% 60% at 80% 40%, rgba(152,0,14,.12), transparent);
}
.page-hero-inner { max-width: var(--max-w); margin: 0 auto; position: relative; z-index: 1; }
.page-hero-split {
  display: grid;
  grid-template-columns: 1.4fr 1fr;
  gap: 4rem;
  align-items: center;
}
.page-hero-text { }
.page-hero-image {
  border-radius: var(--radius-xl);
  overflow: hidden;
  box-shadow: var(--shadow-lg), 0 0 0 1px rgba(255,255,255,.07);
  position: relative;
}
.page-hero-image::before {
  content: '';
  position: absolute; inset: 0;
  background: linear-gradient(135deg, rgba(152,0,14,.08) 0%, transparent 50%);
  z-index: 1; pointer-events: none;
}
.page-hero-image img {
  width: 100%; height: 315px;
  object-fit: cover; object-position: center 20%;
  display: block;
  transition: transform var(--transition-slow);
}
.page-hero-image:hover img { transform: scale(1.03); }
.breadcrumb {
  display: flex; align-items: center; gap: .5rem;
  font-size: .8rem; color: rgba(255,255,255,.4); margin-bottom: 1.5rem;
}
.breadcrumb a { color: rgba(255,255,255,.4); }
.breadcrumb a:hover { color: rgba(255,255,255,.7); }
.breadcrumb-sep { color: rgba(255,255,255,.2); }

/* ──────────────────────────────────────────────────── */
/*  CONTACT FORM                                        */
/* ──────────────────────────────────────────────────── */
.contact-wrap { max-width: var(--max-w); margin: 0 auto; padding: 5rem var(--gutter); }
.contact-grid { display: grid; grid-template-columns: 1fr 1.4fr; gap: 5rem; }
.contact-info { display: flex; flex-direction: column; gap: 2rem; }
.contact-card {
  background: rgba(255,255,255,.04); border: 1px solid rgba(255,255,255,.08);
  border-radius: var(--radius-lg); padding: 1.5rem;
  display: flex; gap: 1rem; align-items: flex-start;
}
.contact-card-icon {
  width: 40px; height: 40px; flex-shrink: 0;
  background: rgba(152,0,14,.12); border-radius: var(--radius-sm);
  display: flex; align-items: center; justify-content: center; color: var(--red);
}
.contact-card-label { font-size: .75rem; font-weight: 700; letter-spacing: .08em; text-transform: uppercase; color: rgba(255,255,255,.4); }
.contact-card-value { font-size: .95rem; font-weight: 600; color: var(--white); margin-top: .2rem; }
.contact-form-wrap {
  background: rgba(255,255,255,.03); border: 1px solid rgba(255,255,255,.08);
  border-radius: var(--radius-xl); padding: 2.5rem;
}
.form-row { display: grid; grid-template-columns: 1fr 1fr; gap: 1rem; }
.form-group { margin-bottom: 1.25rem; }
.form-group label {
  display: block; font-size: .78rem; font-weight: 700; letter-spacing: .08em;
  text-transform: uppercase; color: rgba(255,255,255,.5); margin-bottom: .5rem;
}
.form-group input, .form-group select, .form-group textarea {
  width: 100%; padding: .875rem 1rem;
  background: rgba(255,255,255,.06); border: 1px solid rgba(255,255,255,.1);
  border-radius: var(--radius-md); color: var(--white); font-family: var(--font-primary);
  font-size: .95rem; outline: none; transition: border-color var(--transition), background var(--transition);
}
.form-group input::placeholder, .form-group textarea::placeholder { color: rgba(255,255,255,.3); }
.form-group input:focus, .form-group select:focus, .form-group textarea:focus {
  border-color: var(--red); background: rgba(255,255,255,.09);
}
.form-group select option { background: var(--slate); }
.form-group textarea { resize: vertical; min-height: 120px; }

/* ──────────────────────────────────────────────────── */
/*  RESPONSIVE                                          */
/* ──────────────────────────────────────────────────── */
@media (max-width: 1024px) {
  .nav-links, .nav-cta { display: none; }
  .nav-mobile-toggle { display: flex; }
  .about-grid { grid-template-columns: 1fr; gap: 3rem; }
  .about-image-wrap { max-width: 320px; margin: 0 auto; }
  .metrics-grid { grid-template-columns: repeat(2, 1fr); }
  .metric-item:nth-child(2) { border-right: none; }
  .metric-item:nth-child(3) { border-top: 1px solid rgba(255,255,255,.08); }
  .property-grid { grid-template-columns: repeat(3, 1fr); }
  .value-grid { grid-template-columns: 1fr; }
  .market-content { grid-template-columns: 1fr; }
  .footer-grid { grid-template-columns: 1fr 1fr; }
  .contact-grid { grid-template-columns: 1fr; }
}
@media (max-width: 768px) {
  .hero-stats { gap: 1.75rem; }
  .services-grid { grid-template-columns: 1fr; }
  .property-grid { grid-template-columns: repeat(2, 1fr); }
  .about-pillars { grid-template-columns: 1fr; }
  .metrics-grid { grid-template-columns: 1fr 1fr; }
  .footer-grid { grid-template-columns: 1fr; gap: 2rem; }
  .footer-bottom { flex-direction: column; text-align: center; }
  .awards-inner { flex-direction: column; gap: 1.5rem; }
  .award-divider { display: none; }
  .form-row { grid-template-columns: 1fr; }
  /* Section padding */
  .about, .services, .metrics, .property-types,
  .value-prop, .market, .cta-section { padding: 5rem var(--gutter); }
  /* Hero padding */
  .hero-content { padding: 120px var(--gutter) 60px; }
  .hero-scroll { display: none; }
  /* Inner page hero */
  .page-hero { padding: 110px var(--gutter) 50px; }
  .page-hero-split { grid-template-columns: 1fr; gap: 2.5rem; }
  .page-hero-image img { height: 225px; }
  /* Floating card overflow fixes */
  .about-badge { bottom: 1rem; right: 1rem; }
  .market-overlay-card { bottom: .5rem; left: .5rem; }
  /* Contact form */
  .contact-form-wrap { padding: 1.75rem; }
  .contact-wrap { padding: 4rem var(--gutter); }
  /* Section header spacing */
  .section-header { margin-bottom: 2.5rem; }
}
@media (max-width: 480px) {
  .hero-title { font-size: clamp(2.2rem, 8vw, 3rem); }
  .property-grid { grid-template-columns: 1fr 1fr; }
  .metrics-grid { grid-template-columns: 1fr; }
  .metric-item { border-right: none; border-bottom: 1px solid rgba(255,255,255,.08); }
  /* Further compress on small phones */
  .about, .services, .metrics, .property-types,
  .value-prop, .market, .cta-section { padding: 4rem var(--gutter); }
  .hero-content { padding: 100px var(--gutter) 50px; }
  .page-hero { padding: 100px var(--gutter) 40px; }
  .contact-form-wrap { padding: 1.25rem; }
  /* About badge: static position to avoid clipping */
  .about-badge { position: static; margin-top: 1.25rem; border-radius: var(--radius-md); }
  /* Market overlay: collapse into flow */
  .market-overlay-card { position: static; margin-top: .75rem; border-radius: var(--radius-md); }
  /* Ensure hero stats stack cleanly */
  .hero-stats { gap: 1.25rem; }
  .hero-actions { flex-direction: column; align-items: flex-start; }
}