:root {
  --black: #0b0b0b;
  --ink: #141414;
  --ink-soft: #5b5b5b;
  --line: #e3e3e3;
  --paper: #ffffff;
  --paper-2: #f4f4f2;
  --accent: #1f3a2e;
  --max: 1240px;
  --sans: "Inter", -apple-system, BlinkMacSystemFont, "Segoe UI", Roboto, Helvetica, Arial, sans-serif;
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body {
  margin: 0; background: var(--paper); color: var(--ink);
  font-family: var(--sans); font-size: 17px; line-height: 1.6;
  -webkit-font-smoothing: antialiased;
}
img { max-width: 100%; display: block; }
a { color: inherit; }
.wrap { max-width: var(--max); margin: 0 auto; padding: 0 32px; }

/* Header */
.site-header {
  position: absolute; top: 0; left: 0; right: 0; z-index: 10;
  color: #fff;
}
.site-header.solid { position: sticky; background: #fff; color: var(--ink); border-bottom: 1px solid var(--line); }
.site-header .wrap { display: flex; align-items: center; justify-content: space-between; height: 84px; }
.brand { display: flex; align-items: center; gap: 12px; text-decoration: none; }
.brand-mark { width: 30px; height: 30px; }
.brand-name { font-size: 19px; font-weight: 700; letter-spacing: 0.16em; text-transform: uppercase; }
.nav { display: flex; gap: 36px; align-items: center; }
.nav a { text-decoration: none; font-size: 13px; font-weight: 500; letter-spacing: 0.14em; text-transform: uppercase; opacity: 0.9; }
.nav a:hover { opacity: 1; text-decoration: underline; text-underline-offset: 6px; }

/* Buttons and links */
.btn {
  display: inline-block; text-decoration: none; background: var(--black); color: #fff;
  padding: 16px 28px; font-size: 13px; font-weight: 600; letter-spacing: 0.14em; text-transform: uppercase;
  border: 1px solid var(--black); transition: background .2s, color .2s;
}
.btn:hover { background: #fff; color: var(--black); }
.btn-light { background: #fff; color: var(--black); border-color: #fff; }
.btn-light:hover { background: transparent; color: #fff; }
.text-link {
  display: inline-flex; gap: 10px; align-items: center; text-decoration: none;
  font-size: 13px; font-weight: 600; letter-spacing: 0.14em; text-transform: uppercase;
  border-bottom: 1px solid currentColor; padding-bottom: 4px;
}
.text-link::after { content: "\2192"; }

/* Hero */
.hero {
  position: relative; min-height: 92vh; display: flex; align-items: flex-end;
  background: #111 url("img/hero.jpg") center 55% / cover no-repeat; color: #fff;
}
.hero::before {
  content: ""; position: absolute; inset: 0;
  background: linear-gradient(180deg, rgba(0,0,0,0.45) 0%, rgba(0,0,0,0.05) 35%, rgba(0,0,0,0.65) 100%);
}
.hero .wrap { position: relative; padding-top: 150px; padding-bottom: 88px; width: 100%; }
.eyebrow {
  font-size: 12px; font-weight: 600; letter-spacing: 0.22em; text-transform: uppercase; margin: 0 0 20px;
}
.hero h1 {
  font-size: clamp(42px, 6vw, 84px); font-weight: 600; line-height: 1.02; letter-spacing: -0.03em;
  margin: 0 0 28px; max-width: 16ch;
}
.hero p { font-size: 19px; max-width: 54ch; margin: 0 0 36px; color: rgba(255,255,255,0.88); }

/* Intro statement + figures */
.statement { padding: 120px 0 96px; }
.statement p.big {
  font-size: clamp(26px, 3.2vw, 40px); line-height: 1.25; font-weight: 500; letter-spacing: -0.015em;
  margin: 0; max-width: 30ch;
}
.figures { display: grid; grid-template-columns: repeat(3, 1fr); margin-top: 88px; border-top: 1px solid var(--ink); }
.figure { padding: 28px 28px 0 0; }
.figure + .figure { padding-left: 28px; border-left: 1px solid var(--line); }
.figure .value { font-size: clamp(40px, 5vw, 68px); font-weight: 600; letter-spacing: -0.03em; line-height: 1; }
.figure .label { margin-top: 12px; font-size: 13px; letter-spacing: 0.14em; text-transform: uppercase; color: var(--ink-soft); }

/* Split: image + text */
.split { display: grid; grid-template-columns: 1fr 1fr; min-height: 640px; background: var(--paper-2); }
.split-img { background-size: cover; background-position: center; min-height: 420px; }
.split-body { padding: 96px 72px; display: flex; flex-direction: column; justify-content: center; }
h2 { font-size: clamp(34px, 4vw, 54px); font-weight: 600; line-height: 1.05; letter-spacing: -0.025em; margin: 0 0 24px; }
h3 { font-size: 21px; font-weight: 600; letter-spacing: -0.01em; margin: 0 0 8px; }
.split-body .item { padding: 24px 0; border-top: 1px solid #d6d6d2; }
.split-body .item:last-child { border-bottom: 1px solid #d6d6d2; }
.split-body .item p { margin: 0; color: var(--ink-soft); }

/* Strategy columns */
.section { padding: 120px 0; }
.section-head { display: grid; grid-template-columns: 1fr 1fr; gap: 64px; align-items: end; margin-bottom: 64px; }
.section-head p { margin: 0; color: var(--ink-soft); font-size: 18px; }
.columns { display: grid; grid-template-columns: repeat(4, 1fr); border-top: 1px solid var(--ink); }
.col { padding: 32px 28px 8px 0; }
.col + .col { padding-left: 28px; border-left: 1px solid var(--line); }
.col .idx { font-size: 13px; font-weight: 600; color: var(--ink-soft); letter-spacing: 0.14em; margin-bottom: 40px; display: block; }
.col p { margin: 0; color: var(--ink-soft); font-size: 16px; }

/* Full-bleed banner */
.banner {
  position: relative; min-height: 560px; display: flex; align-items: center; color: #fff;
  background: #111 url("img/skyline-water.jpg") center / cover no-repeat;
}
.banner::before { content: ""; position: absolute; inset: 0; background: rgba(0,0,0,0.5); }
.banner .wrap { position: relative; width: 100%; }
.banner h2 { max-width: 18ch; }
.banner p { max-width: 52ch; color: rgba(255,255,255,0.88); font-size: 18px; margin: 0 0 32px; }

/* Process list */
.process { display: grid; grid-template-columns: 1fr 1.3fr; gap: 64px; }
.process ul { list-style: none; margin: 0; padding: 0; border-top: 1px solid var(--ink); }
.process li { padding: 22px 0; border-bottom: 1px solid var(--line); font-size: 19px; display: grid; grid-template-columns: 48px 1fr; }
.process li span { color: var(--ink-soft); font-size: 13px; font-weight: 600; letter-spacing: 0.14em; padding-top: 4px; }

/* Contact */
.contact { background: var(--black); color: #fff; padding: 120px 0; }
.contact-grid { display: grid; grid-template-columns: 1.2fr 1fr; gap: 80px; align-items: start; }
.contact p.lead { color: rgba(255,255,255,0.78); font-size: 18px; max-width: 46ch; margin: 0 0 36px; }
.contact-list { border-top: 1px solid rgba(255,255,255,0.3); }
.contact-row { padding: 22px 0; border-bottom: 1px solid rgba(255,255,255,0.18); }
.contact-label { font-size: 12px; letter-spacing: 0.2em; text-transform: uppercase; color: rgba(255,255,255,0.6); margin-bottom: 6px; }
.contact-value { font-size: 22px; font-weight: 500; }
.contact-value a { text-decoration: none; }
.contact-value a:hover { text-decoration: underline; text-underline-offset: 6px; }

/* Footer */
.site-footer { background: var(--black); color: rgba(255,255,255,0.6); font-size: 13px; padding: 28px 0 40px; border-top: 1px solid rgba(255,255,255,0.12); }
.site-footer .wrap { display: flex; justify-content: space-between; gap: 16px; flex-wrap: wrap; }

/* Residents page */
.page-head { padding: 96px 0 48px; }
.page-head h1 { font-size: clamp(40px, 5.5vw, 72px); font-weight: 600; letter-spacing: -0.03em; line-height: 1.02; margin: 0 0 18px; }
.section-intro { max-width: 60ch; color: var(--ink-soft); font-size: 18px; margin: 0; }
.res-grid { display: grid; grid-template-columns: repeat(2, 1fr); gap: 0; border-top: 1px solid var(--ink); }
.res-card { padding: 36px 36px 36px 0; border-bottom: 1px solid var(--line); }
.res-card:nth-child(even) { padding-left: 36px; padding-right: 0; border-left: 1px solid var(--line); }
.res-card ol, .res-card ul { padding-left: 20px; margin: 12px 0 0; color: var(--ink-soft); }
.res-card li { margin-bottom: 8px; }
.alert { background: #fff3ef; border-left: 4px solid #b23a1d; padding: 28px 32px; margin-bottom: 40px; }
.alert .eyebrow { color: #b23a1d; margin-bottom: 10px; }
.alert ol { margin: 10px 0 0; padding-left: 20px; }
.note { font-size: 15px; color: var(--ink-soft); }

@media (max-width: 960px) {
  .split, .section-head, .process, .contact-grid { grid-template-columns: 1fr; }
  .split-body { padding: 72px 32px; }
  .section-head { gap: 20px; }
  .columns { grid-template-columns: repeat(2, 1fr); }
  .col:nth-child(3) { padding-left: 0; border-left: 0; }
  .col { padding-bottom: 32px; }
  .figures { grid-template-columns: 1fr; }
  .figure, .figure + .figure { padding: 24px 0; border-left: 0; border-bottom: 1px solid var(--line); }
  .res-grid { grid-template-columns: 1fr; }
  .res-card, .res-card:nth-child(even) { padding: 28px 0; border-left: 0; }
  .nav a:not(.nav-cta) { display: none; }
}
@media (max-width: 560px) {
  body { font-size: 16px; }
  .wrap { padding: 0 16px; }
  .site-header .wrap { height: 68px; }
  .brand-name { font-size: 15px; letter-spacing: 0.12em; }
  .hero { min-height: 88vh; }
  .hero .wrap { padding-top: 110px; padding-bottom: 56px; }
  .statement, .section, .contact { padding: 80px 0; }
  .columns { grid-template-columns: 1fr; }
  .col, .col + .col { padding: 24px 0; border-left: 0; border-bottom: 1px solid var(--line); }
  .col .idx { margin-bottom: 16px; }
  .split-body { padding: 56px 16px; }
  .banner { min-height: 480px; }
  .process li { font-size: 17px; }
  .alert { padding: 22px 20px; }
}

/* Footer links */
.footer-nav { display: flex; gap: 24px; flex-wrap: wrap; }
.footer-nav a { text-decoration: none; }
.footer-nav a:hover { color: #fff; text-decoration: underline; text-underline-offset: 4px; }

/* Inner pages */
.page-head .lead { max-width: 60ch; color: var(--ink-soft); font-size: 19px; margin: 0; }
.page-body { padding: 0 0 120px; }

/* About */
.founder { display: grid; grid-template-columns: 280px 1fr; gap: 72px; border-top: 1px solid var(--ink); padding-top: 48px; }
.founder-photo img { width: 220px; height: 220px; border-radius: 50%; object-fit: cover; filter: grayscale(100%); }
.founder-name { font-size: 26px; font-weight: 600; letter-spacing: -0.01em; margin: 24px 0 4px; }
.founder-title { font-size: 12px; font-weight: 600; letter-spacing: 0.2em; text-transform: uppercase; color: var(--ink-soft); }
.founder-contact { margin-top: 20px; font-size: 15px; color: var(--ink-soft); }
.founder-contact a { text-decoration: none; display: block; }
.founder-contact a:hover { text-decoration: underline; }
.prose { max-width: 66ch; }
.prose p { margin: 0 0 22px; font-size: 18px; }
.prose p.big { font-size: clamp(22px, 2.4vw, 30px); line-height: 1.3; font-weight: 500; letter-spacing: -0.01em; }
.prose h2 { font-size: clamp(26px, 3vw, 34px); margin: 48px 0 16px; }
.prose ul { padding-left: 20px; margin: 0 0 22px; }
.prose li { margin-bottom: 8px; }
.prose .muted { color: var(--ink-soft); font-size: 15px; }

/* Sell form */
.form-grid { display: grid; grid-template-columns: 1.4fr 1fr; gap: 80px; border-top: 1px solid var(--ink); padding-top: 48px; }
.form { display: grid; grid-template-columns: 1fr 1fr; gap: 20px 24px; }
.form .full { grid-column: 1 / -1; }
.form label { display: block; font-size: 12px; font-weight: 600; letter-spacing: 0.16em; text-transform: uppercase; margin-bottom: 8px; }
.form input, .form select, .form textarea {
  width: 100%; font: inherit; font-size: 16px; color: var(--ink); background: #fff;
  border: 1px solid #cfcfcf; border-radius: 0; padding: 14px 14px; appearance: none;
}
.form select { background-image: linear-gradient(45deg, transparent 50%, var(--ink) 50%), linear-gradient(135deg, var(--ink) 50%, transparent 50%); background-position: calc(100% - 20px) 50%, calc(100% - 15px) 50%; background-size: 5px 5px; background-repeat: no-repeat; }
.form input:focus, .form select:focus, .form textarea:focus { outline: 2px solid var(--ink); outline-offset: -1px; border-color: var(--ink); }
.form textarea { min-height: 140px; resize: vertical; }
.form .btn { cursor: pointer; font-family: inherit; }
.form-note { font-size: 14px; color: var(--ink-soft); margin: 4px 0 0; }
.side-list { border-top: 1px solid var(--line); }
.side-list .contact-row { border-bottom: 1px solid var(--line); }
.side-list .contact-label { color: var(--ink-soft); }
.side-list .contact-value { font-size: 19px; }
.side-list ol { margin: 12px 0 0; padding-left: 20px; color: var(--ink-soft); }
.side-list li { margin-bottom: 8px; }

@media (max-width: 960px) {
  .founder, .form-grid { grid-template-columns: 1fr; gap: 48px; }
}
@media (max-width: 560px) {
  .form { grid-template-columns: 1fr; }
  .page-head { padding: 64px 0 32px; }
  .page-body { padding-bottom: 80px; }
  .founder-photo img { width: 180px; height: 180px; }
}