/* Glen Haven Partners — Shared Stylesheet */

:root {
  --navy: #0E2841;          /* primary navy */
  --navy-deep: #07182A;
  --slate: #1f2a44;
  --slate-light: #4a5872;
  --accent: #1E4F7C;        /* lighter steel-navy for hovers/eyebrows */
  --accent-dark: #0E2841;
  --bg: #ffffff;
  --bg-soft: #f5f6f8;
  --bg-section: #f7f9fc;
  --border: #e3e6ec;
  --text: #0E2841;
  --text-muted: #5a647a;
  --max-width: 1200px;
  --shadow-sm: 0 1px 2px rgba(11, 30, 63, 0.06);
  --shadow-md: 0 8px 24px rgba(11, 30, 63, 0.08);
  --radius: 4px;
  --transition: 200ms ease;
}

* { box-sizing: border-box; margin: 0; padding: 0; }

html { scroll-behavior: smooth; }

body {
  font-family: "Inter", -apple-system, BlinkMacSystemFont, "Segoe UI", Roboto, Helvetica, Arial, sans-serif;
  font-size: 16px;
  line-height: 1.6;
  color: var(--text);
  background: var(--bg);
  -webkit-font-smoothing: antialiased;
  -moz-osx-font-smoothing: grayscale;
}

h1, h2, h3, h4 {
  font-family: "Playfair Display", Georgia, "Times New Roman", serif;
  font-weight: 600;
  color: var(--navy);
  line-height: 1.2;
  letter-spacing: -0.01em;
}

h1 { font-size: clamp(2.25rem, 4.5vw, 3.5rem); }
h2 { font-size: clamp(1.75rem, 3vw, 2.5rem); margin-bottom: 1rem; }
h3 { font-size: 1.35rem; margin-bottom: 0.75rem; }
h4 { font-size: 1.1rem; margin-bottom: 0.5rem; }

p { margin-bottom: 1rem; color: var(--text); }

a { color: var(--navy); text-decoration: none; transition: color var(--transition); }
a:hover { color: var(--accent); }

img { max-width: 100%; display: block; }
section img { filter: grayscale(100%); }

.container {
  max-width: var(--max-width);
  margin: 0 auto;
  padding: 0 1.5rem;
}

/* ============ NAV ============ */
.site-nav {
  position: sticky;
  top: 0;
  z-index: 100;
  background: rgba(255, 255, 255, 0.97);
  backdrop-filter: saturate(180%) blur(10px);
  border-bottom: 1px solid var(--border);
}

.nav-inner {
  max-width: var(--max-width);
  margin: 0 auto;
  padding: 1rem 1.5rem;
  display: flex;
  align-items: center;
  justify-content: space-between;
}

.brand {
  display: flex;
  align-items: center;
  gap: 0.65rem;
  font-family: "Playfair Display", Georgia, serif;
  font-size: 1.25rem;
  font-weight: 600;
  color: var(--navy);
  letter-spacing: 0.02em;
}

.brand-mark {
  width: 42px;
  height: 42px;
  object-fit: contain;
  display: block;
  flex-shrink: 0;
}

.nav-links {
  display: flex;
  gap: 2rem;
  list-style: none;
  align-items: center;
}

.nav-links a {
  font-size: 0.92rem;
  font-weight: 500;
  color: var(--slate);
  text-transform: uppercase;
  letter-spacing: 0.06em;
}

.nav-links a:hover,
.nav-links a.active {
  color: var(--accent);
}

.nav-cta {
  background: var(--navy);
  color: #fff !important;
  padding: 0.6rem 1.25rem;
  border-radius: var(--radius);
  text-transform: none !important;
  letter-spacing: 0.02em !important;
  font-weight: 500;
}

.nav-cta:hover { background: var(--accent); color: #fff !important; }

.nav-toggle {
  display: none;
  background: none;
  border: none;
  font-size: 1.5rem;
  cursor: pointer;
  color: var(--navy);
}

/* ============ HERO ============ */
.hero {
  position: relative;
  min-height: 88vh;
  display: flex;
  align-items: center;
  color: #fff;
  isolation: isolate;
  overflow: hidden;
}
.hero::before {
  content: "";
  position: absolute;
  inset: 0;
  background:
    linear-gradient(135deg, rgba(7, 24, 42, 0.78), rgba(14, 40, 65, 0.55)),
    url("https://images.unsplash.com/photo-1565793298595-6a879b1d9492?auto=format&fit=crop&w=1920&q=80") center/cover no-repeat;
  filter: grayscale(100%);
  z-index: -1;
}

.hero-inner {
  max-width: var(--max-width);
  margin: 0 auto;
  padding: 6rem 1.5rem;
  width: 100%;
}

.hero-eyebrow {
  display: inline-block;
  font-size: 0.85rem;
  font-weight: 500;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--accent);
  margin-bottom: 1.25rem;
  padding-left: 3rem;
  position: relative;
}

.hero-eyebrow::before {
  content: "";
  position: absolute;
  left: 0;
  top: 50%;
  width: 2.25rem;
  height: 1px;
  background: var(--accent);
}

.hero h1 {
  color: #fff;
  max-width: 850px;
  margin-bottom: 1.5rem;
}

.hero-sub {
  font-size: 1.15rem;
  max-width: 620px;
  color: rgba(255, 255, 255, 0.85);
  margin-bottom: 2.5rem;
}

.hero-actions {
  display: flex;
  gap: 1rem;
  flex-wrap: wrap;
}

/* ============ BUTTONS ============ */
.btn {
  display: inline-block;
  padding: 0.85rem 1.75rem;
  font-size: 0.95rem;
  font-weight: 500;
  letter-spacing: 0.02em;
  border-radius: var(--radius);
  border: 1px solid transparent;
  cursor: pointer;
  transition: all var(--transition);
  text-align: center;
}

.btn-primary {
  background: var(--accent);
  color: #fff;
}
.btn-primary:hover { background: var(--accent-dark); color: #fff; }

.btn-outline {
  background: transparent;
  color: #fff;
  border-color: rgba(255, 255, 255, 0.4);
}
.btn-outline:hover { background: #fff; color: var(--navy); border-color: #fff; }

.btn-dark {
  background: var(--navy);
  color: #fff;
}
.btn-dark:hover { background: var(--accent); color: #fff; }

/* ============ SECTIONS ============ */
section { padding: 7rem 0; }
.section-tight { padding: 4rem 0; }
.section-soft { background: var(--bg-section); }
.section-dark { background: var(--navy); color: rgba(255, 255, 255, 0.88); }
.section-dark h2, .section-dark h3 { color: #fff; }

/* Minimal layout helpers */
.prose-narrow {
  max-width: 720px;
  margin: 0 auto;
}
.rule {
  width: 60px;
  height: 1px;
  background: var(--accent);
  margin: 2rem auto;
  border: 0;
}
.rule-left {
  width: 60px;
  height: 1px;
  background: var(--accent);
  margin: 0 0 1.5rem 0;
  border: 0;
}
.lede {
  font-size: 1.2rem;
  line-height: 1.7;
  color: var(--text);
}
@media (max-width: 700px) {
  .lede { font-size: 1.05rem; }
  section { padding: 5rem 0; }
}

.section-eyebrow {
  font-size: 0.8rem;
  font-weight: 600;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--accent);
  margin-bottom: 0.75rem;
}

.section-header {
  max-width: 720px;
  margin: 0 auto 3rem;
  text-align: center;
}

.section-header p {
  color: var(--text-muted);
  font-size: 1.05rem;
}

/* ============ STATS ============ */
.stats {
  display: grid;
  grid-template-columns: repeat(auto-fit, minmax(180px, 1fr));
  gap: 2rem;
}

.stat {
  text-align: center;
  padding: 1.5rem 1rem;
  border-left: 1px solid rgba(255, 255, 255, 0.15);
}
.stat:first-child { border-left: none; }

.stat-number {
  font-family: "Playfair Display", Georgia, serif;
  font-size: 3rem;
  color: var(--accent);
  line-height: 1;
  margin-bottom: 0.5rem;
  font-weight: 600;
}

.stat-label {
  font-size: 0.85rem;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  color: rgba(255, 255, 255, 0.75);
}

/* ============ FEATURE GRID ============ */
.grid-3 {
  display: grid;
  grid-template-columns: repeat(auto-fit, minmax(280px, 1fr));
  gap: 2rem;
}

.feature-card {
  background: #fff;
  padding: 2.5rem 2rem;
  border: 1px solid var(--border);
  border-radius: var(--radius);
  transition: all var(--transition);
}

.feature-card:hover {
  transform: translateY(-4px);
  box-shadow: var(--shadow-md);
  border-color: var(--accent);
}

.feature-icon {
  width: 48px;
  height: 48px;
  display: flex;
  align-items: center;
  justify-content: center;
  background: var(--bg-section);
  color: var(--accent);
  border-radius: 4px;
  margin-bottom: 1.25rem;
  font-size: 1.5rem;
}

.feature-card h3 { color: var(--navy); }
.feature-card p { color: var(--text-muted); margin-bottom: 0; font-size: 0.95rem; }

/* ============ TWO-COL ============ */
.two-col {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 4rem;
  align-items: center;
}

.two-col img {
  border-radius: var(--radius);
  box-shadow: var(--shadow-md);
}

@media (max-width: 768px) {
  .two-col { grid-template-columns: 1fr; gap: 2rem; }
}

/* ============ TEAM ============ */
.team-grid {
  display: grid;
  grid-template-columns: repeat(auto-fit, minmax(250px, 1fr));
  gap: 2rem;
}

.team-card {
  text-align: center;
}

.team-photo {
  width: 100%;
  aspect-ratio: 1 / 1;
  background: linear-gradient(135deg, var(--slate), var(--navy));
  margin-bottom: 1.25rem;
  display: flex;
  align-items: center;
  justify-content: center;
  color: var(--accent);
  font-family: "Playfair Display", serif;
  font-size: 3rem;
  border-radius: 2px;
  overflow: hidden;
}

.team-card h4 { font-family: "Inter", sans-serif; font-size: 1.1rem; margin-bottom: 0.25rem; color: var(--navy); }
.team-role { color: var(--accent); font-size: 0.85rem; letter-spacing: 0.1em; text-transform: uppercase; margin-bottom: 0.75rem; }
.team-bio { color: var(--text-muted); font-size: 0.92rem; }

/* ============ CTA BAND ============ */
.cta-band {
  background: var(--navy);
  color: #fff;
  text-align: center;
  padding: 4rem 1.5rem;
}
.cta-band h2 { color: #fff; }
.cta-band p { color: rgba(255, 255, 255, 0.8); max-width: 580px; margin: 0 auto 1.75rem; }

/* ============ FORMS ============ */
.form-grid {
  display: grid;
  gap: 1.25rem;
  max-width: 640px;
  margin: 0 auto;
}

.form-row {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 1rem;
}

@media (max-width: 600px) {
  .form-row { grid-template-columns: 1fr; }
}

.form-group label {
  display: block;
  font-size: 0.85rem;
  letter-spacing: 0.05em;
  text-transform: uppercase;
  color: var(--slate);
  margin-bottom: 0.4rem;
  font-weight: 500;
}

.form-group input,
.form-group select,
.form-group textarea {
  width: 100%;
  padding: 0.85rem 1rem;
  border: 1px solid var(--border);
  border-radius: var(--radius);
  font-size: 1rem;
  font-family: inherit;
  background: #fff;
  color: var(--text);
  transition: border-color var(--transition);
}

.form-group input:focus,
.form-group select:focus,
.form-group textarea:focus {
  outline: none;
  border-color: var(--navy);
  box-shadow: 0 0 0 3px rgba(14, 40, 65, 0.12);
}

/* ============ PROPERTY CARDS ============ */
.property-grid {
  display: grid;
  grid-template-columns: repeat(auto-fit, minmax(320px, 1fr));
  gap: 2rem;
}

.property-card {
  background: #fff;
  border: 1px solid var(--border);
  border-radius: var(--radius);
  overflow: hidden;
  transition: all var(--transition);
}

.property-card:hover {
  transform: translateY(-4px);
  box-shadow: var(--shadow-md);
}

.property-image {
  width: 100%;
  aspect-ratio: 16 / 9;
  background: linear-gradient(135deg, var(--slate), var(--navy));
  background-size: cover;
  background-position: center;
  position: relative;
}

.property-status {
  position: absolute;
  top: 1rem;
  right: 1rem;
  background: var(--accent);
  color: #fff;
  padding: 0.35rem 0.85rem;
  font-size: 0.72rem;
  font-weight: 600;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  border-radius: 2px;
}

.property-body {
  padding: 1.75rem;
}

.property-name {
  font-family: "Playfair Display", Georgia, serif;
  font-size: 1.35rem;
  color: var(--navy);
  margin-bottom: 0.25rem;
  font-weight: 600;
}

.property-submarket {
  font-size: 0.82rem;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  color: var(--accent);
  margin-bottom: 1rem;
}

.property-stats {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 0.75rem 1.5rem;
  padding-top: 1rem;
  border-top: 1px solid var(--border);
}

.property-stat .label {
  display: block;
  font-size: 0.7rem;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  color: var(--text-muted);
  margin-bottom: 0.15rem;
}

.property-stat .value {
  font-size: 0.95rem;
  font-weight: 600;
  color: var(--navy);
}

/* ============ BUY BOX TABLE ============ */
.criteria-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 0;
  background: #fff;
  border: 1px solid var(--border);
  border-radius: var(--radius);
  overflow: hidden;
}

@media (max-width: 720px) {
  .criteria-grid { grid-template-columns: 1fr; }
}

.criteria-col h3 {
  background: var(--navy);
  color: #fff;
  padding: 1rem 1.5rem;
  font-family: "Inter", sans-serif;
  font-size: 0.85rem;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  font-weight: 600;
  margin: 0;
}

.criteria-col .row {
  display: grid;
  grid-template-columns: 0.9fr 1.1fr;
  padding: 0.85rem 1.5rem;
  border-bottom: 1px solid var(--border);
  font-size: 0.95rem;
}

.criteria-col .row:last-child { border-bottom: none; }
.criteria-col .row .key { font-weight: 600; color: var(--navy); }
.criteria-col .row .val { color: var(--text-muted); }

.form-group textarea { resize: vertical; min-height: 120px; }

/* ============ CONTACT INFO ============ */
.contact-grid {
  display: grid;
  grid-template-columns: 1fr 1.5fr;
  gap: 4rem;
}
@media (max-width: 768px) {
  .contact-grid { grid-template-columns: 1fr; gap: 2.5rem; }
}

.contact-info-block {
  margin-bottom: 1.75rem;
}
.contact-info-block .label {
  font-size: 0.78rem;
  letter-spacing: 0.15em;
  text-transform: uppercase;
  color: var(--accent);
  font-weight: 600;
  margin-bottom: 0.4rem;
}
.contact-info-block .value {
  font-size: 1.05rem;
  color: var(--navy);
}

/* ============ INVESTOR PORTAL ============ */
.portal-hero {
  background: linear-gradient(135deg, var(--navy-deep), var(--navy));
  color: #fff;
  padding: 5rem 1.5rem 4rem;
  text-align: center;
}
.portal-hero h1 { color: #fff; max-width: 760px; margin: 0 auto 1rem; }
.portal-hero p { color: rgba(255, 255, 255, 0.8); max-width: 620px; margin: 0 auto; }

.portal-cards {
  display: grid;
  grid-template-columns: repeat(auto-fit, minmax(280px, 1fr));
  gap: 2rem;
  margin-bottom: 3rem;
}

.portal-card {
  background: #fff;
  border: 1px solid var(--border);
  border-top: 3px solid var(--accent);
  padding: 2.5rem 2rem;
  border-radius: var(--radius);
}

.access-form {
  background: #fff;
  border: 1px solid var(--border);
  padding: 3rem;
  border-radius: var(--radius);
  max-width: 720px;
  margin: 0 auto;
  box-shadow: var(--shadow-sm);
}

@media (max-width: 600px) { .access-form { padding: 2rem 1.5rem; } }

/* ============ FOOTER ============ */
.site-footer {
  background: var(--navy-deep);
  color: rgba(255, 255, 255, 0.7);
  padding: 4rem 0 2rem;
}

.footer-grid {
  display: grid;
  grid-template-columns: 1.5fr 1fr 1fr 1fr;
  gap: 3rem;
  margin-bottom: 3rem;
}

@media (max-width: 768px) {
  .footer-grid { grid-template-columns: 1fr 1fr; gap: 2rem; }
}

.footer-brand {
  font-family: "Playfair Display", serif;
  font-size: 1.35rem;
  color: #fff;
  margin-bottom: 1rem;
}

.site-footer p { color: rgba(255, 255, 255, 0.6); font-size: 0.92rem; }

.footer-grid h4 {
  color: #fff;
  font-family: "Inter", sans-serif;
  font-size: 0.85rem;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  margin-bottom: 1rem;
}

.footer-grid ul { list-style: none; }
.footer-grid li { margin-bottom: 0.6rem; }
.footer-grid a { color: rgba(255, 255, 255, 0.7); font-size: 0.95rem; }
.footer-grid a:hover { color: var(--accent); }

.footer-bottom {
  border-top: 1px solid rgba(255, 255, 255, 0.1);
  padding-top: 2rem;
  display: flex;
  justify-content: space-between;
  align-items: center;
  flex-wrap: wrap;
  gap: 1rem;
  font-size: 0.85rem;
}

/* ============ RESPONSIVE NAV ============ */
@media (max-width: 820px) {
  .site-nav { position: sticky; top: 0; }
  .nav-inner { position: relative; }
  .nav-toggle {
    display: block;
    padding: 0.5rem;
    margin: -0.5rem -0.5rem -0.5rem 0;
    z-index: 102;
  }
  .nav-links {
    display: none;
    position: absolute;
    top: calc(100% + 0px);
    left: 0;
    right: 0;
    background: #ffffff;
    flex-direction: column;
    align-items: stretch;
    padding: 1.25rem 1.5rem;
    border-top: 1px solid var(--border);
    border-bottom: 1px solid var(--border);
    box-shadow: 0 12px 24px rgba(14, 40, 65, 0.10);
    gap: 1rem;
    z-index: 101;
    list-style: none;
  }
  .nav-links.open { display: flex; }
  .nav-links li { width: 100%; }
  .nav-links a {
    display: block;
    font-size: 1rem;
    padding: 0.4rem 0;
    width: 100%;
  }
  .nav-cta {
    display: inline-block !important;
    width: auto !important;
    align-self: flex-start;
    padding: 0.7rem 1.25rem;
  }
}

/* ============ INSIGHTS ============ */
.insights-list {
  max-width: 800px;
  margin: 0 auto;
  display: grid;
  gap: 0;
}

.insight-row {
  display: block;
  padding: 2.5rem 0;
  border-bottom: 1px solid var(--border);
  text-decoration: none;
  color: inherit;
  transition: padding-left var(--transition);
}

.insight-row:hover {
  padding-left: 0.75rem;
  color: inherit;
}

.insight-row:hover h3 { color: var(--accent); }

.insight-row:first-child { padding-top: 0; }
.insight-row:last-child { border-bottom: none; }

.insight-meta {
  display: flex;
  align-items: center;
  gap: 1rem;
  font-size: 0.78rem;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  color: var(--text-muted);
  margin-bottom: 0.75rem;
}

.scope-chip {
  display: inline-block;
  padding: 0.25rem 0.75rem;
  background: var(--navy);
  color: #fff;
  font-size: 0.7rem;
  font-weight: 600;
  letter-spacing: 0.12em;
  border-radius: 2px;
}

.scope-chip.scope-national { background: var(--navy); }
.scope-chip.scope-region { background: #2c5277; }
.scope-chip.scope-state { background: #3a6694; }
.scope-chip.scope-local { background: var(--accent); }

.insight-row h3 {
  font-size: 1.45rem;
  margin-bottom: 0.5rem;
  transition: color var(--transition);
}

.insight-row p {
  color: var(--text-muted);
  font-size: 0.98rem;
  margin-bottom: 0;
  max-width: 720px;
}

/* Single article */
.article-page {
  max-width: 720px;
  margin: 0 auto;
  padding: 0 1.5rem;
}

.article-header {
  padding: 5rem 0 2.5rem;
  border-bottom: 1px solid var(--border);
  margin-bottom: 3rem;
}

.article-header h1 {
  font-size: clamp(2rem, 4vw, 2.85rem);
  margin: 1rem 0 1.25rem;
}

.article-deck {
  font-size: 1.15rem;
  color: var(--text-muted);
  line-height: 1.6;
}

.article-body {
  font-size: 1.05rem;
  line-height: 1.8;
  padding-bottom: 5rem;
}

.article-body p {
  margin-bottom: 1.5rem;
}

.article-body h2 {
  font-size: 1.5rem;
  margin: 2.5rem 0 1rem;
}

.article-body blockquote {
  border-left: 3px solid var(--accent);
  padding: 0.5rem 0 0.5rem 1.5rem;
  margin: 2rem 0;
  font-style: italic;
  color: var(--slate);
  font-size: 1.1rem;
}

.article-footer {
  border-top: 1px solid var(--border);
  padding: 2rem 0 4rem;
  display: flex;
  justify-content: space-between;
  align-items: center;
  font-size: 0.9rem;
}

.article-footer a { color: var(--accent); font-weight: 600; }

.article-disclaimer {
  font-size: 0.78rem;
  color: var(--text-muted);
  font-style: italic;
  background: var(--bg-section);
  padding: 1rem 1.25rem;
  border-radius: 2px;
  margin-top: 2.5rem;
  line-height: 1.5;
}

/* ============ FOUNDER GRID (About) ============ */
.founder-grid {
  display: grid;
  grid-template-columns: 160px 1fr;
  gap: 2.5rem;
  align-items: start;
  margin-top: 2rem;
}

/* ============ MOBILE TUNING ============ */
@media (max-width: 768px) {
  .founder-grid {
    grid-template-columns: 1fr;
    gap: 1.5rem;
    max-width: 380px;
    margin-left: auto;
    margin-right: auto;
  }
  .founder-grid .team-photo,
  .founder-grid > div:first-child img {
    max-width: 160px;
    margin: 0 auto;
  }
}

@media (max-width: 700px) {
  .hero {
    min-height: 70vh;
  }
  .hero-inner {
    padding: 4rem 1.25rem;
  }
  .hero-sub {
    font-size: 1rem;
    margin-bottom: 1.75rem;
  }
  .hero-eyebrow {
    font-size: 0.78rem;
    padding-left: 2.5rem;
  }
  .hero-eyebrow::before {
    width: 1.75rem;
  }
  .lede {
    font-size: 1.02rem;
    line-height: 1.65;
  }
  .container {
    padding: 0 1.25rem;
  }
  .nav-inner {
    padding: 0.85rem 1.25rem;
  }
  .brand {
    font-size: 1.05rem;
    gap: 0.5rem;
  }
  .brand-mark {
    width: 36px;
    height: 36px;
  }
}

@media (max-width: 500px) {
  section {
    padding: 3.5rem 0;
  }
  .section-tight {
    padding: 2.5rem 0;
  }
  h1 {
    font-size: clamp(1.75rem, 7vw, 2.5rem);
  }
  h2 {
    font-size: clamp(1.45rem, 5.5vw, 2rem);
  }
  .article-header {
    padding: 3rem 0 2rem;
  }
  .article-header h1 {
    font-size: clamp(1.6rem, 7vw, 2.2rem);
  }
  .article-body {
    font-size: