/* ===== Reset & Base ===== */
*,
*::before,
*::after {
  margin: 0;
  padding: 0;
  box-sizing: border-box;
}

:root {
  --cream: #f6f2eb;
  --cream-alt: #ede8de;
  --dark: #1b1b19;
  --dark-soft: #27271f;
  --accent: #a87c48;
  --text: #38352f;
  --text-muted: #7a736a;
  --white: #fff;
  --font-heading: "Cormorant Garamond", Georgia, serif;
  --font-body: "Inter", -apple-system, BlinkMacSystemFont, sans-serif;
  --max-width: 1160px;
  --header-height: 72px;
}

html {
  scroll-behavior: smooth;
}

body {
  font-family: var(--font-body);
  color: var(--text);
  background: var(--cream);
  line-height: 1.65;
  -webkit-font-smoothing: antialiased;
}

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

a {
  color: inherit;
  text-decoration: none;
}

/* ===== Container ===== */
.container {
  width: 90%;
  max-width: var(--max-width);
  margin: 0 auto;
}

/* ===== Header ===== */
.site-header {
  position: fixed;
  top: 0;
  left: 0;
  width: 100%;
  height: var(--header-height);
  z-index: 100;
  transition: background 0.35s, box-shadow 0.35s;
}

.site-header.scrolled,
.inner-page .site-header {
  background: var(--white);
  box-shadow: 0 1px 0 rgba(0, 0, 0, 0.08);
}

.inner-page .logo {
  color: var(--dark);
}

.inner-page .nav-links a {
  color: var(--text-muted);
}

.inner-page .nav-links a:hover {
  color: var(--dark);
}

.inner-page .nav-toggle span {
  background: var(--dark);
}

.header-inner {
  display: flex;
  align-items: center;
  justify-content: space-between;
  height: var(--header-height);
  padding: 0 1.25rem;
}

.logo {
  font-family: var(--font-heading);
  font-size: 1.4rem;
  font-weight: 600;
  letter-spacing: 0.07em;
  text-transform: uppercase;
  color: var(--white);
  transition: color 0.35s;
}

.site-header.scrolled .logo {
  color: var(--dark);
}

.nav-links {
  list-style: none;
  display: flex;
  gap: 2.5rem;
}

.nav-links a {
  font-size: 0.72rem;
  font-weight: 500;
  text-transform: uppercase;
  letter-spacing: 0.12em;
  color: rgba(255, 255, 255, 0.8);
  transition: color 0.2s;
}

.nav-links a:hover {
  color: var(--white);
}

.site-header.scrolled .nav-links a {
  color: var(--text-muted);
}

.site-header.scrolled .nav-links a:hover {
  color: var(--dark);
}

.nav-toggle {
  display: none;
  background: none;
  border: none;
  cursor: pointer;
  flex-direction: column;
  gap: 5px;
  padding: 4px;
}

.nav-toggle span {
  display: block;
  width: 22px;
  height: 1.5px;
  background: var(--white);
  transition: background 0.35s;
}

.site-header.scrolled .nav-toggle span {
  background: var(--dark);
}

/* ===== Hero ===== */
.hero {
  position: relative;
  height: 100vh;
  min-height: 580px;
  display: flex;
  align-items: center;
  justify-content: center;
  text-align: center;
  overflow: hidden;
  border-bottom: 15px solid var(--accent);
}

.hero-img {
  position: absolute;
  inset: 0;
  width: 100%;
  height: 100%;
  object-fit: cover;
  object-position: center 40%;
}

.hero-overlay {
  position: absolute;
  inset: 0;
  background: linear-gradient(to bottom, rgba(0, 0, 0, 0.38) 0%, rgba(0, 0, 0, 0.6) 100%);
}

.hero-content {
  position: relative;
  z-index: 1;
  color: var(--white);
  padding: 0 1rem;
}

.hero-eyebrow {
  font-size: 0.7rem;
  font-weight: 500;
  text-transform: uppercase;
  letter-spacing: 0.22em;
  opacity: 0.7;
  margin-bottom: 1rem;
}

.hero h1 {
  font-family: var(--font-heading);
  font-size: clamp(4rem, 11vw, 8rem);
  font-weight: 600;
  line-height: 1;
  letter-spacing: 0.05em;
  margin-bottom: 1.25rem;
  text-shadow: 0 2px 24px rgba(0, 0, 0, 0.45);
}

.hero-sub {
  font-size: clamp(0.9rem, 2vw, 1.1rem);
  font-weight: 300;
  opacity: 0.8;
  letter-spacing: 0.06em;
  margin-bottom: 2.5rem;
}

.btn {
  display: inline-block;
  padding: 0.75rem 2.5rem;
  border: 1px solid rgba(255, 255, 255, 0.6);
  font-size: 0.7rem;
  font-weight: 500;
  text-transform: uppercase;
  letter-spacing: 0.14em;
  color: var(--white);
  transition: background 0.25s, border-color 0.25s;
}

.btn:hover {
  background: rgba(255, 255, 255, 0.12);
  border-color: var(--white);
}

/* ===== Split Section ===== */
.split-section {
  display: grid;
  grid-template-columns: 1fr 1fr;
  min-height: 580px;
}

.split-img {
  overflow: hidden;
  border-right: 3px solid var(--accent);
}

.split-img img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  object-position: center;
  transition: transform 0.7s ease;
}

.split-img:hover img {
  transform: scale(1.04);
}

.split-text {
  background: var(--white);
  display: flex;
  flex-direction: column;
  justify-content: center;
  padding: 5rem 6%;
}

.eyebrow {
  display: block;
  font-size: 0.68rem;
  font-weight: 500;
  text-transform: uppercase;
  letter-spacing: 0.2em;
  color: var(--accent);
  margin-bottom: 0.85rem;
}

.eyebrow.centered {
  text-align: center;
}

.eyebrow.light {
  color: rgba(255, 255, 255, 0.5);
}

.split-text h2 {
  font-family: var(--font-heading);
  font-size: clamp(2rem, 3.5vw, 2.75rem);
  font-weight: 600;
  color: var(--dark);
  line-height: 1.15;
  margin-bottom: 1.5rem;
}

.split-text p {
  font-size: 0.95rem;
  color: var(--text-muted);
  line-height: 1.85;
  max-width: 460px;
  margin-bottom: 1rem;
}

/* ===== Sections ===== */
.section {
  padding: 6rem 0;
  background: var(--cream);
}

.section-title {
  font-family: var(--font-heading);
  font-size: clamp(2rem, 4vw, 2.75rem);
  font-weight: 600;
  color: var(--dark);
  line-height: 1.15;
  margin-bottom: 3rem;
}

.section-title.centered {
  text-align: center;
}

.section-title.light {
  color: var(--accent);
}

.section-alt {
  background: var(--white);
}

/* ===== Cards ===== */
.cards {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 1.5rem;
}

.card {
  background: var(--white);
  padding: 2.5rem 2rem;
  border-top: 15px solid var(--accent);
}

.card-num {
  font-family: var(--font-heading);
  font-size: 2.75rem;
  font-weight: 700;
  color: var(--cream-alt);
  line-height: 1;
  margin-bottom: 1.25rem;
}

.card h3 {
  font-family: var(--font-heading);
  font-size: 1.4rem;
  font-weight: 600;
  color: var(--dark);
  margin-bottom: 0.75rem;
}

.card p {
  font-size: 0.9rem;
  color: var(--text-muted);
  line-height: 1.8;
}

.card-link {
  display: inline-block;
  margin-top: 0.75rem;
  font-size: 0.82rem;
  font-weight: 600;
  letter-spacing: 0.05em;
  color: var(--accent);
  border-bottom: 1px solid transparent;
  transition: border-color 0.2s;
}

.card-link:hover {
  border-color: var(--accent);
}

/* ===== Hub (homepage tiles) ===== */
.hub-grid {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 1.5rem;
}

.hub-tile {
  display: flex;
  flex-direction: column;
  background: var(--white);
  padding: 2.5rem 2rem;
  border-top: 15px solid var(--accent);
  transition: transform 0.2s;
}

.hub-tile:hover {
  transform: translateY(-3px);
}

.hub-tile h2 {
  font-family: var(--font-heading);
  font-size: 1.75rem;
  font-weight: 600;
  color: var(--dark);
  margin-bottom: 0.6rem;
}

.hub-tile p {
  font-size: 0.88rem;
  color: var(--text-muted);
  line-height: 1.7;
  flex: 1;
  margin-bottom: 1.5rem;
}

.hub-arrow {
  font-size: 1.1rem;
  color: var(--accent);
  display: block;
  transition: transform 0.2s;
}

.hub-tile:hover .hub-arrow {
  transform: translateX(5px);
}

/* ===== Content (inner pages) ===== */
.content-narrow {
  max-width: 680px;
}

.content-body {
  font-size: 0.97rem;
  color: var(--text-muted);
  line-height: 1.9;
  margin-bottom: 1.25rem;
}

.contact-email-link {
  display: inline-block;
  margin-top: 1rem;
  font-size: 1.1rem;
  font-weight: 500;
  color: var(--accent);
  border-bottom: 1px solid var(--accent);
  padding-bottom: 2px;
  transition: opacity 0.2s;
}

.contact-email-link:hover {
  opacity: 0.75;
}

.contact-location {
  margin-top: 1rem;
  font-size: 0.85rem;
  color: var(--text-muted);
  letter-spacing: 0.04em;
}

/* ===== Page Hero (inner pages) ===== */
.page-hero {
  position: relative;
  height: 52vh;
  min-height: 360px;
  display: flex;
  align-items: center;
  justify-content: center;
  text-align: center;
  overflow: hidden;
  border-bottom: 15px solid var(--accent);
}

.page-hero-content {
  position: relative;
  z-index: 1;
  color: var(--white);
  padding: 0 1rem;
}

.page-hero-title {
  font-family: var(--font-heading);
  font-size: clamp(2.5rem, 7vw, 5rem);
  font-weight: 600;
  line-height: 1;
  letter-spacing: 0.04em;
  margin-top: 0.75rem;
  text-shadow: 0 2px 16px rgba(0, 0, 0, 0.45);
}

.page-hero-title.gold {
  color: var(--accent);
}

.nav-active {
  color: var(--dark) !important;
}

/* ===== Listings ===== */
.listings-wrap {
  display: flex;
  justify-content: center;
}

.listings-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 3rem;
}

.listings-panel {
  text-align: center;
  padding: 1rem 0;
}

.listings-empty {
  max-width: 560px;
  text-align: center;
  padding: 1rem 0;
}

.listings-empty-rule {
  width: 48px;
  height: 2px;
  background: var(--accent);
  margin: 0 auto 2rem;
}

.listings-empty-heading {
  font-family: var(--font-heading);
  font-size: 1.6rem;
  font-weight: 600;
  color: var(--dark);
  margin-bottom: 1rem;
}

.listings-empty-body {
  font-size: 0.95rem;
  color: var(--text-muted);
  line-height: 1.85;
  margin-bottom: 2rem;
}

.btn-outline {
  display: inline-block;
  padding: 0.75rem 2.25rem;
  border: 1px solid var(--accent);
  font-size: 0.72rem;
  font-weight: 500;
  text-transform: uppercase;
  letter-spacing: 0.12em;
  color: var(--accent);
  transition: background 0.25s, color 0.25s;
}

.btn-outline:hover {
  background: var(--accent);
  color: var(--white);
}

/* ===== Stats ===== */
.stats {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 2rem;
  margin-top: 1rem;
}

.stat {
  text-align: center;
  padding: 2.5rem 1rem;
  background: var(--white);
  border-top: 15px solid var(--accent);
}

.stat-val {
  font-family: var(--font-heading);
  font-size: clamp(2rem, 4vw, 3rem);
  font-weight: 700;
  color: var(--dark);
  line-height: 1;
  margin-bottom: 0.6rem;
}

.stat-label {
  font-size: 0.78rem;
  font-weight: 500;
  text-transform: uppercase;
  letter-spacing: 0.1em;
  color: var(--text-muted);
}

/* ===== Properties ===== */
.properties-status {
  max-width: 560px;
  margin: 0 auto;
  text-align: center;
  color: var(--text-muted);
  font-size: 0.95rem;
  line-height: 1.85;
}

/* ===== Contact ===== */
.section-dark {
  background: var(--dark);
}

.contact-inner {
  text-align: center;
}

.contact-lead {
  color: rgba(255, 255, 255, 0.55);
  font-size: 0.95rem;
  line-height: 1.8;
  max-width: 480px;
  margin: 0 auto 2.25rem;
}

.contact-details {
  display: flex;
  align-items: center;
  justify-content: center;
  gap: 1rem;
  color: rgba(255, 255, 255, 0.45);
  font-size: 0.88rem;
}

.contact-link {
  color: var(--white);
  font-weight: 500;
  border-bottom: 1px solid rgba(255, 255, 255, 0.25);
  padding-bottom: 1px;
  transition: border-color 0.2s;
}

.contact-link:hover {
  border-color: var(--white);
}

/* ===== Board Members ===== */
.board-grid {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 1.5rem;
  margin-top: 2.5rem;
}

.board-card {
  background: rgba(255, 255, 255, 0.06);
  border: 1px solid rgba(255, 255, 255, 0.1);
  border-radius: 8px;
  padding: 1.5rem 1.25rem;
  text-align: center;
}

.board-card .board-name {
  color: var(--white);
  font-weight: 600;
  font-size: 1rem;
  margin: 0 0 0.3rem;
}

.board-card .board-role {
  color: var(--accent);
  font-size: 0.8rem;
  letter-spacing: 0.07em;
  text-transform: uppercase;
  margin: 0;
}

@media (max-width: 768px) {
  .board-grid {
    grid-template-columns: repeat(2, 1fr);
  }
}

@media (max-width: 480px) {
  .board-grid {
    grid-template-columns: 1fr;
  }
}

/* ===== Financials ===== */
.fin-container {
  max-width: 1100px;
}

.fin-table-wrap {
  overflow-x: auto;
  -webkit-overflow-scrolling: touch;
  border-radius: 8px;
  border: 1px solid rgba(0, 0, 0, 0.1);
}

.fin-table {
  width: 100%;
  border-collapse: collapse;
  font-size: 0.82rem;
  white-space: nowrap;
}

.fin-table thead tr {
  background: var(--dark);
  color: var(--white);
}

.fin-table thead th {
  padding: 0.65rem 0.75rem;
  font-weight: 600;
  letter-spacing: 0.05em;
  text-transform: uppercase;
  text-align: right;
}

.fin-table thead th.col-label {
  text-align: left;
  min-width: 160px;
}

.fin-table thead th.col-total {
  border-left: 1px solid rgba(255, 255, 255, 0.15);
}

.fin-table tbody tr {
  border-bottom: 1px solid rgba(0, 0, 0, 0.07);
}

.fin-table tbody tr:last-child {
  border-bottom: none;
}

.fin-table tbody td {
  padding: 0.6rem 0.75rem;
  text-align: right;
  color: var(--dark);
}

.fin-table tbody td.row-label {
  text-align: left;
  font-weight: 500;
  color: var(--dark);
}

.fin-table tbody td.col-total {
  font-weight: 600;
  border-left: 1px solid rgba(0, 0, 0, 0.1);
  background: rgba(0, 0, 0, 0.02);
}

.fin-table .subtotal-row td {
  background: rgba(0, 0, 0, 0.04);
  border-top: 2px solid rgba(0, 0, 0, 0.12);
}

.fin-table .subtotal-row .subtotal-label {
  text-align: right;
  font-weight: 600;
  text-transform: uppercase;
  letter-spacing: 0.05em;
  font-size: 0.78rem;
  color: rgba(0, 0, 0, 0.5);
}

.fin-table .subtotal-row .subtotal-val {
  color: var(--dark);
  font-size: 0.95rem;
}

.fin-table .prev-balance-row td {
  background: rgba(0, 0, 0, 0.02);
  color: rgba(0, 0, 0, 0.45);
  font-size: 0.8rem;
}

.fin-table .prev-balance-row .subtotal-label {
  text-align: right;
  font-weight: 500;
  font-style: italic;
}

.fin-table .income-head th {
  background: var(--dark-soft);
}

.fin-table .ending-balance-row td {
  background: rgba(168, 124, 72, 0.12);
  border-top: 2px solid var(--accent);
}

.fin-table .ending-balance-row .subtotal-label {
  text-align: right;
  font-weight: 600;
  text-transform: uppercase;
  letter-spacing: 0.05em;
  font-size: 0.78rem;
  color: rgba(0, 0, 0, 0.5);
}

.fin-table .ending-val {
  font-size: 1rem;
  color: var(--dark) !important;
  font-weight: 700;
}

/* ===== Newsletter / Mailchimp ===== */
.newsletter-inner {
  max-width: 640px;
  text-align: center;
}

.newsletter-lead {
  color: rgba(0, 0, 0, 0.55);
  font-size: 0.95rem;
  line-height: 1.8;
  margin: 0 auto 2rem;
}

#mc_embed_signup {
  width: 100%;
}

.mc-fields {
  display: grid;
  grid-template-columns: 1fr 1fr 1fr;
  gap: 1rem;
  margin-bottom: 1rem;
}

.mc-field-group {
  display: flex;
  flex-direction: column;
  text-align: left;
}

.mc-field-group label {
  font-size: 0.78rem;
  font-weight: 600;
  letter-spacing: 0.06em;
  text-transform: uppercase;
  color: var(--dark);
  margin-bottom: 0.35rem;
}

.mc-field-group .asterisk {
  color: var(--accent);
}

.mc-field-group input {
  border: 1px solid rgba(0, 0, 0, 0.18);
  border-radius: 5px;
  padding: 0.6rem 0.75rem;
  font-size: 0.9rem;
  font-family: inherit;
  background: var(--white);
  color: var(--dark);
  outline: none;
  transition: border-color 0.2s;
}

.mc-field-group input:focus {
  border-color: var(--accent);
}

.mc-submit-row {
  margin-top: 0.5rem;
}

#mc_embed_signup .btn {
  background: var(--accent);
  color: var(--white);
  border: none;
  border-radius: 5px;
  padding: 0.7rem 2rem;
  font-size: 0.85rem;
  font-weight: 600;
  letter-spacing: 0.07em;
  text-transform: uppercase;
  cursor: pointer;
  transition: opacity 0.2s;
}

#mc_embed_signup .btn:hover {
  opacity: 0.85;
}

.response {
  margin-top: 0.75rem;
  font-size: 0.88rem;
  color: var(--accent);
}

@media (max-width: 768px) {
  .mc-fields {
    grid-template-columns: 1fr 1fr;
  }
}

@media (max-width: 480px) {
  .mc-fields {
    grid-template-columns: 1fr;
  }
}

/* ===== Footer ===== */
.site-footer {
  background: var(--dark-soft);
  color: rgba(255, 255, 255, 0.3);
  text-align: center;
  padding: 1.25rem 0;
  font-size: 0.75rem;
  letter-spacing: 0.06em;
}

/* ===== Photo Gallery ===== */
.photo-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 0.75rem;
  margin-top: 2rem;
}

.photo-item {
  overflow: hidden;
  aspect-ratio: 4 / 3;
}

.photo-item img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  object-position: center;
  transition: transform 0.5s ease;
}

.photo-item:hover img {
  transform: scale(1.04);
}

.photo-item--wide {
  grid-column: span 3;
  aspect-ratio: 21 / 9;
}

/* ===== Event Date ===== */
.event-date {
  font-family: var(--font-heading);
  font-size: 1.25rem;
  font-weight: 600;
  color: var(--accent);
  letter-spacing: 0.04em;
  margin-bottom: 2rem;
}

/* ===== Dark Mode ===== */
@media (prefers-color-scheme: dark) {
  :root {
    --cream: #1d1c19;
    --cream-alt: #242219;
    --dark: #e6e0d6;
    --dark-soft: #131210;
    --accent: #b8915a;
    --text: #cfc9bf;
    --text-muted: #8a8278;
    --white: #252320;
  }

  .section-dark {
    background: #0f0e0c;
  }

  .site-header.scrolled,
  .inner-page .site-header {
    background: var(--cream);
    box-shadow: none;
    border-bottom: 1px solid rgba(255, 255, 255, 0.07);
  }

  .nav-links {
    box-shadow: -2px 0 12px rgba(0, 0, 0, 0.4);
  }

  .section-dark .section-title {
    color: #fff;
  }

  .page-hero-title.gold {
    color: var(--accent);
  }

  .hero h1 {
    color: var(--accent);
  }
}

/* ===== Mobile ===== */
@media (max-width: 960px) {
  .hub-grid {
    grid-template-columns: repeat(2, 1fr);
  }

  .cards {
    grid-template-columns: 1fr;
    max-width: 520px;
    margin: 0 auto;
  }
}

@media (max-width: 768px) {
  .nav-toggle {
    display: flex;
  }

  .nav-links {
    position: fixed;
    top: var(--header-height);
    right: 0;
    width: 240px;
    height: calc(100vh - var(--header-height));
    background: var(--white);
    flex-direction: column;
    padding: 2rem 1.5rem;
    gap: 1.5rem;
    box-shadow: -2px 0 12px rgba(0, 0, 0, 0.08);
    transform: translateX(100%);
    transition: transform 0.3s ease;
  }

  .nav-links.open {
    transform: translateX(0);
  }

  .nav-links a {
    color: var(--text-muted);
    font-size: 0.82rem;
  }

  .nav-links a:hover {
    color: var(--dark);
  }

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

  .split-img {
    height: 300px;
  }

  .split-text {
    padding: 3.5rem 5%;
  }

  .split-text p {
    max-width: 100%;
  }

  .section {
    padding: 4rem 0;
  }

  .contact-details {
    flex-direction: column;
    gap: 0.5rem;
  }

  .contact-divider {
    display: none;
  }

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

  .listings-grid {
    grid-template-columns: 1fr;
    gap: 2rem;
  }

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

  .photo-item--wide {
    grid-column: span 2;
    aspect-ratio: 16 / 9;
  }

  .stats {
    grid-template-columns: 1fr;
    max-width: 320px;
    margin-left: auto;
    margin-right: auto;
  }
}