@import url('https://fonts.googleapis.com/css2?family=Cormorant+Garamond:ital,wght@0,300;0,400;0,500;0,600;1,300;1,400&family=DM+Sans:wght@300;400;500&display=swap');
:root{--cream:#F5F0E8;--cream-dark:#EDE7D9;--ink:#1A1814;--ink-light:#4A4540;--ink-muted:#8A8480;--gold:#C4963A;--gold-light:#D4A84A;--navy:#1C2B3A;--white:#FFFFFF;--border:rgba(26,24,20,0.12);--border-strong:rgba(26,24,20,0.25);--serif:'Cormorant Garamond',Georgia,serif;--sans:'DM Sans',sans-serif;--nav-h:76px}
*,*::before,*::after{box-sizing:border-box;margin:0;padding:0}html{scroll-behavior:smooth}
body{font-family:var(--sans);background:var(--cream);color:var(--ink);font-size:16px;line-height:1.6;-webkit-font-smoothing:antialiased}
nav{position:fixed;top:0;left:0;right:0;z-index:100;height:var(--nav-h);display:flex;align-items:center;justify-content:space-between;padding:0 48px;background:var(--cream);border-bottom:1px solid var(--border);transition:box-shadow 0.3s}
nav.scrolled{box-shadow:0 2px 24px rgba(0,0,0,0.08)}
.nav-logo{display:flex;flex-direction:column;line-height:1;text-decoration:none}
.nav-logo .logo-main{font-family:var(--serif);font-size:28px;font-weight:600;color:var(--ink);letter-spacing:0.04em}
.nav-logo .logo-sub{font-size:9px;letter-spacing:0.18em;color:var(--ink-muted);text-transform:uppercase;margin-top:2px}
.nav-links{display:flex;align-items:center;gap:22px}
.nav-links a{font-size:11.5px;letter-spacing:0.05em;text-transform:uppercase;color:var(--ink-light);text-decoration:none;transition:color 0.2s;white-space:nowrap}
.nav-links a:hover,.nav-links a.active{color:var(--ink)}
.nav-cta{background:var(--ink)!important;color:var(--white)!important;padding:11px 24px!important;border:1px solid var(--ink)}
.nav-cta:hover{background:var(--navy)!important}
.nav-hamburger{display:none;flex-direction:column;gap:5px;cursor:pointer;padding:4px}
.nav-hamburger span{display:block;width:22px;height:1.5px;background:var(--ink)}
.btn{display:inline-block;text-decoration:none;font-family:var(--sans);font-size:12px;letter-spacing:0.12em;text-transform:uppercase;padding:14px 32px;transition:all 0.2s;cursor:pointer;border:none}
.btn-dark{background:var(--ink);color:var(--white)}.btn-dark:hover{background:var(--navy)}
.btn-outline{background:transparent;color:var(--ink);border:1px solid var(--border-strong)}.btn-outline:hover{background:var(--ink);color:var(--white)}
.btn-gold{background:var(--gold);color:var(--white)}.btn-gold:hover{background:var(--gold-light)}
.page{padding-top:var(--nav-h);min-height:100vh}
.hero{min-height:calc(100vh - var(--nav-h));display:grid;grid-template-columns:1fr 1fr;align-items:center;padding:80px 48px 80px 80px;gap:60px;position:relative;overflow:hidden}
.hero::before{content:'';position:absolute;right:0;top:0;width:50%;height:100%;background:var(--navy);z-index:0}
.hero-left{position:relative;z-index:1}
.hero-right{position:relative;z-index:1;display:flex;flex-direction:column;align-items:flex-start;padding-left:60px}
.hero-eyebrow{font-size:11px;letter-spacing:0.2em;text-transform:uppercase;color:var(--gold);margin-bottom:24px;display:flex;align-items:center;gap:12px}
.hero-eyebrow::before{content:'';display:block;width:32px;height:1px;background:var(--gold)}
.hero-title{font-family:var(--serif);font-size:clamp(48px,6vw,80px);font-weight:300;line-height:1.08;color:var(--ink);margin-bottom:28px}
.hero-title em{font-style:italic;color:var(--gold)}
.hero-subtext{font-size:15px;color:var(--ink-light);line-height:1.7;max-width:460px;margin-bottom:40px}
.hero-badges{display:flex;flex-direction:column;gap:10px;margin-bottom:44px}
.hero-badge{display:flex;align-items:center;gap:10px;font-size:13px;color:var(--ink)}
.hero-badge::before{content:'';display:block;width:6px;height:6px;background:var(--gold);border-radius:50%;flex-shrink:0}
.hero-actions{display:flex;gap:16px;flex-wrap:wrap}
.hero-right-label{font-size:11px;letter-spacing:0.2em;text-transform:uppercase;color:rgba(255,255,255,0.45);margin-bottom:32px}
.hero-stat-stack{display:flex;flex-direction:column;gap:28px;width:100%}
.hero-stat{border-left:1px solid rgba(255,255,255,0.15);padding-left:24px}
.hero-stat .stat-num{font-family:var(--serif);font-size:52px;font-weight:300;color:var(--white);line-height:1}
.hero-stat .stat-num sup{font-size:22px;vertical-align:super}
.hero-stat .stat-label{font-size:12px;letter-spacing:0.1em;text-transform:uppercase;color:rgba(255,255,255,0.55);margin-top:6px}
.flag-graphic{display:flex;align-items:center;gap:16px;margin-bottom:40px}
.flag{font-size:36px}.flag-arrow{color:rgba(255,255,255,0.4);font-size:20px}
.section{padding:100px 80px}
.section-alt{background:var(--cream-dark)}
.section-dark{background:var(--navy);color:var(--white)}
.section-narrow{max-width:880px;margin:0 auto}
.section-label{font-size:11px;letter-spacing:0.2em;text-transform:uppercase;color:var(--gold);margin-bottom:16px;display:flex;align-items:center;gap:12px}
.section-label::before{content:'';display:block;width:28px;height:1px;background:var(--gold)}
.section-title{font-family:var(--serif);font-size:clamp(36px,4vw,56px);font-weight:300;line-height:1.1;margin-bottom:20px}
.section-title em{font-style:italic;color:var(--gold)}
.section-dark .section-title{color:var(--white)}
.section-body{font-size:16px;color:var(--ink-light);line-height:1.8;max-width:620px}
.section-dark .section-body{color:rgba(255,255,255,0.65)}
.props-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:2px;margin-top:64px}
.prop-card{background:var(--white);padding:44px 36px;transition:transform 0.2s}
.prop-card:hover{transform:translateY(-4px)}
.prop-num{font-family:var(--serif);font-size:13px;color:var(--gold);letter-spacing:0.1em;margin-bottom:20px}
.prop-title{font-family:var(--serif);font-size:24px;font-weight:400;margin-bottom:14px;line-height:1.3}
.prop-body{font-size:14px;color:var(--ink-light);line-height:1.7}
.steps-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:48px 80px;margin-top:64px;max-width:900px}
.step{position:relative;padding-left:56px}
.step-num{position:absolute;left:0;top:-4px;font-family:var(--serif);font-size:48px;font-weight:300;color:var(--gold);opacity:0.5;line-height:1}
.step-title{font-family:var(--serif);font-size:22px;font-weight:400;margin-bottom:10px}
.step-body{font-size:14px;color:var(--ink-light);line-height:1.7}
/* DEAL CARDS — updated with strategy badges */
.deals-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:2px;margin-top:64px}
.deal-card{background:var(--white);overflow:hidden;transition:transform 0.2s}
.deal-card:hover{transform:translateY(-4px)}
.deal-img{width:100%;height:240px;background:var(--cream-dark);overflow:hidden;position:relative}
.deal-img img{width:100%;height:100%;object-fit:cover;display:block}
.deal-strategy{position:absolute;top:14px;left:14px;font-size:10px;letter-spacing:0.14em;text-transform:uppercase;padding:5px 11px;font-weight:500}
.strategy-flip{background:var(--gold);color:var(--white)}
.strategy-rental{background:var(--navy);color:var(--white)}
.deal-type-tag{position:absolute;bottom:14px;left:14px;background:rgba(26,24,20,0.72);color:var(--white);font-size:10px;letter-spacing:0.12em;text-transform:uppercase;padding:4px 10px}
.deal-body{padding:24px 28px 28px}
.deal-header{display:flex;justify-content:space-between;align-items:flex-start;margin-bottom:4px;gap:12px}
.deal-title{font-family:var(--serif);font-size:18px;font-weight:400;line-height:1.3;color:var(--ink)}
.deal-location{font-size:11px;color:var(--ink-muted);letter-spacing:0.07em;text-transform:uppercase;margin-bottom:18px}
.deal-metrics{display:grid;gap:12px}
.deal-metrics.cols-3{grid-template-columns:repeat(3,1fr)}
.deal-metrics.cols-2{grid-template-columns:repeat(2,1fr)}
.metric{border-left:2px solid var(--cream-dark);padding-left:11px}
.metric-val{font-family:var(--serif);font-size:22px;font-weight:400;color:var(--ink);line-height:1}
.metric-label{font-size:10px;letter-spacing:0.08em;text-transform:uppercase;color:var(--ink-muted);margin-top:3px}
.metric.highlight .metric-val{color:var(--gold)}
/* TESTIMONIALS */
.testimonials-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:16px;margin-top:64px}
.testimonial-card{background:rgba(255,255,255,0.07);border:1px solid rgba(255,255,255,0.12);padding:36px 32px;border-radius:2px}
.testimonial-quote{font-family:var(--sans)!important;font-size:15px!important;font-style:normal!important;font-weight:400!important;line-height:1.8!important;color:rgba(255,255,255,0.9)!important;margin-bottom:24px!important;letter-spacing:0.01em}
.testimonial-quote::before{display:none!important}
.testimonial-name{font-size:14px;font-weight:500;color:var(--white)}
.testimonial-info{font-size:12px;color:rgba(255,255,255,0.45);margin-top:4px;letter-spacing:0.04em}
.t-quote{font-family:var(--serif);font-size:17px;font-style:italic;font-weight:300;line-height:1.7;color:var(--ink);margin-bottom:24px}
.t-quote::before{content:'\201C';font-size:44px;color:var(--gold);line-height:0;vertical-align:-16px;margin-right:3px}
.t-name{font-size:14px;font-weight:500;color:var(--ink);margin-bottom:2px}
.t-info{font-size:12px;color:var(--ink-muted)}
/* FAQ */
.faq-list{margin-top:56px;max-width:780px}
.faq-item{border-top:1px solid var(--border)}
.faq-item:last-child{border-bottom:1px solid var(--border)}
.faq-q{width:100%;text-align:left;background:none;border:none;cursor:pointer;display:flex;justify-content:space-between;align-items:center;padding:24px 0;font-family:var(--serif);font-size:20px;font-weight:400;color:var(--ink);transition:color 0.2s}
.faq-q:hover{color:var(--gold)}
.faq-icon{font-size:22px;color:var(--gold);transition:transform 0.3s;flex-shrink:0;margin-left:20px}
.faq-q.open .faq-icon{transform:rotate(45deg)}
.faq-a{display:none;padding:0 0 24px;font-size:15px;color:var(--ink-light);line-height:1.8;max-width:680px}
.faq-a.open{display:block}
/* ABOUT */
.about-grid{display:grid;grid-template-columns:1fr 1fr;gap:80px;align-items:center;margin-top:64px}
.about-img-wrap{position:relative}
.about-img-placeholder{width:100%;aspect-ratio:3/4;background:var(--cream-dark);display:flex;align-items:center;justify-content:center;color:var(--ink-muted);font-size:13px;letter-spacing:0.1em;text-transform:uppercase;overflow:hidden}
.about-img-placeholder img{width:100%;height:100%;object-fit:cover;display:block}
.about-accent{position:absolute;bottom:-20px;right:-20px;width:120px;height:120px;background:var(--gold);display:flex;align-items:center;justify-content:center;flex-direction:column;text-align:center}
.about-accent-num{font-family:var(--serif);font-size:36px;font-weight:300;color:var(--white);line-height:1}
.about-accent-label{font-size:10px;letter-spacing:0.12em;text-transform:uppercase;color:rgba(255,255,255,0.8)}
.about-credentials{display:flex;flex-direction:column;gap:16px;margin-top:36px}
.credential{display:flex;align-items:flex-start;gap:14px;padding:16px 20px;background:var(--cream-dark)}
.credential-icon{color:var(--gold);font-size:18px;margin-top:1px;flex-shrink:0}
.credential-text{font-size:14px;color:var(--ink-light);line-height:1.6}
.credential-text strong{display:block;color:var(--ink);font-weight:500;font-size:14px;margin-bottom:2px}
/* CONTACT */
.contact-grid{display:grid;grid-template-columns:1fr 1fr;gap:80px;margin-top:64px}
.contact-form{display:flex;flex-direction:column;gap:20px}
.form-group{display:flex;flex-direction:column;gap:8px}
.form-label{font-size:11px;letter-spacing:0.12em;text-transform:uppercase;color:var(--ink-muted)}
.form-input,.form-select,.form-textarea{background:var(--white);border:1px solid var(--border-strong);padding:14px 16px;font-family:var(--sans);font-size:15px;color:var(--ink);outline:none;transition:border-color 0.2s;-webkit-appearance:none;appearance:none}
.form-input:focus,.form-select:focus,.form-textarea:focus{border-color:var(--gold)}
.form-textarea{resize:vertical;min-height:120px}
.contact-info{display:flex;flex-direction:column;gap:32px}
.contact-detail-label{font-size:11px;letter-spacing:0.15em;text-transform:uppercase;color:var(--gold);margin-bottom:6px}
.contact-detail-val{font-family:var(--serif);font-size:20px;font-weight:300;color:var(--ink);line-height:1.4}
.contact-detail-sub{font-size:13px;color:var(--ink-muted);margin-top:3px}
/* CTA / FOOTER */
.cta-banner{background:var(--ink);padding:80px;display:flex;align-items:center;justify-content:space-between;gap:48px;flex-wrap:wrap}
.cta-banner-title{font-family:var(--serif);font-size:clamp(32px,4vw,48px);font-weight:300;color:var(--white);line-height:1.15}
.cta-banner-title em{font-style:italic;color:var(--gold)}
.cta-banner-actions{display:flex;flex-direction:column;gap:12px;align-items:flex-start;flex-shrink:0}
.cta-small{font-size:12px;color:rgba(255,255,255,0.45);letter-spacing:0.06em}
footer{background:var(--ink);border-top:1px solid rgba(255,255,255,0.08);padding:60px 80px 36px}
.footer-grid{display:grid;grid-template-columns:1.5fr 1fr 1fr 1fr;gap:48px;margin-bottom:48px}
.footer-brand .logo-main{font-family:var(--serif);font-size:32px;font-weight:500;color:var(--white);letter-spacing:0.04em}
.footer-brand .logo-sub{font-size:9px;letter-spacing:0.18em;color:rgba(255,255,255,0.35);text-transform:uppercase;margin-top:3px}
.footer-brand p{font-size:13px;color:rgba(255,255,255,0.45);line-height:1.7;margin-top:16px;max-width:240px}
.footer-col-title{font-size:10px;letter-spacing:0.2em;text-transform:uppercase;color:var(--gold);margin-bottom:20px}
.footer-links{display:flex;flex-direction:column;gap:10px}
.footer-links a{font-size:13px;color:rgba(255,255,255,0.5);text-decoration:none;transition:color 0.2s}
.footer-links a:hover{color:var(--white)}
.footer-bottom{border-top:1px solid rgba(255,255,255,0.08);padding-top:28px;display:flex;justify-content:space-between;align-items:center;flex-wrap:wrap;gap:12px}
.footer-bottom p{font-size:12px;color:rgba(255,255,255,0.3)}
.inner-hero{background:var(--navy);padding:80px 80px 72px;padding-top:calc(var(--nav-h) + 72px);margin-top:calc(-1 * var(--nav-h))}
.inner-hero-eyebrow{font-size:11px;letter-spacing:0.2em;text-transform:uppercase;color:var(--gold);margin-bottom:20px;display:flex;align-items:center;gap:12px}
.inner-hero-eyebrow::before{content:'';display:block;width:28px;height:1px;background:var(--gold)}
.inner-hero-title{font-family:var(--serif);font-size:clamp(40px,5vw,68px);font-weight:300;color:var(--white);line-height:1.1}
.inner-hero-title em{font-style:italic;color:var(--gold)}
.inner-hero-sub{font-size:16px;color:rgba(255,255,255,0.55);margin-top:20px;max-width:580px;line-height:1.7}
.blog-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:2px;margin-top:64px}
.blog-card{background:var(--white);overflow:hidden;transition:transform 0.2s;text-decoration:none;display:block}
.blog-card:hover{transform:translateY(-4px)}
.blog-card-img{height:200px;background:var(--cream-dark);overflow:hidden}
.blog-card-img img{width:100%;height:100%;object-fit:cover;display:block}
.blog-card-body{padding:32px}
.blog-tag{font-size:10px;letter-spacing:0.15em;text-transform:uppercase;color:var(--gold);margin-bottom:12px}
.blog-title{font-family:var(--serif);font-size:22px;font-weight:400;line-height:1.3;color:var(--ink);margin-bottom:12px}
.blog-excerpt{font-size:14px;color:var(--ink-light);line-height:1.7;margin-bottom:20px}
.blog-date{font-size:12px;color:var(--ink-muted)}
.blog-read-more{display:inline-flex;align-items:center;gap:8px;font-size:12px;letter-spacing:0.1em;text-transform:uppercase;color:var(--ink);margin-top:16px}
.blog-read-more::after{content:'→'}
@keyframes fadeUp{from{opacity:0;transform:translateY(24px)}to{opacity:1;transform:translateY(0)}}
.fade-up{opacity:0;animation:fadeUp 0.7s ease forwards}
.delay-1{animation-delay:0.1s}.delay-2{animation-delay:0.22s}.delay-3{animation-delay:0.34s}.delay-4{animation-delay:0.46s}
@media(max-width:1024px){
  nav{padding:0 32px}
  .hero{padding:60px 32px 60px 48px}
  .section{padding:72px 48px}
  .footer-grid{grid-template-columns:1fr 1fr}
  .cta-banner{padding:60px 48px}
  footer{padding:60px 48px 36px}
  .inner-hero{padding:80px 48px 64px;padding-top:calc(var(--nav-h) + 64px)}
  .props-grid{grid-template-columns:repeat(2,1fr)}
}
@media(max-width:768px){
  :root{--nav-h:64px}
  nav{padding:0 20px}
  .nav-logo .logo-main{font-size:24px}
  .nav-links{display:none}
  .nav-hamburger{display:flex}
  .nav-mobile-open .nav-links{display:flex;flex-direction:column;position:fixed;top:var(--nav-h);left:0;right:0;background:var(--cream);padding:28px 20px;gap:18px;border-bottom:1px solid var(--border);z-index:99;box-shadow:0 8px 24px rgba(0,0,0,0.08)}
  .nav-mobile-open .nav-links a{font-size:15px;letter-spacing:0.04em}
  .nav-mobile-open .nav-cta{margin-top:4px;text-align:center;padding:12px 20px!important}

  .hero{display:flex;flex-direction:column;padding:0;min-height:auto}
  .hero::before{display:none}
  .hero-left{padding:40px 20px 36px;order:1}
  .hero-right{padding:36px 20px;background:var(--navy);order:2;width:100%}
  .hero-title{font-size:42px;margin-bottom:20px}
  .hero-subtext{font-size:14px;margin-bottom:28px;max-width:100%}
  .hero-badges{margin-bottom:28px}
  .hero-badge{font-size:13px}
  .hero-actions{flex-direction:column;gap:12px}
  .hero-actions .btn{text-align:center;padding:14px 24px}
  .hero-right-label{margin-bottom:20px}
  .hero-stat-stack{flex-direction:row;flex-wrap:wrap;gap:0}
  .hero-stat{flex:1;min-width:120px;padding:16px 0 16px 16px;border-left:1px solid rgba(255,255,255,0.15);border-bottom:none}
  .hero-stat .stat-num{font-size:36px}
  .flag-graphic{margin-bottom:24px}
  .flag{font-size:28px}

  .section{padding:48px 20px}
  .section-title{font-size:32px}
  .inner-hero{padding:48px 20px 40px;padding-top:calc(var(--nav-h) + 40px)}
  .inner-hero-title{font-size:36px}
  .inner-hero-sub{font-size:14px}

  .props-grid{grid-template-columns:1fr;gap:2px}
  .prop-card{padding:32px 24px}

  .steps-grid{grid-template-columns:1fr;gap:32px}

  .deals-grid{grid-template-columns:1fr}
  .deal-body{padding:20px}
  .deal-metrics{grid-template-columns:repeat(2,1fr)}
  .metric-val{font-size:22px}
  .metric-row{grid-template-columns:repeat(3,1fr);gap:8px}
  .metric-row .metric-val{font-size:18px}

  .full-deals{grid-template-columns:1fr}
  .deal-story{padding:24px 20px}
  .deal-metrics-full{grid-template-columns:repeat(2,1fr);gap:12px}

  .sum-grid{grid-template-columns:1fr}
  .sum-stat{padding:28px 24px}

  .testimonials-grid{grid-template-columns:1fr;gap:12px}
  .testimonial-card{padding:28px 24px}
  .testimonial-quote{font-size:14px!important}

  .about-grid{grid-template-columns:1fr;gap:40px}
  .about-img-wrap{max-width:320px}
  .about-accent{width:96px;height:96px;bottom:-16px;right:-8px}
  .about-accent-num{font-size:28px}
  .about-credentials{gap:12px}

  .contact-grid{grid-template-columns:1fr;gap:40px}
  .form-input,.form-select,.form-textarea{font-size:16px}

  .cta-banner{padding:40px 20px;flex-direction:column;gap:24px}
  .cta-banner-title{font-size:28px}
  .cta-banner-actions{width:100%}
  .cta-banner-actions .btn{width:100%;text-align:center}

  footer{padding:40px 20px 28px}
  .footer-grid{grid-template-columns:1fr;gap:32px}
  .footer-brand p{max-width:100%}

  .blog-grid{grid-template-columns:1fr}
  .blog-card-body{padding:24px}

  .faq-q{font-size:17px;padding:20px 0}
  .faq-list{margin-top:36px}
}

/* ── DROPDOWN NAV ── */
.nav-item{position:relative;display:inline-flex;align-items:center}
.nav-item>a{display:inline-flex;align-items:center;gap:3px;cursor:pointer}
.nav-arrow{font-size:7px;opacity:0.4;margin-left:1px}
.nav-item:hover .nav-dropdown{display:block}
.nav-dropdown{display:none;position:absolute;top:calc(100% + 10px);left:50%;transform:translateX(-50%);background:var(--white);border:1px solid var(--border);box-shadow:0 8px 32px rgba(0,0,0,0.1);min-width:170px;z-index:200;padding:8px 0}
.nav-dropdown a{display:block;padding:10px 20px;font-size:11px;letter-spacing:0.06em;text-transform:uppercase;color:var(--ink-light);text-decoration:none;white-space:nowrap;transition:background 0.15s,color 0.15s}
.nav-dropdown a:hover{background:var(--cream);color:var(--ink)}