:root {
  --ink: #242826;
  --ink-soft: #4b544f;
  --paper: #f7f4ec;
  --paper-strong: #fffaf0;
  --mist: #e6eee8;
  --sage: #6d8978;
  --teal: #14b8a6;
  --copper: #e26d3d;
  --gold: #f3b75d;
  --line: rgba(36, 40, 38, 0.16);
  --shadow: 0 24px 70px rgba(24, 30, 28, 0.18);
  --display: "Newsreader", "Iowan Old Style", Georgia, serif;
  --body: "Aptos", "Trebuchet MS", "Gill Sans", sans-serif;
}

* {
  box-sizing: border-box;
}

html {
  scroll-behavior: smooth;
}

body {
  margin: 0;
  color: var(--ink);
  background:
    linear-gradient(135deg, rgba(20, 184, 166, 0.12), transparent 38%),
    linear-gradient(315deg, rgba(226, 109, 61, 0.13), transparent 42%),
    var(--paper);
  font-family: var(--body);
  font-size: 16px;
  line-height: 1.55;
}

img {
  display: block;
  max-width: 100%;
}

a {
  color: inherit;
}

.site-header {
  position: fixed;
  inset: 0 0 auto;
  z-index: 20;
  border-bottom: 1px solid rgba(247, 244, 236, 0.18);
  color: var(--paper);
  background: rgba(23, 27, 25, 0.68);
  backdrop-filter: blur(16px);
}

.nav {
  width: min(1160px, calc(100% - 32px));
  min-height: 72px;
  margin: 0 auto;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 24px;
}

.brand {
  display: inline-flex;
  align-items: center;
  gap: 10px;
  text-decoration: none;
  font-family: var(--display);
  font-size: 1.35rem;
  font-weight: 700;
}

.brand img {
  width: 168px;
  height: auto;
}

.nav__links {
  display: flex;
  align-items: center;
  gap: 22px;
  font-size: 0.92rem;
  font-weight: 700;
}

.nav__links a {
  text-decoration: none;
  opacity: 0.88;
}

.nav__links a:hover {
  opacity: 1;
}

.button {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  min-height: 44px;
  padding: 0 18px;
  border: 1px solid transparent;
  border-radius: 6px;
  background: var(--ink);
  color: var(--paper);
  font-weight: 800;
  text-decoration: none;
  white-space: nowrap;
}

.button:hover {
  transform: translateY(-1px);
}

.button--light {
  background: var(--paper-strong);
  color: var(--ink);
}

.button--outline {
  border-color: rgba(247, 244, 236, 0.7);
  background: rgba(247, 244, 236, 0.08);
  color: var(--paper);
}

.hero {
  min-height: 92svh;
  color: var(--paper);
  background:
    linear-gradient(90deg, rgba(13, 17, 15, 0.8), rgba(13, 17, 15, 0.36) 48%, rgba(13, 17, 15, 0.06)),
    linear-gradient(0deg, rgba(13, 17, 15, 0.42), transparent 34%),
    url("/assets/home-property-intelligence.png") center / cover;
  display: flex;
  align-items: end;
  padding: 132px 0 64px;
}

.hero__inner,
.section__inner,
.footer__inner {
  width: min(1160px, calc(100% - 32px));
  margin: 0 auto;
}

.hero__content {
  max-width: 700px;
}

.eyebrow {
  margin: 0 0 14px;
  color: var(--copper);
  font-size: 0.78rem;
  font-weight: 900;
  letter-spacing: 0.08em;
  text-transform: uppercase;
}

.hero .eyebrow {
  color: var(--gold);
}

h1,
h2,
h3 {
  margin: 0;
  font-family: var(--display);
  line-height: 1.02;
  letter-spacing: 0;
}

h1 {
  max-width: 10ch;
  font-size: clamp(4rem, 12vw, 9.6rem);
}

h2 {
  max-width: 780px;
  font-size: clamp(2.25rem, 5vw, 4.8rem);
}

h3 {
  font-size: 1.55rem;
}

.hero__lede {
  max-width: 620px;
  margin: 22px 0 0;
  color: rgba(247, 244, 236, 0.91);
  font-size: clamp(1.08rem, 2vw, 1.35rem);
}

.hero__actions {
  display: flex;
  flex-wrap: wrap;
  gap: 12px;
  margin-top: 30px;
}

.hero__metrics {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 1px;
  max-width: 760px;
  margin-top: 44px;
  background: rgba(247, 244, 236, 0.24);
}

.metric {
  padding: 18px;
  background: rgba(23, 27, 25, 0.5);
}

.metric strong {
  display: block;
  font-family: var(--display);
  font-size: 1.8rem;
}

.metric span {
  display: block;
  color: rgba(247, 244, 236, 0.82);
  font-size: 0.92rem;
}

.section {
  padding: 88px 0;
}

.section--paper {
  background: var(--paper-strong);
}

.section--mist {
  background:
    linear-gradient(120deg, rgba(109, 137, 120, 0.22), transparent 36%),
    var(--mist);
}

.section--ink {
  color: var(--paper);
  background:
    linear-gradient(135deg, rgba(20, 184, 166, 0.22), transparent 34%),
    #242826;
}

.section__intro {
  display: grid;
  grid-template-columns: minmax(0, 0.9fr) minmax(280px, 0.5fr);
  gap: 42px;
  align-items: end;
  margin-bottom: 44px;
}

.section__intro p {
  margin: 0;
  color: var(--ink-soft);
  font-size: 1.08rem;
}

.section--ink .section__intro p {
  color: rgba(247, 244, 236, 0.78);
}

.process {
  display: grid;
  grid-template-columns: repeat(4, minmax(0, 1fr));
  gap: 1px;
  background: var(--line);
  border: 1px solid var(--line);
}

.process__item,
.card,
.quote,
.request-panel {
  border-radius: 8px;
  background: rgba(255, 250, 240, 0.84);
  box-shadow: var(--shadow);
}

.process__item {
  min-height: 260px;
  padding: 28px;
  box-shadow: none;
}

.process__number {
  display: inline-grid;
  width: 40px;
  height: 40px;
  place-items: center;
  margin-bottom: 22px;
  border: 1px solid var(--line);
  border-radius: 999px;
  color: var(--teal);
  font-weight: 900;
}

.grid {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 18px;
}

.card {
  padding: 26px;
  border: 1px solid var(--line);
  box-shadow: none;
}

.card p {
  margin: 14px 0 0;
  color: var(--ink-soft);
}

.card--link {
  display: block;
  text-decoration: none;
}

.card--link:hover {
  border-color: rgba(20, 184, 166, 0.65);
  transform: translateY(-2px);
}

.report-band {
  display: grid;
  grid-template-columns: minmax(0, 0.7fr) minmax(0, 1fr);
  min-height: 480px;
  overflow: hidden;
  border-radius: 8px;
  background: var(--ink);
  color: var(--paper);
}

.report-band__image {
  background:
    linear-gradient(0deg, rgba(36, 40, 38, 0.12), rgba(36, 40, 38, 0.12)),
    url("/assets/home-property-intelligence.png") center / cover;
}

.report-band__content {
  padding: clamp(32px, 6vw, 72px);
}

.check-list {
  display: grid;
  gap: 14px;
  margin: 30px 0 0;
  padding: 0;
  list-style: none;
}

.check-list li {
  position: relative;
  padding-left: 30px;
}

.check-list li::before {
  content: "";
  position: absolute;
  left: 0;
  top: 0.42em;
  width: 13px;
  height: 13px;
  border-radius: 3px;
  background: var(--teal);
  box-shadow: 8px 8px 0 rgba(226, 109, 61, 0.72);
}

.request-panel {
  display: grid;
  grid-template-columns: minmax(0, 0.8fr) minmax(280px, 0.5fr);
  gap: 36px;
  padding: clamp(28px, 5vw, 56px);
  border: 1px solid rgba(247, 244, 236, 0.2);
  background: rgba(247, 244, 236, 0.08);
  box-shadow: none;
}

.request-panel p {
  color: rgba(247, 244, 236, 0.78);
}

.request-panel__actions {
  display: flex;
  flex-direction: column;
  justify-content: end;
  gap: 12px;
}

.site-footer {
  color: rgba(247, 244, 236, 0.72);
  background: #171b19;
  padding: 42px 0;
}

.footer__inner {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 24px;
}

.footer__links {
  display: flex;
  flex-wrap: wrap;
  gap: 18px;
}

.footer__links a {
  text-decoration: none;
}

.page-hero {
  padding: 148px 0 72px;
  color: var(--paper);
  background:
    linear-gradient(110deg, rgba(36, 40, 38, 0.95), rgba(36, 40, 38, 0.74)),
    url("/assets/home-property-intelligence.png") center / cover;
}

.page-hero p {
  max-width: 760px;
  color: rgba(247, 244, 236, 0.82);
  font-size: 1.2rem;
}

.page-hero h1 {
  max-width: 980px;
  font-size: clamp(3.2rem, 8vw, 7rem);
}

.resource-list {
  display: grid;
  gap: 14px;
}

.resource-list a {
  display: block;
  padding: 22px;
  border: 1px solid var(--line);
  border-radius: 8px;
  background: var(--paper-strong);
  text-decoration: none;
}

.resource-list a:hover {
  border-color: rgba(226, 109, 61, 0.72);
}

.article-shell {
  width: min(820px, calc(100% - 32px));
  margin: 0 auto;
  padding: 128px 0 80px;
}

.article-header h1 {
  max-width: 820px;
  font-size: clamp(2.35rem, 4.4vw, 4rem);
  line-height: 1.08;
}

.article-header__lede {
  margin: 20px 0 0;
  color: var(--ink-soft);
  font-size: 1.16rem;
}

.article-header__meta {
  margin: 12px 0 0;
  color: var(--sage);
  font-size: 0.95rem;
  font-weight: 700;
}

.article-header__image {
  width: 100%;
  margin-top: 34px;
  border-radius: 8px;
  box-shadow: var(--shadow);
}

.article-people {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 1px;
  max-width: 760px;
  margin-top: 28px;
  border: 1px solid var(--line);
  border-radius: 8px;
  background: rgba(255, 250, 240, 0.68);
  overflow: hidden;
}

.article-person {
  display: flex;
  align-items: center;
  gap: 16px;
  min-width: 0;
  padding: 16px;
  background: rgba(255, 250, 240, 0.72);
  text-decoration: none;
}

.article-person:hover .article-person__name {
  color: var(--teal);
}

.article-person__photo {
  width: 72px;
  height: 72px;
  border-radius: 50%;
  object-fit: cover;
  flex: 0 0 auto;
}

.article-person__photo--paul {
  object-position: center 30%;
}

.article-person__initials {
  display: grid;
  width: 72px;
  height: 72px;
  flex: 0 0 auto;
  place-items: center;
  border-radius: 50%;
  background: var(--mist);
  color: var(--sage);
  font-family: var(--display);
  font-size: 1.28rem;
  font-weight: 800;
}

.article-person__meta {
  display: flex;
  min-width: 0;
  flex-direction: column;
  gap: 2px;
}

.article-person__label {
  color: var(--copper);
  font-size: 0.74rem;
  font-weight: 900;
  letter-spacing: 0.08em;
  text-transform: uppercase;
}

.article-person__name {
  font-family: var(--display);
  font-size: 1.28rem;
  font-weight: 800;
  line-height: 1.1;
}

.article-person__title {
  color: var(--ink-soft);
  font-size: 0.9rem;
}

.summary-box,
.toc,
.article-shell section {
  margin-top: 42px;
}

.summary-box {
  padding: 28px;
  border: 1px solid rgba(20, 184, 166, 0.36);
  border-radius: 8px;
  background: rgba(230, 238, 232, 0.9);
}

.summary-box h2,
.toc h2,
.article-shell section h2 {
  font-size: clamp(1.9rem, 4vw, 3.4rem);
}

.article-shell section .eyebrow {
  margin-bottom: 8px;
  color: var(--sage);
  font-family: var(--display);
  font-size: 1rem;
  font-weight: 700;
  letter-spacing: 0;
  text-transform: none;
}

.article-shell section h2 {
  max-width: none;
  font-size: clamp(1.7rem, 3vw, 2.45rem);
  line-height: 1.16;
  font-weight: 700;
}

.toc {
  padding: 24px 28px;
  border-left: 4px solid var(--copper);
  background: rgba(255, 250, 240, 0.72);
}

.toc ol {
  margin: 16px 0 0;
  padding-left: 22px;
}

.toc li + li {
  margin-top: 8px;
}

.article-shell section p,
.article-shell section li {
  color: var(--ink-soft);
  font-size: 1.06rem;
}

.article-shell section p {
  margin: 18px 0 0;
}

.article-shell section ul,
.article-shell section ol {
  margin: 18px 0 0;
  padding-left: 24px;
}

.article-shell blockquote {
  margin: 22px 0 0;
  padding: 18px 22px;
  border-left: 4px solid var(--copper);
  border-radius: 0 8px 8px 0;
  background: rgba(255, 250, 240, 0.74);
}

.article-shell blockquote p {
  margin: 0;
  color: var(--ink);
  font-family: var(--display);
  font-size: 1.22rem;
  line-height: 1.34;
}

.article-shell blockquote p + p {
  margin-top: 14px;
}

.article-shell blockquote cite {
  display: block;
  margin-top: 12px;
  color: var(--sage);
  font-style: normal;
  font-weight: 800;
}

.note {
  padding: 18px 20px;
  border-radius: 8px;
  background: var(--mist);
}

.field-note-card {
  overflow: hidden;
  padding: 0;
}

.field-note-card img {
  width: 100%;
  aspect-ratio: 16 / 9;
  object-fit: cover;
}

.field-note-card__body {
  padding: 22px;
}

.field-note-card__meta {
  display: flex;
  align-items: center;
  gap: 8px;
  padding: 0 22px 18px;
  font-size: 0.82rem;
  color: var(--ink-soft);
}

.field-note-card__avatar {
  width: 24px;
  height: 24px;
  border-radius: 50%;
  object-fit: cover;
  flex-shrink: 0;
}

/* Audience routing grid */
.audience-grid {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 18px;
}

.audience-card {
  display: block;
  padding: 32px;
  border: 1px solid var(--line);
  border-radius: 8px;
  background: var(--paper-strong);
  text-decoration: none;
  transition: border-color 0.15s, transform 0.15s;
}

.audience-card:hover {
  border-color: rgba(20, 184, 166, 0.65);
  transform: translateY(-2px);
}

.audience-card__role {
  margin: 0 0 14px;
  color: var(--copper);
  font-size: 0.78rem;
  font-weight: 900;
  letter-spacing: 0.08em;
  text-transform: uppercase;
}

.audience-card h3 {
  font-size: 1.45rem;
}

.audience-card p {
  margin: 12px 0 0;
  color: var(--ink-soft);
}

.audience-card__cta {
  display: inline-block;
  margin-top: 22px;
  color: var(--teal);
  font-size: 0.92rem;
  font-weight: 700;
}

/* Stat row for investor / lender pages */
.stat-row {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 1px;
  background: var(--line);
  border: 1px solid var(--line);
  border-radius: 8px;
  overflow: hidden;
  margin-top: 44px;
}

.stat {
  padding: 32px;
  background: var(--paper-strong);
}

.stat strong {
  display: block;
  font-family: var(--display);
  font-size: clamp(2rem, 4vw, 3rem);
  line-height: 1;
}

.stat span {
  display: block;
  margin-top: 8px;
  color: var(--ink-soft);
  font-size: 0.96rem;
}

.section--ink .stat {
  background: rgba(247, 244, 236, 0.06);
}

.section--ink .stat strong {
  color: var(--paper);
}

.section--ink .stat span {
  color: rgba(247, 244, 236, 0.72);
}

/* Problem / solution two-column split */
.split {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 48px;
  align-items: start;
}

.split__column h3 {
  font-size: 1.6rem;
  margin-bottom: 16px;
}

.split__column p {
  color: var(--ink-soft);
  margin-top: 14px;
}

.split__column ul {
  margin: 18px 0 0;
  padding: 0;
  list-style: none;
  display: grid;
  gap: 12px;
}

.split__column li {
  position: relative;
  padding-left: 26px;
  color: var(--ink-soft);
}

.split__column li::before {
  content: "";
  position: absolute;
  left: 0;
  top: 0.46em;
  width: 10px;
  height: 10px;
  border-radius: 50%;
  background: var(--copper);
}

.section--ink .split__column p,
.section--ink .split__column li {
  color: rgba(247, 244, 236, 0.78);
}

.section--ink .split__column li::before {
  background: var(--teal);
}

/* Multi-audience contact link list */
.contact-links {
  display: grid;
  gap: 18px;
  margin-top: 28px;
}

.contact-link {
  display: flex;
  align-items: baseline;
  gap: 14px;
}

.contact-link strong {
  min-width: 160px;
  color: rgba(247, 244, 236, 0.62);
  font-size: 0.86rem;
  font-weight: 700;
  text-transform: uppercase;
  letter-spacing: 0.04em;
}

.contact-link a {
  color: var(--paper);
  font-weight: 700;
  text-decoration: none;
}

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

/* Page-hero variant for wide headings */
.page-hero--wide h1 {
  max-width: 1060px;
}

/* About story */
.about-lede {
  max-width: 62ch;
}

.about-story {
  display: grid;
  gap: 22px;
  max-width: 70ch;
  margin-top: 12px;
}

.about-story p {
  margin: 0;
  color: var(--ink-soft);
  font-size: 1.12rem;
}

.section--ink .about-story p {
  color: rgba(247, 244, 236, 0.82);
}

/* Meet the team */
.team-grid {
  display: grid;
  grid-template-columns: repeat(4, minmax(0, 1fr));
  gap: 18px;
  margin-top: 8px;
}

.team-card {
  padding: 24px;
  border: 1px solid var(--line);
  border-radius: 8px;
  background: var(--paper-strong);
  text-align: center;
}

.team-card__avatar {
  width: 132px;
  height: 132px;
  margin: 0 auto 18px;
  border-radius: 50%;
  object-fit: cover;
  background: var(--mist);
}

.team-card h3 {
  font-size: 1.3rem;
}

.team-card__role {
  margin: 6px 0 0;
  color: var(--copper);
  font-size: 0.74rem;
  font-weight: 900;
  letter-spacing: 0.08em;
  text-transform: uppercase;
}

.team-card__bio {
  margin: 14px 0 0;
  color: var(--ink-soft);
  font-size: 0.98rem;
}

/* Compact team preview used on the homepage */
.team-grid--compact .team-card {
  padding: 18px;
}

.team-grid--compact .team-card__avatar {
  width: 100px;
  height: 100px;
  margin-bottom: 14px;
}

.team-preview__cta {
  display: flex;
  flex-wrap: wrap;
  align-items: center;
  gap: 18px;
  margin-top: 28px;
}

/* Linkable team cards on the team hub */
a.team-card {
  text-decoration: none;
  color: inherit;
  transition: border-color 0.15s, transform 0.15s;
}

a.team-card:hover {
  border-color: rgba(20, 184, 166, 0.65);
  transform: translateY(-2px);
}

/* Individual bio pages */
.bio-shell {
  width: min(900px, calc(100% - 32px));
  margin: 0 auto;
}

.bio-header {
  display: flex;
  gap: 32px;
  align-items: center;
  margin-bottom: 18px;
}

.bio-header__photo {
  width: 168px;
  height: 168px;
  border-radius: 50%;
  object-fit: cover;
  background: var(--mist);
  flex-shrink: 0;
}

.bio-header__name {
  max-width: none;
  margin: 0;
  font-size: clamp(2.2rem, 5vw, 3.2rem);
}

.bio-header__role {
  margin: 10px 0 0;
  color: var(--copper);
  font-size: 0.78rem;
  font-weight: 900;
  letter-spacing: 0.08em;
  text-transform: uppercase;
}

.bio-header__location {
  margin: 8px 0 0;
  color: var(--ink-soft);
  font-size: 0.95rem;
}

.bio-section {
  margin-top: 40px;
}

.bio-section h2 {
  max-width: none;
  margin-bottom: 18px;
  padding-bottom: 10px;
  border-bottom: 1px solid var(--line);
  font-size: 1.5rem;
}

.bio-section p {
  margin: 0 0 14px;
  color: var(--ink-soft);
  font-size: 1.04rem;
}

.experience-item {
  margin-bottom: 28px;
}

.experience-item__role {
  margin: 0;
  font-weight: 800;
}

.experience-item__company {
  margin: 2px 0 0;
  color: var(--ink-soft);
  font-size: 0.95rem;
}

.experience-item__meta {
  margin: 2px 0 10px;
  color: var(--sage);
  font-size: 0.82rem;
}

.experience-item ul {
  margin: 8px 0 0 20px;
  padding: 0;
}

.experience-item li {
  margin-bottom: 6px;
  color: var(--ink-soft);
  font-size: 0.98rem;
}

.bio-back {
  color: var(--gold);
  font-weight: 800;
  text-decoration: none;
}

.article-author {
  display: inline-flex;
  align-items: center;
  gap: 12px;
  margin-top: 24px;
  text-decoration: none;
  color: inherit;
}

.article-author:hover .article-author__name {
  color: var(--teal);
}

.article-author__photo {
  width: 40px;
  height: 40px;
  border-radius: 50%;
  object-fit: cover;
  flex-shrink: 0;
}

.article-author__meta {
  display: flex;
  flex-direction: column;
  gap: 2px;
}

.article-author__name {
  font-weight: 800;
  font-size: 0.95rem;
}

.article-author__title {
  color: var(--ink-soft);
  font-size: 0.82rem;
}

.card-grid {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 18px;
}

@media (max-width: 600px) {
  .article-people {
    grid-template-columns: 1fr;
  }

  .bio-header {
    flex-direction: column;
    align-items: center;
    text-align: center;
  }
}

@media (max-width: 840px) {
  .team-grid {
    grid-template-columns: repeat(2, minmax(0, 1fr));
  }
}

@media (max-width: 520px) {
  .team-grid {
    grid-template-columns: 1fr;
  }
}

@media (max-width: 840px) {
  .site-header {
    position: absolute;
  }

  .nav {
    min-height: 68px;
  }

  .brand img {
    width: 148px;
  }

  .nav__links a:not(.button) {
    display: none;
  }

  .hero {
    min-height: 92svh;
    padding-top: 108px;
    background-position: 58% center;
  }

  h1 {
    font-size: clamp(3.6rem, 18vw, 5.8rem);
  }

  .hero__metrics,
  .section__intro,
  .process,
  .grid,
  .report-band,
  .request-panel,
  .footer__inner,
  .audience-grid,
  .stat-row,
  .split {
    grid-template-columns: 1fr;
  }

  .hero__metrics {
    max-width: 420px;
  }

  .section {
    padding: 66px 0;
  }

  .report-band__image {
    min-height: 280px;
  }

  .footer__inner {
    display: grid;
  }
}

@media (max-width: 520px) {
  .nav {
    width: min(100% - 22px, 1160px);
  }

  .button {
    width: 100%;
  }

  .nav .button {
    width: auto;
    min-height: 40px;
    padding: 0 12px;
    font-size: 0.86rem;
  }

  .hero__inner,
  .section__inner,
  .footer__inner {
    width: min(100% - 28px, 1160px);
  }

  .hero__actions,
  .request-panel__actions {
    display: grid;
  }

  .page-hero h1 {
    font-size: clamp(3rem, 16vw, 4.8rem);
  }

  .process__item {
    min-height: auto;
  }
}