/* ============================================================
   Westhill & Hines — System B
   Self-hosted Schibsted Grotesk + Marcellus SC.
   ============================================================ */

/* Self-hosted fonts — eliminates Google Fonts CDN roundtrip + CLS */
@font-face {
  font-family: 'Schibsted Grotesk';
  font-style: normal;
  font-weight: 100 900;
  font-display: swap;
  src: url('/fonts/SchibstedGrotesk-Variable.woff2') format('woff2-variations'),
       url('/fonts/SchibstedGrotesk-Variable.woff2') format('woff2');
}
@font-face {
  font-family: 'Schibsted Grotesk';
  font-style: italic;
  font-weight: 100 900;
  font-display: swap;
  src: url('/fonts/SchibstedGrotesk-Italic-Variable.woff2') format('woff2-variations'),
       url('/fonts/SchibstedGrotesk-Italic-Variable.woff2') format('woff2');
}
@font-face {
  font-family: 'Marcellus SC';
  font-style: normal;
  font-weight: 400;
  font-display: swap;
  src: url('/fonts/MarcellusSC-Regular.woff2') format('woff2');
}

/* ============================================================
   Fallback font with metric overrides — bridges any moment before
   the self-hosted Schibsted Grotesk arrives. Eliminates CLS even
   on cold loads when preload hasn't completed yet.
   ============================================================ */
@font-face {
  font-family: 'Schibsted Grotesk Fallback';
  src: local('Arial');
  size-adjust: 100%;
  ascent-override: 95%;
  descent-override: 25%;
  line-gap-override: 0%;
}
@font-face {
  font-family: 'Marcellus SC Fallback';
  src: local('Georgia');
  size-adjust: 96%;
  ascent-override: 90%;
  descent-override: 22%;
  line-gap-override: 0%;
}

:root {
  --bg: #F4EFE6;
  --bg-elevated: #EBE5D9;
  --bg-deep: #1A1815;
  --fg: #16140F;
  --fg-muted: #4A453B;
  --fg-quiet: #5C564A;
  --accent: #6B1E1E;
  --accent-soft: rgba(107, 30, 30, 0.08);
  --accent-green: #2F8F4F;
  --rule: #C9C1B0;
  --rule-strong: #16140F;
  --brass: #A8842B;

  /* Backward-compat aliases for inline style="..." on subpages */
  --border: #C9C1B0;
  --bg-surface: #EBE5D9;
  --radius: 0;
}

*, *::before, *::after { box-sizing: border-box; margin: 0; padding: 0; }
html { scroll-behavior: smooth; -webkit-text-size-adjust: 100%; }

/* Skip-to-content link — visible only when focused (a11y / keyboard users) */
.skip-link {
  position: absolute;
  top: -100px;
  left: 8px;
  background: var(--fg);
  color: var(--bg);
  font-family: 'Schibsted Grotesk', 'Schibsted Grotesk Fallback', system-ui, sans-serif;
  font-size: 13px;
  font-weight: 500;
  letter-spacing: 0.04em;
  text-transform: uppercase;
  padding: 12px 18px;
  text-decoration: none;
  z-index: 1000;
  border: 2px solid var(--fg);
  transition: top 0.15s;
}
.skip-link:focus {
  top: 8px;
  outline: 2px solid var(--accent);
  outline-offset: 2px;
}

/* Respect prefers-reduced-motion — kill animations + transitions for users who ask */
@media (prefers-reduced-motion: reduce) {
  *, *::before, *::after {
    animation-duration: 0.01ms !important;
    animation-iteration-count: 1 !important;
    transition-duration: 0.01ms !important;
    scroll-behavior: auto !important;
  }
  .reveal {
    opacity: 1 !important;
    transform: none !important;
  }
}

body {
  font-family: 'Schibsted Grotesk', 'Schibsted Grotesk Fallback', -apple-system, system-ui, sans-serif;
  background: var(--bg);
  color: var(--fg);
  font-size: 16px;
  line-height: 1.65;
  -webkit-font-smoothing: antialiased;
  -moz-osx-font-smoothing: grayscale;
  font-feature-settings: "kern", "liga", "onum";
}

::selection { background: var(--accent); color: var(--bg); }

.container { max-width: 1080px; margin: 0 auto; padding: 0 28px; }
.container-narrow { max-width: 720px; }

/* ============================================================
   Preview banner
   ============================================================ */
.preview-banner {
  background: var(--accent);
  color: var(--bg);
  font-family: 'Schibsted Grotesk', 'Schibsted Grotesk Fallback', system-ui, sans-serif;
  font-size: 11px;
  font-weight: 500;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  text-align: center;
  padding: 10px 16px;
}
.preview-banner a {
  color: var(--bg);
  text-decoration: underline;
  text-underline-offset: 2px;
}

/* ============================================================
   Header
   ============================================================ */
header {
  padding: 22px 0;
  border-bottom: 1px solid var(--rule);
  position: sticky;
  top: 0;
  background: rgba(244, 239, 230, 0.94);
  backdrop-filter: blur(6px);
  z-index: 100;
}
header .container { display: flex; align-items: center; justify-content: space-between; gap: 16px; }
.logo {
  font-family: 'Marcellus SC', 'Marcellus SC Fallback', Georgia, serif;
  font-size: 18px;
  letter-spacing: 0.04em;
  text-decoration: none;
  color: var(--fg);
}
nav { display: flex; gap: 28px; align-items: center; }
nav a {
  color: var(--fg-muted);
  text-decoration: none;
  font-size: 13.5px;
  font-weight: 400;
  letter-spacing: 0.01em;
  transition: color 0.15s;
}
nav a:hover { color: var(--fg); }
nav a.active {
  color: var(--accent);
  font-weight: 500;
}

/* ============================================================
   Buttons — flat rectangles, no rounding
   ============================================================ */
.btn {
  display: inline-flex; align-items: center; gap: 8px;
  background: var(--fg);
  color: var(--bg);
  padding: 11px 22px;
  text-decoration: none;
  font-family: 'Schibsted Grotesk', 'Schibsted Grotesk Fallback', system-ui, sans-serif;
  font-size: 13px;
  font-weight: 500;
  letter-spacing: 0.04em;
  border: 1px solid var(--fg);
  cursor: pointer;
  transition: background 0.15s, color 0.15s, border-color 0.15s;
}
.btn:hover {
  background: var(--accent);
  border-color: var(--accent);
  color: var(--bg);
}
.btn-outline {
  background: transparent;
  color: var(--fg);
  border-color: var(--fg);
}
.btn-outline:hover { background: var(--fg); color: var(--bg); }
.btn-lg { padding: 14px 28px; font-size: 14px; }
.btn-full { width: 100%; justify-content: center; }

/* ============================================================
   Hero — centered, restrained, no gradient, no pill
   ============================================================ */
.hero {
  padding: 100px 0 88px;
  border-bottom: 1px solid var(--rule);
}
.hero .container { text-align: center; }
h1 {
  font-family: 'Marcellus SC', 'Marcellus SC Fallback', Georgia, serif;
  font-size: clamp(38px, 6vw, 64px);
  font-weight: 400;
  line-height: 1.08;
  letter-spacing: -0.005em;
  max-width: 880px;
  margin: 0 auto 32px;
  color: var(--fg);
}
h1 br { display: none; }
.hero-sub {
  font-family: 'Schibsted Grotesk', 'Schibsted Grotesk Fallback', system-ui, sans-serif;
  font-size: 19px;
  color: var(--fg-muted);
  line-height: 1.6;
  font-weight: 400;
  max-width: 620px;
  margin: 0 auto 44px;
}
.hero-sub strong { color: var(--fg); font-weight: 500; }

/* ============================================================
   Section label — small caps Marcellus + hairline, NOT a pill
   ============================================================ */
.section-label {
  font-family: 'Marcellus SC', 'Marcellus SC Fallback', Georgia, serif;
  font-size: 13px;
  font-weight: 400;
  letter-spacing: 0.18em;
  color: var(--accent);
  margin-bottom: 18px;
  text-align: center;
  position: relative;
  padding-bottom: 14px;
}
.section-label::after {
  content: '';
  position: absolute;
  bottom: 0;
  left: 50%;
  transform: translateX(-50%);
  width: 28px;
  height: 1px;
  background: var(--accent);
}

h2 {
  font-family: 'Marcellus SC', 'Marcellus SC Fallback', Georgia, serif;
  font-size: clamp(28px, 4vw, 40px);
  font-weight: 400;
  letter-spacing: -0.005em;
  margin: 0 auto 20px;
  text-align: center;
  max-width: 720px;
  line-height: 1.12;
  color: var(--fg);
}

.section-intro {
  font-family: 'Schibsted Grotesk', 'Schibsted Grotesk Fallback', system-ui, sans-serif;
  font-size: 17px;
  color: var(--fg-muted);
  line-height: 1.7;
  max-width: 620px;
  margin: 0 auto;
  text-align: center;
}

/* ============================================================
   Asset Classes — flat cards, hairline rule, no shadow, no radius
   ============================================================ */
.opportunity {
  padding: 96px 0;
}
.asset-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 0;
  margin-top: 56px;
  border-top: 1px solid var(--fg);
  border-bottom: 1px solid var(--fg);
}
.asset-card {
  background: var(--bg);
  border-right: 1px solid var(--rule);
  padding: 36px 28px 32px;
  text-decoration: none;
  color: inherit;
  display: flex;
  flex-direction: column;
  gap: 16px;
  transition: background 0.15s;
}
.asset-card:last-child { border-right: none; }
.asset-card:hover { background: var(--bg-elevated); }
.asset-card h3 {
  font-family: 'Marcellus SC', 'Marcellus SC Fallback', Georgia, serif;
  font-size: 22px;
  font-weight: 400;
  letter-spacing: 0.01em;
  color: var(--fg);
}
.asset-card p {
  font-family: 'Schibsted Grotesk', 'Schibsted Grotesk Fallback', system-ui, sans-serif;
  font-size: 14px;
  color: var(--fg-muted);
  line-height: 1.65;
  flex-grow: 1;
}
.asset-card-hint {
  font-family: 'Schibsted Grotesk', 'Schibsted Grotesk Fallback', system-ui, sans-serif;
  font-size: 12px;
  color: var(--fg-quiet);
  font-style: italic;
  line-height: 1.55;
  padding-top: 14px;
  border-top: 1px solid var(--rule);
  margin-top: auto;
}
.asset-card-cta {
  font-family: 'Schibsted Grotesk', 'Schibsted Grotesk Fallback', system-ui, sans-serif;
  font-size: 12px;
  color: var(--accent);
  font-weight: 500;
  letter-spacing: 0.06em;
  text-transform: uppercase;
  margin-top: 4px;
}

/* ============================================================
   Principles — same flat treatment
   ============================================================ */
.principles {
  padding: 96px 0;
  background: var(--bg-elevated);
  border-top: 1px solid var(--rule);
  border-bottom: 1px solid var(--rule);
}
.principles-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 0;
  margin-top: 56px;
  border-top: 1px solid var(--fg);
  border-bottom: 1px solid var(--fg);
}
.principle {
  padding: 36px 28px 32px;
  border-right: 1px solid var(--rule);
  background: var(--bg-elevated);
}
.principle:last-child { border-right: none; }
.principle h3 {
  font-family: 'Marcellus SC', 'Marcellus SC Fallback', Georgia, serif;
  font-size: 18px;
  font-weight: 400;
  letter-spacing: 0.02em;
  margin-bottom: 12px;
  color: var(--fg);
}
.principle p {
  font-family: 'Schibsted Grotesk', 'Schibsted Grotesk Fallback', system-ui, sans-serif;
  font-size: 14px;
  color: var(--fg-muted);
  line-height: 1.68;
}

/* ============================================================
   Markets — flat info table, hairline rules, no rounded box
   ============================================================ */
.markets {
  padding: 96px 0;
}
.markets h2 { text-align: left; margin: 0 0 24px; }
.markets-inner {
  display: grid;
  grid-template-columns: 1.4fr 1fr;
  gap: 64px;
  margin-top: 48px;
  align-items: start;
}
.markets-inner > div:first-child p {
  font-family: 'Schibsted Grotesk', 'Schibsted Grotesk Fallback', system-ui, sans-serif;
}
.market-badges {
  display: flex;
  flex-wrap: wrap;
  gap: 8px;
  margin-top: 32px;
}
.market-badge {
  font-family: 'Schibsted Grotesk', 'Schibsted Grotesk Fallback', system-ui, sans-serif;
  font-size: 12px;
  font-weight: 400;
  letter-spacing: 0.04em;
  padding: 6px 12px;
  background: transparent;
  border: 1px solid var(--rule);
  color: var(--fg-muted);
}
.market-badge.primary {
  border-color: var(--accent);
  color: var(--accent);
  font-weight: 500;
}
.info-card {
  background: transparent;
  border: none;
  padding: 0;
  border-top: 1px solid var(--fg);
}
.info-card-eyebrow {
  font-family: 'Marcellus SC', 'Marcellus SC Fallback', Georgia, serif;
  font-size: 12px;
  letter-spacing: 0.16em;
  color: var(--accent);
  padding: 16px 0 14px;
  border-bottom: 1px solid var(--rule);
}
.info-row {
  display: grid;
  grid-template-columns: 1fr 1.4fr;
  gap: 16px;
  padding: 14px 0;
  border-bottom: 1px solid var(--rule);
  align-items: baseline;
}
.info-row:last-child { border-bottom: 1px solid var(--fg); }
.info-row-label {
  font-family: 'Schibsted Grotesk', 'Schibsted Grotesk Fallback', system-ui, sans-serif;
  font-size: 11px;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  color: var(--fg-quiet);
}
.info-row-value {
  font-family: 'Schibsted Grotesk', 'Schibsted Grotesk Fallback', system-ui, sans-serif;
  font-size: 14.5px;
  color: var(--fg);
  font-weight: 500;
}

/* ============================================================
   Bio section
   ============================================================ */
.bio-section {
  padding: 96px 0;
  border-top: 1px solid var(--rule);
  background: var(--bg-elevated);
}
.bio-name {
  font-family: 'Marcellus SC', 'Marcellus SC Fallback', Georgia, serif;
  font-size: 26px;
  letter-spacing: 0.02em;
  color: var(--fg);
  margin-bottom: 6px;
}
.bio-title {
  font-family: 'Schibsted Grotesk', 'Schibsted Grotesk Fallback', system-ui, sans-serif;
  font-size: 12px;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--accent);
  margin-bottom: 28px;
}
.bio-text p {
  font-family: 'Schibsted Grotesk', 'Schibsted Grotesk Fallback', system-ui, sans-serif;
  font-size: 16px;
  color: var(--fg-muted);
  line-height: 1.75;
  margin-bottom: 16px;
}
.bio-text p strong { color: var(--fg); font-weight: 500; }

/* ============================================================
   CTA section — dark
   ============================================================ */
.cta-section {
  background: var(--bg-deep);
  color: var(--bg);
  padding: 96px 0;
}
.cta-section .section-label {
  color: #B89A6A;
}
.cta-section .section-label::after { background: #B89A6A; }
.cta-section h2 { color: var(--bg); }
.cta-section .section-intro {
  color: rgba(244, 239, 230, 0.7);
}
.cta-section .btn {
  background: transparent;
  color: var(--bg);
  border-color: var(--bg);
  margin-top: 32px;
}
.cta-section .btn:hover {
  background: var(--bg);
  color: var(--bg-deep);
  border-color: var(--bg);
}

/* ============================================================
   Footer
   ============================================================ */
footer {
  background: var(--bg-deep);
  color: rgba(244, 239, 230, 0.55);
  padding: 56px 0 36px;
  border-top: 1px solid rgba(244, 239, 230, 0.12);
  font-family: 'Schibsted Grotesk', 'Schibsted Grotesk Fallback', system-ui, sans-serif;
  font-size: 13px;
  line-height: 1.7;
}
.footer-top {
  display: grid;
  grid-template-columns: 1.5fr 1fr;
  gap: 40px;
  padding-bottom: 32px;
  border-bottom: 1px solid rgba(244, 239, 230, 0.12);
}
.footer-logo {
  font-family: 'Marcellus SC', 'Marcellus SC Fallback', Georgia, serif;
  font-size: 18px;
  letter-spacing: 0.04em;
  color: var(--bg);
  margin-bottom: 10px;
}
.footer-address {
  font-size: 13px;
  color: rgba(244, 239, 230, 0.6);
}
.footer-address a {
  color: var(--brass) !important;
  text-decoration: none;
}
.footer-links {
  display: flex;
  flex-direction: column;
  gap: 6px;
}
.footer-links a {
  color: rgba(244, 239, 230, 0.6);
  text-decoration: none;
  font-size: 13px;
}
.footer-links a:hover { color: var(--bg); }
.footer-disclaimer {
  margin-top: 28px;
  font-size: 12px;
  line-height: 1.65;
  color: rgba(244, 239, 230, 0.72);
}
.footer-disclaimer strong { color: rgba(244, 239, 230, 0.92); }
.footer-disclaimer a {
  color: rgba(244, 239, 230, 0.85) !important;
  text-decoration: underline;
  text-underline-offset: 2px;
}

/* ============================================================
   Reveal animation
   ============================================================ */
.reveal {
  opacity: 0;
  transform: translateY(12px);
  animation: rise 0.65s cubic-bezier(0.2, 0.7, 0.2, 1) forwards;
  animation-play-state: paused;
}
@keyframes rise {
  to { opacity: 1; transform: translateY(0); }
}

/* ============================================================
   Hero variants on subpage (no buttons row, just sub + maybe a CTA)
   ============================================================ */
.hero-sub strong { color: var(--fg); font-weight: 500; }

/* ============================================================
   Stats section (multifamily — $539B / -74% / ~300K)
   ============================================================ */
.stats-section {
  padding: 64px 0;
  border-bottom: 1px solid var(--rule);
  background: var(--bg);
}
.stats-grid {
  display: grid;
  grid-template-columns: 1fr auto 1fr auto 1fr;
  gap: 0;
  align-items: center;
  max-width: 880px;
  margin: 0 auto;
}
.stat-item {
  text-align: center;
  padding: 8px 16px;
}
.stat-num {
  font-family: 'Marcellus SC', 'Marcellus SC Fallback', Georgia, serif;
  font-size: clamp(36px, 5.5vw, 56px);
  color: var(--accent);
  letter-spacing: -0.005em;
  line-height: 1;
  margin-bottom: 10px;
}
.stat-label {
  font-family: 'Schibsted Grotesk', 'Schibsted Grotesk Fallback', system-ui, sans-serif;
  font-size: 11px;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--fg-muted);
  line-height: 1.4;
}
.stat-divider {
  width: 1px;
  height: 50px;
  background: var(--rule);
}

/* ============================================================
   Thesis grid (multifamily / industrial / development)
   Two-column: bullet points on left, info-card on right
   ============================================================ */
.thesis-grid {
  display: grid;
  grid-template-columns: 1.5fr 1fr;
  gap: 56px;
  margin-top: 48px;
  align-items: start;
}
.thesis-points {
  list-style: none;
  display: flex;
  flex-direction: column;
  gap: 0;
  border-top: 1px solid var(--fg);
  border-bottom: 1px solid var(--fg);
  counter-reset: thesis;
}
.thesis-point {
  display: grid;
  grid-template-columns: auto 1fr;
  gap: 20px;
  padding: 22px 4px;
  border-bottom: 1px solid var(--rule);
  align-items: start;
  counter-increment: thesis;
}
.thesis-point:last-child { border-bottom: none; }
.thesis-point-icon {
  /* Hide any emoji content from HTML, render counter instead */
  display: block;
  font-size: 0;
  line-height: 1;
  position: relative;
  width: 36px;
  height: 36px;
}
.thesis-point-icon::before {
  content: "." counter(thesis, decimal-leading-zero);
  font-family: 'Marcellus SC', 'Marcellus SC Fallback', Georgia, serif;
  font-size: 13px;
  letter-spacing: 0.14em;
  color: var(--accent);
  position: absolute;
  top: 4px;
  left: 0;
}
.thesis-point > div {
  font-family: 'Schibsted Grotesk', 'Schibsted Grotesk Fallback', system-ui, sans-serif;
}
.thesis-point h3 {
  font-family: 'Marcellus SC', 'Marcellus SC Fallback', Georgia, serif;
  font-size: 17px;
  font-weight: 400;
  letter-spacing: 0.02em;
  margin-bottom: 8px;
  color: var(--fg);
}
.thesis-point p {
  font-size: 14px;
  color: var(--fg-muted);
  line-height: 1.68;
}

/* ============================================================
   Pillars (3-col "How we find deals / The thesis / Where we look")
   Use the same flat-grid look as asset cards
   ============================================================ */
.approach {
  padding: 96px 0;
  border-top: 1px solid var(--rule);
  background: var(--bg-elevated);
}
.approach .section-label,
.approach h2,
.approach .section-intro { /* keep defaults */ }
.pillars {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 0;
  margin-top: 48px;
  border-top: 1px solid var(--fg);
  border-bottom: 1px solid var(--fg);
}
.pillar {
  padding: 32px 28px;
  border-right: 1px solid var(--rule);
  background: var(--bg-elevated);
}
.pillar:last-child { border-right: none; }
.pillar-num {
  font-family: 'Marcellus SC', 'Marcellus SC Fallback', Georgia, serif;
  font-size: 13px;
  letter-spacing: 0.18em;
  color: var(--accent);
  margin-bottom: 20px;
  display: block;
}
.pillar h3 {
  font-family: 'Marcellus SC', 'Marcellus SC Fallback', Georgia, serif;
  font-size: 18px;
  font-weight: 400;
  letter-spacing: 0.02em;
  margin-bottom: 12px;
  color: var(--fg);
}
.pillar p {
  font-family: 'Schibsted Grotesk', 'Schibsted Grotesk Fallback', system-ui, sans-serif;
  font-size: 14px;
  color: var(--fg-muted);
  line-height: 1.68;
}

/* ============================================================
   Project feature (projects.html, development.html)
   ============================================================ */
.project-feature {
  padding: 36px 0 40px;
  border-top: 1px solid var(--fg);
}
.project-feature + .project-feature {
  margin-top: 0;
}
.project-feature:last-of-type {
  border-bottom: 1px solid var(--fg);
}
.project-status {
  font-family: 'Marcellus SC', 'Marcellus SC Fallback', Georgia, serif;
  font-size: 12px;
  letter-spacing: 0.16em;
  color: var(--accent);
  margin-bottom: 14px;
}
.project-status.early {
  color: var(--fg-quiet);
}
.project-feature h3 {
  font-family: 'Marcellus SC', 'Marcellus SC Fallback', Georgia, serif;
  font-size: 26px;
  font-weight: 400;
  letter-spacing: 0.005em;
  margin-bottom: 10px;
  color: var(--fg);
  line-height: 1.18;
}
.project-location {
  font-family: 'Schibsted Grotesk', 'Schibsted Grotesk Fallback', system-ui, sans-serif;
  font-size: 13px;
  letter-spacing: 0.06em;
  color: var(--fg-muted);
  text-transform: uppercase;
  margin-bottom: 22px;
}
.project-feature p {
  font-family: 'Schibsted Grotesk', 'Schibsted Grotesk Fallback', system-ui, sans-serif;
  font-size: 15.5px;
  color: var(--fg-muted);
  line-height: 1.72;
  margin-bottom: 16px;
}
.project-feature p strong { color: var(--fg); font-weight: 500; }
.project-meta {
  display: grid;
  grid-template-columns: repeat(2, 1fr);
  gap: 18px 36px;
  margin-top: 22px;
  padding-top: 22px;
  border-top: 1px solid var(--rule);
}
.project-meta-item .label {
  font-family: 'Schibsted Grotesk', 'Schibsted Grotesk Fallback', system-ui, sans-serif;
  font-size: 11px;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  color: var(--fg-quiet);
  margin-bottom: 4px;
  display: block;
}
.project-meta-item .value {
  font-family: 'Schibsted Grotesk', 'Schibsted Grotesk Fallback', system-ui, sans-serif;
  font-size: 14.5px;
  color: var(--fg);
  font-weight: 500;
}

/* ============================================================
   Multifamily "Our Thesis" — was .cta-section, now distinct
   ============================================================ */
.thesis-section {
  padding: 96px 0;
  border-top: 1px solid var(--rule);
  background: var(--bg);
}
.underwriting-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 0;
  margin-top: 48px;
  border-top: 1px solid var(--fg);
  border-bottom: 1px solid var(--fg);
}
.underwriting-grid .info-card {
  padding: 32px 28px;
  background: transparent;
  border: none;
  border-right: 1px solid var(--rule);
  border-top: none;
}
.underwriting-grid .info-card:last-child {
  border-right: none;
}
.underwriting-grid .info-card-eyebrow {
  font-family: 'Marcellus SC', 'Marcellus SC Fallback', Georgia, serif;
  font-size: 12px;
  letter-spacing: 0.16em;
  color: var(--accent);
  padding: 0 0 14px;
  border-bottom: none;
}
.underwriting-grid .info-card h3 {
  font-family: 'Marcellus SC', Georgia, serif !important;
  font-size: 20px !important;
  font-weight: 400 !important;
  letter-spacing: 0.01em;
  margin-bottom: 12px !important;
  color: var(--fg) !important;
}
.underwriting-grid .info-card p {
  font-family: 'Schibsted Grotesk', system-ui, sans-serif !important;
  font-size: 14px !important;
  color: var(--fg-muted) !important;
  line-height: 1.68 !important;
}

/* "Current Deals Are Private" lock card on multifamily — kill emoji, keep contained look */
.markets-inner .info-card[style*="text-align: center"] {
  background: var(--bg-elevated);
  border: 1px solid var(--rule);
  padding: 32px 28px !important;
}
.markets-inner .info-card[style*="text-align: center"] > div:first-child {
  display: none; /* hide the 🔒 emoji */
}

/* ============================================================
   FAQ (multifamily)
   ============================================================ */
.faq {
  padding: 96px 0;
  border-top: 1px solid var(--rule);
}
.faq-list {
  max-width: 800px;
  margin: 48px auto 0;
  border-top: 1px solid var(--fg);
  border-bottom: 1px solid var(--fg);
}
.faq-item {
  border-bottom: 1px solid var(--rule);
}
.faq-item:last-child { border-bottom: none; }
.faq-question {
  font-family: 'Schibsted Grotesk', 'Schibsted Grotesk Fallback', system-ui, sans-serif;
  font-size: 16px;
  font-weight: 500;
  color: var(--fg);
  padding: 22px 4px;
  display: flex;
  justify-content: space-between;
  align-items: center;
  gap: 16px;
  cursor: pointer;
  transition: color 0.15s;
}
.faq-question:hover { color: var(--accent); }
.faq-toggle {
  font-family: 'Marcellus SC', 'Marcellus SC Fallback', Georgia, serif;
  font-size: 22px;
  color: var(--accent);
  transition: transform 0.2s;
  line-height: 1;
}
.faq-item.open .faq-toggle { transform: rotate(45deg); }
.faq-answer {
  font-family: 'Schibsted Grotesk', 'Schibsted Grotesk Fallback', system-ui, sans-serif;
  font-size: 15px;
  color: var(--fg-muted);
  line-height: 1.7;
  max-height: 0;
  overflow: hidden;
  padding: 0 4px;
  transition: max-height 0.25s ease, padding 0.25s ease;
}
.faq-item.open .faq-answer {
  max-height: 320px;
  padding: 0 4px 24px;
}

/* ============================================================
   Investors page — form
   ============================================================ */
.form-card {
  background: var(--bg-elevated);
  border: 1px solid var(--rule);
  padding: 40px 36px;
  max-width: 640px;
  margin: 0 auto 56px;
}
.form-subtitle {
  font-family: 'Schibsted Grotesk', 'Schibsted Grotesk Fallback', system-ui, sans-serif;
  font-size: 15px;
  color: var(--fg-muted);
  line-height: 1.6;
  margin-bottom: 28px;
  text-align: center;
}
.form-group {
  margin-bottom: 18px;
}
.form-group label:not(.toggle-group) {
  display: block;
  font-family: 'Schibsted Grotesk', 'Schibsted Grotesk Fallback', system-ui, sans-serif;
  font-size: 12px;
  font-weight: 500;
  letter-spacing: 0.06em;
  text-transform: uppercase;
  color: var(--fg);
  margin-bottom: 7px;
}
.form-group input[type="text"],
.form-group input[type="email"],
.form-group input[type="tel"],
.form-group select,
.form-group textarea {
  width: 100%;
  background: var(--bg);
  border: 1px solid var(--rule);
  padding: 11px 14px;
  font-family: 'Schibsted Grotesk', 'Schibsted Grotesk Fallback', system-ui, sans-serif;
  font-size: 15px;
  color: var(--fg);
  transition: border-color 0.15s;
}
.form-group input:focus,
.form-group select:focus,
.form-group textarea:focus {
  outline: none;
  border-color: var(--accent);
}
.form-group textarea { resize: vertical; min-height: 80px; }
.form-disclaimer {
  font-family: 'Schibsted Grotesk', 'Schibsted Grotesk Fallback', system-ui, sans-serif;
  font-size: 12px;
  color: var(--fg-quiet);
  line-height: 1.55;
  margin-top: 18px;
  text-align: center;
}

/* Toggle switch (accredited) */
.toggle-group {
  display: flex;
  align-items: flex-start;
  gap: 16px;
  padding: 18px;
  background: var(--bg);
  border: 1px solid var(--rule);
  margin-bottom: 18px;
  cursor: pointer;
  position: relative;
  transition: border-color 0.15s;
}
.toggle-group:hover {
  border-color: var(--fg);
}
.toggle-group input[type="checkbox"] {
  position: absolute;
  opacity: 0;
  width: 0;
  height: 0;
  pointer-events: none;
}
.toggle-track {
  position: relative;
  width: 50px;
  height: 28px;
  background: var(--bg-elevated);
  border: 1px solid var(--fg);
  flex-shrink: 0;
  transition: background 0.15s, border-color 0.15s;
  margin-top: 2px;
}
.toggle-track::after {
  content: "";
  position: absolute;
  top: 2px;
  left: 2px;
  width: 22px;
  height: 22px;
  background: var(--fg);
  transition: transform 0.18s ease, background 0.15s;
}
.toggle-group input[type="checkbox"]:checked ~ .toggle-track {
  background: var(--accent-green);
  border-color: var(--accent-green);
}
.toggle-group input[type="checkbox"]:checked ~ .toggle-track::after {
  transform: translateX(22px);
  background: var(--bg);
}
.toggle-text {
  font-family: 'Schibsted Grotesk', 'Schibsted Grotesk Fallback', system-ui, sans-serif;
  font-size: 13.5px;
  color: var(--fg-muted);
  line-height: 1.6;
}
.toggle-text strong { color: var(--fg); font-weight: 500; }

/* Asset chips on investor form */
.asset-chips {
  display: flex;
  gap: 8px;
  flex-wrap: wrap;
}
.asset-chip {
  font-family: 'Schibsted Grotesk', 'Schibsted Grotesk Fallback', system-ui, sans-serif;
  font-size: 12px;
  letter-spacing: 0.04em;
  padding: 8px 14px;
  border: 1px solid var(--rule);
  background: var(--bg);
  color: var(--fg-muted);
  cursor: pointer;
  user-select: none;
  transition: border-color 0.15s, color 0.15s, background 0.15s;
}
.asset-chip:hover { border-color: var(--fg); color: var(--fg); }
.asset-chip.selected {
  border-color: var(--accent);
  background: var(--accent);
  color: var(--bg);
  font-weight: 500;
}
.asset-chip-all {
  border-color: var(--fg);
  color: var(--fg);
  font-weight: 500;
  letter-spacing: 0.06em;
}
.asset-chip-all.selected {
  background: var(--fg);
  border-color: var(--fg);
  color: var(--bg);
}

.form-card h3 {
  font-family: 'Marcellus SC', 'Marcellus SC Fallback', Georgia, serif;
  font-size: 22px;
  font-weight: 400;
  letter-spacing: 0.02em;
  margin-bottom: 14px;
  color: var(--fg);
  text-align: center;
}
.form-success {
  text-align: center;
  padding: 40px 24px;
  display: none;
}
.form-success.visible { display: block; }
.form-success h3 {
  font-family: 'Marcellus SC', 'Marcellus SC Fallback', Georgia, serif;
  font-size: 24px;
  font-weight: 400;
  letter-spacing: 0.02em;
  margin-bottom: 14px;
  color: var(--fg);
}
.form-success p {
  font-family: 'Schibsted Grotesk', 'Schibsted Grotesk Fallback', system-ui, sans-serif;
  font-size: 15px;
  color: var(--fg-muted);
  line-height: 1.7;
  margin-bottom: 28px;
}
.success-icon {
  font-family: 'Marcellus SC', 'Marcellus SC Fallback', Georgia, serif;
  font-size: 36px;
  color: var(--accent);
  margin-bottom: 8px;
  letter-spacing: 0.2em;
  line-height: 1;
}

/* ============================================================
   Section-narrow container
   ============================================================ */
.container-narrow { max-width: 720px; }

/* ============================================================
   Reveal animation already declared; mobile next.
   Mobile
   ============================================================ */
@media (max-width: 820px) {
  .container { padding: 0 22px; }
  .hero { padding: 72px 0 60px; }
  .opportunity, .principles, .markets, .bio-section, .cta-section,
  .approach, .thesis-section, .faq { padding: 72px 0; }
  .asset-grid, .principles-grid, .pillars, .underwriting-grid {
    grid-template-columns: 1fr;
  }
  .asset-card, .principle, .pillar {
    border-right: none;
    border-bottom: 1px solid var(--rule);
  }
  .asset-card:last-child, .principle:last-child, .pillar:last-child { border-bottom: none; }
  .underwriting-grid .info-card {
    border-right: none;
    border-bottom: 1px solid var(--rule);
  }
  .underwriting-grid .info-card:last-child { border-bottom: none; }
  .markets-inner, .thesis-grid { grid-template-columns: 1fr; gap: 40px; }
  .markets h2 { text-align: center; }
  .footer-top { grid-template-columns: 1fr; gap: 28px; }
  nav { gap: 18px; }
  nav a { font-size: 13px; }
  .stats-grid {
    grid-template-columns: 1fr;
    gap: 32px;
  }
  .stat-divider { display: none; }
  .project-meta { grid-template-columns: 1fr; gap: 14px; }
  .form-card { padding: 28px 22px; }
}