/* ============================================================
   REDBUD MEDICAL PROPERTIES — STYLES
   Editorial, institutional, restrained. Whitespace does the work.
   Burgundy typography on warm cream. Hairline rules. Calm hierarchy.
   ============================================================ */

/* ----- Fonts ----- */

@font-face {
  font-family: 'Tiempos Headline';
  src: url('assets/TiemposHeadline-Regular.ttf') format('truetype');
  font-weight: 400;
  font-style: normal;
  font-display: swap;
}

@font-face {
  font-family: 'Geist Local';
  src: url('assets/Geist-VariableFont_wght.ttf') format('truetype-variations');
  font-weight: 300 700;
  font-style: normal;
  font-display: swap;
}

/* ----- Tokens ----- */

:root {
  /* Primary anchors */
  --root: #641519;
  --petal-white: #EFEDE1;
  /* Accent — used sparingly */
  --petal-red: #F4353D;                  /* rgb(244, 53, 61) */

  /* Typography colors — body lives in Redbud Root Red */
  --text: #641519;                       /* Geist Regular body in Root Red */
  --text-muted: #641519;                 /* same Root Red — hierarchy comes from type, not opacity */

  /* Rule lines — soft Root, architectural rather than branded */
  --rule: rgba(100, 21, 25, 0.15);

  /* Petal Red is reserved for section eyebrows (.label) only.
     All other Geist Mono details live in muted Root for restraint. */
  --mono: var(--petal-red);                /* eyebrow accent */
  --mono-quiet: rgba(100, 21, 25, 0.55);   /* muted Root for small details */

  /* Type stacks */
  --font-display: 'Tiempos Headline', 'Playfair Display', Georgia, serif;
  --font-body:    'Geist', 'Geist Local', -apple-system, BlinkMacSystemFont, 'Segoe UI', sans-serif;
  --font-mono:    'Geist Mono', ui-monospace, SFMono-Regular, Menlo, monospace;

  /* Geometry — gutter cascades down through breakpoints */
  --max: 1280px;                /* content cap; large viewports get extra margin around it */
  --gutter: 120px;              /* large desktop ≥ 1440px */
  --section-py: 160px;          /* calmer, more premium section rhythm */
  --nav-h: 96px;                /* 50% taller to fit the bigger logo and links */
}

/* ----- Reset ----- */

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

html,
body {
  margin: 0;
  padding: 0;
}

body {
  background: var(--petal-white);
  color: var(--text);
  font-family: var(--font-body);
  font-weight: 400;          /* Geist Regular — body */
  font-size: 17px;           /* 1x baseline */
  line-height: 1.55;         /* a touch more breathing for editorial body */
  letter-spacing: 0;
  -webkit-font-smoothing: antialiased;
  -moz-osx-font-smoothing: grayscale;
  text-align: left;          /* Justified Left throughout */
  font-feature-settings: "kern" 1, "liga" 1, "calt" 1;
  font-variant-numeric: oldstyle-nums;     /* book figures in inline text */
  text-rendering: optimizeLegibility;
}

/* ----- Selection ----- */
::selection {
  background: rgba(244, 53, 61, 0.18);
  color: var(--root);
}

/* ----- Focus (keyboard only) ----- */
:focus { outline: 0; }
:focus-visible {
  outline: 2px solid var(--mono);
  outline-offset: 4px;
}

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

a {
  color: var(--mono);           /* all links live in Petal Red */
  text-decoration: none;
}

button {
  font: inherit;
  cursor: pointer;
}

/* ----- Type system -----
   1. Headline    — Tiempos Headline Regular            (4x)
   2. Sub Header  — Geist Medium                        (2x)
   3. Body        — Geist Regular                       (1x)
   4. Detail      — Geist Mono Medium, ALL CAPS, +75
*/

h1, h2, h3, h4 {
  margin: 0;
  color: var(--root);
  letter-spacing: 0;
}

/* Headline — Tiempos. The single hero moment per page. */
h1 {
  font-family: var(--font-display);
  font-weight: 400;
  font-size: clamp(44px, 5.2vw, 72px);   /* commanding top of the scale */
  line-height: 1.03;                     /* tighter at display sizes */
  letter-spacing: -0.018em;              /* set tight for institutional gravity */
}

/* Sub Header — Geist Medium, 2x body. Section heads. */
h2 {
  font-family: var(--font-body);
  font-weight: 500;
  font-size: clamp(22px, 2.4vw, 30px);
  line-height: 1.18;
  letter-spacing: 0;
}

/* Smaller Sub Header — component / card titles */
h3 {
  font-family: var(--font-body);
  font-weight: 500;
  font-size: 18px;
  line-height: 1.3;
  letter-spacing: 0;
}

/* Body */
p {
  margin: 0 0 1.1em;
  color: var(--text);
}

.muted {
  color: var(--text-muted);
}

/* Detail — Geist Mono Medium, all caps. Muted to Root for editorial calm;
   Petal Red is now reserved for the section-num marker that sits above it
   on numbered sections, plus a few specific link/accent moments. */
.label {
  font-family: var(--font-mono);
  font-weight: 500;
  font-size: 11px;
  letter-spacing: 0.06em;
  text-transform: uppercase;
  color: var(--root);
  display: block;
  margin-bottom: 44px;       /* stronger eyebrow → headline separation */
  line-height: 1.3;
}

/* Small numeric marker that sits above a section eyebrow.
   Carries the one Petal Red accent moment for that section. */
.section-num {
  display: block;
  font-family: var(--font-mono);
  font-weight: 500;
  font-size: 11px;
  letter-spacing: 0.06em;
  color: var(--mono);
  margin-bottom: 8px;
  line-height: 1;
}

.mono {
  font-family: var(--font-mono);
  font-weight: 500;
  font-size: 12px;
  letter-spacing: 0.05em;
  color: var(--mono);
}

/* Display override — Tiempos for proper-noun moments inside h2/h3 */
.display {
  font-family: var(--font-display) !important;
  font-weight: 400 !important;
  letter-spacing: -0.005em !important;
}

/* ----- Layout primitives ----- */

.wrap {
  width: 100%;                /* prevents flex containers from shrinking the wrap to content width */
  max-width: var(--max);
  margin: 0 auto;
  padding: 0 var(--gutter);
}

.section {
  padding: var(--section-py) 0;
  border-top: 1px solid var(--rule);
}

.section--first {
  border-top: 0;
  padding-top: calc(var(--nav-h) + 88px);    /* nav clearance + breathing room */
}

/* Rail layout — asymmetric label-rail (left) + body column (right).
   For text-heavy sections. Creates editorial rhythm against stacked sections. */
.section--rail .wrap {
  display: grid;
  grid-template-columns: 1fr 2fr;
  gap: 80px;
  align-items: start;
}

.section--rail .section__rail {
  position: relative;
}

.section--rail .section__rail .label {
  margin-bottom: 0;           /* no label-to-headline gap; content is in the other column */
}

.section--rail .section__body > :first-child {
  margin-top: 0;
}

.section--rail .section__body .lede {
  margin-bottom: 32px;        /* tighter — body content follows immediately */
}

/* Editorial two-column — label/headline rail + content column */
.grid-2 {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 120px;
}

.grid-2--narrow {
  grid-template-columns: 1fr 1.8fr;     /* asymmetric, rail-feel */
  gap: 120px;
}

/* ----- Nav ----- */

.nav {
  position: fixed;
  top: 0;
  left: 0;
  right: 0;
  height: var(--nav-h);
  z-index: 100;
  display: flex;
  align-items: center;
  background: transparent;
  transition: background-color 200ms ease, backdrop-filter 200ms ease, border-color 200ms ease;
  border-bottom: 1px solid transparent;
}

.nav.is-scrolled {
  background: var(--petal-white);          /* opaque, no blur — institutional */
  border-bottom-color: var(--rule);
}

.nav__inner {
  width: 100%;
  max-width: var(--max);
  margin: 0 auto;
  padding: 0 var(--gutter);
  display: flex;
  align-items: center;
  justify-content: space-between;
}

.nav__logo img {
  height: 45px;                 /* 50% larger logomark */
  width: auto;
}

/* Hamburger toggle button — three thin Petal Red lines, animates to an X */
.nav__toggle {
  background: transparent;
  border: 0;
  padding: 0;
  margin: 0;
  cursor: pointer;
  width: 32px;
  height: 24px;
  display: flex;
  flex-direction: column;
  justify-content: space-between;
  align-items: stretch;
  position: relative;
  z-index: 110;                           /* stays clickable above the overlay */
}

.nav__toggle-line {
  display: block;
  height: 2px;
  background: var(--mono);
  transform-origin: center;
  transition: transform 250ms ease, opacity 180ms ease;
}

.nav__toggle.is-open .nav__toggle-line:nth-child(1) {
  transform: translateY(11px) rotate(45deg);
}

.nav__toggle.is-open .nav__toggle-line:nth-child(2) {
  opacity: 0;
}

.nav__toggle.is-open .nav__toggle-line:nth-child(3) {
  transform: translateY(-11px) rotate(-45deg);
}

/* Full-screen overlay — petal-white field with Tiempos display links */
.nav__overlay {
  position: fixed;
  inset: 0;
  background: var(--petal-white);
  z-index: 99;                            /* below the nav (100), above content */
  opacity: 0;
  visibility: hidden;
  transition: opacity 240ms ease, visibility 240ms ease;
  display: flex;
  align-items: center;
  padding-top: var(--nav-h);
}

.nav__overlay.is-open {
  opacity: 1;
  visibility: visible;
}

.nav__overlay-inner {
  width: 100%;
  max-width: var(--max);
  margin: 0 auto;
  padding: 0 var(--gutter);
}

.nav__links {
  display: flex;
  flex-direction: column;
  gap: 24px;
  align-items: flex-start;
}

.nav__link {
  font-family: var(--font-display);
  font-weight: 400;
  font-size: clamp(40px, 6vw, 64px);
  line-height: 1.04;
  letter-spacing: -0.012em;
  text-transform: none;
  color: var(--mono);
  padding: 0;
  border-bottom: 1px solid transparent;
  transition: border-color 150ms ease;
}

.nav__link:hover {
  border-bottom-color: var(--mono);
}

.nav__link.is-active {
  border-bottom-color: var(--mono);
}

/* Lock background scroll while the overlay is open */
body.menu-open {
  overflow: hidden;
}

/* ----- Hero (index) ----- */

.hero {
  min-height: 100vh;
  padding-top: calc(var(--nav-h) + 140px);
  padding-bottom: 160px;
  display: flex;
  align-items: center;
}

.hero__inner {
  max-width: 880px;
}

.hero h1 {
  margin-bottom: 56px;
}

.hero__body {
  font-size: 19px;
  line-height: 1.5;
  color: var(--text-muted);
  max-width: 680px;
}

.hero__body p {
  margin: 0 0 1em;
}

.hero__body p:last-child {
  margin-bottom: 0;
}

/* Hero foot anchor — small caps line that grounds the hero in a place and a
   field. Hairline above sets it apart as a foot, not a continuation. */
.hero__anchor {
  margin-top: 96px;
  padding-top: 32px;
  border-top: 1px solid var(--rule);
  max-width: 680px;
  font-family: var(--font-mono);
  font-weight: 500;
  font-size: 11px;
  letter-spacing: 0.06em;
  text-transform: uppercase;
  color: var(--mono-quiet);
}

.hero__anchor .footer__sep {
  margin: 0 10px;
  opacity: 0.5;
}

/* ----- Lede paragraph -----
   A larger intro paragraph that introduces a section without a Tiempos h2.
   Sits between the eyebrow label and the section body / grid below.
   Slightly tighter leading than body — set in type, not just running. */
.lede {
  font-size: 19px;
  line-height: 1.45;
  color: var(--text);
  max-width: 680px;
  margin: 0 0 64px;
}

.lede + .principles {
  margin-top: 16px;
}

/* ----- Page header (non-hero pages) -----
   Mirrors the home hero: full viewport landing block with the same
   padding, content widths, and headline-to-subhead rhythm. */

.page-header {
  min-height: 100vh;
  padding-top: calc(var(--nav-h) + 140px);
  padding-bottom: 160px;
  display: flex;
  align-items: center;
}

.page-header .wrap {
  width: 100%;
}

.page-header h1 {
  max-width: 880px;
}

/* Only add gap when a subhead actually follows the headline */
.page-header h1 + .subhead {
  margin-top: 48px;
}

.page-header .subhead {
  font-size: 19px;
  line-height: 1.5;
  color: var(--text-muted);
  max-width: 680px;
  margin-top: 0;
}

/* ----- Section-head spacing helper -----
   When a label + h2 sit stacked at the top of a section, the h2 should
   have generous air before the content grid below. Applied via attribute
   selector so it works without HTML changes. */

.section .wrap > h2 {
  max-width: 880px;
  margin-bottom: 112px;        /* calmer rhythm between section head and content */
}

/* ----- Investment Principles ----- */

.principles {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 72px 56px;              /* generous row gap, regular column gap */
  margin-top: 24px;
}

/* Per-column hairlines removed — whitespace and h3 weight do the work.
   Reduces horizontal-rule noise in the grid. */
.principle {
  padding-top: 0;
  border-top: 0;
}

.principle h3 {
  margin-bottom: 24px;
  font-size: 18px;
  /* inherits Geist Medium from h3 */
}

.principle p {
  color: var(--text-muted);
  font-size: 15px;
  line-height: 1.5;
  margin: 0;
}

/* ----- Approach list (about) ----- */

.approach-list {
  display: grid;
  grid-template-columns: 1fr;
  gap: 80px;
  margin-top: 16px;
}

.approach-item {
  padding-top: 40px;
  border-top: 1px solid var(--rule);
  display: grid;
  grid-template-columns: 88px 1fr;
  gap: 56px;
}

.approach-item__num {
  font-family: var(--font-mono);
  font-weight: 500;
  font-size: 11px;
  letter-spacing: 0.075em;
  color: var(--mono-quiet);
  padding-top: 8px;
}

.approach-item h3 {
  margin-bottom: 18px;
  font-size: 22px;
  line-height: 1.25;
}

.approach-item p {
  color: var(--text-muted);
  margin: 0;
  max-width: 640px;
}

/* ----- Property card (index teaser) -----
   No box. Single top hairline. Whitespace and Tiempos display name
   carry the weight. */

.property-card {
  border: 0;
  padding: 36px 0 0 0;          /* more air above the card content */
  background: transparent;
  border-top: 1px solid var(--rule);
}

.property-card .label {
  margin-bottom: 24px;
}

.property-card h3 {
  font-family: var(--font-display);
  font-weight: 400;
  font-size: 28px;
  line-height: 1.1;
  letter-spacing: -0.005em;
  margin-bottom: 20px;
  color: var(--root);
}

.property-card__meta {
  font-family: var(--font-mono);
  font-weight: 500;
  font-size: 11px;
  letter-spacing: 0.075em;
  text-transform: uppercase;
  color: var(--mono-quiet);
  margin-bottom: 28px;
  display: flex;
  flex-direction: column;
  gap: 6px;
}

.property-card__desc {
  font-size: 15px;
  line-height: 1.5;
  color: var(--text-muted);
  margin: 0;
  max-width: 460px;
}

/* ----- Property feature (portfolio) -----
   Layout: photo on top, then a two-column body — narrative on the left,
   data stats stacked on the right. Centered, contained, editorial. */

.property-feature {
  max-width: 1080px;
  margin: 0 auto;
  display: grid;
  grid-template-columns: 1fr;
  gap: 72px;
}

.property-feature__image {
  width: 100%;
  aspect-ratio: 2 / 1;
  background: rgba(100, 21, 25, 0.04);     /* near-invisible placeholder; the photo carries it */
  overflow: hidden;
  display: flex;
  align-items: center;
  justify-content: center;
  position: relative;
}

.property-feature__image img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  display: block;
}

.property-feature__body {
  display: grid;
  grid-template-columns: 1.7fr 1fr;
  gap: 96px;
  align-items: start;
}

/* Property name — Tiempos display, overrides default h2 (Geist Medium) */
.property-feature__head h2 {
  font-family: var(--font-display);
  font-weight: 400;
  font-size: clamp(32px, 3.4vw, 44px);
  line-height: 1.05;
  letter-spacing: -0.005em;
  margin: 0 0 18px;
  color: var(--root);
}

/* Address — Geist Regular body, Root Red */
.property-feature__address {
  font-family: var(--font-body);
  font-weight: 400;
  font-size: 15px;
  line-height: 1.4;
  color: var(--text);
  margin: 0 0 20px;
}

/* Category label sits between address and body copy; relies on .label */
.property-feature__head .label {
  margin-bottom: 32px;
}

.property-feature__desc {
  font-size: 15px;                          /* aligned to site small-body scale */
  line-height: 1.5;
  color: var(--text);
  margin: 0;
  max-width: 560px;
}

/* Fact-sheet pattern — key/value pairs with hairline rules between rows.
   Editorial fact sheet aesthetic; replaces the KPI / stat-block aesthetic. */
.property-feature__facts {
  margin: 0;
  padding: 6px 0 0;
  display: grid;
  gap: 0;
}

.fact {
  display: grid;
  grid-template-columns: auto 1fr;
  align-items: baseline;
  gap: 24px;
  padding: 18px 0;
  border-bottom: 1px solid var(--rule);
}

.fact:first-child {
  border-top: 1px solid var(--rule);
}

.fact__key {
  font-family: var(--font-mono);
  font-weight: 500;
  font-size: 10px;
  letter-spacing: 0.075em;
  text-transform: uppercase;
  color: var(--mono-quiet);
  margin: 0;
}

.fact__val {
  font-family: var(--font-display);
  font-weight: 400;
  font-size: 20px;
  line-height: 1.05;
  letter-spacing: -0.005em;
  color: var(--root);
  margin: 0;
  text-align: right;
  font-variant-numeric: tabular-nums;
}

/* ----- Acquisition criteria ----- */

.criteria {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 120px;
}

.criteria h3 {
  font-size: 18px;
  margin-bottom: 32px;
  padding-bottom: 20px;
  border-bottom: 1px solid var(--rule);
  color: var(--root);
}

.criteria ul {
  list-style: none;
  padding: 0;
  margin: 0;
  display: grid;
  gap: 20px;
}

.criteria li {
  font-size: 15px;
  line-height: 1.5;
  color: var(--text-muted);
  padding-left: 22px;
  position: relative;
}

.criteria li::before {
  content: '';
  position: absolute;
  left: 0;
  top: 11px;
  width: 10px;
  height: 1px;
  background: var(--root);
  opacity: 0.4;
}

/* ----- Team grid ----- */

.team-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 112px;
  margin-top: 16px;
}

.team-member__photo {
  aspect-ratio: 3 / 4;
  background: rgba(100, 21, 25, 0.04);     /* near-invisible — the real photo will carry it */
  display: flex;
  align-items: center;
  justify-content: center;
  margin-bottom: 36px;
}

.team-member__photo span {
  /* placeholder caption — hidden by default; visible only if needed for development */
  display: none;
}

/* Team name — Tiempos display moment */
.team-member h3 {
  font-family: var(--font-display);
  font-weight: 400;
  font-size: 32px;
  line-height: 1.08;
  letter-spacing: -0.005em;
  margin-bottom: 8px;
}

.team-member__title {
  font-family: var(--font-mono);
  font-weight: 500;
  font-size: 11px;
  letter-spacing: 0.075em;
  text-transform: uppercase;
  color: var(--mono);                      /* Petal Red — title carries the accent */
  margin-bottom: 32px;
}

.team-member__bio {
  color: var(--text-muted);
  margin-bottom: 32px;
  max-width: 520px;
}

.team-member__bio p {
  color: inherit;
  margin: 0 0 1.1em;
}

.team-member__bio p:last-child {
  margin-bottom: 0;
}

.team-member__email {
  font-family: var(--font-mono);
  font-weight: 500;
  font-size: 13px;
  letter-spacing: 0.04em;
  color: var(--mono);
  border-bottom: 1px solid var(--rule);
  padding-bottom: 3px;
  transition: border-color 150ms ease;
}

.team-member__email:hover {
  border-bottom-color: var(--mono);
}

/* ----- Buttons -----
   Editorial text-link, not a marketing button. No box, no fill-swap hover.
   A thin Root hairline carries it. */

.btn {
  display: inline-block;
  font-family: var(--font-mono);
  font-weight: 500;
  font-size: 12px;
  letter-spacing: 0.075em;
  text-transform: uppercase;
  padding: 0 0 6px;
  border: 0;
  border-bottom: 1px solid var(--mono);
  color: var(--mono);                      /* it's a link — Petal Red */
  background: transparent;
  transition: border-color 150ms ease, color 150ms ease;
}

.btn:hover {
  color: var(--root);
  border-bottom-color: var(--root);
}

/* ----- Closing line -----
   Sub Header treatment (Geist Medium, 2x body, tight leading) applied to
   the final sentence of a section so it reads as a concluding statement. */
.closing-line {
  font-family: var(--font-body);
  font-weight: 500;                      /* Geist Medium */
  font-size: clamp(22px, 2.4vw, 30px);   /* matches h2 / Sub Header scale (~20pt) */
  line-height: 1.18;                     /* tighter leading — final beat */
  letter-spacing: 0;                     /* tracking 0 */
  color: var(--text);
  margin: 0;
  max-width: 880px;
}

/* Verdict treatment — when a closing-line follows a lede, set it off with a
   hairline + padding so it reads as a final beat, not a trailing thought. */
.lede + .closing-line {
  padding-top: 48px;
  border-top: 1px solid var(--rule);
}

/* ----- Prose paragraph stack -----
   For sections that are pure body copy (no h2, no grid).
   Constrained to a readable measure regardless of how wide the wrap gets. */

.prose {
  max-width: 720px;
}

.prose p {
  margin: 0 0 1.2em;
}

.prose p:last-child {
  margin-bottom: 0;
}

/* ----- About closer -----
   Tiempos display thesis line + body paragraphs + a single contact link. */

.about__closer {
  max-width: 720px;
  margin: 0 auto;             /* centered — reads as colophon / thesis statement */
}

.about__closer h2 {
  font-family: var(--font-display);
  font-weight: 400;
  font-size: clamp(28px, 3vw, 40px);
  line-height: 1.1;
  letter-spacing: -0.005em;
  color: var(--root);
  margin: 0 0 40px;
}

.about__closer p {
  margin: 0 0 1.2em;
}

.about__closer p:last-of-type {
  margin-bottom: 40px;
}

.about__closer .btn {
  margin-top: 0;
}

/* ----- Contact details (contact page) -----
   Below the page-header subhead: a quiet stack of contact info.
   Email is the page's primary call to action, set in display Tiempos
   so it reads as a second editorial moment, not a button. */

.contact-grid {
  margin-top: 88px;
  padding-top: 48px;
  border-top: 1px solid var(--rule);
  display: grid;
  gap: 56px;
  max-width: 720px;
}

.contact-grid__item .label {
  margin-bottom: 20px;
}

.contact-link {
  font-family: var(--font-body);
  font-weight: 400;
  font-size: 17px;
  line-height: 1.55;
  letter-spacing: 0;
  color: var(--mono);
  display: inline-block;
  border: 0;
  padding: 0;
  transition: color 150ms ease;
}

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

.contact-address {
  font-family: var(--font-body);
  font-weight: 400;
  font-size: 17px;
  line-height: 1.55;
  color: var(--text);
  font-style: normal;
  max-width: 360px;
}

/* ----- Footer -----
   Single quiet copyright band. No logo, no tagline, no email CTA above it. */

.footer {
  background: var(--root);
  padding: 36px 0;
}

.footer__inner {
  text-align: center;
}

.footer__copyright {
  font-family: var(--font-mono);
  font-weight: 500;
  font-size: 10px;
  letter-spacing: 0.06em;
  text-transform: uppercase;
  color: var(--mono);
}

.footer__sep {
  display: inline-block;
  margin: 0 10px;
  opacity: 0.45;
}


/* ----- Responsive -----
   Gutter cascade:
     ≥ 1440px  →  120px  (large desktop, default in :root)
     ≤ 1439px  →   96px  (desktop)
     ≤ 1023px  →   48px  (tablet)
     ≤  719px  →   24px  (mobile)
   Content width is capped at --max (1280px), so very large screens
   pick up the extra space as outer margin, not as wider columns. */

@media (max-width: 1439px) {
  :root {
    --gutter: 96px;             /* desktop */
  }
}

@media (max-width: 1023px) {
  :root {
    --gutter: 48px;             /* tablet */
    --section-py: 112px;
  }

  .grid-2,
  .grid-2--narrow,
  .principles {
    gap: 72px;
  }

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

  .property-feature__body,
  .criteria,
  .team-grid {
    gap: 64px;
  }

  .property-feature {
    gap: 56px;
  }
}

@media (max-width: 720px) {
  :root {
    --gutter: 24px;
    --section-py: 88px;
    --nav-h: 80px;
  }

  .section .wrap > h2 {
    margin-bottom: 56px;
  }

  .grid-2,
  .grid-2--narrow,
  .criteria,
  .team-grid,
  .property-feature__body {
    grid-template-columns: 1fr;
    gap: 48px;
  }

  .section--rail .wrap {
    grid-template-columns: 1fr;
    gap: 32px;
  }

  .section--rail .section__rail .label {
    margin-bottom: 0;
  }

  .fact {
    grid-template-columns: 1fr auto;   /* keep key/value but tighten */
    gap: 16px;
  }

  .fact__val { font-size: 18px; }

  .property-feature {
    gap: 40px;
  }

  .property-feature__image {
    aspect-ratio: 4 / 3;
  }

  .property-feature__stats {
    grid-template-columns: 1fr 1fr;
    gap: 28px 32px;
  }

  .stat__num { font-size: 32px; }

  .principles {
    grid-template-columns: 1fr;
    gap: 48px;                 /* whitespace, not hairlines, divides principles on mobile */
  }

  .principle {
    padding-top: 0;
  }

  .approach-item {
    grid-template-columns: 1fr;
    gap: 16px;
  }

  .nav__logo img { height: 36px; }
  .nav__toggle { width: 28px; height: 20px; }
  .nav__toggle.is-open .nav__toggle-line:nth-child(1) { transform: translateY(9px) rotate(45deg); }
  .nav__toggle.is-open .nav__toggle-line:nth-child(3) { transform: translateY(-9px) rotate(-45deg); }
  .nav__links { gap: 16px; }
  .nav__link { font-size: clamp(32px, 8vw, 48px); }

  .hero {
    padding-top: calc(var(--nav-h) + 96px);
    padding-bottom: 96px;
  }

  .page-header {
    padding-top: calc(var(--nav-h) + 96px);
    padding-bottom: 96px;
  }
}

/* ----- Reduced motion -----
   Respect users who have requested reduced motion at the OS level. */
@media (prefers-reduced-motion: reduce) {
  *,
  *::before,
  *::after {
    transition-duration: 0ms !important;
    animation-duration: 0ms !important;
    animation-iteration-count: 1 !important;
    scroll-behavior: auto !important;
  }
}