/* ============================================================
   Duke Real Estate Group — Main Stylesheet
   ============================================================ */

/* --- Google Fonts Import --- */
@import url('https://fonts.googleapis.com/css2?family=Playfair+Display:wght@400;500;600;700&family=Inter:wght@300;400;500;600;700&display=swap');

/* --- CSS Custom Properties --- */
:root {
  --navy:        #12225e;
  --navy-dark:   #0a1540;
  --navy-mid:    #1a2f7a;
  --gold:        #D9A828;
  --gold-light:  #ECC048;
  --white:       #ffffff;
  --off-white:   #f5f4f0;
  --light-gray:  #e8e8e4;
  --mid-gray:    #9a9a9a;
  --text-dark:   #1a1a2e;
  --text-body:   #3d3d4f;
  --font-serif:  'Playfair Display', Georgia, serif;
  --font-sans:   'Inter', 'Helvetica Neue', sans-serif;
  --transition:  0.3s ease;
  --shadow-sm:   0 2px 8px rgba(0,0,0,0.08);
  --shadow-md:   0 8px 32px rgba(0,0,0,0.12);
  --shadow-lg:   0 16px 48px rgba(0,0,0,0.16);
  --max-width:   1200px;
}

/* --- Reset & Base --- */
*, *::before, *::after { box-sizing: border-box; margin: 0; padding: 0; }

html { scroll-behavior: smooth; font-size: 16px; }

body {
  font-family: var(--font-sans);
  color: var(--text-body);
  background: var(--white);
  line-height: 1.7;
  -webkit-font-smoothing: antialiased;
}

img { display: block; max-width: 100%; height: auto; }
a  { color: inherit; text-decoration: none; }
ul { list-style: none; }

/* --- Typography --- */
h1, h2, h3, h4, h5 {
  font-family: var(--font-serif);
  color: var(--navy-dark);
  line-height: 1.25;
  font-weight: 600;
}

h1 { font-size: clamp(2rem, 5vw, 3.5rem); }
h2 { font-size: clamp(1.6rem, 3.5vw, 2.4rem); }
h3 { font-size: clamp(1.2rem, 2.5vw, 1.6rem); }
h4 { font-size: 1.1rem; }

p { margin-bottom: 1rem; }
p:last-child { margin-bottom: 0; }

.section-label {
  font-family: var(--font-sans);
  font-size: 0.7rem;
  font-weight: 700;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--gold);
  display: block;
  margin-bottom: 0.75rem;
}

/* --- Layout Utilities --- */
.container {
  max-width: var(--max-width);
  margin: 0 auto;
  padding: 0 2rem;
}

.section {
  padding: 6rem 0;
}

.section--dark {
  background: var(--navy-dark);
  color: var(--white);
}

.section--dark h1,
.section--dark h2,
.section--dark h3,
.section--dark h4 {
  color: var(--white);
}

.section--dark .section-label {
  color: var(--gold);
}

.section--navy {
  background: var(--navy);
  color: var(--white);
}

.section--navy h1,
.section--navy h2,
.section--navy h3 {
  color: var(--white);
}

.section--off-white {
  background: var(--off-white);
}

.grid-2 {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 3rem;
  align-items: center;
}

.grid-3 {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 2rem;
}

.grid-4 {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 2rem;
}

/* --- Buttons --- */
.btn {
  display: inline-block;
  padding: 0.85rem 2.2rem;
  font-family: var(--font-sans);
  font-size: 0.8rem;
  font-weight: 600;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  border: 2px solid transparent;
  cursor: pointer;
  transition: all var(--transition);
  text-align: center;
}

.btn-primary {
  background: var(--gold);
  color: var(--navy-dark);
  border-color: var(--gold);
}

.btn-primary:hover {
  background: var(--gold-light);
  border-color: var(--gold-light);
  transform: translateY(-1px);
  box-shadow: 0 4px 16px rgba(201,168,76,0.4);
}

.btn-outline {
  background: transparent;
  color: var(--white);
  border-color: rgba(255,255,255,0.6);
}

.btn-outline:hover {
  background: var(--white);
  color: var(--navy-dark);
  border-color: var(--white);
  transform: translateY(-1px);
}

.btn-outline-navy {
  background: transparent;
  color: var(--navy);
  border-color: var(--navy);
}

.btn-outline-navy:hover {
  background: var(--navy);
  color: var(--white);
}

/* ============================================================
   NAVIGATION
   ============================================================ */

.navbar {
  position: fixed;
  top: 0;
  left: 0;
  right: 0;
  z-index: 1000;
  padding: 1.25rem 0;
  transition: all 0.4s ease;
}

.navbar.transparent {
  background: transparent;
}

.navbar.scrolled {
  background: var(--navy-dark);
  padding: 0.85rem 0;
  box-shadow: 0 2px 24px rgba(0,0,0,0.3);
}

.navbar .container {
  display: flex;
  align-items: center;
  justify-content: space-between;
}

.nav-logo img {
  height: 120px;
  width: auto;
  filter: brightness(0) invert(1);
  transition: var(--transition);
}

.nav-links {
  display: flex;
  align-items: center;
  gap: 0.25rem;
}

.nav-links a {
  font-size: 0.72rem;
  font-weight: 500;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  color: rgba(255,255,255,0.85);
  padding: 0.5rem 0.85rem;
  border-bottom: 2px solid transparent;
  transition: all var(--transition);
}

.nav-links a:hover,
.nav-links a.active {
  color: var(--gold);
  border-bottom-color: var(--gold);
}

.nav-links .btn {
  padding: 0.55rem 1.5rem;
  font-size: 0.7rem;
}

.nav-links .btn-primary,
.nav-links .btn-primary:hover,
.nav-links .btn-primary.active {
  color: var(--navy-dark);
  border-bottom: none;
}

/* Mobile nav toggle */
.nav-toggle {
  display: none;
  flex-direction: column;
  gap: 5px;
  cursor: pointer;
  padding: 4px;
}

.nav-toggle span {
  display: block;
  width: 26px;
  height: 2px;
  background: var(--white);
  transition: var(--transition);
}

/* ============================================================
   PAGE HERO (non-home pages)
   ============================================================ */

.page-hero {
  position: relative;
  padding: 10rem 0 5rem;
  background: var(--navy-dark);
  overflow: hidden;
}

.page-hero::before {
  content: '';
  position: absolute;
  inset: 0;
  background: linear-gradient(135deg, var(--navy-dark) 0%, var(--navy-mid) 100%);
  opacity: 0.95;
}

.page-hero-bg {
  position: absolute;
  inset: 0;
  background-size: cover;
  background-position: center;
  opacity: 0.12;
}

.page-hero .container {
  position: relative;
  z-index: 2;
}

.page-hero h1 {
  color: var(--white);
  max-width: 700px;
}

.page-hero p {
  color: rgba(255,255,255,0.75);
  font-size: 1.1rem;
  max-width: 600px;
  margin-top: 1rem;
}

.breadcrumb {
  display: flex;
  align-items: center;
  gap: 0.5rem;
  font-size: 0.75rem;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  color: rgba(255,255,255,0.5);
  margin-bottom: 1.5rem;
}

.breadcrumb a { color: rgba(255,255,255,0.5); transition: var(--transition); }
.breadcrumb a:hover { color: var(--gold); }
.breadcrumb span { color: var(--gold); }

/* ============================================================
   HOME — HERO
   ============================================================ */

.hero {
  position: relative;
  height: 100vh;
  min-height: 700px;
  display: flex;
  align-items: center;
  overflow: hidden;
  padding-top: 7rem;
}

.hero-bg {
  position: absolute;
  inset: 0;
  background-image: url('../images/la-meridian-exterior.jpg');
  background-size: cover;
  background-position: center 40%;
  transform: scale(1.05);
  transition: transform 8s ease;
}

.hero-bg.loaded { transform: scale(1); }

.hero-overlay {
  position: absolute;
  inset: 0;
  background: linear-gradient(
    to right,
    rgba(10, 21, 64, 0.88) 0%,
    rgba(10, 21, 64, 0.65) 60%,
    rgba(10, 21, 64, 0.35) 100%
  );
}

.hero-content {
  position: relative;
  z-index: 2;
  max-width: 680px;
}

.hero-content .section-label {
  color: var(--gold);
  font-size: 0.65rem;
  letter-spacing: 0.3em;
}

.hero-content h1 {
  color: var(--white);
  font-size: clamp(2.2rem, 5vw, 3.8rem);
  line-height: 1.15;
  margin: 1rem 0 1.5rem;
}

.hero-content h1 em {
  font-style: normal;
  color: var(--gold);
}

.hero-content p {
  color: rgba(255,255,255,0.78);
  font-size: 1.05rem;
  margin-bottom: 2.5rem;
  max-width: 520px;
  line-height: 1.75;
}

.hero-cta {
  display: flex;
  gap: 1rem;
  flex-wrap: wrap;
}

.hero-scroll {
  position: absolute;
  bottom: 2.5rem;
  left: 50%;
  transform: translateX(-50%);
  z-index: 2;
  display: flex;
  flex-direction: column;
  align-items: center;
  gap: 0.5rem;
  color: rgba(255,255,255,0.5);
  font-size: 0.65rem;
  letter-spacing: 0.15em;
  text-transform: uppercase;
  animation: bounce 2s infinite;
}

.hero-scroll::after {
  content: '';
  display: block;
  width: 1px;
  height: 40px;
  background: linear-gradient(to bottom, rgba(255,255,255,0.5), transparent);
}

@keyframes bounce {
  0%, 100% { transform: translateX(-50%) translateY(0); }
  50%       { transform: translateX(-50%) translateY(6px); }
}

/* ============================================================
   STATS BAR
   ============================================================ */

.stats-bar {
  background: var(--navy);
  padding: 3rem 0;
  border-top: 3px solid var(--gold);
}

.stats-grid {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 1rem;
  text-align: center;
}

.stat-item {
  padding: 1rem;
  border-right: 1px solid rgba(255,255,255,0.1);
}

.stat-item:last-child { border-right: none; }

.stat-number {
  font-family: var(--font-serif);
  font-size: 2.6rem;
  font-weight: 700;
  color: var(--gold);
  line-height: 1;
  display: block;
}

.stat-label {
  font-size: 0.7rem;
  font-weight: 500;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  color: rgba(255,255,255,0.65);
  margin-top: 0.5rem;
  display: block;
}

/* ============================================================
   ABOUT SECTION (Home)
   ============================================================ */

.about-home {
  padding: 7rem 0;
}

.about-home .grid-2 {
  gap: 5rem;
}

.about-text .section-label { margin-bottom: 1rem; }
.about-text h2 { margin-bottom: 1.5rem; }
.about-text p { color: var(--text-body); font-size: 1.02rem; }

.about-quote {
  background: var(--navy-dark);
  color: var(--white);
  padding: 3rem;
  position: relative;
}

.about-quote::before {
  content: '\201C';
  font-family: var(--font-serif);
  font-size: 6rem;
  color: var(--gold);
  opacity: 0.3;
  position: absolute;
  top: 0.5rem;
  left: 1.5rem;
  line-height: 1;
}

.about-quote blockquote {
  font-family: var(--font-serif);
  font-size: 1.25rem;
  line-height: 1.65;
  color: var(--white);
  position: relative;
  z-index: 1;
}

.about-quote cite {
  display: block;
  margin-top: 1.5rem;
  font-style: normal;
  font-size: 0.72rem;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  color: var(--gold);
  font-family: var(--font-sans);
  font-weight: 600;
}

/* ============================================================
   FEATURED PROPERTIES
   ============================================================ */

.featured-properties {
  padding: 7rem 0;
  background: var(--off-white);
}

.section-header {
  text-align: center;
  max-width: 600px;
  margin: 0 auto 4rem;
}

.section-header p {
  color: var(--text-body);
  font-size: 1.05rem;
  margin-top: 1rem;
}

.property-cards {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 0;
}

.property-card {
  position: relative;
  overflow: hidden;
  height: 480px;
  cursor: pointer;
}

.property-card-img {
  position: absolute;
  inset: 0;
  background-size: cover;
  background-position: center;
  transition: transform 0.6s ease;
}

.property-card:hover .property-card-img {
  transform: scale(1.06);
}

.property-card-overlay {
  position: absolute;
  inset: 0;
  background: linear-gradient(
    to top,
    rgba(10, 21, 64, 0.95) 0%,
    rgba(10, 21, 64, 0.4) 50%,
    rgba(10, 21, 64, 0.1) 100%
  );
  transition: background 0.4s ease;
}

.property-card:hover .property-card-overlay {
  background: linear-gradient(
    to top,
    rgba(10, 21, 64, 0.98) 0%,
    rgba(10, 21, 64, 0.6) 50%,
    rgba(10, 21, 64, 0.2) 100%
  );
}

.property-card-content {
  position: absolute;
  bottom: 0;
  left: 0;
  right: 0;
  padding: 2rem;
  transform: translateY(0);
  transition: transform var(--transition);
}

.property-card-tag {
  font-size: 0.62rem;
  font-weight: 700;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--gold);
  margin-bottom: 0.5rem;
}

.property-card h3 {
  color: var(--white);
  font-size: 1.5rem;
  margin-bottom: 0.25rem;
}

.property-card-location {
  font-size: 0.78rem;
  color: rgba(255,255,255,0.6);
  letter-spacing: 0.05em;
  margin-bottom: 1rem;
}

.property-card-detail {
  font-size: 0.78rem;
  color: rgba(255,255,255,0.55);
  line-height: 1.6;
  max-height: 0;
  overflow: hidden;
  transition: max-height 0.4s ease, opacity 0.4s ease;
  opacity: 0;
}

.property-card:hover .property-card-detail {
  max-height: 100px;
  opacity: 1;
}

.property-card-link {
  display: inline-flex;
  align-items: center;
  gap: 0.5rem;
  font-size: 0.72rem;
  font-weight: 600;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  color: var(--gold);
  margin-top: 1rem;
  opacity: 0;
  transform: translateY(8px);
  transition: all 0.4s ease;
}

.property-card:hover .property-card-link {
  opacity: 1;
  transform: translateY(0);
}

.property-card-link::after {
  content: '→';
}

/* Dark card (no photo) */
.property-card-dark {
  background: var(--navy);
}

.property-card-dark .property-card-overlay {
  background: none;
}

.property-card-dark .property-card-content {
  top: 0;
  bottom: 0;
  display: flex;
  flex-direction: column;
  justify-content: center;
  padding: 3rem;
}

.property-card-dark .property-card-detail {
  max-height: none;
  opacity: 1;
}

.property-card-dark .property-card-link {
  opacity: 1;
  transform: translateY(0);
  margin-top: 1.5rem;
}

/* ============================================================
   ACQUISITION TEASER (Home)
   ============================================================ */

.acquisition-teaser {
  padding: 7rem 0;
  background: var(--navy-dark);
  color: var(--white);
}

.acquisition-teaser .grid-2 {
  gap: 4rem;
  align-items: center;
}

.acquisition-teaser h2 {
  color: var(--white);
  margin-bottom: 1.5rem;
}

.acquisition-teaser p {
  color: rgba(255,255,255,0.75);
  font-size: 1.02rem;
  margin-bottom: 1.5rem;
}

.criteria-list {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 0.75rem;
  margin-top: 1.5rem;
}

.criteria-item {
  display: flex;
  align-items: flex-start;
  gap: 0.75rem;
}

.criteria-item-icon {
  width: 28px;
  height: 28px;
  min-width: 28px;
  background: var(--gold);
  display: flex;
  align-items: center;
  justify-content: center;
  margin-top: 0.1rem;
}

.criteria-item-icon svg {
  width: 14px;
  height: 14px;
  stroke: var(--navy-dark);
  fill: none;
  stroke-width: 2.5;
}

.criteria-item-text {
  font-size: 0.88rem;
  color: rgba(255,255,255,0.8);
  line-height: 1.4;
}

.criteria-item-text strong {
  display: block;
  font-size: 0.7rem;
  font-weight: 600;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  color: var(--gold);
  margin-bottom: 0.2rem;
}

/* ============================================================
   ABOUT PAGE
   ============================================================ */

.about-content {
  padding: 6rem 0;
}

.about-content .lead {
  font-size: 1.18rem;
  line-height: 1.8;
  color: var(--text-dark);
  font-weight: 400;
  border-left: 3px solid var(--gold);
  padding-left: 2rem;
  margin-bottom: 3rem;
}

.about-content p {
  font-size: 1.02rem;
  color: var(--text-body);
  margin-bottom: 1.25rem;
}

.about-approach {
  background: var(--off-white);
  padding: 6rem 0;
}

.approach-cards {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 2rem;
  margin-top: 3rem;
}

.approach-card {
  background: var(--white);
  padding: 2.5rem;
  border-top: 3px solid var(--gold);
  box-shadow: var(--shadow-sm);
  transition: var(--transition);
}

.approach-card:hover {
  box-shadow: var(--shadow-md);
  transform: translateY(-3px);
}

.approach-icon {
  width: 48px;
  height: 48px;
  background: var(--navy);
  display: flex;
  align-items: center;
  justify-content: center;
  margin-bottom: 1.5rem;
}

.approach-icon svg {
  width: 22px;
  height: 22px;
  stroke: var(--gold);
  fill: none;
  stroke-width: 1.8;
}

.approach-card h3 {
  font-size: 1.15rem;
  margin-bottom: 0.75rem;
}

.approach-card p {
  font-size: 0.92rem;
  color: var(--text-body);
}

/* ============================================================
   PORTFOLIO PAGE
   ============================================================ */

.portfolio-intro {
  padding: 4rem 0 2rem;
}

.portfolio-intro p {
  font-size: 1.05rem;
  max-width: 720px;
  color: var(--text-body);
}

.portfolio-filter {
  padding: 1rem 0 3rem;
}

.filter-tabs {
  display: flex;
  gap: 0.5rem;
  flex-wrap: wrap;
}

.filter-tab {
  padding: 0.55rem 1.4rem;
  font-size: 0.72rem;
  font-weight: 600;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  border: 1px solid var(--light-gray);
  background: var(--white);
  color: var(--text-body);
  cursor: pointer;
  transition: var(--transition);
}

.filter-tab:hover,
.filter-tab.active {
  background: var(--navy);
  color: var(--white);
  border-color: var(--navy);
}

.portfolio-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 2rem;
  padding: 2rem 0 6rem;
}

.portfolio-item {
  background: var(--white);
  border: 1px solid var(--light-gray);
  overflow: hidden;
  transition: var(--transition);
}

.portfolio-item:hover {
  box-shadow: var(--shadow-md);
  transform: translateY(-3px);
}

.portfolio-item-img {
  height: 220px;
  background: var(--navy);
  background-size: cover;
  background-position: center;
  position: relative;
  overflow: hidden;
}

.portfolio-item-img::after {
  content: '';
  position: absolute;
  inset: 0;
  background: linear-gradient(to top, rgba(10,21,64,0.5), transparent 60%);
}

.portfolio-item-type {
  position: absolute;
  top: 1rem;
  left: 1rem;
  z-index: 2;
  background: var(--gold);
  color: var(--navy-dark);
  font-size: 0.6rem;
  font-weight: 700;
  letter-spacing: 0.15em;
  text-transform: uppercase;
  padding: 0.3rem 0.7rem;
}

.portfolio-item-body {
  padding: 1.75rem;
}

.portfolio-item h3 {
  font-size: 1.15rem;
  margin-bottom: 0.25rem;
}

.portfolio-item-loc {
  font-size: 0.75rem;
  color: var(--mid-gray);
  letter-spacing: 0.06em;
  text-transform: uppercase;
  margin-bottom: 1rem;
}

.portfolio-item p {
  font-size: 0.88rem;
  color: var(--text-body);
  line-height: 1.65;
  margin-bottom: 1.25rem;
}

.portfolio-item-stats {
  display: flex;
  gap: 1.5rem;
  padding-top: 1rem;
  border-top: 1px solid var(--light-gray);
}

.portfolio-stat { }

.portfolio-stat dt {
  font-size: 0.62rem;
  font-weight: 700;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  color: var(--gold);
}

.portfolio-stat dd {
  font-size: 0.82rem;
  color: var(--text-dark);
  font-weight: 500;
  margin-top: 0.15rem;
}

/* ============================================================
   TEAM / PRINCIPAL PAGE
   ============================================================ */

.team-section {
  padding: 7rem 0;
}

.principal-card {
  display: grid;
  grid-template-columns: 360px 1fr;
  gap: 0;
  max-width: 1000px;
  margin: 0 auto;
  box-shadow: var(--shadow-lg);
  overflow: hidden;
}

.principal-photo {
  position: relative;
  overflow: hidden;
}

.principal-photo img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  object-position: top;
  min-height: 500px;
  display: block;
}

.principal-info {
  background: var(--navy-dark);
  padding: 3.5rem;
  color: var(--white);
}

.principal-name {
  font-size: 2.2rem;
  color: var(--white);
  margin-bottom: 0.25rem;
}

.principal-title {
  font-size: 0.72rem;
  font-weight: 700;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--gold);
  margin-bottom: 2rem;
  display: block;
}

.principal-bio {
  font-size: 0.95rem;
  color: rgba(255,255,255,0.78);
  line-height: 1.8;
  margin-bottom: 1.2rem;
}

.credentials {
  margin-top: 2.5rem;
  padding-top: 2rem;
  border-top: 1px solid rgba(255,255,255,0.1);
}

.credentials h4 {
  font-size: 0.65rem;
  font-weight: 700;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--gold);
  margin-bottom: 1rem;
  font-family: var(--font-sans);
}

.credential-items {
  display: flex;
  flex-direction: column;
  gap: 0.6rem;
}

.credential-item {
  display: flex;
  align-items: flex-start;
  gap: 0.75rem;
  font-size: 0.85rem;
  color: rgba(255,255,255,0.7);
}

.credential-item::before {
  content: '▪';
  color: var(--gold);
  font-size: 0.6rem;
  margin-top: 0.35rem;
  flex-shrink: 0;
}

/* ============================================================
   ACQUISITION CRITERIA PAGE
   ============================================================ */

.criteria-section {
  padding: 5rem 0 7rem;
}

.criteria-intro {
  max-width: 680px;
  margin-bottom: 4rem;
  font-size: 1.05rem;
  color: var(--text-body);
}

.criteria-table {
  width: 100%;
  border-collapse: collapse;
  margin-bottom: 3rem;
}

.criteria-table tr {
  border-bottom: 1px solid var(--light-gray);
  transition: var(--transition);
}

.criteria-table tr:hover {
  background: var(--off-white);
}

.criteria-table td {
  padding: 1.25rem 1.5rem;
  vertical-align: top;
  font-size: 0.95rem;
}

.criteria-table td:first-child {
  font-family: var(--font-sans);
  font-size: 0.68rem;
  font-weight: 700;
  letter-spacing: 0.15em;
  text-transform: uppercase;
  color: var(--navy);
  width: 220px;
  padding-right: 2rem;
  white-space: nowrap;
}

.criteria-table td ul {
  padding-left: 1.2rem;
  list-style: disc;
}

.criteria-table td ul li {
  margin-bottom: 0.3rem;
  color: var(--text-body);
  font-size: 0.95rem;
}

.criteria-cta {
  background: var(--navy);
  padding: 3.5rem;
  margin-top: 2rem;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 2rem;
}

.criteria-cta-text h3 {
  color: var(--white);
  margin-bottom: 0.5rem;
}

.criteria-cta-text p {
  color: rgba(255,255,255,0.7);
  font-size: 0.95rem;
}

/* ============================================================
   NEWS PAGE
   ============================================================ */

.news-section {
  padding: 5rem 0 7rem;
}

.news-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 2rem;
}

.news-card {
  border: 1px solid var(--light-gray);
  overflow: hidden;
  transition: var(--transition);
}

.news-card:hover {
  box-shadow: var(--shadow-md);
  transform: translateY(-3px);
}

.news-card-header {
  background: var(--navy-dark);
  padding: 2rem;
  min-height: 140px;
  display: flex;
  flex-direction: column;
  justify-content: flex-end;
}

.news-card-cat {
  font-size: 0.6rem;
  font-weight: 700;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--gold);
  margin-bottom: 0.5rem;
}

.news-card-header h3 {
  color: var(--white);
  font-size: 1rem;
  line-height: 1.35;
}

.news-card-body {
  padding: 1.75rem;
}

.news-card-body p {
  font-size: 0.88rem;
  color: var(--text-body);
  line-height: 1.65;
  margin-bottom: 1.25rem;
}

.news-card-link {
  display: inline-flex;
  align-items: center;
  gap: 0.5rem;
  font-size: 0.7rem;
  font-weight: 700;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  color: var(--navy);
  transition: var(--transition);
}

.news-card-link:hover {
  color: var(--gold);
  gap: 0.75rem;
}

.news-card-link::after { content: '→'; }

/* ============================================================
   CONTACT PAGE
   ============================================================ */

.contact-section {
  padding: 5rem 0 7rem;
}

.contact-grid {
  display: grid;
  grid-template-columns: 380px 1fr;
  gap: 4rem;
  align-items: start;
}

.contact-info {
  background: var(--navy-dark);
  padding: 3rem;
  color: var(--white);
}

.contact-info h3 {
  color: var(--white);
  margin-bottom: 2rem;
}

.contact-detail {
  margin-bottom: 2rem;
}

.contact-detail dt {
  font-size: 0.62rem;
  font-weight: 700;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--gold);
  margin-bottom: 0.4rem;
  font-family: var(--font-sans);
}

.contact-detail dd {
  font-size: 0.92rem;
  color: rgba(255,255,255,0.78);
  line-height: 1.65;
}

.contact-detail dd a {
  color: rgba(255,255,255,0.78);
  transition: var(--transition);
}

.contact-detail dd a:hover { color: var(--gold); }

.contact-form-wrap {
  padding: 1rem 0;
}

.contact-form-wrap h3 {
  margin-bottom: 0.5rem;
}

.contact-form-wrap .sub {
  font-size: 0.92rem;
  color: var(--text-body);
  margin-bottom: 2rem;
}

.form-group {
  margin-bottom: 1.5rem;
}

.form-row {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 1.5rem;
}

label {
  display: block;
  font-size: 0.7rem;
  font-weight: 600;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  color: var(--text-dark);
  margin-bottom: 0.5rem;
}

input, textarea, select {
  width: 100%;
  padding: 0.85rem 1rem;
  border: 1px solid var(--light-gray);
  background: var(--white);
  font-family: var(--font-sans);
  font-size: 0.95rem;
  color: var(--text-dark);
  transition: var(--transition);
  outline: none;
  -webkit-appearance: none;
  border-radius: 0;
}

input:focus, textarea:focus, select:focus {
  border-color: var(--navy);
  box-shadow: 0 0 0 3px rgba(18, 34, 94, 0.08);
}

textarea {
  resize: vertical;
  min-height: 140px;
}

/* ============================================================
   FOOTER
   ============================================================ */

.footer {
  background: var(--navy-dark);
  color: rgba(255,255,255,0.6);
  padding: 4rem 0 2rem;
  border-top: 3px solid var(--gold);
}

.footer-grid {
  display: grid;
  grid-template-columns: 2fr 1fr 1fr 1fr;
  gap: 3rem;
  margin-bottom: 3rem;
}

.footer-brand img {
  height: 56px;
  width: auto;
  filter: brightness(0) invert(1);
  margin-bottom: 1.5rem;
}

.footer-brand p {
  font-size: 0.85rem;
  line-height: 1.7;
  max-width: 280px;
}

.footer-col h4 {
  font-family: var(--font-sans);
  font-size: 0.65rem;
  font-weight: 700;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--white);
  margin-bottom: 1.25rem;
}

.footer-col ul {
  display: flex;
  flex-direction: column;
  gap: 0.6rem;
}

.footer-col ul a {
  font-size: 0.85rem;
  color: rgba(255,255,255,0.55);
  transition: var(--transition);
}

.footer-col ul a:hover { color: var(--gold); }

.footer-bottom {
  display: flex;
  align-items: center;
  justify-content: space-between;
  padding-top: 2rem;
  border-top: 1px solid rgba(255,255,255,0.08);
  font-size: 0.75rem;
  color: rgba(255,255,255,0.35);
}

.footer-bottom a {
  color: rgba(255,255,255,0.35);
  transition: var(--transition);
}

.footer-bottom a:hover { color: var(--gold); }

/* ============================================================
   DIVIDER / ACCENT ELEMENTS
   ============================================================ */

.gold-line {
  width: 48px;
  height: 3px;
  background: var(--gold);
  margin: 1.25rem 0;
}

.gold-line--center {
  margin: 1.25rem auto;
}

/* ============================================================
   RESPONSIVE
   ============================================================ */

@media (max-width: 1024px) {
  .grid-4 { grid-template-columns: repeat(2, 1fr); }
  .stats-grid { grid-template-columns: repeat(2, 1fr); }
  .footer-grid { grid-template-columns: 1fr 1fr; }
  .principal-card { grid-template-columns: 300px 1fr; }
}

@media (max-width: 768px) {
  .section { padding: 4rem 0; }
  .hero { padding-top: 9rem; align-items: flex-start; }
  .grid-2 { grid-template-columns: 1fr; gap: 2rem; }
  .grid-3 { grid-template-columns: 1fr; }
  .property-cards { grid-template-columns: 1fr; }
  .portfolio-grid { grid-template-columns: 1fr; }
  .news-grid { grid-template-columns: 1fr; }
  .approach-cards { grid-template-columns: 1fr; }
  .criteria-list { grid-template-columns: 1fr; }
  .form-row { grid-template-columns: 1fr; }
  .contact-grid { grid-template-columns: 1fr; }
  .principal-card { grid-template-columns: 1fr; }
  .criteria-cta { flex-direction: column; }

  .nav-links { display: none; }
  .nav-toggle { display: flex; }

  .nav-links.open {
    display: flex;
    flex-direction: column;
    position: fixed;
    inset: 0;
    top: 80px;
    background: var(--navy-dark);
    padding: 2rem;
    gap: 0;
    align-items: stretch;
  }

  .nav-links.open a {
    padding: 1rem 0;
    border-bottom: 1px solid rgba(255,255,255,0.08);
    border-left: none;
  }

  .stats-grid { grid-template-columns: repeat(2, 1fr); }
  .footer-grid { grid-template-columns: 1fr; gap: 2rem; }
  .criteria-table td:first-child { width: auto; white-space: normal; }
}

@media (max-width: 480px) {
  .container { padding: 0 1.25rem; }
  .stats-grid { grid-template-columns: 1fr 1fr; }
  .hero-cta { flex-direction: column; }
  .hero-cta .btn { width: 100%; text-align: center; }
}