:root{
    --navy:#0E1B2E;
    --navy-2:#16283F;
    --steel:#5B6B80;
    --paper:#F7F5F1;
    --paper-2:#EEEAE2;
    --brass:#B08D4F;
    --brass-light:#C9A86A;
    --white:#FFFFFF;
    --line: rgba(14,27,46,0.12);
    --line-dark: rgba(247,245,241,0.16);
  }
  *{ box-sizing:border-box; margin:0; padding:0; }
  html{ scroll-behavior:smooth; }
  body{
    background:var(--paper);
    color:var(--navy);
    font-family:'Inter', sans-serif;
    font-size:16px;
    line-height:1.55;
    -webkit-font-smoothing:antialiased;
  }
  a{ color:inherit; text-decoration:none; }
  .mono{ font-family:'IBM Plex Mono', monospace; letter-spacing:0.04em; }
  .wrap{ max-width:1140px; margin:0 auto; padding:0 32px; }
  a:focus-visible, button:focus-visible{ outline:2px solid var(--brass); outline-offset:3px; }

  /* ---------- Header ---------- */
  header{
    position:relative; z-index:100;
    background:rgba(247,245,241,0.92);
    backdrop-filter:blur(8px);
    border-bottom:1px solid var(--line);
  }
  .nav{
    position:relative;
    display:flex; align-items:center; justify-content:space-between;
    padding:6px 32px;
    max-width:1140px; margin:0 auto;
  }
  .brand{ display:flex; align-items:center; }
  .brand-logo{ height:200px; width:auto; display:block; }
  .nav-links{ display:flex; gap:40px; font-size:14px; font-weight:500; }
  .nav-links a{ position:relative; padding-bottom:4px; color:var(--navy); }
  .nav-links a::after{
    content:""; position:absolute; left:0; right:0; bottom:0;
    height:1px; background:var(--brass);
    transform:scaleX(0); transform-origin:left; transition:transform .25s ease;
  }
  .nav-links a:hover::after{ transform:scaleX(1); }
  .nav-links a.nav-highlight{
    background:var(--brass); color:var(--navy); padding:8px 16px;
    border-radius:999px; font-weight:700;
  }
  .nav-links a.nav-highlight::after{ display:none; }
  .nav-links a.nav-highlight:hover{ background:var(--brass-light); }
  .nav-toggle{
    display:none; flex-direction:column; justify-content:center; gap:5px;
    width:40px; height:40px; background:none; border:none; cursor:pointer; padding:0;
  }
  .nav-toggle span{ display:block; width:24px; height:2px; background:var(--navy); }

  /* ---------- Hero ---------- */
  .hero{
    position:relative;
    background:
      linear-gradient(180deg, rgba(14,27,46,0.97) 0%, rgba(14,27,46,0.93) 38%, rgba(14,27,46,0.75) 68%, rgba(14,27,46,0.55) 100%),
      url('https://images.unsplash.com/photo-1626456608774-00308577a53d?fm=jpg&q=80&w=2400&auto=format&fit=crop');
    background-size:cover;
    background-position:center 70%;
    color:var(--paper);
    overflow:hidden;
    padding:104px 32px 0;
  }
  .hero-inner{
    position:relative; z-index:2;
    max-width:1140px; margin:0 auto;
    padding-bottom:64px;
  }
  .eyebrow{
    display:inline-flex; align-items:center; gap:10px;
    font-family:'IBM Plex Mono', monospace;
    font-size:12px; letter-spacing:0.14em; text-transform:uppercase;
    color:var(--brass-light);
    margin-bottom:30px;
  }
  .eyebrow::before{ content:""; width:30px; height:1px; background:var(--brass-light); }
  .hero h1{
    font-family:'Fraunces', serif;
    font-size:clamp(42px, 6vw, 72px);
    font-weight:500;
    line-height:1.06;
    letter-spacing:-0.015em;
    max-width:820px;
    color:var(--paper);
  }
  .hero h1 em{ font-style:italic; font-weight:400; color:var(--brass-light); }
  .hero p.tagline{
    margin-top:22px;
    font-family:'Fraunces', serif;
    font-style:italic;
    font-size:20px;
    color:var(--brass-light);
  }
  .hero p{
    margin-top:16px;
    max-width:520px;
    font-size:17px;
    color:rgba(247,245,241,0.72);
  }
  .hero-cta{ margin-top:40px; display:flex; gap:16px; flex-wrap:wrap; }
  .btn{
    display:inline-flex; align-items:center; gap:8px;
    padding:14px 26px;
    font-size:14px; font-weight:600;
    border-radius:2px;
    transition:all .2s ease;
  }
  .btn-primary{ background:var(--brass); color:var(--navy); }
  .btn-primary:hover{ background:var(--brass-light); }
  .btn-secondary{ border:1px solid rgba(247,245,241,0.3); color:var(--paper); }
  .btn-secondary:hover{ border-color:var(--brass-light); color:var(--brass-light); }

  .hero-stats{
    margin-top:80px;
    display:grid;
    grid-template-columns:repeat(2, 1fr);
    border-top:1px solid var(--line-dark);
    padding-top:28px;
    max-width:420px;
  }
  .stat-num{ font-family:'Fraunces', serif; font-size:32px; color:var(--brass-light); }
  .stat-label{
    margin-top:6px; font-size:11px; letter-spacing:0.08em; text-transform:uppercase;
    color:rgba(247,245,241,0.55);
  }

  /* Real LA skyline photo now serves as the hero backdrop, see .hero background */

  /* ---------- Section shared ---------- */
  section{ padding:104px 32px; }
  .section-head{
    display:flex; justify-content:space-between; align-items:flex-end;
    gap:24px; margin-bottom:60px; flex-wrap:wrap;
  }
  .section-tag{
    font-family:'IBM Plex Mono', monospace;
    font-size:12px; letter-spacing:0.12em; text-transform:uppercase;
    color:var(--brass); margin-bottom:14px; display:block;
  }
  .section-head h2{
    font-family:'Fraunces', serif; font-weight:500;
    font-size:clamp(28px, 3.4vw, 40px); letter-spacing:-0.01em; max-width:560px;
  }
  .section-head .lede{ max-width:320px; color:var(--steel); font-size:15px; }

  /* ---------- About ---------- */
  .about{ background:var(--paper); border-bottom:1px solid var(--line); }
  .about-grid{ display:grid; grid-template-columns:1.1fr 1fr; gap:72px; align-items:start; }
  .about-copy p{ color:var(--steel); margin-bottom:20px; font-size:16px; }
  .about-copy p:first-child{
    color:var(--navy); font-size:20px;
    font-family:'Fraunces', serif; font-weight:400; line-height:1.45;
  }
  .principles{ display:flex; flex-direction:column; border-top:1px solid var(--line); }
  .principle{ display:grid; grid-template-columns:52px 1fr; gap:20px; padding:26px 0; border-bottom:1px solid var(--line); }
  .principle-num{ font-family:'IBM Plex Mono', monospace; color:var(--brass); font-size:13px; padding-top:3px; }
  .principle h3{ font-size:16px; font-weight:600; margin-bottom:6px; }
  .principle p{ color:var(--steel); font-size:14px; }

  /* ---------- Portfolio ---------- */
  .portfolio{ background:var(--paper-2); }
  .placeholder-note{
    font-family:'IBM Plex Mono', monospace; font-size:12px; color:var(--steel);
    background:var(--white); border:1px dashed var(--line);
    padding:12px 16px; margin-bottom:44px; max-width:640px;
  }
  .property-grid{ display:grid; grid-template-columns:repeat(2, 1fr); gap:1px; background:var(--line); border:1px solid var(--line); }
  .property-grid > .property-card:last-child:nth-child(odd){ grid-column:1 / -1; }
  .property-grid > .property-card:last-child:nth-child(odd) .property-photo-grid{ height:220px; }
  .property-card{ background:var(--white); padding:34px; display:flex; flex-direction:column; transition:background .2s ease; }
  .property-photo-grid{
    width:calc(100% + 68px); margin:-34px -34px 24px -34px;
    display:grid; grid-template-columns:1fr 1fr; gap:2px;
    height:180px; overflow:hidden; position:relative;
  }
  .property-photo-grid img{ width:100%; height:100%; object-fit:cover; display:block; cursor:pointer; }
  .property-photo-grid img.grid-extra{ display:none; }
  .photo-count-badge{
    position:absolute; right:10px; bottom:10px;
    background:rgba(14,27,46,0.72); color:var(--paper);
    font-family:'IBM Plex Mono', monospace; font-size:11px;
    padding:4px 10px; border-radius:20px; pointer-events:none;
  }
  /* Lightbox */
  .lightbox{
    position:fixed; inset:0; z-index:999; background:rgba(14,27,46,0.92);
    display:none; align-items:center; justify-content:center;
  }
  .lightbox.open{ display:flex; }
  .lightbox img{
    max-width:88vw; max-height:80vh; object-fit:contain;
    border-radius:2px; box-shadow:0 20px 60px rgba(0,0,0,0.5);
  }
  .lightbox-close, .lightbox-prev, .lightbox-next{
    position:absolute; background:none; border:none; color:var(--paper);
    font-family:'IBM Plex Mono', monospace; cursor:pointer;
    padding:12px; opacity:0.75; transition:opacity .15s ease;
  }
  .lightbox-close:hover, .lightbox-prev:hover, .lightbox-next:hover{ opacity:1; }
  .lightbox-close{ top:20px; right:24px; font-size:20px; }
  .lightbox-prev{ left:12px; top:50%; transform:translateY(-50%); font-size:28px; }
  .lightbox-next{ right:12px; top:50%; transform:translateY(-50%); font-size:28px; }
  .lightbox-counter{
    position:absolute; bottom:20px; left:50%; transform:translateX(-50%);
    color:rgba(247,245,241,0.6); font-family:'IBM Plex Mono', monospace; font-size:12px;
  }
  .property-card:hover{ background:var(--paper); }
  .property-top{ display:flex; justify-content:flex-end; align-items:flex-start; margin-bottom:24px; }
  .status{
    font-family:'IBM Plex Mono', monospace; font-size:10px; letter-spacing:0.08em; text-transform:uppercase;
    padding:4px 10px; border-radius:20px; background:rgba(176,141,79,0.14); color:var(--brass);
  }
  .property-card h3{ font-family:'Fraunces', serif; font-size:22px; font-weight:500; margin-bottom:6px; }
  .property-card .loc{ color:var(--steel); font-size:13px; margin-bottom:22px; }
  .property-meta{ margin-top:auto; display:flex; gap:24px; padding-top:20px; border-top:1px solid var(--line); }
  .property-meta div{ font-size:12px; color:var(--steel); }
  .property-meta strong{ display:block; color:var(--navy); font-size:14px; font-weight:600; font-family:'Fraunces', serif; }

  /* ---------- Tenant Portal ---------- */
  .tenant-portal{ background:var(--paper); border-bottom:1px solid var(--line); }
  .tp-step{
    font-family:'IBM Plex Mono', monospace; font-size:11px; letter-spacing:0.1em;
    text-transform:uppercase; color:var(--brass); margin-bottom:14px; display:block;
  }
  .tp-card{
    background:var(--white); border:1px solid var(--line);
    padding:32px; margin-bottom:2px;
  }
  .tp-lookup{ max-width:640px; margin-bottom:44px; }
  .tp-lookup p.tp-note{ color:var(--steel); font-size:14px; margin-bottom:24px; }
  .tp-field{ margin-bottom:18px; }
  .tp-hint{ font-size:12px; color:var(--steel); margin-top:6px; }
  .tp-field label{
    display:block; font-family:'IBM Plex Mono', monospace; font-size:11px;
    letter-spacing:0.08em; text-transform:uppercase; color:var(--steel); margin-bottom:8px;
  }
  .tp-field select, .tp-field input[type=text], .tp-field input[type=email],
  .tp-field input[type=tel], .tp-field input[type=date], .tp-field input[type=file],
  .tp-field textarea{
    width:100%; padding:12px 14px; font-family:'Inter', sans-serif; font-size:15px;
    color:var(--navy); background:var(--paper); border:1px solid var(--line);
    border-radius:2px; appearance:none;
  }
  .tp-field select:focus, .tp-field input:focus, .tp-field textarea:focus{
    outline:none; border-color:var(--brass);
  }
  .tp-field textarea{ resize:vertical; min-height:96px; }
  .tp-field-row{ display:grid; grid-template-columns:1fr 1fr; gap:18px; }
  .tp-radio-row{ display:flex; gap:24px; margin-bottom:10px; }
  .tp-radio-row label{
    display:flex; align-items:center; gap:8px; font-size:14px; color:var(--navy);
    text-transform:none; letter-spacing:0; font-family:'Inter',sans-serif;
  }
  .tp-check-row{ display:flex; gap:10px; align-items:flex-start; margin:20px 0; }
  .tp-check-row input{ margin-top:4px; }
  .tp-check-row label{ font-size:13px; color:var(--steel); line-height:1.5; }
  .tp-error{
    margin-top:14px; padding:12px 16px; background:rgba(176,60,60,0.08);
    border:1px solid rgba(176,60,60,0.3); color:#8f3030;
    font-size:13px; font-family:'IBM Plex Mono', monospace;
  }
  .tp-success{
    padding:32px; text-align:center; background:rgba(176,141,79,0.08);
    border:1px solid var(--brass); color:var(--navy); font-size:15px;
  }
  .tp-selected-property{
    display:flex; justify-content:space-between; align-items:center; flex-wrap:wrap; gap:12px;
    background:var(--paper-2); border:1px solid var(--line); padding:14px 18px; margin-bottom:28px;
    font-family:'IBM Plex Mono', monospace; font-size:12px; color:var(--steel);
  }
  .tp-selected-property strong{ color:var(--navy); font-family:'Inter',sans-serif; font-size:14px; }
  .tp-selected-property button{
    background:none; border:none; color:var(--brass); cursor:pointer;
    font-family:'IBM Plex Mono', monospace; font-size:11px; text-decoration:underline;
  }
  .tp-choices{
    display:grid; grid-template-columns:repeat(4, 1fr); gap:1px;
    background:var(--line); border:1px solid var(--line); margin-bottom:0;
  }
  .tp-choice{
    display:flex; flex-direction:column; align-items:flex-start; gap:8px;
    padding:20px 18px; text-align:left; cursor:pointer; border:none;
    background:var(--paper-2); font-family:'Inter', sans-serif;
    box-shadow:inset 0 -3px 0 transparent; transition:background .15s ease;
  }
  .tp-choice:hover{ background:var(--white); }
  .tp-choice.active{ background:var(--white); box-shadow:inset 0 -3px 0 var(--brass); }
  .tp-choice-icon{ color:var(--brass); }
  .tp-choice-icon svg{ width:22px; height:22px; display:block; }
  .tp-choice-title{ font-size:14px; font-weight:600; color:var(--navy); }
  .tp-choice-desc{ font-size:12px; color:var(--steel); }
  .tp-panel{ display:none; }
  .tp-panel.active{ display:block; }
  .tp-fee-note{
    display:flex; gap:14px; flex-wrap:wrap; margin-bottom:26px;
  }
  .tp-fee-chip{
    background:var(--paper-2); border:1px solid var(--line); padding:10px 16px;
    font-family:'IBM Plex Mono', monospace; font-size:12px; color:var(--steel);
  }
  .tp-fee-chip strong{ color:var(--navy); }
  .tp-zelle-card{ display:flex; gap:36px; flex-wrap:wrap; align-items:flex-start; }
  .tp-zelle-img{ width:220px; border:1px solid var(--line); background:var(--white); }
  .tp-zelle-pending{
    width:220px; height:280px; border:1px dashed var(--line); display:flex;
    align-items:center; justify-content:center; text-align:center; padding:20px;
    font-family:'IBM Plex Mono', monospace; font-size:12px; color:var(--steel); background:var(--paper-2);
  }
  .tp-zelle-pending[hidden], .tp-zelle-img[hidden]{ display:none; }
  .tp-legal{ font-size:12px; color:var(--steel); line-height:1.6; margin-bottom:22px; }
  .btn-tp{
    display:inline-flex; align-items:center; gap:8px; padding:14px 30px;
    font-size:14px; font-weight:600; border-radius:2px; background:var(--brass);
    color:var(--navy); border:none; cursor:pointer; transition:background .2s ease;
  }
  .btn-tp:hover{ background:var(--brass-light); }
  .btn-tp-outline{
    display:inline-flex; align-items:center; gap:8px; padding:14px 30px;
    font-size:14px; font-weight:600; border-radius:2px; background:none;
    border:1px solid var(--navy); color:var(--navy); cursor:pointer;
  }

  /* ---------- Contact ---------- */
  .contact{ background:var(--navy); color:var(--paper); }
  .contact-inner{ display:flex; justify-content:space-between; align-items:center; flex-wrap:wrap; gap:32px; }
  .contact h2{ font-family:'Fraunces', serif; font-weight:500; font-size:clamp(26px, 3.4vw, 38px); max-width:480px; }
  .contact .btn-primary{ background:var(--brass); color:var(--navy); }
  .contact .btn-primary:hover{ background:var(--brass-light); }
  .contact-links{ display:flex; gap:14px; flex-wrap:wrap; }
  .contact .btn-secondary{ border:1px solid rgba(247,245,241,0.3); color:var(--paper); }
  .contact .btn-secondary:hover{ border-color:var(--brass-light); color:var(--brass-light); }

  footer{ padding:20px 32px; background:var(--navy); border-top:1px solid var(--line-dark); }
  .footer-inner{
    max-width:1140px; margin:0 auto; display:flex; justify-content:space-between; align-items:center;
    flex-wrap:wrap; gap:12px; color:rgba(247,245,241,0.5); font-size:12px; font-family:'IBM Plex Mono', monospace;
  }
  .footer-brand{ display:flex; align-items:center; gap:14px; }
  .footer-logo-chip{
    background:var(--paper); border-radius:4px; padding:6px 10px;
    display:flex; align-items:center;
  }
  .footer-logo{ height:40px; width:auto; display:block; }

  @media (max-width:760px){
    .brand-logo{ height:52px; }
    .nav{ padding:10px 20px; }
    .nav-toggle{ display:flex; }
    .nav-links{
      display:none; position:absolute; top:100%; left:0; right:0;
      flex-direction:column; gap:0; background:var(--white);
      border-bottom:1px solid var(--line); box-shadow:0 12px 24px rgba(14,27,46,0.1);
    }
    .nav-links.open{ display:flex; }
    .nav-links a{ padding:16px 20px; border-bottom:1px solid var(--line); }
    .nav-links a::after{ display:none; }
    .nav-links a.nav-highlight{
      background:var(--brass); color:var(--navy); border-radius:0;
      margin:0; text-align:center;
    }
    .about-grid{ grid-template-columns:1fr; }
    .property-grid{ grid-template-columns:1fr; }
    .hero-stats{ grid-template-columns:repeat(3,1fr); }
    section{ padding:72px 20px; }
    .hero{ padding:80px 20px 0; }
    .tp-field-row{ grid-template-columns:1fr; }
    .tp-zelle-card{ flex-direction:column; }
    .tp-choices{ grid-template-columns:repeat(2, 1fr); }
  }
  @media (prefers-reduced-motion: reduce){
    html{ scroll-behavior:auto; }
    *{ transition:none !important; }
  }