:root {
  --bg: #0b1014;
  --bg-soft: #11181e;
  --panel: #10171d;
  --panel-2: #182229;
  --text: #f2f1ec;
  --muted: #bdc5c8;
  --line: rgba(255,255,255,0.10);
  --gold: #c2a064;
  --gold-bright: #dec48a;
  --gold-soft: rgba(194,160,100,0.14);
  --green: #214434;
  --max: 1180px;
  --radius: 22px;
  --shadow: 0 24px 80px rgba(0,0,0,0.36);
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body {
  margin: 0;
  font-family: 'Inter', Arial, sans-serif;
  background: linear-gradient(180deg, #080d11 0%, #10171c 54%, #0b1014 100%);
  color: var(--text);
}

body::before {
  content: "";
  position: fixed;
  inset: 0;
  pointer-events: none;
  background:
    radial-gradient(circle at 15% 0%, rgba(194,160,100,0.10), transparent 28%),
    radial-gradient(circle at 85% 20%, rgba(52,96,75,0.14), transparent 32%);
  z-index: -2;
}

a { color: inherit; text-decoration: none; }
.container { width: min(var(--max), calc(100% - 40px)); margin: 0 auto; }
.site-header {
  position: sticky; top: 0; z-index: 20;
  backdrop-filter: blur(18px);
  background: rgba(8,13,17,0.82);
  border-bottom: 1px solid var(--line);
}
.nav-wrap {
  display: flex; align-items: center; justify-content: space-between;
  min-height: 84px; gap: 20px;
}
.brand { display: flex; align-items: center; gap: 14px; }
.brand-logo { width: 48px; height: 48px; border-radius: 14px; box-shadow: 0 12px 34px rgba(0,0,0,.28); }
.brand-name {
  font-family: 'Cormorant Garamond', serif;
  font-size: 1.8rem; font-weight: 700; letter-spacing: 0.02em;
}
.brand-sub { color: var(--muted); font-size: 0.78rem; text-transform: uppercase; letter-spacing: 0.17em; }
.nav { display: flex; align-items: center; gap: 20px; flex-wrap: wrap; }
.nav a { color: var(--muted); font-size: .94rem; }
.nav a:hover { color: var(--text); }

.image-hero {
  position: relative;
  overflow: hidden;
  padding: 112px 0 84px;
  background:
    linear-gradient(90deg, rgba(6,10,13,0.96) 0%, rgba(8,13,17,0.84) 44%, rgba(8,13,17,0.42) 100%),
    url('https://images.unsplash.com/photo-1486406146926-c627a92ad1ab?auto=format&fit=crop&w=1800&q=80') center/cover no-repeat;
}
.hero-overlay {
  position: absolute;
  inset: 0;
  background:
    linear-gradient(180deg, rgba(0,0,0,.25), rgba(0,0,0,.55)),
    radial-gradient(circle at 80% 15%, rgba(194,160,100,.16), transparent 28%);
  z-index: 0;
}
.hero-grid, .split {
  display: grid; grid-template-columns: 1.12fr 0.88fr; gap: 36px; align-items: center;
  position: relative; z-index: 1;
}
.eyebrow {
  color: var(--gold-bright);
  text-transform: uppercase;
  letter-spacing: 0.19em;
  font-size: 0.76rem;
  margin-bottom: 14px;
  font-weight: 800;
}
.hero h1, .section h2 {
  font-family: 'Cormorant Garamond', serif;
  font-size: clamp(2.7rem, 5.2vw, 5rem);
  line-height: 0.96;
  margin: 0 0 18px;
  letter-spacing: -0.03em;
}
.section h2 { font-size: clamp(2rem, 4vw, 3.3rem); }
.hero-copy, .section p, .card p, li, input, textarea, select {
  color: var(--muted);
  line-height: 1.75;
  font-size: 1rem;
}
.hero-copy { max-width: 720px; font-size: 1.05rem; }
.hero-actions { display: flex; gap: 14px; flex-wrap: wrap; margin: 30px 0 28px; }
.btn {
  display: inline-flex; align-items: center; justify-content: center;
  padding: 14px 20px; border-radius: 999px; font-weight: 700;
  border: 1px solid var(--line); transition: 0.25s ease;
}
.btn:hover { transform: translateY(-1px); border-color: rgba(194,160,100,.45); }
.btn-gold {
  background: linear-gradient(180deg, #dfc486 0%, #bb9557 100%);
  color: #111;
  border: none;
  box-shadow: 0 14px 35px rgba(194,160,100,.16);
}
.btn-outline {
  background: rgba(255,255,255,0.04);
  color: var(--text);
}
.hero-points {
  display: flex; gap: 12px; flex-wrap: wrap; padding: 0; margin: 0; list-style: none;
}
.hero-points li {
  padding: 10px 14px; border: 1px solid var(--line); border-radius: 999px; background: rgba(255,255,255,0.05);
}
.hero-card, .card, .panel, .quote-box, .deal-form, .map-card, .calendar-embed {
  background: linear-gradient(180deg, rgba(255,255,255,0.055), rgba(255,255,255,0.018));
  border: 1px solid var(--line);
  border-radius: var(--radius);
  box-shadow: var(--shadow);
}
.premium-card { padding: 28px; backdrop-filter: blur(16px); background: rgba(12,18,23,.72); }
.hero-stat + .hero-stat { border-top: 1px solid var(--line); margin-top: 18px; padding-top: 18px; }
.hero-stat span { display: block; color: var(--gold-bright); font-size: 0.78rem; text-transform: uppercase; letter-spacing: 0.17em; margin-bottom: 8px; font-weight: 800; }
.hero-stat strong { font-size: 1.06rem; line-height: 1.5; }

.section { padding: 84px 0; }
.band { background: linear-gradient(180deg, rgba(255,255,255,0.026), rgba(255,255,255,0.008)); border-top: 1px solid var(--line); border-bottom: 1px solid var(--line); }
.trust-strip { padding: 26px 0; border-bottom: 1px solid var(--line); background: rgba(255,255,255,.018); }
.trust-grid { display: grid; grid-template-columns: repeat(4, 1fr); gap: 16px; }
.trust-grid div { padding: 18px; border: 1px solid var(--line); border-radius: 18px; background: rgba(255,255,255,.02); }
.trust-grid strong { display:block; font-family:'Cormorant Garamond', serif; font-size:1.35rem; margin-bottom:6px; }
.trust-grid span { color: var(--muted); font-size:.9rem; line-height:1.5; }
.cards { display: grid; gap: 22px; margin-top: 28px; }
.cards.three { grid-template-columns: repeat(3, 1fr); }
.cards.four { grid-template-columns: repeat(4, 1fr); }
.card { padding: 26px; position: relative; overflow: hidden; }
.image-card { min-height: 260px; display: flex; flex-direction: column; justify-content: flex-end; }
.image-card::before { content:""; position:absolute; inset:0; z-index:0; background-size:cover; background-position:center; opacity:.38; transition:.3s ease; }
.image-card:hover::before { opacity:.48; transform: scale(1.03); }
.card-screen { position:absolute; inset:0; z-index:1; background: linear-gradient(180deg, rgba(4,8,11,.16), rgba(4,8,11,.82)); }
.image-card h3, .image-card p { position:relative; z-index:2; }
.asset-card::before { background-image: url('https://images.unsplash.com/photo-1560518883-ce09059eeffa?auto=format&fit=crop&w=1000&q=80'); }
.execution-card::before { background-image: url('https://images.unsplash.com/photo-1497366754035-f200968a6e72?auto=format&fit=crop&w=1000&q=80'); }
.market-card::before { background-image: url('https://images.unsplash.com/photo-1494526585095-c41746248156?auto=format&fit=crop&w=1000&q=80'); }
.card h3, .panel h2 { margin-top: 0; }
.card h3 { font-size: 1.2rem; margin-bottom: 10px; }
.checklist { display: grid; gap: 12px; margin-top: 24px; }
.checklist div {
  padding: 14px 16px; border-radius: 16px; background: rgba(255,255,255,0.026); border: 1px solid var(--line);
}
.image-panel {
  padding: 30px;
  background:
    linear-gradient(180deg, rgba(12,18,23,.78), rgba(12,18,23,.88)),
    url('https://images.unsplash.com/photo-1560520653-9e0e4c89eb11?auto=format&fit=crop&w=900&q=80') center/cover no-repeat;
}
.quote { font-family: 'Cormorant Garamond', serif; font-size: 2rem; line-height: 1.1; margin: 0 0 16px; color: var(--text); }
.quote-attrib { color: var(--gold-bright); }
.stat-number { display: inline-flex; margin-bottom: 14px; color: var(--gold-bright); font-weight: 800; letter-spacing: 0.14em; }
.reverse { grid-template-columns: 1fr 1fr; }
.panel { padding: 30px; }
.panel.luxe { background: linear-gradient(180deg, rgba(194,160,100,0.11), rgba(255,255,255,0.02)); }
.panel.muted { background: linear-gradient(180deg, rgba(255,255,255,0.04), rgba(255,255,255,0.015)); }
.premium-photo-panel {
  background:
    linear-gradient(180deg, rgba(14,21,27,.78), rgba(14,21,27,.90)),
    url('https://images.unsplash.com/photo-1582407947304-fd86f028f716?auto=format&fit=crop&w=1000&q=80') center/cover no-repeat;
}
.criteria-list { padding-left: 20px; margin: 0; }
.criteria-list li { margin-bottom: 12px; }
.form-layout { align-items: start; }
.deal-form { padding: 28px; display: grid; gap: 16px; }
.field-row { display: grid; grid-template-columns: 1fr 1fr; gap: 16px; }
label { display: grid; gap: 8px; font-weight: 700; }
label span { color: var(--text); font-size: 0.95rem; }
input, textarea, select {
  width: 100%; padding: 14px 16px; border-radius: 14px;
  border: 1px solid rgba(255,255,255,0.12);
  background: rgba(7,10,13,0.76); color: var(--text);
  outline: none;
}
input:focus, textarea:focus, select:focus { border-color: rgba(194,160,100,0.66); box-shadow: 0 0 0 4px var(--gold-soft); }
.contact-mini { margin-top: 24px; display: grid; gap: 10px; }

.markets-layout { align-items: center; }
.market-tags { display: flex; flex-wrap: wrap; gap: 10px; margin-top: 26px; }
.market-tags span { padding: 10px 14px; border: 1px solid var(--line); border-radius: 999px; color: var(--text); background: rgba(255,255,255,.035); }
.map-card { padding: 18px; background: radial-gradient(circle at 70% 20%, rgba(194,160,100,.13), transparent 33%), rgba(255,255,255,.026); }
.map-card svg { width: 100%; display: block; }
.map-shape { fill: rgba(194,160,100,.08); stroke: rgba(194,160,100,.34); stroke-width: 2; }
.map-line { fill: none; stroke: rgba(255,255,255,.14); stroke-width: 2; stroke-dasharray: 5 7; }
.map-dot circle { fill: var(--gold-bright); }
.map-dot text { fill: var(--text); font-weight: 800; font-size: 18px; letter-spacing:.04em; }
.muted-dot circle { fill: rgba(255,255,255,.45); }
.map-caption { color: var(--muted); text-align: center; padding: 0 0 12px; }

.schedule-section { display: grid; grid-template-columns: .78fr 1.22fr; gap: 34px; align-items: start; }
.schedule-intro p { max-width: 500px; }
.calendar-embed { padding: 12px; min-height: 680px; overflow: hidden; }
.calendar-embed iframe { width: 100%; min-height: 640px; border: 0; border-radius: 16px; background: #fff; }
.calendar-fallback { display: none; margin: 16px; }

.site-footer { border-top: 1px solid var(--line); padding: 34px 0 48px; background: #080d11; }
.footer-grid { display: grid; grid-template-columns: 1.4fr 1fr 1fr; gap: 24px; align-items: start; }
.footer-brand-wrap { display: flex; align-items: flex-start; gap: 14px; }
.footer-logo { width: 54px; height: 54px; border-radius: 14px; flex: 0 0 auto; }
.footer-heading { color: var(--gold-bright); text-transform: uppercase; letter-spacing: 0.15em; font-size: 0.76rem; margin-bottom: 10px; font-weight: 800; }
.footer-copy, .site-footer p { color: var(--muted); }

@media (max-width: 980px) {
  .hero-grid, .split, .reverse, .footer-grid, .cards.four, .cards.three, .field-row, .trust-grid, .schedule-section {
    grid-template-columns: 1fr;
  }
  .nav { display: none; }
  .image-hero { padding-top: 76px; }
  .calendar-embed { min-height: 560px; }
  .calendar-embed iframe { min-height: 520px; }
}

@media (max-width: 640px) {
  .container { width: min(var(--max), calc(100% - 28px)); }
  .hero-actions { flex-direction: column; }
  .btn { width: 100%; }
  .brand-name { font-size: 1.45rem; }
  .brand-sub { font-size: .68rem; }
  .calendar-embed iframe { min-height: 560px; }
}

.schedule-cta-card {
  min-height: 260px;
  display: flex;
  flex-direction: column;
  justify-content: center;
  align-items: flex-start;
  gap: 22px;
}
.schedule-note {
  margin: 0;
  color: var(--muted);
  max-width: 560px;
  line-height: 1.7;
}


.contact-schedule-btn {
  margin-top: 18px;
  display: inline-flex;
  width: fit-content;
}









@media (max-width: 640px) {
  .visual-divider,
  


/* --- Final institutional polish: clean image dividers --- */
.visual-divider {
  position: relative;
  min-height: 390px;
  background-size: cover;
  background-position: center;
  overflow: hidden;
  border-top: 1px solid rgba(214, 178, 105, 0.22);
  border-bottom: 1px solid rgba(214, 178, 105, 0.22);
  box-shadow:
    inset 0 26px 70px rgba(0,0,0,0.58),
    inset 0 -30px 80px rgba(0,0,0,0.68);
}
.visual-divider::before {
  content: "";
  position: absolute;
  inset: 0;
  background:
    linear-gradient(90deg, rgba(5, 9, 11, 0.78), rgba(5, 9, 11, 0.28) 46%, rgba(5, 9, 11, 0.74)),
    linear-gradient(180deg, rgba(5, 9, 11, 0.28), rgba(5, 9, 11, 0.66));
  pointer-events: none;
}
.visual-divider::after {
  content: "";
  position: absolute;
  inset: 0;
  background: radial-gradient(circle at 75% 25%, rgba(214, 178, 105, 0.10), transparent 34%);
  pointer-events: none;
}
.visual-divider-strategy {
  background-image: url("assets/divider-multifamily.png");
  background-position: center 48%;
}
.visual-divider-brokers {
  background-image: url("assets/divider-boston-skyline.png");
  background-position: center 50%;
}
@media (max-width: 800px) {
  .visual-divider {
    min-height: 270px;
  }
}
/* --- End final polish --- */