:root {
  --ink: #0b2633;
  --ink-soft: #173b49;
  --paper: #f7f5f0;
  --paper-strong: #ffffff;
  --mist: #e5eff0;
  --mist-strong: #d4e5e7;
  --teal: #0b7a83;
  --teal-dark: #075d64;
  --teal-light: #bfe3e5;
  --copper: #9d5634;
  --copper-dark: #7b3f24;
  --text: #20343d;
  --muted: #52636b;
  --line: #c7d4d7;
  --line-dark: #36515c;
  --focus: #f8c65a;
  --danger: #9b2c2c;
  --success: #176b4b;
  --shadow-sm: 0 8px 24px rgb(11 38 51 / 8%);
  --shadow-md: 0 24px 60px rgb(11 38 51 / 14%);
  --radius-sm: 0.35rem;
  --radius-md: 0.75rem;
  --radius-lg: 1.35rem;
  --content: 74rem;
  --reading: 47rem;
  --font-ui: Inter, ui-sans-serif, -apple-system, BlinkMacSystemFont, "Segoe UI", sans-serif;
  --font-display: "Iowan Old Style", "Palatino Linotype", "Book Antiqua", Georgia, serif;
  --step--1: clamp(0.875rem, 0.85rem + 0.12vw, 0.95rem);
  --step-0: clamp(1rem, 0.96rem + 0.2vw, 1.12rem);
  --step-1: clamp(1.18rem, 1.08rem + 0.5vw, 1.48rem);
  --step-2: clamp(1.55rem, 1.35rem + 1vw, 2.2rem);
  --step-3: clamp(2rem, 1.65rem + 1.8vw, 3.15rem);
  --step-4: clamp(2.75rem, 2.1rem + 3.25vw, 5rem);
}

*,
*::before,
*::after {
  box-sizing: border-box;
}

html {
  color-scheme: light;
  scroll-padding-top: 6rem;
}

body {
  margin: 0;
  min-width: 20rem;
  background: var(--paper);
  color: var(--text);
  font-family: var(--font-ui);
  font-size: var(--step-0);
  line-height: 1.65;
  text-rendering: optimizeLegibility;
  -webkit-font-smoothing: antialiased;
}

img,
picture,
svg {
  display: block;
  max-width: 100%;
}

button,
input,
select,
textarea {
  font: inherit;
}

button,
a {
  -webkit-tap-highlight-color: transparent;
}

a {
  color: var(--teal-dark);
  text-decoration-thickness: 0.09em;
  text-underline-offset: 0.18em;
}

a:hover {
  color: var(--copper-dark);
}

button,
.button {
  min-height: 2.75rem;
}

button:focus-visible,
a:focus-visible,
input:focus-visible,
select:focus-visible,
textarea:focus-visible,
[tabindex]:focus-visible {
  outline: 0.2rem solid var(--focus);
  outline-offset: 0.18rem;
}

h1,
h2,
h3,
p,
ul,
ol,
dl,
figure {
  margin-top: 0;
}

h1,
h2,
h3 {
  color: var(--ink);
  font-family: var(--font-display);
  font-weight: 600;
  letter-spacing: -0.035em;
  line-height: 1.03;
  text-wrap: balance;
}

h1 {
  margin-bottom: 1.6rem;
  font-size: var(--step-4);
  max-width: 13ch;
}

h2 {
  margin-bottom: 1.1rem;
  font-size: var(--step-3);
}

h3 {
  margin-bottom: 0.65rem;
  font-size: var(--step-1);
  letter-spacing: -0.02em;
}

p,
li {
  max-width: 72ch;
}

p:last-child,
li:last-child {
  margin-bottom: 0;
}

address {
  font-style: normal;
}

.visually-hidden {
  position: absolute !important;
  width: 1px !important;
  height: 1px !important;
  padding: 0 !important;
  margin: -1px !important;
  overflow: hidden !important;
  clip: rect(0, 0, 0, 0) !important;
  white-space: nowrap !important;
  border: 0 !important;
}

.skip-link {
  position: fixed;
  z-index: 1000;
  top: 0.75rem;
  left: 0.75rem;
  transform: translateY(-180%);
  padding: 0.75rem 1rem;
  border-radius: var(--radius-sm);
  background: var(--focus);
  color: var(--ink);
  font-weight: 800;
  text-decoration: none;
}

.skip-link:focus {
  transform: translateY(0);
}

.site-header {
  position: sticky;
  z-index: 100;
  top: 0;
  background: rgb(11 38 51 / 97%);
  box-shadow: 0 1px 0 rgb(255 255 255 / 10%);
  backdrop-filter: blur(14px);
}

.header-inner {
  width: min(calc(100% - 2rem), var(--content));
  min-height: 5.25rem;
  margin-inline: auto;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 2rem;
}

.brand {
  display: inline-flex;
  align-items: center;
  flex: 0 0 auto;
}

.brand img {
  width: auto;
  height: 3.55rem;
  object-fit: contain;
}

.nav {
  display: flex;
  align-items: center;
  justify-content: flex-end;
  gap: 0.25rem;
}

.nav > a {
  min-height: 2.75rem;
  display: inline-flex;
  align-items: center;
  padding: 0.55rem 0.78rem;
  border-radius: var(--radius-sm);
  color: #edf7f7;
  font-size: 0.96rem;
  font-weight: 650;
  line-height: 1.2;
  text-decoration: none;
}

.nav > a:hover,
.nav > a[aria-current="page"] {
  background: rgb(255 255 255 / 10%);
  color: #ffffff;
}

.nav .nav-cta {
  margin-left: 0.55rem;
  padding-inline: 1.05rem;
  background: var(--teal-light);
  color: var(--ink);
  font-weight: 800;
}

.nav .nav-cta:hover {
  background: #dcf2f2;
  color: var(--ink);
}

.menu-button {
  display: none;
  width: 3rem;
  height: 3rem;
  border: 1px solid rgb(255 255 255 / 30%);
  border-radius: var(--radius-sm);
  background: transparent;
  color: #fff;
  cursor: pointer;
}

.menu-button > span:not(.visually-hidden) {
  width: 1.25rem;
  height: 2px;
  margin: 0.22rem auto;
  display: block;
  background: currentColor;
  transition: transform 180ms ease, opacity 180ms ease;
}

.menu-button[aria-expanded="true"] > span:nth-child(1) {
  transform: translateY(0.44rem) rotate(45deg);
}

.menu-button[aria-expanded="true"] > span:nth-child(2) {
  opacity: 0;
}

.menu-button[aria-expanded="true"] > span:nth-child(3) {
  transform: translateY(-0.44rem) rotate(-45deg);
}

main {
  overflow: clip;
}

.section,
.page-hero,
.hero,
.trust-rail,
.process-band,
.portal-band,
.recruiting-strip {
  width: min(calc(100% - 2rem), var(--content));
  margin-inline: auto;
}

.section {
  padding-block: clamp(4.5rem, 8vw, 8rem);
}

.home-hero {
  min-height: min(47rem, calc(100svh - 7rem));
  display: grid;
  grid-template-columns: minmax(0, 0.92fr) minmax(26rem, 1.08fr);
  align-items: center;
  gap: clamp(2rem, 5vw, 5rem);
  padding-block: clamp(3rem, 6vw, 5.75rem);
}

.hero-copy {
  padding-block: 1rem;
}

.hero-copy .lede,
.page-hero .lede {
  max-width: 39rem;
  margin-bottom: 1.8rem;
  color: var(--muted);
  font-size: var(--step-1);
  line-height: 1.55;
}

.hero-media {
  position: relative;
  min-height: 34rem;
  margin: 0;
  overflow: hidden;
  border-radius: 0 0 0 7rem;
  background: var(--mist);
  box-shadow: var(--shadow-md);
}

.hero-media::after {
  content: "";
  position: absolute;
  inset: 0;
  background: linear-gradient(180deg, transparent 65%, rgb(11 38 51 / 62%));
  pointer-events: none;
}

.hero-media img {
  width: 100%;
  height: 100%;
  min-height: 34rem;
  object-fit: cover;
  object-position: 60% center;
}

.hero-media figcaption {
  position: absolute;
  z-index: 1;
  right: 1.35rem;
  bottom: 1.2rem;
  max-width: 16rem;
  color: #fff;
  font-size: var(--step--1);
  font-weight: 750;
  text-align: right;
}

.button-row {
  display: flex;
  flex-wrap: wrap;
  align-items: center;
  gap: 0.75rem;
}

.button,
button:not(.menu-button):not(.footer-link-button):not(.button-reset) {
  border: 1px solid var(--teal);
  border-radius: var(--radius-sm);
  background: var(--teal);
  color: #fff;
  cursor: pointer;
  display: inline-flex;
  align-items: center;
  justify-content: center;
  gap: 0.45rem;
  padding: 0.82rem 1.18rem;
  font-weight: 800;
  line-height: 1.2;
  text-align: center;
  text-decoration: none;
  transition: background-color 160ms ease, border-color 160ms ease, transform 160ms ease, box-shadow 160ms ease;
}

.button:hover,
button:not(.menu-button):not(.footer-link-button):not(.button-reset):hover {
  border-color: var(--teal-dark);
  background: var(--teal-dark);
  color: #fff;
  box-shadow: 0 8px 20px rgb(7 93 100 / 18%);
  transform: translateY(-1px);
}

.button-secondary {
  border-color: var(--line-dark);
  background: transparent;
  color: var(--ink);
}

.button-secondary:hover {
  border-color: var(--ink);
  background: var(--ink);
  color: #fff;
}

.button-light {
  border-color: #fff;
  background: #fff;
  color: var(--ink);
}

.button-light:hover {
  border-color: var(--teal-light);
  background: var(--teal-light);
  color: var(--ink);
}

.button-ghost-light {
  border-color: rgb(255 255 255 / 62%);
  background: transparent;
  color: #fff;
}

.button-ghost-light:hover {
  border-color: #fff;
  background: rgb(255 255 255 / 10%);
  color: #fff;
}

.small-note,
.form-consent,
.effective-date {
  color: var(--muted);
  font-size: var(--step--1);
  line-height: 1.55;
}

.hero-note {
  margin-top: 1.35rem;
}

.trust-rail {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  border-block: 1px solid var(--line);
}

.trust-rail p {
  margin: 0;
  padding: 1.55rem clamp(1rem, 3vw, 2.3rem);
  display: grid;
  gap: 0.2rem;
}

.trust-rail p + p {
  border-left: 1px solid var(--line);
}

.trust-rail strong {
  color: var(--ink);
  font-size: 0.98rem;
}

.trust-rail span {
  color: var(--muted);
  font-size: var(--step--1);
}

.section-intro {
  margin-bottom: clamp(2.25rem, 5vw, 4.25rem);
}

.section-intro h2 {
  max-width: 15ch;
}

.section-intro > p {
  color: var(--muted);
  font-size: var(--step-1);
}

.split-intro {
  display: grid;
  grid-template-columns: minmax(0, 0.8fr) minmax(20rem, 1fr);
  gap: clamp(2rem, 8vw, 7rem);
  align-items: end;
}

.split-intro > p {
  margin-bottom: 0.3rem;
}

.service-list {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: clamp(1.5rem, 4vw, 3.5rem);
}

.service-list article {
  min-height: 21rem;
  padding-top: 1.4rem;
  display: flex;
  flex-direction: column;
  border-top: 2px solid var(--ink);
}

.service-list article:nth-child(2) {
  border-top-color: var(--teal);
}

.service-list article:nth-child(3) {
  border-top-color: var(--copper);
}

.service-list h3 {
  margin-top: auto;
  font-size: var(--step-2);
}

.service-list p:not(.service-index) {
  color: var(--muted);
}

.service-index {
  color: var(--teal-dark);
  font-size: var(--step--1);
  font-weight: 850;
  letter-spacing: 0.08em;
}

.text-link {
  width: fit-content;
  display: inline-flex;
  align-items: center;
  gap: 0.45rem;
  color: var(--ink);
  font-weight: 800;
  text-decoration: none;
}

.text-link:hover {
  color: var(--teal-dark);
}

.text-link span {
  transition: transform 160ms ease;
}

.text-link:hover span {
  transform: translateX(0.2rem);
}

.process-band {
  position: relative;
  overflow: hidden;
  padding: clamp(3.75rem, 7vw, 6.5rem);
  border-radius: var(--radius-lg);
  background: var(--ink);
  color: #dce8ea;
}

.process-band::after {
  content: "";
  position: absolute;
  width: 22rem;
  height: 22rem;
  right: -9rem;
  bottom: -12rem;
  border: 1px solid rgb(191 227 229 / 22%);
  border-radius: 50%;
  box-shadow: 0 0 0 4rem rgb(191 227 229 / 5%), 0 0 0 8rem rgb(191 227 229 / 3%);
}

.process-band h2,
.process-band h3 {
  color: #fff;
}

.process-intro {
  max-width: 45rem;
}

.process-intro p {
  color: #bfd0d4;
}

.process-steps {
  position: relative;
  z-index: 1;
  margin: 0;
  padding: 0;
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: clamp(1.5rem, 4vw, 3.5rem);
  list-style: none;
}

.process-steps li {
  padding-top: 1.25rem;
  border-top: 1px solid var(--line-dark);
}

.process-steps li > span {
  display: block;
  margin-bottom: 2.5rem;
  color: var(--teal-light);
  font-size: var(--step--1);
  font-weight: 850;
  letter-spacing: 0.08em;
}

.process-steps p {
  color: #bdd0d4;
}

.team-preview {
  padding-bottom: clamp(4rem, 7vw, 6rem);
}

.team-grid {
  display: grid;
  grid-template-columns: repeat(2, 1fr);
  gap: 1.25rem;
}

.person-card {
  min-height: 22rem;
  display: grid;
  grid-template-columns: 9rem 1fr;
  gap: clamp(1.25rem, 3vw, 2.25rem);
  align-items: start;
  padding: clamp(1.5rem, 4vw, 3rem);
  border: 1px solid var(--line);
  border-radius: var(--radius-md);
  background: #fff;
  box-shadow: var(--shadow-sm);
}

.person-monogram,
.profile-monogram {
  aspect-ratio: 1;
  display: grid;
  place-items: center;
  border-radius: 50%;
  background: var(--ink);
  color: var(--teal-light);
  font-family: var(--font-display);
  font-size: var(--step-2);
  font-weight: 700;
}

.person-card h3 {
  margin-top: 0.35rem;
  font-size: var(--step-2);
}

.role {
  color: var(--teal-dark);
  font-size: var(--step--1);
  font-weight: 800;
  letter-spacing: 0.02em;
}

.person-card p:not(.role) {
  color: var(--muted);
}

.portal-band {
  min-height: 34rem;
  display: grid;
  grid-template-columns: 1.05fr 0.95fr;
  overflow: hidden;
  border-radius: var(--radius-lg);
  background: var(--ink);
  color: #dce8ea;
}

.portal-image {
  min-height: 34rem;
  background-image: linear-gradient(90deg, transparent 68%, var(--ink)), url("./tenant-portal-interior.png");
  background-position: center;
  background-size: cover;
}

.portal-copy {
  display: flex;
  flex-direction: column;
  justify-content: center;
  padding: clamp(2rem, 6vw, 5.25rem);
}

.portal-copy h2 {
  color: #fff;
}

.portal-copy > p:not(.small-note) {
  color: #c1d1d5;
  font-size: var(--step-1);
}

.portal-copy .small-note {
  margin-top: 1.5rem;
  color: #aebfc3;
}

.recruiting-strip {
  margin-block: clamp(4rem, 8vw, 7rem);
  padding: clamp(2rem, 5vw, 3.25rem) 0;
  display: flex;
  align-items: end;
  justify-content: space-between;
  gap: 2rem;
  border-block: 1px solid var(--line);
}

.recruiting-strip h2 {
  margin-bottom: 0.55rem;
  font-size: var(--step-2);
}

.recruiting-strip p {
  margin-bottom: 0;
  color: var(--muted);
}

.contact-section {
  display: grid;
  grid-template-columns: minmax(0, 0.75fr) minmax(31rem, 1.25fr);
  gap: clamp(2.5rem, 8vw, 7rem);
  align-items: start;
  padding-top: clamp(4rem, 7vw, 6rem);
}

.contact-copy {
  position: sticky;
  top: 8rem;
}

.contact-copy p {
  color: var(--muted);
}

.contact-details {
  display: grid;
  gap: 0.9rem;
  margin-top: 2.5rem;
}

.contact-details p {
  margin: 0;
  display: grid;
  gap: 0.1rem;
}

.contact-details strong {
  color: var(--ink);
  font-size: var(--step--1);
  text-transform: uppercase;
  letter-spacing: 0.08em;
}

.lead-form {
  padding: clamp(1.45rem, 3vw, 2.4rem);
  display: grid;
  gap: 1.05rem;
  border: 1px solid var(--line);
  border-radius: var(--radius-md);
  background: #fff;
  box-shadow: var(--shadow-sm);
}

.form-heading {
  padding-bottom: 0.5rem;
}

.form-heading h2 {
  margin-bottom: 0.45rem;
  font-size: var(--step-2);
}

.form-heading p {
  margin-bottom: 0;
  color: var(--muted);
}

.form-grid {
  display: grid;
  gap: 1.05rem;
}

.form-grid.two-column {
  grid-template-columns: repeat(2, minmax(0, 1fr));
}

.full-span {
  grid-column: 1 / -1;
}

.lead-form label,
.market-filter label {
  display: grid;
  gap: 0.42rem;
  color: var(--ink);
  font-size: 0.94rem;
  font-weight: 750;
}

.lead-form input,
.lead-form select,
.lead-form textarea,
.market-filter input,
.market-filter select {
  width: 100%;
  min-height: 3rem;
  border: 1px solid #9fb0b6;
  border-radius: 0.28rem;
  background: #fff;
  color: var(--text);
  padding: 0.72rem 0.82rem;
  font-size: 1rem;
  font-weight: 450;
  line-height: 1.4;
}

.lead-form textarea {
  min-height: 8rem;
  resize: vertical;
}

.lead-form input:hover,
.lead-form select:hover,
.lead-form textarea:hover,
.market-filter input:hover,
.market-filter select:hover {
  border-color: var(--ink-soft);
}

.lead-form input:user-invalid,
.lead-form textarea:user-invalid {
  border-color: var(--danger);
}

.lead-form button[type="submit"] {
  width: 100%;
  margin-top: 0.25rem;
}

.form-consent {
  margin: 0;
}

.form-helper {
  margin: 0;
  color: var(--muted);
  font-size: var(--step--1);
  line-height: 1.5;
}

.form-status {
  margin: 0;
  padding: 0.75rem 0.9rem;
  border-radius: var(--radius-sm);
  background: var(--mist);
  color: var(--ink);
  font-size: var(--step--1);
  font-weight: 700;
}

.form-status[data-state="success"] {
  background: #e2f3eb;
  color: var(--success);
}

.form-status[data-state="error"] {
  background: #fae9e9;
  color: var(--danger);
}

.site-footer {
  margin-top: clamp(3rem, 7vw, 6rem);
  padding: clamp(4rem, 7vw, 6rem) max(1rem, calc((100% - var(--content)) / 2));
  background: var(--ink);
  color: #cbd9dc;
}

.footer-main {
  display: grid;
  grid-template-columns: 1.25fr 0.85fr 0.75fr 1.05fr;
  gap: clamp(2rem, 5vw, 4.5rem);
}

.footer-brand img {
  width: auto;
  height: 4.5rem;
  margin-bottom: 1.25rem;
}

.footer-brand > p {
  color: #b9c9cd;
}

.footer-license {
  font-size: var(--step--1);
}

.site-footer h2 {
  margin-bottom: 1rem;
  color: #fff;
  font-family: var(--font-ui);
  font-size: 0.9rem;
  font-weight: 850;
  letter-spacing: 0.08em;
  text-transform: uppercase;
}

.site-footer a,
.footer-link-button {
  color: #e4eef0;
}

.site-footer a:hover,
.footer-link-button:hover {
  color: var(--teal-light);
}

.footer-links {
  display: grid;
  gap: 0.62rem;
}

.footer-contact {
  display: grid;
  gap: 0.62rem;
}

.footer-contact a {
  width: fit-content;
}

.footer-links a,
.footer-link-button {
  width: fit-content;
  min-height: auto;
  padding: 0;
  border: 0;
  border-radius: 0;
  background: transparent;
  cursor: pointer;
  font-size: var(--step--1);
  line-height: 1.4;
  text-align: left;
  text-decoration: underline;
  text-decoration-thickness: 0.08em;
  text-underline-offset: 0.17em;
}

.footer-bottom {
  margin-top: 4rem;
  padding-top: 1.4rem;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 2rem;
  border-top: 1px solid var(--line-dark);
}

.footer-bottom p {
  margin: 0;
  color: #aebfc3;
  font-size: var(--step--1);
}

.equal-housing {
  display: inline-flex;
  align-items: center;
  gap: 0.45rem;
  font-weight: 750;
}

.equal-housing span {
  width: 1.65rem;
  height: 1.65rem;
  display: grid;
  place-items: center;
  border: 1px solid #91a8ad;
  border-radius: 50%;
}

.footer-disclaimer {
  margin: 1.25rem 0 0;
  color: #93a8ad;
  font-size: 0.78rem;
  line-height: 1.6;
}

/* Interior pages */
.breadcrumb {
  margin-bottom: 1.5rem;
  display: flex;
  flex-wrap: wrap;
  gap: 0.5rem;
  color: var(--muted);
  font-size: var(--step--1);
  font-weight: 700;
}

.breadcrumb a {
  color: currentColor;
}

.breadcrumb-light {
  color: #c6d6da;
}

.page-hero {
  padding-block: clamp(4.5rem, 8vw, 8rem);
}

.simple-page-hero {
  min-height: 31rem;
  display: grid;
  align-items: end;
  border-bottom: 1px solid var(--line);
}

.simple-page-hero > div {
  max-width: 62rem;
}

.simple-page-hero h1 {
  max-width: 16ch;
}

.page-hero-with-form,
.contact-page-hero {
  display: grid;
  grid-template-columns: minmax(0, 0.9fr) minmax(28rem, 0.78fr);
  gap: clamp(2.5rem, 8vw, 7.5rem);
  align-items: start;
}

.page-hero-copy {
  padding-top: 1.25rem;
}

.page-hero-copy h1 {
  max-width: 13ch;
}

.hero-form {
  position: relative;
}

.check-list {
  margin: 2.25rem 0 0;
  padding: 0;
  display: grid;
  gap: 0.9rem;
  list-style: none;
}

.check-list li {
  position: relative;
  padding-left: 1.75rem;
  color: var(--ink-soft);
}

.check-list li::before {
  content: "";
  position: absolute;
  left: 0;
  top: 0.72em;
  width: 0.65rem;
  height: 0.38rem;
  border-left: 2px solid var(--teal);
  border-bottom: 2px solid var(--teal);
  transform: rotate(-45deg);
}

.callout-note {
  max-width: 34rem;
  margin-top: 2rem;
  padding: 1.15rem 1.25rem;
  border-left: 3px solid var(--copper);
  background: #f0ebe4;
  color: #4a4d4a;
  font-size: var(--step--1);
}

.timeline-list {
  margin: 0;
  padding: 0;
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  border-top: 1px solid var(--line);
  list-style: none;
}

.timeline-list li {
  min-height: 15rem;
  padding: clamp(1.5rem, 4vw, 3rem);
  display: grid;
  grid-template-columns: 2.5rem 1fr;
  gap: 1rem;
  border-right: 1px solid var(--line);
  border-bottom: 1px solid var(--line);
}

.timeline-list li:nth-child(even) {
  border-right: 0;
}

.timeline-list > li > span {
  color: var(--teal-dark);
  font-size: var(--step--1);
  font-weight: 850;
}

.timeline-list p {
  color: var(--muted);
}

.soft-section {
  width: min(100%, calc(var(--content) + 8rem));
  padding-inline: max(1rem, calc((100% - var(--content)) / 2));
  background: var(--mist);
}

.fact-grid {
  margin-bottom: 2.25rem;
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 1rem;
}

.fact-grid.four-up {
  grid-template-columns: repeat(4, 1fr);
}

.fact-grid article {
  min-height: 12rem;
  padding: 1.6rem;
  border: 1px solid var(--line);
  border-radius: var(--radius-sm);
  background: rgb(255 255 255 / 72%);
}

.fact-grid p {
  color: var(--muted);
}

.contrast-section {
  display: grid;
  grid-template-columns: minmax(0, 0.75fr) minmax(24rem, 1fr);
  gap: clamp(2.5rem, 8vw, 7rem);
  border-top: 1px solid var(--line);
}

.contrast-list {
  border-top: 1px solid var(--ink);
}

.contrast-list p {
  margin: 0;
  padding: 1.15rem 0;
  border-bottom: 1px solid var(--line);
  color: var(--ink-soft);
  font-weight: 650;
}

/* Markets */
.market-section {
  padding-top: clamp(3rem, 5vw, 5rem);
}

.market-filter {
  margin-bottom: 1rem;
  padding: 1.25rem;
  display: grid;
  grid-template-columns: 1fr 1.25fr auto auto;
  gap: 0.85rem;
  align-items: end;
  border: 1px solid var(--line);
  border-radius: var(--radius-md);
  background: #fff;
  box-shadow: var(--shadow-sm);
}

.market-filter button {
  white-space: nowrap;
}

.button-reset {
  min-height: 3rem;
  padding: 0.72rem 0.9rem;
  border: 1px solid var(--line-dark);
  border-radius: var(--radius-sm);
  background: transparent;
  color: var(--ink);
  cursor: pointer;
  font-weight: 750;
}

.button-reset:hover {
  background: var(--mist);
}

.filter-summary {
  margin: 0 0 2rem;
  color: var(--muted);
  font-size: var(--step--1);
}

.market-grid {
  display: grid;
  grid-template-columns: repeat(2, 1fr);
  gap: 1rem;
}

.market-grid article {
  min-height: 31rem;
  padding: clamp(1.5rem, 4vw, 3rem);
  display: flex;
  flex-direction: column;
  border: 1px solid var(--line);
  border-radius: var(--radius-md);
  background: #fff;
}

.market-grid article[hidden] {
  display: none;
}

.market-name,
.resource-type {
  margin-bottom: 0.7rem;
  color: var(--teal-dark);
  font-size: var(--step--1);
  font-weight: 850;
  letter-spacing: 0.08em;
  text-transform: uppercase;
}

.market-grid h2 {
  font-size: var(--step-2);
}

.market-grid > article > p:not(.market-name) {
  color: var(--muted);
}

.market-grid ul {
  margin: 0 0 2rem;
  padding-left: 1.2rem;
  color: var(--ink-soft);
}

.market-grid button {
  margin-top: auto;
  align-self: flex-start;
}

.fair-housing-note {
  display: grid;
  grid-template-columns: minmax(0, 0.65fr) minmax(25rem, 1fr);
  gap: clamp(2.5rem, 8vw, 7rem);
  border-top: 1px solid var(--line);
}

.fair-housing-note p {
  color: var(--muted);
}

/* Profiles */
.profile-section {
  display: grid;
  grid-template-columns: 20rem minmax(0, 1fr);
  gap: clamp(2.5rem, 8vw, 7rem);
  align-items: start;
  border-bottom: 1px solid var(--line);
}

.profile-section-alt {
  border-bottom: 0;
}

.profile-summary {
  padding: 1.5rem;
  border-radius: var(--radius-md);
  background: var(--ink);
  color: #d6e3e5;
}

.profile-summary .profile-monogram {
  width: 6.25rem;
  margin-bottom: 2rem;
  background: var(--teal-light);
  color: var(--ink);
}

.profile-summary h2 {
  color: #fff;
  font-size: var(--step-2);
}

.profile-summary .role {
  color: var(--teal-light);
}

.profile-summary > p:not(.role) {
  color: #adc0c4;
  font-size: var(--step--1);
}

.profile-summary dl {
  margin: 2rem 0 0;
  display: grid;
  gap: 0.9rem;
}

.profile-summary dl div {
  padding-top: 0.9rem;
  border-top: 1px solid var(--line-dark);
}

.profile-summary dt {
  color: #9eb4b8;
  font-size: 0.78rem;
  font-weight: 850;
  letter-spacing: 0.08em;
  text-transform: uppercase;
}

.profile-summary dd {
  margin: 0.2rem 0 0;
}

.profile-summary a {
  color: #fff;
}

.profile-bio {
  max-width: var(--reading);
}

.profile-bio p {
  color: var(--muted);
}

.profile-bio .profile-lede {
  color: var(--ink);
  font-family: var(--font-display);
  font-size: var(--step-2);
  line-height: 1.35;
}

.profile-bio .button {
  margin-top: 1.25rem;
}

.contact-strip-modern {
  padding: clamp(2.25rem, 5vw, 4rem);
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 2rem;
  border-radius: var(--radius-lg);
  background: var(--mist);
}

.contact-strip-modern h2 {
  margin-bottom: 0.5rem;
  font-size: var(--step-2);
}

.contact-strip-modern p {
  margin: 0;
  color: var(--muted);
}

/* Portal page */
.portal-page-hero {
  width: min(calc(100% - 2rem), var(--content));
  margin-top: clamp(2rem, 5vw, 4rem);
  padding: clamp(2rem, 6vw, 5.5rem);
  display: grid;
  grid-template-columns: minmax(0, 1fr) minmax(22rem, 0.72fr);
  gap: clamp(2rem, 7vw, 6rem);
  align-items: center;
  border-radius: var(--radius-lg);
  background: var(--ink);
  color: #d4e2e4;
}

.portal-page-hero h1,
.portal-page-hero h2 {
  color: #fff;
}

.portal-page-hero .lede {
  color: #c0d1d4;
}

.portal-page-hero .small-note {
  color: #9fb4b8;
}

.portal-action-panel {
  padding: 1.25rem;
  border: 1px solid var(--line-dark);
  border-radius: var(--radius-md);
  background: rgb(255 255 255 / 6%);
}

.portal-action-panel h2 {
  margin-bottom: 1rem;
  font-family: var(--font-ui);
  font-size: 1rem;
  letter-spacing: 0;
}

.portal-action {
  min-height: 4.75rem;
  padding: 0.95rem 1rem;
  display: grid;
  gap: 0.1rem;
  border-top: 1px solid var(--line-dark);
  color: #fff;
  text-decoration: none;
}

.portal-action:hover {
  background: rgb(255 255 255 / 7%);
  color: #fff;
}

.portal-action span {
  color: #aebfc3;
  font-size: 0.78rem;
  font-weight: 800;
  letter-spacing: 0.06em;
  text-transform: uppercase;
}

/* Resources */
.resource-library-modern {
  display: grid;
  grid-template-columns: repeat(2, 1fr);
  gap: 1rem;
}

.resource-library-modern article {
  min-height: 24rem;
  padding: clamp(1.5rem, 4vw, 3rem);
  display: flex;
  flex-direction: column;
  border: 1px solid var(--line);
  border-radius: var(--radius-md);
  background: #fff;
}

.resource-library-modern article:nth-child(2),
.resource-library-modern article:nth-child(3) {
  background: var(--mist);
}

.resource-library-modern h2 {
  font-size: var(--step-2);
}

.resource-library-modern p:not(.resource-type) {
  color: var(--muted);
}

.resource-library-modern .text-link {
  margin-top: auto;
}

.resource-disclaimer {
  max-width: var(--reading);
  margin-inline: auto;
  text-align: center;
  border-top: 1px solid var(--line);
}

.resource-disclaimer h2 {
  font-size: var(--step-2);
}

.resource-disclaimer p {
  color: var(--muted);
}

/* Contact */
.contact-card-list {
  margin-top: 2.5rem;
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 1rem;
}

.contact-card-list p {
  margin: 0;
  padding-top: 0.9rem;
  display: grid;
  gap: 0.25rem;
  border-top: 1px solid var(--line);
}

.contact-card-list strong {
  color: var(--ink);
  font-size: 0.78rem;
  letter-spacing: 0.08em;
  text-transform: uppercase;
}

/* Legal */
.legal-page-hero {
  min-height: 25rem;
}

.effective-date {
  margin-top: 1.5rem;
  font-weight: 750;
}

.legal-content {
  max-width: 58rem;
  margin-inline: auto;
  padding-top: clamp(3rem, 6vw, 5rem);
}

.legal-content article {
  padding-block: 2rem;
  border-bottom: 1px solid var(--line);
}

.legal-content article:first-child {
  padding-top: 0;
}

.legal-content article:last-child {
  border-bottom: 0;
}

.legal-content h2 {
  font-size: var(--step-2);
}

.legal-content p,
.legal-content li {
  color: var(--muted);
}

.legal-link-box {
  margin-top: 1.35rem;
  display: grid;
  gap: 0.65rem;
}

.legal-link-box a {
  width: fit-content;
  font-weight: 800;
}

/* Cookie preferences */
.cookie-panel {
  position: fixed;
  z-index: 500;
  right: 1rem;
  bottom: 1rem;
  width: min(32rem, calc(100% - 2rem));
  padding: 1.35rem;
  border: 1px solid var(--line-dark);
  border-radius: var(--radius-md);
  background: var(--ink);
  color: #d8e5e7;
  box-shadow: 0 24px 70px rgb(0 0 0 / 28%);
}

.cookie-panel[hidden] {
  display: none;
}

.cookie-panel h2 {
  margin-bottom: 0.55rem;
  color: #fff;
  font-family: var(--font-ui);
  font-size: 1.18rem;
  letter-spacing: 0;
}

.cookie-panel p {
  margin-bottom: 1rem;
  color: #bed0d3;
  font-size: var(--step--1);
}

.cookie-actions {
  display: flex;
  flex-wrap: wrap;
  gap: 0.6rem;
}

.cookie-actions button {
  flex: 1 1 9rem;
}

.cookie-actions .necessary-only {
  border-color: #afc1c5;
  background: transparent;
  color: #fff;
}

.cookie-actions .necessary-only:hover {
  background: rgb(255 255 255 / 9%);
}

/* Responsive */
@media (max-width: 70rem) {
  .nav > a {
    padding-inline: 0.55rem;
    font-size: 0.9rem;
  }

  .home-hero {
    grid-template-columns: 0.92fr 1.08fr;
    gap: 2.5rem;
  }

  .person-card {
    grid-template-columns: 7rem 1fr;
  }

  .footer-main {
    grid-template-columns: repeat(2, 1fr);
  }
}

@media (max-width: 58rem) {
  html {
    scroll-padding-top: 6rem;
  }

  .site-header {
    top: 0;
  }

  .header-inner {
    min-height: 4.75rem;
  }

  .brand img {
    height: 3.1rem;
  }

  .menu-button {
    display: block;
  }

  .nav {
    position: absolute;
    top: 100%;
    left: 0;
    right: 0;
    max-height: calc(100svh - 7rem);
    padding: 0.75rem 1rem 1.15rem;
    display: none;
    align-items: stretch;
    overflow-y: auto;
    background: var(--ink);
    border-top: 1px solid var(--line-dark);
    box-shadow: 0 18px 30px rgb(0 0 0 / 18%);
  }

  .nav.open {
    display: grid;
  }

  .nav > a {
    width: 100%;
    padding: 0.85rem 0.9rem;
    font-size: 1rem;
  }

  .nav .nav-cta {
    margin: 0.5rem 0 0;
  }

  .home-hero,
  .page-hero-with-form,
  .contact-page-hero,
  .portal-page-hero,
  .contact-section {
    grid-template-columns: 1fr;
  }

  .home-hero {
    min-height: auto;
    padding-top: 4rem;
  }

  .hero-media {
    min-height: 28rem;
    border-radius: 0 0 0 4rem;
  }

  .hero-media img {
    min-height: 28rem;
  }

  .trust-rail {
    grid-template-columns: 1fr;
  }

  .trust-rail p + p {
    border-left: 0;
    border-top: 1px solid var(--line);
  }

  .split-intro,
  .contrast-section,
  .fair-housing-note {
    grid-template-columns: 1fr;
    gap: 1.5rem;
  }

  .service-list,
  .process-steps,
  .fact-grid.four-up {
    grid-template-columns: repeat(2, 1fr);
  }

  .service-list article {
    min-height: 17rem;
  }

  .portal-band {
    grid-template-columns: 1fr;
  }

  .portal-image {
    min-height: 20rem;
    background-image: linear-gradient(180deg, transparent 68%, var(--ink)), url("./tenant-portal-interior.png");
  }

  .team-grid {
    grid-template-columns: 1fr;
  }

  .contact-copy {
    position: static;
  }

  .page-hero-with-form,
  .contact-page-hero {
    gap: 3rem;
  }

  .page-hero-copy {
    padding-top: 0;
  }

  .timeline-list,
  .market-grid,
  .resource-library-modern {
    grid-template-columns: 1fr;
  }

  .timeline-list li,
  .timeline-list li:nth-child(even) {
    border-right: 0;
  }

  .market-filter {
    grid-template-columns: 1fr 1fr;
  }

  .profile-section {
    grid-template-columns: 16rem 1fr;
    gap: 2rem;
  }
}

@media (max-width: 42rem) {
  :root {
    --step-4: clamp(2.55rem, 11vw, 3.65rem);
  }

  .section,
  .page-hero,
  .hero,
  .trust-rail,
  .process-band,
  .portal-band,
  .recruiting-strip {
    width: min(calc(100% - 1.25rem), var(--content));
  }

  .header-inner {
    width: calc(100% - 1.25rem);
  }

  .header-inner {
    min-height: 4.35rem;
  }

  .brand img {
    height: 2.75rem;
  }

  .menu-button {
    width: 2.8rem;
    height: 2.8rem;
  }

  .home-hero {
    padding-top: 3rem;
  }

  .hero-media {
    min-height: 22rem;
    border-radius: 0 0 0 3rem;
  }

  .hero-media img {
    min-height: 22rem;
  }

  .hero-media figcaption {
    font-size: 0.8rem;
  }

  .button-row,
  .recruiting-strip,
  .contact-strip-modern,
  .footer-bottom {
    align-items: stretch;
    flex-direction: column;
  }

  .button-row .button,
  .contact-strip-modern .button {
    width: 100%;
  }

  .service-list,
  .process-steps,
  .fact-grid,
  .fact-grid.four-up,
  .form-grid.two-column,
  .contact-card-list {
    grid-template-columns: 1fr;
  }

  .service-list article {
    min-height: auto;
    padding-bottom: 1.75rem;
  }

  .process-band {
    padding: 2.25rem 1.25rem;
    border-radius: var(--radius-md);
  }

  .process-steps li > span {
    margin-bottom: 1rem;
  }

  .person-card {
    min-height: auto;
    grid-template-columns: 5rem 1fr;
    padding: 1.25rem;
  }

  .person-card h3 {
    font-size: 1.65rem;
  }

  .portal-band {
    border-radius: var(--radius-md);
  }

  .portal-copy {
    padding: 2rem 1.25rem;
  }

  .lead-form {
    padding: 1.15rem;
  }

  .full-span {
    grid-column: auto;
  }

  .simple-page-hero {
    min-height: 25rem;
  }

  .timeline-list li {
    min-height: auto;
    padding: 1.35rem 0;
    grid-template-columns: 2rem 1fr;
  }

  .soft-section {
    width: 100%;
    padding-inline: 0.625rem;
  }

  .market-filter {
    grid-template-columns: 1fr;
    padding: 1rem;
  }

  .market-filter button {
    width: 100%;
  }

  .market-grid article {
    min-height: auto;
    padding: 1.35rem;
  }

  .profile-section {
    grid-template-columns: 1fr;
  }

  .profile-summary {
    padding: 1.25rem;
  }

  .profile-summary .profile-monogram {
    width: 5rem;
  }

  .portal-page-hero {
    width: calc(100% - 1.25rem);
    padding: 2rem 1.25rem;
  }

  .resource-library-modern article {
    min-height: auto;
    padding: 1.35rem;
  }

  .footer-main {
    grid-template-columns: 1fr;
  }

  .footer-brand img {
    height: 4rem;
  }

  .cookie-panel {
    right: 0.625rem;
    bottom: 0.625rem;
    width: calc(100% - 1.25rem);
  }
}

@media (prefers-reduced-motion: no-preference) {
  html {
    scroll-behavior: smooth;
  }
}

@media (prefers-reduced-motion: reduce) {
  *,
  *::before,
  *::after {
    scroll-behavior: auto !important;
    animation-duration: 0.01ms !important;
    animation-iteration-count: 1 !important;
    transition-duration: 0.01ms !important;
  }
}

@media (forced-colors: active) {
  .button,
  button,
  .profile-summary,
  .process-band,
  .portal-band,
  .portal-page-hero,
  .site-header,
  .site-footer {
    forced-color-adjust: auto;
  }
}

@media print {
  .site-header,
  .site-footer,
  .cookie-panel,
  .button,
  button,
  .lead-form {
    display: none !important;
  }

  body {
    background: #fff;
    color: #000;
    font-size: 11pt;
  }

  main,
  .section,
  .page-hero {
    width: 100%;
    padding: 1rem 0;
  }

  a {
    color: #000;
  }
}