:root{
    --ink:#0B1120;
    --navy:#16213E;
    --navy-2:#212D4E;
    --gold:#B08D4F;
    --gold-light:#D9BC80;
    --parchment:#F7F3E9;
    --parchment-2:#EFE7D3;
    --stone-line:#D8CBA6;
    --stone-line-dark:#3A4468;
    --text-dark:#1B2333;
    --text-muted-dark:#5B6070;
    --text-light:#EDE7D8;
    --text-muted-light:#A6ACC2;

    --font-display:'Playfair Display', serif;
    --font-body:'Source Serif 4', serif;
    --font-sans:'Inter', sans-serif;
  }

  *{box-sizing:border-box; margin:0; padding:0;}
  html{scroll-behavior:smooth;}
  body{
    font-family:var(--font-body);
    color:var(--text-dark);
    background:var(--parchment);
    line-height:1.6;
    -webkit-font-smoothing:antialiased;
  }
  img{max-width:100%; display:block;}
  a{color:inherit; text-decoration:none;}
  ::selection{background:var(--gold); color:var(--ink);}
  :focus-visible{outline:2px solid var(--gold); outline-offset:3px;}

  /* Skip-to-content link for keyboard users */
  .skip-link{
    position:absolute; top:-40px; left:0; background:var(--navy); color:var(--text-light);
    padding:12px 20px; text-decoration:none; z-index:1000; font-weight:600;
    font-size:14px;
  }
  .skip-link:focus{top:0; outline:2px solid var(--gold); outline-offset:0;}

  .eyebrow{
    font-family:var(--font-sans);
    font-size:11.5px;
    letter-spacing:.22em;
    text-transform:uppercase;
    font-weight:600;
    color:var(--gold);
    display:flex; align-items:center; gap:12px;
  }
  .eyebrow::before{content:""; width:28px; height:1px; background:var(--gold);}
  .eyebrow.dark{color:var(--gold-light);}

  .wrap{max-width:1180px; margin:0 auto; padding:0 32px;}
  section{padding:120px 0;}
  @media (max-width:768px){ section{padding:76px 0;} .wrap{padding:0 22px;} }

  h1,h2,h3{font-family:var(--font-display); font-weight:500; letter-spacing:-.01em;}

  /* ---------- NAV ---------- */
  header{
    position:fixed; top:0; left:0; right:0; z-index:100;
    background:rgba(255,255,255,.94);
    backdrop-filter:blur(10px);
    border-bottom:1px solid var(--stone-line);
    box-shadow:0 1px 0 rgba(0,0,0,.02);
    transition:background .3s ease, box-shadow .3s ease;
  }
  nav.wrap{
    display:flex; align-items:center; justify-content:space-between;
    height:104px;
  }
  .brand{display:flex; align-items:center; gap:14px;}
  .brand-lockup{height:68px; width:auto; display:block;}
  @media (max-width:480px){ .brand-lockup{height:52px;} }
  .nav-links{display:flex; gap:38px; font-family:var(--font-sans); font-size:12.5px; letter-spacing:.12em; text-transform:uppercase; font-weight:500;}
  .nav-links a{color:var(--navy); position:relative; padding:6px 0; transition:color .25s;}
  .nav-links a:hover{color:var(--gold);}
  .nav-cta{
    font-family:var(--font-sans); font-size:12px; letter-spacing:.1em; text-transform:uppercase; font-weight:600;
    color:var(--ink); background:var(--gold-light); padding:10px 20px; border-radius:2px;
    transition:background .25s;
  }
  .nav-cta:hover{background:var(--gold);}
  .nav-toggle{display:none; flex-direction:column; gap:5px; background:none; border:none; cursor:pointer; padding:8px;}
  .nav-toggle span{width:22px; height:1.5px; background:var(--navy); transition:transform .25s ease, opacity .2s ease;}
  .nav-toggle.open span:nth-child(1){transform:translateY(6.5px) rotate(45deg);}
  .nav-toggle.open span:nth-child(2){opacity:0;}
  .nav-toggle.open span:nth-child(3){transform:translateY(-6.5px) rotate(-45deg);}
  .mobile-menu{display:none;}

  @media (max-width:900px){
    .nav-links, .nav-cta{display:none;}
    .nav-toggle{display:flex;}
    .mobile-menu{
      display:none; position:fixed; inset:104px 0 0 0; background:var(--ink);
      padding:36px 28px; flex-direction:column; gap:28px; z-index:150;
    }
    .mobile-menu.open{display:flex;}
    .mobile-menu a{
      font-family:var(--font-sans); font-size:15px; letter-spacing:.1em; text-transform:uppercase;
      color:var(--text-light); font-weight:500; border-bottom:1px solid var(--stone-line-dark); padding-bottom:18px;
    }
  }

  /* ---------- HERO ---------- */
  .hero{
    background:
      linear-gradient(180deg, rgba(11,17,32,.72) 0%, rgba(11,17,32,.88) 55%, var(--ink) 100%),
      radial-gradient(ellipse 900px 500px at 50% -10%, rgba(176,141,79,.14), transparent 60%),
      var(--ink);
    color:var(--text-light);
    padding:232px 0 140px;
    text-align:center;
    position:relative;
    overflow:hidden;
  }
  .hero::after{
    content:""; position:absolute; left:50%; bottom:0; transform:translateX(-50%);
    width:1px; height:90px; background:linear-gradient(var(--gold), transparent);
  }
  .hero-mark{
    width:min(340px, 64vw); margin:0 auto 40px;
    display:flex; align-items:center; justify-content:center;
    filter:drop-shadow(0 4px 14px rgba(0,0,0,.35));
  }
  .hero-mark img{width:100%; height:auto; display:block;}
  .hero-holdco{
    font-family:var(--font-sans); font-size:11.5px; letter-spacing:.28em; font-weight:600;
    color:var(--gold-light); text-align:center; margin-bottom:26px;
    display:flex; align-items:center; justify-content:center; gap:14px;
  }
  .hero-holdco::before, .hero-holdco::after{content:""; width:28px; height:1px; background:var(--gold);}
  .hero h1{
    font-size:clamp(34px, 5.4vw, 62px);
    line-height:1.14;
    max-width:880px; margin:26px auto 30px;
    color:#fff;
    font-weight:400;
  }
  .hero h1 em{font-style:italic; color:var(--gold-light);}
  .hero p{
    font-size:clamp(15px,1.6vw,18px);
    color:var(--text-muted-light);
    max-width:560px; margin:0 auto 46px;
  }
  .hero-ctas{display:flex; gap:20px; justify-content:center; flex-wrap:wrap;}
  .btn{
    font-family:var(--font-sans); font-size:12.5px; letter-spacing:.1em; text-transform:uppercase; font-weight:600;
    padding:15px 30px; border-radius:2px; display:inline-block; transition:all .25s ease;
  }
  .btn-primary{background:var(--gold-light); color:var(--ink);}
  .btn-primary:hover{background:var(--gold);}
  .btn-ghost{border:1px solid var(--stone-line-dark); color:var(--text-light);}
  .btn-ghost:hover{border-color:var(--gold); color:var(--gold-light);}
  .btn-ghost.on-light{border-color:var(--stone-line); color:var(--text-dark);}
  .btn-ghost.on-light:hover{border-color:var(--gold); color:var(--gold);}

  /* ---------- ABOUT ---------- */
  .about-grid{
    display:grid; grid-template-columns:.85fr 1.15fr; gap:80px; margin-top:54px;
  }
  .about-grid h2{font-size:clamp(26px,3vw,36px); line-height:1.25; color:var(--navy);}
  .about-col p{color:var(--text-muted-dark); font-size:16.5px; margin-bottom:20px;}
  .pillars{
    margin-top:44px; padding-top:36px; border-top:1px solid var(--stone-line);
    display:grid; grid-template-columns:repeat(3,1fr); gap:30px;
  }
  .pillar b{
    display:block; font-family:var(--font-display); font-size:17px; color:var(--navy); margin-bottom:8px; font-weight:500;
  }
  .pillar span{font-family:var(--font-sans); font-size:13.5px; color:var(--text-muted-dark); line-height:1.5;}
  @media (max-width:860px){
    .about-grid{grid-template-columns:1fr; gap:40px;}
    .pillars{grid-template-columns:1fr; gap:24px;}
  }

  /* ---------- LEDGER (Businesses / Properties shared style) ---------- */
  .ledger{background:var(--ink); color:var(--text-light);}
  .ledger .section-head{max-width:640px; margin-bottom:64px;}
  .ledger h2{font-size:clamp(26px,3vw,36px); color:#fff; margin-top:18px;}
  .ledger .section-head p{color:var(--text-muted-light); margin-top:16px; font-size:16px;}

  .cert-card{
    border:1px solid var(--stone-line-dark);
    background:linear-gradient(180deg, rgba(176,141,79,.05), transparent 40%);
    padding:0; margin-bottom:22px; position:relative;
  }
  .cert-card::before{
    content:""; position:absolute; inset:6px; border:1px solid rgba(176,141,79,.25); pointer-events:none;
  }
  .cert-top{
    display:flex; align-items:center; justify-content:space-between;
    padding:26px 34px; cursor:pointer; gap:20px;
  }
  .cert-id{
    font-family:var(--font-sans); font-size:11px; letter-spacing:.18em; color:var(--gold-light); font-weight:600;
  }
  .cert-name{font-family:var(--font-display); font-size:24px; color:#fff; margin-top:6px; font-weight:500;}
  .cert-tag{font-family:var(--font-sans); font-size:12.5px; color:var(--text-muted-light); margin-top:4px;}
  .cert-toggle{
    width:32px; height:32px; border:1px solid var(--stone-line-dark); border-radius:50%;
    display:flex; align-items:center; justify-content:center; flex-shrink:0;
    color:var(--gold-light); font-size:16px; transition:transform .3s ease;
  }
  .cert-card.open .cert-toggle{transform:rotate(45deg);}
  .cert-body{
    max-height:0; overflow:hidden; transition:max-height .4s ease, padding .4s ease;
    padding:0 34px;
  }
  .cert-card.open .cert-body{max-height:340px; padding:0 34px 30px;}
  .cert-body p{color:var(--text-muted-light); font-size:15px; max-width:640px; margin-bottom:18px;}
  .cert-trades{display:flex; flex-wrap:wrap; gap:10px; margin-bottom:22px;}
  .cert-trades span{
    font-family:var(--font-sans); font-size:11.5px; letter-spacing:.06em; text-transform:uppercase;
    border:1px solid var(--stone-line-dark); padding:6px 12px; color:var(--text-muted-light);
  }
  .cert-card.muted{opacity:.7;}
  .cert-card.muted .cert-name{color:var(--text-muted-light); font-style:italic;}

  .cert-card.on-light{border-color:var(--stone-line); background:linear-gradient(180deg, rgba(176,141,79,.07), transparent 40%);}
  .cert-card.on-light::before{border-color:rgba(176,141,79,.35);}
  .cert-card.on-light .cert-id{color:var(--gold);}
  .cert-card.on-light .cert-name{color:var(--navy);}
  .cert-card.on-light .cert-tag{color:var(--text-muted-dark);}
  .cert-card.on-light .cert-toggle{border-color:var(--stone-line); color:var(--gold);}
  .cert-card.on-light .cert-body p{color:var(--text-muted-dark);}
  .cert-card.on-light .cert-trades span{border-color:var(--stone-line); color:var(--text-muted-dark);}

  /* ---------- PROPERTIES empty state ---------- */
  .properties{background:var(--parchment-2);}
  .empty-state{
    border:1px dashed var(--stone-line);
    padding:70px 40px;
    text-align:center;
    max-width:640px; margin:0 auto;
  }
  .empty-state .glyph{
    width:46px; height:46px; margin:0 auto 22px; opacity:.55;
  }
  .empty-state h3{font-size:22px; color:var(--navy); margin-bottom:14px; font-weight:500;}
  .empty-state p{color:var(--text-muted-dark); font-size:15.5px; max-width:440px; margin:0 auto 26px;}

  /* ---------- CONTACT ---------- */
  .contact{
    background:var(--navy);
    color:var(--text-light);
    text-align:center;
  }
  .contact .eyebrow{justify-content:center;}
  .contact h2{font-size:clamp(28px,4vw,44px); color:#fff; margin:20px 0 20px;}
  .contact p{color:var(--text-muted-light); max-width:520px; margin:0 auto 40px; font-size:16px;}

  /* ---------- FOOTER ---------- */
  footer{background:var(--ink); padding:60px 0 36px; border-top:1px solid var(--stone-line-dark);}
  .footer-top{display:flex; justify-content:space-between; align-items:flex-start; gap:40px; flex-wrap:wrap; padding-bottom:40px; border-bottom:1px solid var(--stone-line-dark);}
  .footer-brand{display:flex; gap:14px; align-items:center;}
  .footer-brand img{width:42px; height:auto; object-fit:contain;}
  .footer-brand div{font-family:var(--font-display); color:var(--text-light); font-size:16px;}
  .footer-brand span{display:block; font-family:var(--font-sans); font-size:9.5px; letter-spacing:.24em; color:var(--gold-light); margin-top:3px;}
  .footer-tagline{color:var(--text-muted-light); font-size:14px; max-width:360px; font-family:var(--font-sans); line-height:1.7;}
  .footer-links{display:flex; gap:34px; font-family:var(--font-sans); font-size:12px; letter-spacing:.08em; text-transform:uppercase; color:var(--text-muted-light);}
  .footer-links a:hover{color:var(--gold-light);}
  .footer-resource{
    padding-top:22px; margin-top:26px; border-top:1px solid var(--stone-line-dark);
    font-family:var(--font-sans); font-size:12px; color:var(--text-muted-light);
    display:flex; gap:8px; flex-wrap:wrap;
  }
  .footer-resource a{color:var(--gold-light); border-bottom:1px solid rgba(217,188,128,.3);}
  .footer-resource a:hover{border-color:var(--gold-light);}
  .footer-bottom{
    display:flex; justify-content:space-between; padding-top:22px; flex-wrap:wrap; gap:10px;
    font-family:var(--font-sans); font-size:11.5px; color:var(--text-muted-light);
  }

  /* reveal animation */
  .reveal{opacity:0; transform:translateY(18px); transition:opacity .7s ease, transform .7s ease;}
  .reveal.in{opacity:1; transform:translateY(0);}
  @media (prefers-reduced-motion: reduce){
    .reveal{opacity:1; transform:none; transition:none;}
    html{scroll-behavior:auto;}
  }

  /* ---------- SUBPAGE HEADER ---------- */
  .page-hero{
    background:
      linear-gradient(180deg, rgba(11,17,32,.78) 0%, rgba(11,17,32,.92) 60%, var(--ink) 100%),
      radial-gradient(ellipse 800px 400px at 50% -10%, rgba(176,141,79,.14), transparent 60%),
      var(--ink);
    color:var(--text-light);
    padding:192px 0 90px;
    text-align:center;
  }
  .page-hero .eyebrow{justify-content:center;}
  .page-hero h1{
    font-size:clamp(30px,4.4vw,48px);
    color:#fff; font-weight:400; margin:20px auto 0; max-width:760px;
  }
  .page-hero p{color:var(--text-muted-light); max-width:560px; margin:18px auto 0; font-size:15.5px;}

  .nav-links a.active{color:var(--gold);}
  .mobile-menu a.active{color:var(--gold-light);}

  /* ---------- CONTACT BLOCK ---------- */
  .contact-block{display:flex; flex-direction:column; align-items:center; gap:14px;}
  .contact-email{
    font-family:var(--font-sans); font-size:13.5px; color:var(--text-muted-light); letter-spacing:.03em;
  }
  .contact-email a{color:var(--gold-light); border-bottom:1px solid rgba(217,188,128,.35);}
  .contact-email a:hover{border-color:var(--gold-light);}

  /* ---------- INVEST CALLOUT ---------- */
  .invest-strip{
    background:var(--navy-2); border-top:1px solid var(--stone-line-dark); border-bottom:1px solid var(--stone-line-dark);
    padding:50px 0; text-align:center;
  }
  .invest-strip p{
    color:var(--text-light); font-family:var(--font-display); font-size:clamp(18px,2.2vw,24px);
    max-width:680px; margin:0 auto 22px; font-weight:400;
  }
  .invest-strip p em{color:var(--gold-light); font-style:italic;}

  /* ---------- HOME TEASERS ---------- */
  .teasers{display:grid; grid-template-columns:1fr 1fr; gap:28px; margin-top:60px;}
  .teaser-card{
    border:1px solid var(--stone-line-dark); padding:44px 38px; position:relative;
    background:linear-gradient(180deg, rgba(176,141,79,.05), transparent 50%);
    transition:border-color .25s ease;
  }
  .teaser-card:hover{border-color:var(--gold);}
  .teaser-id{font-family:var(--font-sans); font-size:11px; letter-spacing:.18em; color:var(--gold-light); font-weight:600;}
  .teaser-card h3{font-family:var(--font-display); font-size:26px; color:#fff; margin:14px 0 12px; font-weight:500;}
  .teaser-card p{color:var(--text-muted-light); font-size:15px; margin-bottom:26px;}
  .teaser-card.on-light{border-color:var(--stone-line); background:linear-gradient(180deg, rgba(176,141,79,.06), transparent 50%);}
  .teaser-card.on-light:hover{border-color:var(--gold);}
  .teaser-card.on-light .teaser-id{color:var(--gold);}
  .teaser-card.on-light h3{color:var(--navy);}
  .teaser-card.on-light p{color:var(--text-muted-dark);}
  @media (max-width:760px){ .teasers{grid-template-columns:1fr;} }

  /* ---------- FOUNDER ---------- */
  .founder-grid{
    display:grid; grid-template-columns:.7fr 1.3fr; gap:64px; align-items:start; margin-top:20px;
  }
  .founder-portrait{
    aspect-ratio:4/5; background:var(--parchment-2); border:1px solid var(--stone-line);
    display:flex; align-items:center; justify-content:center; text-align:center; padding:30px;
    overflow:hidden;
  }
  .founder-portrait img{width:100%; height:100%; object-fit:cover; object-position:center 18%; display:block;}
  .founder-portrait span{font-family:var(--font-sans); font-size:12px; letter-spacing:.08em; color:var(--text-muted-dark); text-transform:uppercase;}
  .founder-name{font-family:var(--font-display); font-size:28px; color:var(--navy); margin-bottom:4px; font-weight:500;}
  .founder-title{font-family:var(--font-sans); font-size:12.5px; letter-spacing:.12em; text-transform:uppercase; color:var(--gold); margin-bottom:22px;}
  .founder-grid p{color:var(--text-muted-dark); font-size:16px; margin-bottom:18px;}
  .founder-lists{
    margin-top:28px; padding-top:26px; border-top:1px solid var(--stone-line);
    display:grid; grid-template-columns:1fr 1fr; gap:36px;
  }
  .founder-list-label{
    font-family:var(--font-sans); font-size:11.5px; letter-spacing:.14em; text-transform:uppercase;
    font-weight:600; color:var(--gold); margin-bottom:14px;
  }
  .founder-lists ul{list-style:none; padding:0; margin:0;}
  .founder-lists li{
    font-family:var(--font-sans); font-size:14px; color:var(--text-muted-dark); line-height:1.5;
    padding:10px 0; border-bottom:1px solid var(--stone-line);
  }
  .founder-lists li:last-child{border-bottom:none;}
  @media (max-width:560px){ .founder-lists{grid-template-columns:1fr; gap:26px;} }
  .founder-lists-single{grid-template-columns:1fr; max-width:340px;}
  @media (max-width:820px){ .founder-grid{grid-template-columns:1fr; gap:36px;} .founder-portrait{max-width:280px; margin:0 auto;} }

  /* ---------- PORTFOLIO INDEX ---------- */
  .portfolio-cards{display:grid; grid-template-columns:1fr 1fr; gap:28px; margin-top:56px;}
  @media (max-width:760px){ .portfolio-cards{grid-template-columns:1fr;} }