:root {
  --ink: #1d2830;
  --muted: #5e6b74;
  --blue: #276b9a;
  --blue-dark: #1d557d;
  --blue-light: #dcebf4;
  --sky: #f2f7fa;
  --line: #dbe3e8;
  --paper: #ffffff;
  --charcoal: #25313a;
  --max: 1220px;
  --shadow: 0 22px 65px rgba(30, 56, 72, .13);
}
* { box-sizing: border-box; }
html { scroll-behavior: smooth; scroll-padding-top: 88px; }
body {
  margin: 0;
  color: var(--ink);
  background: var(--paper);
  font-family: Inter, ui-sans-serif, system-ui, -apple-system, BlinkMacSystemFont, "Segoe UI", sans-serif;
  font-size: 16px;
  line-height: 1.62;
  -webkit-font-smoothing: antialiased;
  -webkit-text-size-adjust: 100%;
  overflow-x: hidden;
}
img { display: block; max-width: 100%; }
a { color: inherit; }
button, input, select, textarea { font: inherit; }
.wrap { width: min(calc(100% - 48px), var(--max)); margin-inline: auto; }
.skip-link { position: fixed; left: 18px; top: -80px; z-index: 100; padding: 12px 18px; color: white; background: var(--blue); }
.skip-link:focus { top: 14px; }
.site-header { position: sticky; top: 0; z-index: 50; background: rgba(255,255,255,.95); border-bottom: 1px solid rgba(219,227,232,.85); backdrop-filter: blur(14px); }
.nav { min-height: 82px; display: flex; align-items: center; justify-content: space-between; gap: 24px; }
.brand { display: inline-flex; align-items: center; text-decoration: none; }
.brand img { width: 270px; height: auto; mix-blend-mode: multiply; }
.nav-links { display: flex; align-items: center; gap: 28px; }
.nav-links a { color: #44525c; text-decoration: none; font-size: .81rem; font-weight: 750; letter-spacing: .07em; text-transform: uppercase; }
.nav-links a:hover, .nav-links a:focus-visible { color: var(--blue); }
.nav-links .nav-cta { padding: 11px 16px; color: white; background: var(--blue); }
.menu-toggle { display: none; width: 44px; height: 44px; border: 1px solid var(--line); background: white; color: var(--ink); align-items: center; justify-content: center; }
.menu-toggle svg { width: 22px; height: 22px; }
h1, h2, h3 { font-family: Georgia, "Times New Roman", serif; font-weight: 400; letter-spacing: -.035em; line-height: 1.05; }
.eyebrow { margin: 0 0 15px; color: #a9d5ed; font-size: .76rem; font-weight: 850; letter-spacing: .17em; text-transform: uppercase; }
.button { min-height: 50px; display: inline-flex; align-items: center; justify-content: center; gap: 9px; padding: 12px 19px; border: 1px solid var(--blue); color: white; background: var(--blue); text-decoration: none; font-size: .79rem; font-weight: 850; letter-spacing: .065em; text-transform: uppercase; text-align: center; cursor: pointer; }
.button:hover, .button:focus-visible { background: var(--blue-dark); }
.button.secondary { color: var(--ink); background: white; border-color: #aebdc7; }
.button.secondary:hover, .button.secondary:focus-visible { color: var(--blue); background: var(--sky); }
.button.light { color: var(--ink); background: white; border-color: white; }
.button.ghost { color: white; background: transparent; border-color: rgba(255,255,255,.55); }
:focus-visible { outline: 3px solid #75b6dc; outline-offset: 3px; }

/* Opportunities index */
.opportunities-hero { position: relative; overflow: hidden; padding: 92px 0 82px; color: white; background: radial-gradient(circle at 14% 18%, rgba(55,126,169,.30), transparent 34%), linear-gradient(118deg,#1e2a32 0%,#263945 58%,#31576d 100%); }
.opportunities-hero::after { content: "N"; position: absolute; right: -25px; bottom: -165px; color: rgba(255,255,255,.055); font-family: Georgia, serif; font-size: 36rem; line-height: 1; }
.opportunities-hero .wrap { position: relative; z-index: 1; }
.opportunities-hero h1 { max-width: 850px; margin: 0; font-size: clamp(3.1rem, 7vw, 6.6rem); }
.opportunities-hero p.hero-copy { max-width: 710px; margin: 24px 0 0; color: #d3dde3; font-size: clamp(1.06rem, 1.5vw, 1.23rem); }
.opportunities-meta { display: flex; flex-wrap: wrap; gap: 22px; margin-top: 28px; color: #c4d1d8; font-size: .84rem; }
.opportunities-main { padding: 78px 0 100px; background: var(--sky); }
.section-top { display: grid; grid-template-columns: 1fr auto; gap: 30px; align-items: end; }
.section-kicker { margin: 0 0 12px; color: var(--blue); font-size: .75rem; font-weight: 850; letter-spacing: .17em; text-transform: uppercase; }
.section-top h2 { max-width: 790px; margin: 0; font-size: clamp(2.55rem, 5vw, 5rem); }
.source-link { color: var(--blue); font-size: .8rem; font-weight: 850; letter-spacing: .06em; text-decoration: none; text-transform: uppercase; border-bottom: 1px solid var(--blue); }
.controls { display: flex; flex-wrap: wrap; gap: 12px; margin: 38px 0 30px; }
.search { flex: 1 1 320px; min-height: 49px; padding: 11px 15px; border: 1px solid #b9c7cf; color: var(--ink); background: white; font-size: 16px; }
.filters { display: flex; flex-wrap: wrap; gap: 8px; }
.filter { min-height: 49px; padding: 10px 14px; border: 1px solid #b9c7cf; color: #46545d; background: white; font-size: .73rem; font-weight: 850; letter-spacing: .055em; text-transform: uppercase; cursor: pointer; }
.filter:hover, .filter:focus-visible, .filter.active { color: white; border-color: var(--blue); background: var(--blue); }
.result-count { margin: 0 0 18px; color: var(--muted); font-size: .86rem; font-weight: 700; }
.listing-grid { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 16px; }
.listing-card { min-width: 0; min-height: 178px; display: grid; grid-template-columns: 190px minmax(0, 1fr); overflow: hidden; color: inherit; background: white; border: 1px solid var(--line); box-shadow: 0 10px 30px rgba(35,62,78,.065); text-decoration: none; transition: transform .2s ease, border-color .2s ease, box-shadow .2s ease; }
.listing-card[hidden] { display: none; }
.listing-card:hover { transform: translateY(-2px); border-color: #b7ccd9; box-shadow: 0 16px 38px rgba(35,62,78,.11); }
.listing-card:focus-visible { outline: 3px solid #75b6dc; outline-offset: 3px; }
.listing-image { position: relative; min-width: 0; height: 100%; overflow: hidden; background: #d7e2e8; }
.listing-image img { width: 100%; height: 100%; object-fit: cover; transition: transform .55s cubic-bezier(.2,.7,.2,1); }
.listing-card:hover .listing-image img { transform: scale(1.035); }
.status-chip { position: absolute; left: 10px; top: 10px; padding: 5px 8px; color: white; background: rgba(29,40,48,.9); font-size: .62rem; font-weight: 850; letter-spacing: .1em; text-transform: uppercase; }
.listing-body { min-width: 0; display: flex; flex-direction: column; padding: 20px; }
.listing-heading { display: flex; align-items: flex-start; justify-content: space-between; gap: 14px; }
.listing-heading > span:first-child { min-width: 0; }
.listing-type { display: block; margin-bottom: 5px; color: var(--blue); font-size: .67rem; font-weight: 850; letter-spacing: .1em; text-transform: uppercase; }
.listing-title { display: block; font-family: Georgia, "Times New Roman", serif; font-size: 1.34rem; letter-spacing: -.025em; line-height: 1.12; }
.listing-price { flex: 0 0 auto; color: var(--blue-dark); font-size: .89rem; font-weight: 850; line-height: 1.3; text-align: right; }
.listing-address { display: block; margin-top: 8px; color: var(--muted); font-size: .79rem; font-weight: 650; line-height: 1.4; }
.listing-facts { display: flex; flex-wrap: wrap; gap: 6px; margin-top: 13px; }
.listing-facts span { padding: 4px 7px; color: #475660; background: var(--sky); font-size: .65rem; font-weight: 750; line-height: 1.35; }
.listing-link { display: inline-flex; align-items: center; gap: 7px; margin-top: auto; padding-top: 12px; color: var(--blue); font-size: .69rem; font-weight: 850; letter-spacing: .07em; text-transform: uppercase; }
.listing-link::after { content: "→"; }
.empty-state { display: none; padding: 40px; color: var(--muted); background: white; border: 1px solid var(--line); text-align: center; }
.empty-state.visible { display: block; }

/* Individual opportunity */
.property-hero { position: relative; min-height: 690px; display: grid; align-items: end; isolation: isolate; color: white; background: var(--charcoal); }
.property-hero::before { content: ""; position: absolute; inset: 0; z-index: -2; background-image: var(--hero); background-position: center 45%; background-size: cover; }
.property-hero::after { content: ""; position: absolute; inset: 0; z-index: -1; background: linear-gradient(180deg,rgba(10,28,40,.15) 7%,rgba(10,28,40,.30) 45%,rgba(10,28,40,.94) 100%); }
.property-hero-content { padding: 190px 0 63px; }
.breadcrumb { display: flex; flex-wrap: wrap; gap: 8px; margin-bottom: 18px; color: rgba(255,255,255,.72); font-size: .8rem; }
.breadcrumb a { text-decoration: none; }
.property-status { display: inline-flex; margin-bottom: 14px; padding: 6px 10px; color: white; background: var(--blue); font-size: .7rem; font-weight: 850; letter-spacing: .12em; text-transform: uppercase; }
.property-hero h1 { max-width: 920px; margin: 0; font-size: clamp(3rem, 7vw, 6.7rem); }
.property-address { margin: 13px 0 0; color: rgba(255,255,255,.82); font-size: clamp(1.04rem, 2vw, 1.32rem); }
.property-actions { display: flex; flex-wrap: wrap; gap: 12px; margin-top: 27px; }
.metric-band { color: white; background: #23333e; }
.metric-grid { display: grid; grid-template-columns: repeat(4, 1fr); }
.metric { min-width: 0; padding: 27px 24px; border-right: 1px solid rgba(255,255,255,.13); }
.metric:first-child { border-left: 1px solid rgba(255,255,255,.13); }
.metric strong { display: block; font-family: Georgia, serif; font-size: clamp(1.45rem, 2.7vw, 2.35rem); font-weight: 400; line-height: 1.1; overflow-wrap: anywhere; }
.metric span { display: block; margin-top: 7px; color: rgba(255,255,255,.65); font-size: .68rem; font-weight: 800; letter-spacing: .11em; text-transform: uppercase; }
.property-section { padding: 92px 0; }
.property-section.soft { background: var(--sky); }
.property-section.dark { color: white; background: #202c34; }
.overview-grid { display: grid; grid-template-columns: minmax(0,1.2fr) minmax(310px,.8fr); gap: 72px; align-items: start; }
.overview-copy h2, .inquiry-copy h2 { margin: 0 0 24px; font-size: clamp(2.4rem, 5vw, 4.7rem); }
.overview-copy > p { color: #465761; font-size: 1.08rem; }
.highlights { display: grid; gap: 11px; margin: 28px 0 0; padding: 0; list-style: none; }
.highlights li { position: relative; padding: 14px 16px 14px 43px; background: var(--sky); border-left: 3px solid var(--blue); }
.highlights li::before { content: "✓"; position: absolute; left: 17px; color: var(--blue); font-weight: 900; }
.source-card { padding: 31px; background: white; border-top: 5px solid var(--blue); box-shadow: var(--shadow); }
.source-card h3 { margin: 0 0 12px; font-size: 1.7rem; }
.source-card p { color: var(--muted); }
.source-card .button { width: 100%; margin-top: 8px; }
.advisor-strip { display: grid; grid-template-columns: .72fr 1.28fr; gap: 50px; align-items: center; }
.advisor-strip h2 { margin: 0; font-size: clamp(2.4rem, 5vw, 4.5rem); }
.advisor-strip > div:first-child p { color: rgba(255,255,255,.68); }
.advisor-cards { display: grid; grid-template-columns: 1fr 1fr; gap: 14px; }
.advisor-card { display: grid; grid-template-columns: 95px 1fr; gap: 18px; align-items: center; padding: 20px; background: rgba(255,255,255,.06); border: 1px solid rgba(255,255,255,.14); }
.advisor-card img { width: 95px; aspect-ratio: 1; object-fit: cover; }
.advisor-card h3 { margin: 0 0 4px; font-size: 1.42rem; }
.advisor-card p { margin: 0 0 8px; color: #9fd0eb; font-size: .72rem; font-weight: 850; letter-spacing: .08em; text-transform: uppercase; }
.advisor-card a { display: block; color: rgba(255,255,255,.8); text-decoration: none; font-size: .82rem; overflow-wrap: anywhere; }
.inquiry-grid { display: grid; grid-template-columns: .78fr 1.22fr; gap: 70px; align-items: start; }
.inquiry-copy p { color: var(--muted); }
.inquiry-form { padding: clamp(25px,4vw,42px); background: white; border-top: 5px solid var(--blue); box-shadow: var(--shadow); }
.form-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 16px; }
.field { display: grid; gap: 6px; }
.field.full { grid-column: 1 / -1; }
.field label { font-size: .76rem; font-weight: 850; letter-spacing: .055em; text-transform: uppercase; }
.field input, .field select, .field textarea { width: 100%; min-height: 49px; padding: 12px 13px; border: 1px solid #bdc8cf; border-radius: 0; color: var(--ink); background: white; font-size: 16px; }
.field textarea { min-height: 112px; resize: vertical; }
.field input:focus, .field select:focus, .field textarea:focus { border-color: var(--blue); outline: 3px solid rgba(39,107,154,.16); }
.honeypot { position: absolute; left: -10000px; width: 1px; height: 1px; overflow: hidden; }
.form-note { margin: 13px 0 0; color: var(--muted); font-size: .78rem; }
.form-note a { color: var(--blue); font-weight: 750; }
.optional { color: var(--muted); font-size: .72rem; font-weight: 650; letter-spacing: 0; text-transform: none; }
.inquiry-form .button { width: 100%; margin-top: 18px; }
.site-footer { padding: 31px 0; color: #b7c3ca; background: #182128; font-size: .8rem; }
.footer-row { display: flex; align-items: center; justify-content: space-between; gap: 24px; }
.footer-row strong { color: white; font-family: Georgia, serif; font-weight: 400; }
.footer-row a { color: white; text-decoration: none; }
.footer-links { display: flex; flex-wrap: wrap; align-items: center; justify-content: flex-end; gap: 14px; }
.social-links { display: flex; align-items: center; gap: 8px; }
.social-links a { width: 36px; height: 36px; display: grid; place-items: center; border: 1px solid rgba(255,255,255,.24); color: white; }
.social-links a:hover, .social-links a:focus-visible { border-color: #9fd0eb; color: #9fd0eb; }
.social-links svg { width: 17px; height: 17px; fill: none; stroke: currentColor; stroke-width: 1.8; stroke-linecap: round; stroke-linejoin: round; }
.social-links a:first-child svg { fill: currentColor; stroke: none; }
.social-links .icon-fill { fill: currentColor; stroke: none; }

@media (max-width: 960px) {
  .menu-toggle { display: inline-flex; }
  .nav-links { display: none; position: absolute; inset: 82px 0 auto 0; padding: 18px 24px 25px; background: white; border-bottom: 1px solid var(--line); box-shadow: 0 20px 35px rgba(8,31,49,.12); }
  .nav-links.open { display: grid; gap: 4px; }
  .nav-links a { padding: 10px 4px; }
  .nav-links .nav-cta { margin-top: 8px; text-align: center; }
  .listing-grid { grid-template-columns: 1fr; }
  .overview-grid, .advisor-strip, .inquiry-grid { grid-template-columns: 1fr; gap: 42px; }
  .property-hero { min-height: 620px; }
}
@media (max-width: 680px) {
  .wrap { width: min(calc(100% - 30px), var(--max)); }
  .nav { min-height: 70px; }
  .brand img { width: min(210px,72vw); }
  .nav-links { inset-block-start: 70px; }
  .opportunities-hero { padding: 63px 0 59px; }
  .opportunities-hero h1 { font-size: clamp(2.75rem,13vw,4.25rem); }
  .opportunities-main { padding: 58px 0 72px; }
  .section-top { grid-template-columns: 1fr; align-items: start; }
  .source-link { width: max-content; }
  .filters { display: grid; grid-template-columns: 1fr 1fr; width: 100%; }
  .filter { width: 100%; min-width: 0; }
  .listing-card { min-height: 148px; grid-template-columns: 128px minmax(0, 1fr); }
  .listing-body { padding: 15px; }
  .listing-heading { display: block; }
  .listing-title { font-size: 1.14rem; }
  .listing-price { display: block; margin-top: 5px; text-align: left; }
  .listing-address { margin-top: 6px; font-size: .74rem; }
  .listing-facts { display: none; }
  .listing-link { padding-top: 9px; }
  .property-hero { min-height: 560px; }
  .property-hero-content { padding: 145px 0 47px; }
  .property-hero h1 { font-size: clamp(2.75rem,13vw,4.4rem); overflow-wrap: anywhere; }
  .property-actions { display: grid; }
  .property-actions .button { width: 100%; }
  .metric-grid { grid-template-columns: repeat(2,1fr); }
  .metric { padding: 21px 15px; border-top: 1px solid rgba(255,255,255,.13); }
  .metric:nth-child(-n+2) { border-top: 0; }
  .property-section { padding: 62px 0; }
  .advisor-cards, .form-grid { grid-template-columns: 1fr; }
  .advisor-card { grid-template-columns: 78px 1fr; padding: 16px; }
  .advisor-card img { width: 78px; }
  .field.full { grid-column: auto; }
  .footer-row { display: grid; padding-bottom: env(safe-area-inset-bottom); }
  .footer-links { justify-content: flex-start; }
}
@media (prefers-reduced-motion: reduce) { html { scroll-behavior: auto; } * { transition: none !important; } }