/* ==========================================================================
   Timmer Partners — shared styles
   Brand system: Forest · Warm White · Bronze · Warm Gray
   Typography: Source Serif 4
   ========================================================================== */

/* ---------- Design tokens ---------- */
:root {
    /* Brand palette — forest, warm white, bronze, warm gray */
    --forest:      #16301F;
    --forest-2:    #1F4029;
    --forest-deep: #0E2015;
    --ink:         #14251D;
    --warm-white:  #F7F4EE;
    --paper:       #FAFAF8;
    --cream:       #EEE9DC;
    --bronze:      #8A6D32;
    --bronze-soft: rgba(138, 109, 50, 0.14);
    --bronze-border: rgba(138, 109, 50, 0.30);
    --warm-gray:   #8A8580;
    --warm-gray-2: #6E6963;

    /* Semantic aliases — keeps the rest of the rules readable */
    --bg:          var(--paper);
    --bg-subtle:   var(--warm-white);
    --bg-cream:    var(--warm-white);
    --ivory:       var(--warm-white);
    --text-1:      var(--forest);
    --text-2:      rgba(22, 48, 31, 0.82);
    --text-3:      var(--warm-gray);
    --text-faint:  rgba(138, 133, 128, 0.72);
    --border:      #E5E3DF;
    --border-strong: #D6D2CA;

    /* Legacy aliases — any residual reference still resolves */
    --brass:       var(--bronze);
    --brass-soft:  var(--bronze-soft);
    --brass-border: var(--bronze-border);
    --stone:       var(--paper);
    --stone-2:     var(--warm-white);
    --stone-3:     var(--cream);
    --ink-2:       var(--forest-2);
    --muted:       var(--warm-gray);
    --slate:       var(--bronze);
    --slate-deep:  #6F5828;
    --slate-soft:  var(--bronze-soft);
    --slate-border: var(--bronze-border);
    --gold:        var(--bronze);
    --gold-hover:  #6F5828;
    --gold-soft:   var(--bronze-soft);
    --gold-border: var(--bronze-border);
    --navy:        var(--forest);
    --navy-deep:   var(--forest-deep);
    --navy-light:  var(--forest-2);

    /* Radii */
    --radius-sm: 8px;
    --radius:    12px;
    --radius-lg: 14px;
    --radius-xl: 18px;

    /* Shadows — soft, layered, forest-tinted */
    --shadow-sm:   0 1px 2px rgba(22, 48, 31, 0.04), 0 2px 6px rgba(22, 48, 31, 0.05);
    --shadow:      0 2px 6px rgba(22, 48, 31, 0.05), 0 16px 40px -12px rgba(22, 48, 31, 0.12);
    --shadow-lg:   0 4px 10px rgba(22, 48, 31, 0.06), 0 30px 80px -20px rgba(22, 48, 31, 0.18);
    --shadow-gold: var(--shadow);

    /* Motion */
    --ease:   cubic-bezier(0.22, 1, 0.36, 1);
    --t-fast: 220ms var(--ease);
    --t-med:  320ms var(--ease);
    --t-slow: 600ms var(--ease);

    /* Layout */
    --container: 1200px;
    --space-section:       clamp(88px, 10vw, 140px);
    --space-section-tight: clamp(64px, 7vw, 100px);

    /* Type stack — Source Serif 4 */
    --font-serif: 'Source Serif 4', 'Source Serif Pro', Georgia, 'Times New Roman', serif;
    --font-sans-ui: -apple-system, BlinkMacSystemFont, 'Segoe UI', 'Helvetica Neue', sans-serif;
}

/* ---------- Reset ---------- */
*, *::before, *::after { margin: 0; padding: 0; box-sizing: border-box; }
html { scroll-behavior: smooth; font-size: 16px; -webkit-text-size-adjust: 100%; }
body {
    font-family: var(--font-serif);
    color: var(--forest);
    line-height: 1.6;
    background: var(--paper);
    font-weight: 400;
    -webkit-font-smoothing: antialiased;
    -moz-osx-font-smoothing: grayscale;
    text-rendering: optimizeLegibility;
}
img, svg { max-width: 100%; display: block; }
a { text-decoration: none; color: inherit; }
button { font: inherit; cursor: pointer; }

/* Anchor targets clear the fixed header */
section[id] { scroll-margin-top: 96px; }

/* Micro-typography */
h1, h2, h3, .section-heading { text-wrap: balance; }
p, .section-lede, blockquote { text-wrap: pretty; }

/* Keyboard focus + selection, on brand */
:focus-visible {
    outline: 2px solid var(--bronze);
    outline-offset: 3px;
    border-radius: 2px;
}
::selection {
    background: rgba(138, 109, 50, 0.22);
    color: var(--forest);
}

/* ---------- Utilities ---------- */
.container { max-width: var(--container); margin: 0 auto; padding: 0 24px; }

.section-label {
    display: inline-flex;
    align-items: center;
    gap: 14px;
    font-family: var(--font-sans-ui);
    font-size: 0.72rem;
    font-weight: 600;
    letter-spacing: 0.22em;
    text-transform: uppercase;
    color: var(--warm-gray-2);
    margin-bottom: 20px;
}
.section-label::before {
    content: "";
    width: 32px;
    height: 1px;
    background: var(--brass);
}

.section-heading {
    font-family: var(--font-serif);
    font-size: clamp(2rem, 3.4vw, 2.8rem);
    font-weight: 400;
    line-height: 1.12;
    letter-spacing: -0.01em;
    margin-bottom: 18px;
    color: var(--forest);
}

.section-sub {
    font-size: 1.02rem;
    color: var(--text-2);
    line-height: 1.65;
    max-width: 680px;
}

.text-center { text-align: center; }
.mx-auto { margin-left: auto; margin-right: auto; }

/* Section header: heading with lede stacked below, left-aligned */
.section-head {
    margin-bottom: 56px;
    max-width: 720px;
}
.section-head .section-heading { margin-bottom: 0; }
.section-lede {
    font-family: var(--font-serif);
    font-size: 1.02rem;
    color: var(--text-2);
    line-height: 1.68;
    margin-top: 16px;
    max-width: 62ch;
}

/* ---------- Buttons ---------- */
.btn {
    display: inline-flex;
    align-items: center;
    gap: 10px;
    padding: 14px 28px;
    border-radius: 2px;
    font-family: var(--font-sans-ui);
    font-size: 0.78rem;
    font-weight: 600;
    letter-spacing: 0.18em;
    text-transform: uppercase;
    border: 1px solid transparent;
    transition: transform var(--t-fast), background var(--t-fast),
                box-shadow var(--t-fast), border-color var(--t-fast), color var(--t-fast);
    cursor: pointer;
    line-height: 1;
    white-space: nowrap;
}
.btn svg { width: 16px; height: 16px; flex-shrink: 0; transition: transform var(--t-fast); }
.btn:hover { transform: translateY(-1px); }
.btn:hover svg { transform: translateX(3px); }

.btn-primary {
    background: var(--forest);
    color: var(--warm-white);
    box-shadow: var(--shadow);
}
.btn-primary:hover {
    background: var(--forest-2);
    box-shadow: var(--shadow-lg);
}

.btn-ghost-light {
    background: transparent;
    color: var(--forest);
    border-color: var(--forest);
}
.btn-ghost-light:hover {
    background: var(--forest);
    color: var(--warm-white);
}

.btn-dark {
    background: var(--forest);
    color: var(--warm-white);
    box-shadow: var(--shadow);
}
.btn-dark:hover {
    background: var(--forest-2);
    box-shadow: var(--shadow-lg);
}

.btn-white {
    background: var(--warm-white);
    color: var(--forest);
    box-shadow: var(--shadow);
}
.btn-white:hover {
    background: #ffffff;
    box-shadow: var(--shadow-lg);
}

.btn-outline-white {
    background: transparent;
    color: var(--warm-white);
    border-color: rgba(247, 244, 238, 0.45);
}
.btn-outline-white:hover {
    border-color: var(--warm-white);
    background: rgba(247, 244, 238, 0.08);
}

/* Compact button variant */
.btn-sm { padding: 12px 22px; font-size: 0.72rem; }

/* ---------- Header / Nav ---------- */
header {
    position: fixed;
    top: 0; left: 0; right: 0;
    z-index: 1000;
    background: rgba(250, 250, 248, 0.88);
    backdrop-filter: saturate(160%) blur(14px);
    -webkit-backdrop-filter: saturate(160%) blur(14px);
    border-bottom: 1px solid rgba(22, 48, 31, 0.06);
    transition: box-shadow var(--t-med), background var(--t-med);
}
header.scrolled {
    background: rgba(247, 244, 238, 0.96);
    box-shadow: 0 1px 2px rgba(22, 48, 31, 0.04), 0 10px 30px -10px rgba(22, 48, 31, 0.14);
}
nav {
    display: flex;
    align-items: center;
    justify-content: space-between;
    height: 84px;
}

/* Circle-T mark + wordmark lockup */
.logo {
    display: inline-flex;
    align-items: center;
    gap: 14px;
    line-height: 1;
    transition: opacity var(--t-fast);
}
.logo:hover { opacity: 0.85; }
.logo-mark {
    width: 38px;
    height: 38px;
    flex-shrink: 0;
    display: block;
}
.logo-text {
    display: inline-flex;
    flex-direction: column;
    align-items: flex-start;
    gap: 4px;
}
.logo-wordmark {
    font-family: var(--font-serif);
    font-size: 1.05rem;
    font-weight: 500;
    letter-spacing: 0.28em;
    color: var(--forest);
    text-transform: uppercase;
}
.logo-hairline {
    display: block;
    width: 100%;
    max-width: 180px;
    height: 1px;
    background: var(--bronze);
}
/* Legacy fallback for .logo-img if any slip through */
.logo-img { height: 36px; width: auto; }

.nav-links {
    display: flex;
    align-items: center;
    gap: 40px;
    list-style: none;
}
.nav-links a {
    font-family: var(--font-sans-ui);
    font-size: 0.72rem;
    font-weight: 600;
    letter-spacing: 0.16em;
    text-transform: uppercase;
    color: var(--forest);
    transition: color var(--t-fast);
    position: relative;
}
.nav-links a:hover { color: var(--brass); }
.nav-links a:not(.nav-cta)::after {
    content: '';
    position: absolute;
    bottom: -8px; left: 0;
    width: 0; height: 1px;
    background: var(--brass);
    transition: width var(--t-med);
}
.nav-links a:not(.nav-cta):hover::after { width: 100%; }

.nav-cta {
    background: var(--forest);
    color: var(--warm-white) !important;
    padding: 12px 24px;
    border-radius: 2px;
    font-weight: 600;
    font-size: 0.72rem;
    letter-spacing: 0.16em;
    border: 1px solid var(--forest);
    transition: background var(--t-fast), transform var(--t-fast), box-shadow var(--t-fast);
}
.nav-cta:hover {
    background: var(--forest-2);
    transform: translateY(-1px);
    box-shadow: var(--shadow);
}
.nav-cta::after { display: none !important; }

.mobile-toggle {
    display: none;
    background: none;
    border: none;
    padding: 8px;
}
.mobile-toggle span {
    display: block;
    width: 24px;
    height: 2px;
    background: var(--forest);
    margin: 6px 0;
    transition: var(--t-fast);
}

/* Transparent header over the hero image; solid after scroll */
header.header-clear:not(.scrolled) {
    background: transparent;
    border-bottom-color: transparent;
    backdrop-filter: none;
    -webkit-backdrop-filter: none;
}
header.header-clear:not(.scrolled) .logo-wordmark { color: var(--warm-white); }
header.header-clear:not(.scrolled) .logo-mark circle { fill: var(--warm-white); }
header.header-clear:not(.scrolled) .logo-mark text { fill: var(--forest); }
header.header-clear:not(.scrolled) .nav-links a:not(.nav-cta) { color: var(--warm-white); }
header.header-clear:not(.scrolled) .nav-links.active a:not(.nav-cta) { color: var(--forest); }
header.header-clear:not(.scrolled) .nav-cta {
    background: var(--warm-white);
    color: var(--forest) !important;
    border-color: var(--warm-white);
}
header.header-clear:not(.scrolled) .mobile-toggle span { background: var(--warm-white); }

/* ---------- Hero (homepage, typographic on forest) ---------- */
.hero {
    position: relative;
    display: flex;
    align-items: center;
    text-align: center;
    min-height: clamp(560px, 88svh, 840px);
    padding: 150px 0 100px;
    background:
        radial-gradient(1100px 540px at 50% -10%, rgba(31, 64, 41, 0.6), transparent 64%),
        var(--forest-deep);
    color: var(--warm-white);
    overflow: hidden;
}
.hero > .container { position: relative; z-index: 1; width: 100%; }
.hero-content {
    max-width: 860px;
    margin: 0 auto;
    position: relative;
    z-index: 1;
    padding: 0;
}
.hero-label {
    display: inline-block;
    font-family: var(--font-sans-ui);
    font-size: 0.72rem;
    font-weight: 600;
    letter-spacing: 0.3em;
    text-transform: uppercase;
    color: rgba(247, 244, 238, 0.66);
    margin-bottom: 36px;
}
.hero h1 {
    font-family: var(--font-serif);
    font-size: clamp(2.8rem, 5.4vw, 4.6rem);
    font-weight: 400;
    line-height: 1.08;
    letter-spacing: -0.012em;
    margin-bottom: 34px;
    color: var(--warm-white);
}
.hero-rule {
    width: 56px;
    height: 1px;
    background: var(--bronze);
    margin: 0 auto 34px;
}
.hero p {
    font-family: var(--font-serif);
    font-style: italic;
    font-size: 1.16rem;
    color: rgba(247, 244, 238, 0.78);
    line-height: 1.7;
    margin: 0 auto 44px;
    max-width: 600px;
    font-weight: 400;
}
.hero-buttons { display: flex; gap: 14px; flex-wrap: wrap; justify-content: center; }

@media (prefers-reduced-motion: no-preference) {
    .hero-content { animation: hero-rise 800ms var(--ease) both; }
}
@keyframes hero-rise {
    from { opacity: 0; transform: translateY(16px); }
    to   { opacity: 1; transform: none; }
}

/* ---------- Stats bar ---------- */
.stats-bar {
    padding: clamp(80px, 9vw, 120px) 0;
    background: var(--warm-white);
    color: var(--forest);
    position: relative;
    overflow: hidden;
}
.stats-grid {
    display: grid;
    grid-template-columns: repeat(3, 1fr);
    gap: 48px;
    text-align: left;
}
.stat-item {
    border-top: 1px solid var(--bronze-border);
    padding-top: 26px;
}
.stat-number {
    font-family: var(--font-serif);
    font-size: clamp(3.1rem, 5.6vw, 4.4rem);
    font-weight: 400;
    letter-spacing: -0.02em;
    line-height: 1;
    margin-bottom: 18px;
    color: var(--forest);
    font-variant-numeric: tabular-nums;
}
.stat-number .stat-prefix,
.stat-number .stat-suffix {
    color: var(--brass);
    font-weight: 400;
    font-size: 0.58em;
    font-style: italic;
}
.stat-label {
    font-family: var(--font-sans-ui);
    font-size: 0.7rem;
    font-weight: 600;
    letter-spacing: 0.18em;
    text-transform: uppercase;
    color: var(--warm-gray-2);
}

/* ---------- Tenant strip ---------- */
.tenant-strip {
    background: var(--paper);
    padding: 64px 0;
    border-top: 1px solid var(--border);
    border-bottom: 1px solid var(--border);
}
.tenant-strip-label {
    font-family: var(--font-sans-ui);
    font-size: 0.7rem;
    font-weight: 600;
    letter-spacing: 0.2em;
    text-transform: uppercase;
    color: var(--warm-gray-2);
    margin-bottom: 36px;
}
.tenant-row {
    display: grid;
    grid-template-columns: repeat(auto-fill, minmax(200px, 1fr));
    gap: 14px 48px;
    max-width: 1080px;
}
.tenant-row > a,
.tenant-row > span {
    font-family: var(--font-serif);
    font-size: 1.05rem;
    color: var(--text-2);
    line-height: 1.5;
}
.tenant-row > a { transition: color var(--t-fast); }
.tenant-row > a:hover { color: var(--forest); text-decoration: underline; text-underline-offset: 4px; text-decoration-color: var(--bronze); }

/* ---------- Broker callout ---------- */
.broker-callout {
    padding: clamp(80px, 9vw, 110px) 0;
    background: var(--warm-white);
    position: relative;
}
.broker-inner {
    display: grid;
    grid-template-columns: minmax(0, 1.6fr) auto;
    gap: 32px 80px;
    align-items: center;
}
.broker-inner h2 {
    font-family: var(--font-serif);
    font-size: clamp(1.7rem, 2.6vw, 2.1rem);
    font-weight: 400;
    margin-bottom: 14px;
    color: var(--forest);
    letter-spacing: -0.01em;
}
.broker-inner p {
    font-family: var(--font-serif);
    font-size: 1.02rem;
    color: var(--text-2);
    line-height: 1.68;
    max-width: 620px;
}

/* ---------- Capital solutions ---------- */
.solutions { padding: var(--space-section) 0; background: var(--paper); }
.solutions-list {
    border-top: 1px solid var(--border-strong);
}
.solution-row {
    display: grid;
    grid-template-columns: 90px minmax(0, 1.1fr) minmax(0, 1.6fr);
    gap: 16px 56px;
    align-items: baseline;
    padding: 44px 0;
    border-bottom: 1px solid var(--border-strong);
}
.solution-num {
    font-family: var(--font-serif);
    font-size: 1.4rem;
    font-style: italic;
    color: var(--bronze);
    line-height: 1;
}
.solution-row h3 {
    font-family: var(--font-serif);
    font-size: 1.35rem;
    font-weight: 500;
    color: var(--forest);
    letter-spacing: -0.005em;
}
.solution-row p {
    font-family: var(--font-serif);
    font-size: 1rem;
    color: var(--text-2);
    line-height: 1.68;
}

/* ---------- Portfolio (homepage preview) ---------- */
.portfolio { padding: var(--space-section) 0; background: var(--warm-white); }
.portfolio-grid {
    display: grid;
    grid-template-columns: repeat(3, 1fr);
    gap: 22px;
}
.portfolio-card {
    position: relative;
    border-radius: var(--radius-sm);
    overflow: hidden;
    aspect-ratio: 1;
    cursor: default;
    box-shadow: var(--shadow-sm);
    transition: transform var(--t-med), box-shadow var(--t-med);
    background: var(--cream);
}
.portfolio-card:hover {
    transform: translateY(-4px);
    box-shadow: var(--shadow);
}
.portfolio-card img {
    width: 100%; height: 100%;
    object-fit: cover;
    filter: saturate(0.82) contrast(1.02) brightness(0.97);
    transition: transform 600ms var(--ease), filter var(--t-med);
}
.portfolio-card:hover img {
    transform: scale(1.02);
    filter: saturate(1) contrast(1) brightness(1);
}
.portfolio-card-overlay {
    position: absolute;
    bottom: 0; left: 0; right: 0;
    background: linear-gradient(to top,
        rgba(19, 34, 25, 0.88) 0%,
        rgba(19, 34, 25, 0.46) 55%,
        transparent 100%);
    padding: 44px 22px 22px;
    display: flex;
    flex-direction: column;
    justify-content: flex-end;
}
.portfolio-card-tenant {
    font-family: var(--font-serif);
    font-size: 1.05rem;
    font-weight: 500;
    color: #fff;
    line-height: 1.3;
    letter-spacing: -0.005em;
}
.portfolio-card-location {
    font-family: var(--font-sans-ui);
    font-size: 0.72rem;
    color: rgba(255, 255, 255, 0.78);
    margin-top: 6px;
    font-weight: 500;
    letter-spacing: 0.12em;
    text-transform: uppercase;
}
.portfolio-card-sqft {
    display: inline-block;
    font-family: var(--font-sans-ui);
    font-size: 0.64rem;
    color: var(--brass);
    font-weight: 600;
    letter-spacing: 0.14em;
    margin-top: 8px;
    text-transform: uppercase;
}

.portfolio-cta {
    text-align: left;
    margin-top: 48px;
}


/* ---------- How it works ---------- */
.how-it-works {
    padding: var(--space-section) 0;
    background: var(--paper);
    color: var(--forest);
    position: relative;
    overflow: hidden;
}
.how-it-works::before { content: none; }
.how-header {
    text-align: center;
    margin-bottom: 80px;
    position: relative;
}
.how-header .section-label { color: var(--warm-gray); }
.how-header .section-heading { color: var(--forest); }
.steps-grid {
    display: grid;
    grid-template-columns: repeat(3, 1fr);
    gap: 56px;
    position: relative;
}
.step {
    text-align: center;
    padding: 0 16px;
    background: transparent;
    border: none;
    border-radius: 0;
    box-shadow: none;
    transition: none;
}
.step:hover {
    transform: none;
    box-shadow: none;
}
.step-number {
    display: inline-flex;
    align-items: center;
    justify-content: center;
    width: auto; height: auto;
    border-radius: 0;
    background: transparent;
    color: var(--forest);
    font-family: var(--font-serif);
    font-size: 2.4rem;
    font-weight: 400;
    font-style: italic;
    margin-bottom: 18px;
    border: none;
    position: relative;
    padding-bottom: 14px;
}
.step-number::after {
    content: '';
    position: absolute;
    bottom: 0; left: 50%;
    transform: translateX(-50%);
    width: 28px;
    height: 1px;
    background: var(--brass);
}
.step h3 {
    font-family: var(--font-serif);
    font-size: 1.16rem;
    font-weight: 500;
    margin-bottom: 12px;
    letter-spacing: -0.005em;
    color: var(--forest);
}
.step p {
    font-family: var(--font-serif);
    font-size: 0.96rem;
    color: var(--text-2);
    line-height: 1.66;
    max-width: 320px;
    margin: 0 auto;
}

/* ---------- Testimonials ---------- */
.testimonials {
    padding: var(--space-section) 0;
    background: var(--paper);
}
.quote-feature {
    margin: 0 0 72px;
    max-width: 880px;
}
.quote-feature blockquote {
    font-family: var(--font-serif);
    font-size: clamp(1.45rem, 2.6vw, 2rem);
    font-style: italic;
    font-weight: 400;
    color: var(--forest);
    line-height: 1.45;
    letter-spacing: -0.005em;
    margin-bottom: 24px;
    text-indent: -0.45em;
}
.quote-grid {
    display: grid;
    grid-template-columns: repeat(2, 1fr);
    gap: 48px 80px;
}
.quote { margin: 0; }
.quote blockquote {
    font-family: var(--font-serif);
    font-size: 1.05rem;
    font-style: italic;
    color: var(--forest);
    line-height: 1.7;
    margin-bottom: 18px;
    text-indent: -0.45em;
}
.quote figcaption,
.quote-feature figcaption {
    font-family: var(--font-sans-ui);
    font-size: 0.72rem;
    letter-spacing: 0.12em;
    text-transform: uppercase;
    color: var(--warm-gray);
    font-weight: 500;
}
.quote figcaption {
    border-top: 1px solid var(--border-strong);
    padding-top: 14px;
}
.quote-name { color: var(--forest); font-weight: 600; }

/* ---------- Footer CTA (dark forest block) ---------- */
.footer-cta {
    position: relative;
    padding: clamp(88px, 10vw, 128px) 0;
    background: var(--forest);
    color: var(--warm-white);
    overflow: hidden;
}
.footer-cta-media { position: absolute; inset: 0; }
.footer-cta-media img {
    width: 100%;
    height: 100%;
    object-fit: cover;
    object-position: 60% 42%;
}
.footer-cta-media::after {
    content: '';
    position: absolute;
    inset: 0;
    background: linear-gradient(to right, rgba(14, 32, 21, 0.97) 0%, rgba(14, 32, 21, 0.9) 48%, rgba(14, 32, 21, 0.78) 100%);
}
.footer-cta-inner { position: relative; z-index: 1; max-width: 720px; }
.footer-cta h2 {
    font-family: var(--font-serif);
    font-size: clamp(2rem, 3.8vw, 2.8rem);
    font-weight: 400;
    margin-bottom: 18px;
    line-height: 1.14;
    letter-spacing: -0.015em;
    color: var(--warm-white);
}
.footer-cta p {
    font-family: var(--font-serif);
    font-size: 1.05rem;
    color: rgba(247, 244, 238, 0.72);
    max-width: 580px;
    line-height: 1.66;
}
.footer-cta-buttons {
    display: flex;
    gap: 14px;
    flex-wrap: wrap;
    margin-top: 36px;
}

/* ---------- Footer ---------- */
footer {
    padding: 72px 0 36px;
    background: var(--forest);
    color: rgba(247, 244, 238, 0.58);
    font-size: 0.88rem;
    border-top: 1px solid rgba(247, 244, 238, 0.08);
}
.footer-grid {
    display: grid;
    grid-template-columns: 2fr 1fr 1fr;
    gap: 56px;
    align-items: start;
    margin-bottom: 52px;
}
.footer-left p {
    margin-top: 20px;
    line-height: 1.9;
    max-width: 320px;
    font-family: var(--font-serif);
    font-size: 0.92rem;
}
.footer-left a { color: rgba(247, 244, 238, 0.7); transition: color var(--t-fast); }
.footer-left a:hover { color: var(--warm-white); }

/* Footer logo — reversed Circle-T mark + wordmark */
.footer-logo {
    display: inline-flex;
    align-items: center;
    gap: 14px;
    margin-bottom: 14px;
}
.footer-logo-mark {
    width: 42px;
    height: 42px;
    flex-shrink: 0;
    display: block;
}
.footer-logo-text {
    display: inline-flex;
    flex-direction: column;
    align-items: flex-start;
    gap: 6px;
}
.footer-logo-wordmark {
    font-family: var(--font-serif);
    font-size: 1.1rem;
    font-weight: 500;
    letter-spacing: 0.28em;
    color: var(--warm-white);
    text-transform: uppercase;
}
.footer-logo-hairline {
    display: block;
    width: 100%;
    max-width: 180px;
    height: 1px;
    background: var(--bronze);
}
.footer-logo-tagline {
    font-family: var(--font-serif);
    font-style: italic;
    font-size: 0.82rem;
    letter-spacing: 0.06em;
    color: rgba(247, 244, 238, 0.6);
    margin-top: 2px;
}
/* Legacy fallback if footer-logo-img still used */
.footer-logo-img { height: 32px; width: auto; filter: brightness(0) invert(1); opacity: 0.9; }

.footer-col h4 {
    color: var(--warm-white);
    font-family: var(--font-sans-ui);
    font-size: 0.7rem;
    font-weight: 600;
    letter-spacing: 0.18em;
    text-transform: uppercase;
    margin-bottom: 22px;
}
.footer-links {
    list-style: none;
    display: flex;
    flex-direction: column;
    gap: 12px;
}
.footer-links a {
    color: rgba(247, 244, 238, 0.62);
    transition: color var(--t-fast);
    font-family: var(--font-serif);
    font-size: 0.96rem;
}
.footer-links a:hover { color: var(--warm-white); }

.footer-bottom {
    padding-top: 32px;
    border-top: 1px solid rgba(247, 244, 238, 0.08);
    display: flex;
    justify-content: space-between;
    align-items: center;
    gap: 16px;
    flex-wrap: wrap;
    font-family: var(--font-sans-ui);
    font-size: 0.74rem;
    letter-spacing: 0.04em;
    color: rgba(247, 244, 238, 0.42);
}
.footer-bottom a { color: rgba(247, 244, 238, 0.5); transition: color var(--t-fast); }
.footer-bottom a:hover { color: var(--warm-white); }

.footer-disclosures {
    margin-top: 28px;
    padding-top: 24px;
    border-top: 1px solid rgba(247, 244, 238, 0.06);
    font-family: var(--font-sans-ui);
    font-size: 0.68rem;
    line-height: 1.65;
    letter-spacing: 0.01em;
    color: rgba(247, 244, 238, 0.45);
    max-width: 860px;
}
.footer-disclosures p { margin: 0 0 8px; }
.footer-disclosures p:last-child { margin-bottom: 0; }

.footer-social { display: flex; gap: 10px; }
.footer-social a {
    display: inline-flex;
    align-items: center;
    justify-content: center;
    width: 36px;
    height: 36px;
    border-radius: 50%;
    border: 1px solid rgba(247, 244, 238, 0.18);
    color: rgba(247, 244, 238, 0.6);
    transition: all var(--t-fast);
}
.footer-social a:hover {
    color: var(--warm-white);
    border-color: var(--warm-white);
    transform: translateY(-2px);
}
.footer-social svg { width: 16px; height: 16px; }

/* ---------- Portfolio page ---------- */
.portfolio-hero {
    padding: 180px 0 104px;
    background: var(--paper);
    color: var(--forest);
    text-align: left;
    position: relative;
    overflow: hidden;
}
.portfolio-hero .section-label { color: var(--warm-gray); }
.portfolio-hero h1 {
    font-family: var(--font-serif);
    font-size: clamp(2.4rem, 5.2vw, 3.8rem);
    font-weight: 400;
    letter-spacing: -0.018em;
    margin-bottom: 20px;
    line-height: 1.08;
    position: relative;
    color: var(--forest);
}
.portfolio-hero p {
    font-family: var(--font-serif);
    font-size: 1.12rem;
    color: var(--text-2);
    max-width: 660px;
    line-height: 1.64;
    position: relative;
}
.portfolio-hero-stats {
    display: flex;
    justify-content: flex-start;
    gap: 72px;
    margin-top: 56px;
    position: relative;
}
.portfolio-hero-stat .num {
    font-family: var(--font-serif);
    font-size: 2.2rem;
    font-weight: 400;
    color: var(--forest);
    line-height: 1;
    letter-spacing: -0.015em;
}
.portfolio-hero-stat .lbl {
    font-family: var(--font-sans-ui);
    font-size: 0.7rem;
    font-weight: 600;
    letter-spacing: 0.16em;
    text-transform: uppercase;
    color: var(--warm-gray-2);
    margin-top: 12px;
}

/* Filter chips */
.portfolio-filters {
    background: var(--warm-white);
    padding: 56px 0 0;
    border-bottom: 1px solid var(--border);
}
.portfolio-filters-inner {
    display: flex;
    flex-wrap: wrap;
    gap: 10px;
    justify-content: flex-start;
    padding-bottom: 36px;
}
.filter-chip {
    background: transparent;
    color: var(--forest);
    border: 1px solid var(--border-strong);
    padding: 10px 20px;
    border-radius: 2px;
    font-family: var(--font-sans-ui);
    font-size: 0.72rem;
    font-weight: 600;
    letter-spacing: 0.14em;
    text-transform: uppercase;
    cursor: pointer;
    transition: all var(--t-fast);
}
.filter-chip:hover {
    border-color: var(--forest);
    color: var(--forest);
}
.filter-chip.active {
    background: var(--forest);
    color: var(--warm-white);
    border-color: var(--forest);
}
.filter-chip .count {
    display: inline-block;
    margin-left: 6px;
    font-size: 0.68rem;
    color: var(--warm-gray);
    font-weight: 500;
}
.filter-chip.active .count { color: rgba(247, 244, 238, 0.6); }

.portfolio-page {
    padding: 64px 0 var(--space-section);
    background: var(--warm-white);
}
.portfolio-page .portfolio-grid {
    grid-template-columns: repeat(4, 1fr);
}
.portfolio-card.is-hidden { display: none; }
.portfolio-card.is-highlighted {
    animation: portfolio-card-highlight 2.4s var(--ease);
    z-index: 2;
}
@keyframes portfolio-card-highlight {
    0%   { box-shadow: 0 0 0 0 rgba(138, 109, 50, 0.0), var(--shadow-sm); transform: translateY(0); }
    15%  { box-shadow: 0 0 0 5px rgba(138, 109, 50, 0.55), 0 24px 60px -14px rgba(22, 48, 31, 0.35); transform: translateY(-6px); }
    60%  { box-shadow: 0 0 0 3px rgba(138, 109, 50, 0.35), 0 18px 50px -16px rgba(22, 48, 31, 0.22); transform: translateY(-4px); }
    100% { box-shadow: 0 0 0 0 rgba(138, 109, 50, 0.0), var(--shadow-sm); transform: translateY(0); }
}
.portfolio-empty {
    text-align: center;
    padding: 80px 24px;
    color: var(--warm-gray);
    font-size: 0.96rem;
    display: none;
    font-family: var(--font-serif);
    font-style: italic;
}
.portfolio-empty.is-visible { display: block; }

/* ---------- Reduced motion ---------- */
@media (prefers-reduced-motion: reduce) {
    *, *::before, *::after {
        animation-duration: 0.001ms !important;
        animation-iteration-count: 1 !important;
        transition-duration: 0.001ms !important;
        scroll-behavior: auto !important;
    }
}

/* ---------- Responsive ---------- */
@media (max-width: 1024px) {
    .portfolio-page .portfolio-grid { grid-template-columns: repeat(3, 1fr); }
    .footer-grid { grid-template-columns: 1fr 1fr; gap: 40px; }
}
@media (max-width: 968px) {
    .nav-links { display: none; }
    .mobile-toggle { display: block; }
    .nav-links.active {
        display: flex;
        flex-direction: column;
        position: absolute;
        top: 84px;
        left: 0; right: 0;
        background: var(--warm-white);
        padding: 28px;
        gap: 20px;
        border-bottom: 1px solid var(--border);
        box-shadow: var(--shadow);
    }
    .hero { padding: 128px 0 80px; min-height: clamp(500px, 84svh, 720px); }
    .section-head { margin-bottom: 44px; }
    .stats-grid { grid-template-columns: 1fr; gap: 40px; }
    .steps-grid { grid-template-columns: 1fr; gap: 56px; }
    .solution-row { grid-template-columns: 56px minmax(0, 1fr); gap: 10px 24px; }
    .solution-row p { grid-column: 2; }
    .broker-inner { grid-template-columns: 1fr; }
    .quote-grid { grid-template-columns: 1fr; gap: 40px; }
    .portfolio-grid { grid-template-columns: repeat(2, 1fr); }
    .portfolio-page .portfolio-grid { grid-template-columns: repeat(2, 1fr); }
    .footer-grid { grid-template-columns: 1fr; text-align: center; gap: 40px; }
    .footer-left p { margin-left: auto; margin-right: auto; }
    .footer-links { align-items: center; }
    .footer-bottom { flex-direction: column; gap: 16px; text-align: center; }
    .footer-logo { align-items: center; }
    .portfolio-hero-stats { gap: 48px; }
}
@media (max-width: 600px) {
    .hero h1 { letter-spacing: -0.012em; }
    .hero-buttons { flex-direction: column; align-items: stretch; }
    .btn { justify-content: center; }
    .portfolio-grid { grid-template-columns: 1fr; max-width: 420px; margin: 0 auto; }
    .portfolio-page .portfolio-grid { grid-template-columns: 1fr; max-width: 420px; margin: 0 auto; }
    .footer-cta-buttons { flex-direction: column; align-items: stretch; }
    .tenant-row > a, .tenant-row > span { font-size: 0.98rem; }
    .portfolio-hero-stats { gap: 32px; flex-wrap: wrap; }
    .portfolio-hero-stat .num { font-size: 1.8rem; }
}