:root{
  --navy:#061a31;
  --navy-2:#0b2747;
  --gold:#c89b3c;
  --gold-light:#e2bd66;
  --ink:#152235;
  --muted:#687586;
  --paper:#ffffff;
  --soft:#f5f6f8;
  --line:#dfe4ea;
  --max:1240px;
}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{margin:0;font-family:Inter,Arial,sans-serif;color:var(--ink);background:var(--paper);line-height:1.6}
img{max-width:100%;display:block}
a{text-decoration:none;color:inherit}
.container{width:min(var(--max),calc(100% - 40px));margin:auto}
.eyebrow{color:var(--gold);font-size:.78rem;font-weight:700;letter-spacing:.13em;text-transform:uppercase}
h1,h2,h3{font-family:Georgia,'Times New Roman',serif;line-height:1.08;margin:0 0 16px}
h1{font-size:clamp(3rem,6vw,6.5rem)}
h2{font-size:clamp(2.2rem,4vw,4rem)}
h3{font-size:1.55rem}
p{margin:0 0 18px}
.btn{display:inline-flex;align-items:center;justify-content:center;padding:15px 24px;border:1px solid var(--gold);font-weight:700;font-size:.83rem;letter-spacing:.04em;text-transform:uppercase;transition:.25s}
.btn-gold{background:var(--gold);color:white}
.btn-gold:hover{background:var(--gold-light);border-color:var(--gold-light);color:var(--navy)}
.btn-outline{color:white;background:transparent;border-color:rgba(255,255,255,.65)}
.btn-outline:hover{background:white;color:var(--navy)}
.site-header{position:sticky;top:0;z-index:50;background:rgba(6,26,49,.97);backdrop-filter:blur(8px);border-bottom:1px solid rgba(255,255,255,.1)}
.header-inner{height:88px;display:flex;align-items:center;justify-content:space-between;gap:20px}
.logo{width:270px;max-height:64px;object-fit:contain;object-position:left center}
.nav{display:flex;align-items:center;gap:24px;color:white;font-size:.76rem;font-weight:700;text-transform:uppercase;letter-spacing:.03em}
.nav a:hover{color:var(--gold-light)}
.menu-btn{display:none;background:none;border:0;color:white;font-size:1.8rem}
.hero{min-height:690px;background:linear-gradient(90deg,rgba(4,20,39,.98) 0%,rgba(4,20,39,.84) 40%,rgba(4,20,39,.24) 72%,rgba(4,20,39,.08) 100%),url('assets/hero.jpg') center/cover;display:flex;align-items:center;color:white}
.hero-content{max-width:720px;padding:90px 0}
.hero h1 span{color:var(--gold-light)}
.hero p{font-size:1.15rem;max-width:620px;color:#e9eef5}
.hero-actions{display:flex;gap:12px;flex-wrap:wrap;margin-top:30px}
.metrics{background:var(--navy);color:white;border-top:1px solid rgba(255,255,255,.1)}
.metrics-grid{display:grid;grid-template-columns:repeat(5,1fr)}
.metric{padding:28px 24px;border-right:1px solid rgba(255,255,255,.18)}
.metric:last-child{border:0}
.metric strong{display:block;font-size:1.55rem}
.metric span{font-size:.72rem;text-transform:uppercase;letter-spacing:.08em;color:#ccd6e2}
.section{padding:95px 0}
.section-soft{background:var(--soft)}
.section-navy{background:var(--navy);color:white}
.intro{max-width:780px;margin-bottom:45px}
.solutions{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}
.card{background:white;border:1px solid var(--line);padding:34px;transition:.25s}
.card:hover{transform:translateY(-4px);box-shadow:0 18px 45px rgba(6,26,49,.12);border-color:var(--gold)}
.card-icon{width:48px;height:48px;border:1px solid var(--gold);display:grid;place-items:center;color:var(--gold);font-size:1.35rem;margin-bottom:20px}
.card p{color:var(--muted)}
.text-link{font-size:.78rem;font-weight:700;color:var(--gold);text-transform:uppercase;letter-spacing:.07em}
.split{display:grid;grid-template-columns:1fr 1fr;gap:70px;align-items:center}
.checklist{display:grid;grid-template-columns:1fr 1fr;gap:14px}
.check{padding:16px 18px;background:white;border-left:3px solid var(--gold);box-shadow:0 8px 28px rgba(0,0,0,.05)}
.transactions{display:grid;grid-template-columns:repeat(3,1fr);gap:20px}
.transaction{background:white;border:1px solid var(--line)}
.transaction img{height:220px;width:100%;object-fit:cover}
.transaction-body{padding:22px}
.transaction .type{font-size:.7rem;color:var(--gold);font-weight:700;text-transform:uppercase;letter-spacing:.1em}
.transaction .amount{font-size:1.7rem;font-family:Georgia,serif;margin:4px 0}
.features{display:grid;grid-template-columns:repeat(5,1fr);gap:16px}
.feature{text-align:center;padding:25px 14px}
.feature .icon{font-size:2rem;color:var(--gold);margin-bottom:12px}
.feature p{font-size:.9rem;color:#cdd6e2}
.cta{background:linear-gradient(90deg,rgba(6,26,49,.97),rgba(6,26,49,.73)),url('assets/hero.jpg') center/cover;color:white;text-align:center;padding:110px 20px}
.cta p{max-width:700px;margin:0 auto 30px;color:#e8eef5}
.footer{background:#031224;color:white;padding:65px 0 25px}
.footer-grid{display:grid;grid-template-columns:2fr 1fr 1fr 1.3fr;gap:45px}
.footer .logo{width:300px;margin-bottom:18px}
.footer a{display:block;color:#c5cfdb;margin:7px 0}
.footer small{color:#9ca9b8}
.footer-bottom{margin-top:50px;padding-top:22px;border-top:1px solid rgba(255,255,255,.12);display:flex;justify-content:space-between;gap:20px}
.page-hero{background:linear-gradient(90deg,rgba(6,26,49,.96),rgba(6,26,49,.67)),url('assets/hero.jpg') center/cover;color:white;padding:120px 0 95px}
.page-hero h1{font-size:clamp(2.9rem,5vw,5.4rem);max-width:820px}
.content-grid{display:grid;grid-template-columns:2fr 1fr;gap:70px}
.sidebar{background:var(--soft);padding:30px;border-top:4px solid var(--gold);align-self:start}
.form{display:grid;grid-template-columns:1fr 1fr;gap:18px}
.form .full{grid-column:1/-1}
input,select,textarea{width:100%;padding:14px 15px;border:1px solid #cfd6df;font:inherit}
textarea{min-height:150px}
label{font-size:.78rem;text-transform:uppercase;letter-spacing:.06em;font-weight:700}
button.btn{cursor:pointer}
@media(max-width:980px){
  .nav{display:none;position:absolute;left:0;right:0;top:88px;background:var(--navy);padding:20px;flex-direction:column;align-items:flex-start}
  .nav.open{display:flex}
  .menu-btn{display:block}
  .metrics-grid{grid-template-columns:repeat(2,1fr)}
  .metric{border-bottom:1px solid rgba(255,255,255,.18)}
  .solutions,.transactions{grid-template-columns:repeat(2,1fr)}
  .features{grid-template-columns:repeat(2,1fr)}
  .split,.content-grid{grid-template-columns:1fr}
  .footer-grid{grid-template-columns:1fr 1fr}
}
@media(max-width:620px){
  .container{width:min(100% - 26px,var(--max))}
  .header-inner{height:76px}
  .logo{width:220px}
  .nav{top:76px}
  .hero{min-height:620px}
  .hero-content{padding:65px 0}
  .hero h1{font-size:3.15rem}
  .section{padding:70px 0}
  .metrics-grid,.solutions,.transactions,.features,.checklist,.form,.footer-grid{grid-template-columns:1fr}
  .metric{border-right:0}
  .footer-bottom{flex-direction:column}
}


/* Phase 2 institutional enhancements */
body::before{
  content:"";position:fixed;inset:0;pointer-events:none;z-index:9999;
  background:linear-gradient(120deg,rgba(255,255,255,.018),transparent 35%,rgba(200,155,60,.018));
}
.site-header{transition:height .25s,box-shadow .25s,background .25s}
.site-header.scrolled{box-shadow:0 14px 40px rgba(1,13,27,.28);background:rgba(3,18,36,.985)}
.hero{position:relative;overflow:hidden;background-attachment:fixed}
.hero::after{content:"";position:absolute;inset:0;background:radial-gradient(circle at 72% 32%,rgba(226,189,102,.10),transparent 33%);pointer-events:none}
.hero-content{position:relative;z-index:2}
.hero h1{letter-spacing:-.035em;text-shadow:0 8px 32px rgba(0,0,0,.25)}
.metric strong{font-variant-numeric:tabular-nums}
.metric{position:relative;overflow:hidden}
.metric::before{content:"";position:absolute;left:0;bottom:0;width:0;height:2px;background:var(--gold);transition:width .5s}
.metric:hover::before{width:100%}
.card{position:relative;overflow:hidden}
.card::after{content:"";position:absolute;left:0;right:0;bottom:0;height:3px;background:var(--gold);transform:scaleX(0);transform-origin:left;transition:transform .3s}
.card:hover::after{transform:scaleX(1)}
.transaction{overflow:hidden;transition:transform .35s,box-shadow .35s}
.transaction img{transition:transform .7s ease,filter .35s}
.transaction:hover{transform:translateY(-7px);box-shadow:0 24px 55px rgba(6,26,49,.16)}
.transaction:hover img{transform:scale(1.055);filter:saturate(1.08) contrast(1.03)}
.transaction-slider{display:flex;overflow-x:auto;scroll-snap-type:x mandatory;scrollbar-width:none;gap:20px;padding-bottom:12px}
.transaction-slider::-webkit-scrollbar{display:none}
.transaction-slider .transaction{flex:0 0 calc(33.333% - 14px);scroll-snap-align:start}
.slider-controls{display:flex;justify-content:flex-end;gap:10px;margin-top:20px}
.slider-btn{width:48px;height:48px;border:1px solid var(--gold);background:white;color:var(--navy);font-size:1.25rem;cursor:pointer;transition:.25s}
.slider-btn:hover{background:var(--gold);color:white}
.reveal{opacity:0;transform:translateY(28px);transition:opacity .7s ease,transform .7s ease}
.reveal.visible{opacity:1;transform:none}
.section .card:nth-child(2),.section .transaction:nth-child(2){transition-delay:.07s}
.section .card:nth-child(3),.section .transaction:nth-child(3){transition-delay:.14s}
.section .card:nth-child(4),.section .transaction:nth-child(4){transition-delay:.21s}
.section .card:nth-child(5),.section .transaction:nth-child(5){transition-delay:.28s}
.page-hero{position:relative;overflow:hidden}
.page-hero::after{content:"";position:absolute;right:-10%;top:-55%;width:520px;height:520px;border:1px solid rgba(200,155,60,.25);border-radius:50%}
.form{background:white;padding:34px;border:1px solid var(--line);box-shadow:0 18px 50px rgba(6,26,49,.08)}
input,select,textarea{background:#fbfcfd;transition:border-color .2s,box-shadow .2s}
input:focus,select:focus,textarea:focus{outline:none;border-color:var(--gold);box-shadow:0 0 0 3px rgba(200,155,60,.12)}
.hidden-field{position:absolute!important;left:-10000px!important}
.form-note{font-size:.8rem;color:var(--muted);margin:12px 0 0}
.success-card{max-width:800px;margin:auto;text-align:center;background:var(--soft);padding:60px;border-top:4px solid var(--gold)}
.success-icon{width:76px;height:76px;border-radius:50%;background:var(--gold);color:white;display:grid;place-items:center;font-size:2rem;margin:0 auto 24px}
@media(max-width:980px){
  .hero{background-attachment:scroll}
  .transaction-slider .transaction{flex-basis:calc(50% - 10px)}
}
@media(max-width:620px){
  .transaction-slider .transaction{flex-basis:88%}
  .form{padding:22px}
  .success-card{padding:38px 22px}
}

/* Logo spacing correction */
.logo{
  object-fit:contain;
  object-position:center left;
  overflow:visible;
  padding:0;
}
.site-header .logo{width:295px;max-height:72px}
.footer .logo{width:320px;max-height:86px}
@media(max-width:620px){
  .site-header .logo{width:235px;max-height:58px}
}

/* V4 logo asset override */
.site-header .logo{width:308px;max-height:82px;height:auto;display:block;object-fit:contain;overflow:visible}
.footer .logo{width:332px;max-height:94px;height:auto;display:block;object-fit:contain;overflow:visible}
.header-inner{height:92px}
@media(max-width:980px){.site-header .logo{width:272px;max-height:74px}.header-inner{height:86px}}
@media(max-width:620px){.site-header .logo{width:228px;max-height:62px}.footer .logo{width:264px;max-height:76px}.header-inner{height:78px}}

/* V5 navigation update */
.nav{gap:20px}
.nav > a:not(.btn){white-space:nowrap}
@media(max-width:1160px){
  .nav{gap:14px;font-size:.7rem}
  .site-header .logo{width:270px}
}


/* V5 navigation and About page updates */
.nav{gap:18px;font-size:.72rem;white-space:nowrap}
.about-copy{max-width:830px}
.about-copy .lead-copy{font-size:1.16rem;line-height:1.75;color:#314158;margin-bottom:38px}
.about-copy h3{margin-top:38px;color:var(--navy)}
.about-copy p{line-height:1.78}
@media(max-width:1180px){
  .nav{gap:13px;font-size:.67rem}
  .site-header .logo{width:270px}
  .nav .btn{padding:13px 17px}
}
@media(max-width:980px){
  .nav{white-space:normal;font-size:.78rem;gap:18px}
}


/* Netlify financing form status */
.form-status{margin-top:14px;font-size:.92rem;min-height:1.4em}
.form-status.success{color:#1f6f43}
.form-status.error{color:#a23636}
button.btn:disabled{opacity:.65;cursor:not-allowed}


/* V7 expanded property type and financing program pages */
.page-hero-copy{max-width:760px;margin-top:22px;font-size:1.08rem;color:#e2e9f1}
.property-intro{max-width:900px}
.property-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:20px}
.property-card{min-height:310px;display:flex;flex-direction:column}
.property-number{font-family:Georgia,'Times New Roman',serif;font-size:2.3rem;line-height:1;color:var(--gold);margin-bottom:28px}
.property-card h3{font-size:1.7rem}
.property-card p{line-height:1.72;margin-bottom:0}
.property-closing h3{margin-bottom:24px}

.financing-overview{background:linear-gradient(180deg,#fff 0%,#f8f9fb 100%)}
.program-nav{display:flex;flex-wrap:wrap;gap:10px;margin:-8px 0 48px}
.program-nav a{padding:10px 14px;border:1px solid var(--line);background:white;color:var(--navy);font-size:.76rem;font-weight:700;text-transform:uppercase;letter-spacing:.045em;transition:.2s}
.program-nav a:hover{border-color:var(--gold);background:var(--navy);color:white}
.program-list{display:grid;gap:28px}
.program-card{scroll-margin-top:120px;background:white;border:1px solid var(--line);border-top:4px solid var(--gold);padding:44px;box-shadow:0 12px 40px rgba(6,26,49,.065)}
.program-heading{display:flex;align-items:flex-start;gap:22px}
.program-number{flex:0 0 58px;width:58px;height:58px;border:1px solid var(--gold);display:grid;place-items:center;color:var(--gold);font-weight:700;letter-spacing:.08em}
.program-heading h2{font-size:clamp(2rem,3.4vw,3.5rem);margin-bottom:12px}
.program-summary{max-width:980px;font-size:1.16rem;line-height:1.7;color:#314158;font-weight:500}
.program-card>p:not(.program-summary){max-width:1040px;color:var(--muted);line-height:1.78}
.program-details{display:grid;grid-template-columns:1fr 1fr;gap:26px;margin:30px 0}
.program-details>div{padding:28px;background:var(--soft);border-left:3px solid var(--gold)}
.program-details .terms-panel{background:var(--navy);color:white}
.program-details h3{font-family:Inter,Arial,sans-serif;font-size:.82rem;text-transform:uppercase;letter-spacing:.09em;margin-bottom:17px}
.terms-panel h3{color:var(--gold-light)}
.detail-list{margin:0;padding-left:20px}
.detail-list li{margin:10px 0;line-height:1.52}
.terms-panel .detail-list li{color:#e7edf4}
.program-disclaimer{margin-top:34px;padding:24px 28px;background:#fff8e9;border:1px solid #ead5a7;color:#594923;font-size:.9rem;line-height:1.65}

@media(max-width:980px){
  .property-grid{grid-template-columns:repeat(2,1fr)}
  .program-card{padding:34px}
}
@media(max-width:720px){
  .property-grid,.program-details{grid-template-columns:1fr}
  .property-card{min-height:auto}
  .program-card{padding:28px 22px}
  .program-heading{gap:14px}
  .program-number{flex-basis:48px;width:48px;height:48px}
  .program-nav{gap:7px}
  .program-nav a{font-size:.7rem;padding:9px 11px}
}


/* V8 expanded About page and corporate address */
.footer-address{font-style:normal;color:#c5cfdb;line-height:1.65;margin:14px 0}
.about-page-hero .page-hero-copy{max-width:760px;margin-top:22px;font-size:1.08rem;color:#e2e9f1}
.about-overview-grid{display:grid;grid-template-columns:minmax(0,1.65fr) minmax(300px,.72fr);gap:70px;align-items:start}
.about-facts-panel{background:var(--navy);color:#fff;padding:34px;border-top:4px solid var(--gold);position:sticky;top:120px}
.about-facts-panel .eyebrow{color:var(--gold-light)}
.about-facts-panel h3{color:#fff;font-size:2rem;margin:14px 0 24px}
.about-facts-list{margin:0 0 30px}
.about-facts-list>div{padding:14px 0;border-bottom:1px solid rgba(255,255,255,.14)}
.about-facts-list dt{font-size:.68rem;letter-spacing:.1em;text-transform:uppercase;color:#aebdcd;font-weight:800;margin-bottom:3px}
.about-facts-list dd{margin:0;font-size:1.08rem;color:#fff}
.about-metrics-band{background:var(--navy);color:#fff;border-top:1px solid rgba(255,255,255,.1);border-bottom:1px solid rgba(255,255,255,.1)}
.about-metrics-grid{display:grid;grid-template-columns:repeat(4,1fr)}
.about-metric{padding:32px 30px;border-right:1px solid rgba(255,255,255,.16)}
.about-metric:last-child{border-right:0}
.about-metric strong{display:block;font-family:Georgia,'Times New Roman',serif;font-size:2rem;color:#fff;margin-bottom:2px}
.about-metric span{font-size:.73rem;text-transform:uppercase;letter-spacing:.09em;color:#cbd5e1}
.about-capability-grid{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));gap:18px}
.about-capability-card{background:#fff;border:1px solid var(--line);border-top:3px solid var(--gold);padding:30px;min-height:320px;transition:transform .28s,box-shadow .28s}
.about-capability-card:hover{transform:translateY(-5px);box-shadow:0 22px 50px rgba(6,26,49,.12)}
.about-card-number{font-size:.72rem;font-weight:800;letter-spacing:.12em;color:var(--gold);margin-bottom:34px}
.about-capability-card h3{font-size:1.45rem}
.about-capability-card p{color:var(--muted);line-height:1.72}
.about-lifecycle-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:18px}
.lifecycle-card{background:#fff;border:1px solid var(--line);padding:30px;position:relative;overflow:hidden}
.lifecycle-card::before{content:"";position:absolute;left:0;top:0;bottom:0;width:3px;background:var(--gold)}
.lifecycle-card h3{font-size:1.45rem}
.lifecycle-card p{color:var(--muted);line-height:1.7;margin-bottom:0}
.about-process-section .intro p{color:#cdd6e2}
.about-process-grid{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));gap:18px}
.about-process-step{padding:30px 26px;border:1px solid rgba(255,255,255,.16);background:rgba(255,255,255,.035)}
.about-process-step span{display:block;color:var(--gold-light);font-weight:800;letter-spacing:.1em;margin-bottom:30px}
.about-process-step h3{color:#fff;font-size:1.4rem}
.about-process-step p{color:#cdd6e2;line-height:1.68;margin-bottom:0}
.about-audience-layout{display:grid;grid-template-columns:minmax(0,1.5fr) minmax(310px,.7fr);gap:55px;align-items:start}
.about-audience-layout>div>p{max-width:760px;color:var(--muted);font-size:1.05rem}
.about-audience-grid{display:grid;grid-template-columns:1fr 1fr;gap:16px;margin-top:30px}
.audience-card{padding:25px;background:var(--soft);border-left:3px solid var(--gold)}
.audience-card h3{font-size:1.3rem}
.audience-card p{color:var(--muted);margin-bottom:0;line-height:1.65}
.expectations-panel{background:var(--soft);border-top:4px solid var(--gold);padding:32px}
.expectations-panel h3{font-size:1.8rem;margin:12px 0 22px}
.expectations-panel ul{list-style:none;margin:0;padding:0}
.expectations-panel li{position:relative;padding:12px 0 12px 25px;border-bottom:1px solid var(--line);color:#46566b}
.expectations-panel li:last-child{border-bottom:0}
.expectations-panel li::before{content:"✓";position:absolute;left:0;color:var(--gold);font-weight:800}
.about-principles-grid{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));gap:18px}
.principle-card{background:#fff;border:1px solid var(--line);padding:30px}
.principle-card h3{font-size:1.45rem;color:var(--navy)}
.principle-card p{color:var(--muted);line-height:1.7;margin-bottom:0}

@media(max-width:1100px){
  .about-capability-grid,.about-process-grid,.about-principles-grid{grid-template-columns:repeat(2,minmax(0,1fr))}
}
@media(max-width:980px){
  .about-overview-grid,.about-audience-layout{grid-template-columns:1fr}
  .about-facts-panel{position:static}
  .about-lifecycle-grid{grid-template-columns:repeat(2,minmax(0,1fr))}
}
@media(max-width:620px){
  .about-metrics-grid,.about-capability-grid,.about-lifecycle-grid,.about-process-grid,.about-audience-grid,.about-principles-grid{grid-template-columns:1fr}
  .about-metric{border-right:0;border-bottom:1px solid rgba(255,255,255,.16)}
  .about-metric:last-child{border-bottom:0}
  .about-capability-card{min-height:auto}
  .about-facts-panel,.expectations-panel{padding:26px}
}