/* ===========================================
   MRGP Capital — Atlantic Heritage
   Brand: Atlantic Navy #1B3A57 · Aged Paper #EFE8D8 · Oxblood #8B2820
   Type:  EB Garamond (display) · Crimson Pro (body)
   =========================================== */

/* ---------- Reset & base ---------- */
*, *::before, *::after { box-sizing: border-box; }
html { -webkit-text-size-adjust: 100%; scroll-behavior: smooth; }
body {
  margin: 0;
  background: #EFE8D8;
  color: #1B3A57;
  font-family: 'Crimson Pro', Georgia, 'Times New Roman', serif;
  font-size: 18px;
  line-height: 1.65;
  font-weight: 400;
  -webkit-font-smoothing: antialiased;
  -moz-osx-font-smoothing: grayscale;
}

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

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

/* ---------- Color tokens ---------- */
:root {
  --navy: #1B3A57;
  --navy-deep: #122A41;
  --navy-soft: #2D4F70;
  --paper: #EFE8D8;
  --paper-warm: #E5DCC5;
  --oxblood: #8B2820;
  --oxblood-deep: #6F1F19;
  --ink: #1B3A57;
  --ink-mute: #5F7187;
  --rule: rgba(27, 58, 87, 0.18);
  --rule-light: rgba(239, 232, 216, 0.22);
}

/* ---------- Layout ---------- */
.container {
  width: 100%;
  max-width: 1180px;
  margin: 0 auto;
  padding: 0 32px;
}

.container-narrow {
  width: 100%;
  max-width: 780px;
  margin: 0 auto;
  padding: 0 32px;
}

section { padding: 96px 0; }

/* ---------- Typography ---------- */
.display, h1, h2, h3 {
  font-family: 'EB Garamond', 'Crimson Pro', Georgia, serif;
  font-weight: 500;
  color: var(--navy);
  letter-spacing: -0.005em;
  line-height: 1.1;
  margin: 0 0 0.6em;
}

h1, .h1 {
  font-size: clamp(40px, 5.8vw, 72px);
  font-style: italic;
  font-weight: 500;
}

h2, .h2 {
  font-size: clamp(32px, 4vw, 48px);
  font-style: italic;
  font-weight: 500;
}

h3, .h3 {
  font-size: clamp(22px, 2.4vw, 28px);
  font-style: normal;
  font-weight: 600;
}

p { margin: 0 0 1.2em; }

.eyebrow {
  font-family: 'Crimson Pro', Georgia, serif;
  font-size: 12px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  font-weight: 600;
  color: var(--oxblood);
  margin: 0 0 22px;
}

.eyebrow.on-dark { color: #D9A87E; }

.lead {
  font-size: 22px;
  line-height: 1.55;
  color: var(--navy);
  font-weight: 400;
}

.fineprint {
  font-size: 13px;
  line-height: 1.6;
  color: var(--ink-mute);
}

/* Decorative ornament between sections */
.ornament {
  display: flex;
  align-items: center;
  justify-content: center;
  gap: 18px;
  margin: 0 auto 36px;
  width: max-content;
  color: var(--oxblood);
}
.ornament::before,
.ornament::after {
  content: "";
  display: block;
  width: 56px;
  height: 1px;
  background: var(--oxblood);
  opacity: 0.55;
}
.ornament .diamond {
  width: 6px; height: 6px;
  background: var(--oxblood);
  transform: rotate(45deg);
  opacity: 0.85;
}

/* ---------- Buttons ---------- */
.btn {
  display: inline-block;
  font-family: 'Crimson Pro', serif;
  font-size: 14px;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  font-weight: 600;
  padding: 16px 32px;
  border: 1px solid var(--oxblood);
  background: var(--oxblood);
  color: #F7F1E1;
  cursor: pointer;
  transition: background 180ms ease, color 180ms ease, border-color 180ms ease;
}
.btn:hover { background: var(--oxblood-deep); border-color: var(--oxblood-deep); }

.btn-ghost {
  background: transparent;
  color: var(--paper);
  border: 1px solid var(--paper);
}
.btn-ghost:hover { background: var(--paper); color: var(--navy); }

.btn-ghost-dark {
  background: transparent;
  color: var(--navy);
  border: 1px solid var(--navy);
}
.btn-ghost-dark:hover { background: var(--navy); color: var(--paper); }

.link-arrow {
  font-size: 14px;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  font-weight: 600;
  color: var(--oxblood);
  border-bottom: 1px solid var(--oxblood);
  padding-bottom: 4px;
  display: inline-block;
  transition: opacity 160ms ease;
}
.link-arrow:hover { opacity: 0.7; }

/* ---------- Header / Nav ---------- */
.site-header {
  position: sticky;
  top: 0;
  z-index: 50;
  background: var(--paper);
  border-bottom: 1px solid var(--rule);
  backdrop-filter: saturate(140%);
}
.nav {
  display: flex;
  align-items: center;
  justify-content: space-between;
  padding: 22px 32px;
  max-width: 1180px;
  margin: 0 auto;
}
/* Stacked square logo: MRGP over Capital, centered, sized to fit a square footprint */
.brand {
  display: inline-flex;
  flex-direction: column;
  align-items: center;
  justify-content: center;
  text-align: center;
  color: var(--navy);
  line-height: 1;
  gap: 6px;
  padding: 2px 0;
}
.brand .brand-mark {
  font-family: 'Crimson Pro', serif;
  font-style: normal;
  font-weight: 600;
  font-size: 32px;
  letter-spacing: 0.18em;
  color: var(--navy);
  /* Compensate for letter-spacing visually centering */
  padding-left: 0.18em;
}
.brand .brand-sub {
  font-family: 'EB Garamond', serif;
  font-style: italic;
  font-weight: 500;
  font-size: 16px;
  letter-spacing: 0.05em;
  color: var(--navy);
}
.brand .brand-rule {
  width: 38px;
  height: 1px;
  background: var(--oxblood);
  opacity: 0.55;
  margin: 1px 0;
}
.nav-links {
  display: flex;
  gap: 34px;
  align-items: center;
  font-size: 14px;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  font-weight: 600;
}
.nav-links a {
  color: var(--navy);
  position: relative;
  padding: 4px 0;
  transition: color 160ms ease;
}
.nav-links a:hover { color: var(--oxblood); }
.nav-links a.active::after {
  content: "";
  position: absolute;
  bottom: -2px; left: 0; right: 0;
  height: 1px;
  background: var(--oxblood);
}
.nav-cta {
  background: var(--navy);
  color: var(--paper) !important;
  padding: 12px 22px;
  letter-spacing: 0.14em;
  font-size: 12px;
  transition: background 160ms ease;
}
.nav-cta:hover { background: var(--navy-deep); color: var(--paper) !important; }
.nav-toggle { display: none; }

/* ---------- Hero ---------- */
.hero {
  position: relative;
  background: var(--navy);
  color: var(--paper);
  overflow: hidden;
  padding: 0;
}
.hero-inner {
  display: grid;
  grid-template-columns: 1.05fr 1fr;
  min-height: 640px;
}
.hero-copy {
  padding: 110px 64px 110px 0;
  max-width: 620px;
  margin-left: auto;
  margin-right: 56px;
  align-self: center;
}
.hero h1 {
  color: var(--paper);
  font-size: clamp(44px, 5.6vw, 76px);
  margin-bottom: 28px;
}
.hero h1 em { font-style: italic; color: #E8C9A8; }
.hero p {
  color: rgba(239, 232, 216, 0.86);
  font-size: 20px;
  line-height: 1.6;
  max-width: 520px;
  margin-bottom: 40px;
}
.hero .eyebrow { color: #E8C9A8; }

.hero-image {
  position: relative;
  background-size: cover;
  background-position: center;
}
.hero-image::before {
  content: "";
  position: absolute;
  inset: 0;
  background: linear-gradient(90deg, rgba(27,58,87,0.55) 0%, rgba(27,58,87,0.05) 35%, rgba(27,58,87,0) 100%);
}

/* Hero badge corner ornament */
.hero-tag {
  position: absolute;
  bottom: 32px;
  right: 32px;
  background: rgba(27, 58, 87, 0.78);
  border: 1px solid rgba(239,232,216,0.35);
  color: var(--paper);
  padding: 14px 22px;
  font-family: 'EB Garamond', serif;
  font-style: italic;
  font-size: 16px;
}
.hero-tag small {
  display: block;
  font-family: 'Crimson Pro', serif;
  font-style: normal;
  font-size: 10px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: #D9A87E;
  margin-bottom: 4px;
}

/* Text-only hero (no image column) */
.hero.hero--text {
  background:
    radial-gradient(ellipse at 20% 0%, rgba(232, 201, 168, 0.10) 0%, rgba(27, 58, 87, 0) 55%),
    radial-gradient(ellipse at 100% 100%, rgba(139, 40, 32, 0.12) 0%, rgba(27, 58, 87, 0) 60%),
    var(--navy);
  border-bottom: 1px solid rgba(232, 201, 168, 0.18);
}
.hero.hero--text .hero-inner {
  grid-template-columns: 1fr;
  min-height: 0;
  padding: 140px 32px 150px;
}
.hero.hero--text .hero-copy {
  padding: 0;
  margin: 0 auto;
  max-width: 880px;
  text-align: center;
}
.hero.hero--text .hero-copy p {
  margin-left: auto;
  margin-right: auto;
}
.hero.hero--text h1 {
  font-size: clamp(48px, 6.4vw, 88px);
  letter-spacing: -0.01em;
  margin-bottom: 32px;
}

/* Simple, restrained variant — smaller headline, no italic emphasis */
.hero.hero--simple .hero-inner { padding: 120px 32px 130px; }
.hero.hero--simple h1 {
  font-family: 'EB Garamond', serif;
  font-style: normal;
  font-weight: 500;
  font-size: clamp(30px, 3.2vw, 42px);
  line-height: 1.22;
  letter-spacing: 0;
  margin: 0 auto 28px;
  color: var(--paper);
  max-width: 820px;
}
.hero.hero--simple p {
  font-size: 18px;
  line-height: 1.65;
  color: rgba(239, 232, 216, 0.82);
  max-width: 640px;
  margin: 0 auto 36px;
}
.hero-locator {
  display: inline-flex;
  align-items: center;
  gap: 14px;
  margin-top: 56px !important;
  margin-bottom: 0 !important;
  font-family: 'Crimson Pro', serif;
  font-size: 12px !important;
  letter-spacing: 0.24em;
  text-transform: uppercase;
  color: #D9A87E !important;
}
.hero-locator-rule {
  width: 36px;
  height: 1px;
  background: #D9A87E;
  opacity: 0.65;
}

/* ---------- Trust strip ---------- */
.trust {
  background: var(--paper-warm);
  border-top: 1px solid var(--rule);
  border-bottom: 1px solid var(--rule);
  padding: 56px 0;
}
.trust-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 0;
  text-align: center;
}
.trust-cell { padding: 0 28px; position: relative; }
.trust-cell + .trust-cell::before {
  content: "";
  position: absolute;
  left: 0; top: 14%; bottom: 14%;
  width: 1px;
  background: var(--rule);
}
.trust-num {
  font-family: 'EB Garamond', serif;
  font-style: italic;
  font-size: clamp(40px, 4.2vw, 52px);
  color: var(--navy);
  line-height: 1;
  margin-bottom: 14px;
  font-weight: 500;
}
.trust-num .accent { color: var(--oxblood); }
.trust-label {
  font-size: 13px;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  font-weight: 600;
  color: var(--navy);
  margin-bottom: 8px;
}
.trust-sub {
  font-size: 14px;
  color: var(--ink-mute);
  font-style: italic;
}

/* ---------- Market stats (Thesis page) ---------- */
.market-stats {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 0;
  margin: 40px 0 48px;
  background: var(--paper-warm);
  border-top: 1px solid var(--rule);
  border-bottom: 1px solid var(--rule);
  padding: 36px 0;
}
.market-stat {
  text-align: center;
  padding: 0 20px;
  position: relative;
}
.market-stat + .market-stat::before {
  content: "";
  position: absolute;
  left: 0; top: 12%; bottom: 12%;
  width: 1px;
  background: var(--rule);
}
.market-stat-num {
  font-family: 'EB Garamond', serif;
  font-style: italic;
  font-weight: 500;
  font-size: clamp(34px, 3.4vw, 44px);
  color: var(--navy);
  line-height: 1;
  margin-bottom: 12px;
}
.market-stat-num .accent { color: var(--oxblood); }
.market-stat-label {
  font-family: 'Crimson Pro', serif;
  font-size: 12px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  font-weight: 600;
  color: var(--navy);
  margin-bottom: 6px;
  line-height: 1.35;
}
.market-stat-sub {
  font-family: 'EB Garamond', serif;
  font-style: italic;
  font-size: 14px;
  color: var(--ink-mute);
  line-height: 1.4;
}

.source-note {
  margin-top: 36px;
  padding-top: 20px;
  border-top: 1px solid var(--rule);
  font-size: 13px;
  color: var(--ink-mute);
  font-style: italic;
  line-height: 1.55;
}
.source-note a {
  color: var(--navy);
  text-decoration: underline;
  text-decoration-color: rgba(139, 40, 32, 0.4);
  text-underline-offset: 3px;
}
.source-note a:hover { text-decoration-color: var(--oxblood); }

/* ---------- Thesis page — compact one-page layout ---------- */
.thesis-page section { padding: 40px 0; }
.thesis-page .prose h2 {
  font-size: clamp(26px, 2.4vw, 34px);
  margin: 0 0 12px;
  line-height: 1.2;
}
.thesis-page .prose > p { margin: 0 0 12px; font-size: 16.5px; line-height: 1.55; }
.thesis-page .prose .eyebrow { margin-bottom: 8px; }
.thesis-page .market-stats {
  margin: 18px 0 18px;
  padding: 22px 0;
}
.thesis-page .market-stat-num { font-size: clamp(26px, 2.6vw, 34px); margin-bottom: 6px; }
.thesis-page .market-stat-label { font-size: 10.5px; letter-spacing: 0.16em; margin-bottom: 4px; }
.thesis-page .market-stat-sub { font-size: 12px; }
.thesis-page .tight-list {
  margin: 0;
  padding: 0;
  list-style: none;
  display: grid;
  grid-template-columns: 1fr 1fr 1fr;
  gap: 18px;
}
.thesis-page .tight-list li {
  font-size: 14px;
  line-height: 1.5;
  padding-left: 14px;
  border-left: 2px solid var(--oxblood);
}
.thesis-page .tight-list li strong { display: block; color: var(--navy); margin-bottom: 4px; font-weight: 600; font-size: 14.5px; }
.thesis-page .num-list.compact { gap: 12px; margin: 10px 0 14px; }
.thesis-page .num-list.compact li { padding: 8px 0; }
.thesis-page .num-list.compact li strong { font-size: 15.5px; }
.thesis-page .num-list.compact li span { font-size: 14px; line-height: 1.45; }
.thesis-page .footnote-line {
  margin: 16px 0 0 !important;
  padding-top: 14px;
  border-top: 1px solid var(--rule);
  font-size: 14px;
  color: var(--ink-mute);
  line-height: 1.55;
}
.thesis-page .footnote-line em { color: var(--navy); font-style: italic; }
.thesis-page .site-footer { padding-top: 32px; padding-bottom: 22px; }

/* ---------- Section: Thesis paragraph ---------- */
.thesis-block {
  text-align: center;
}
.thesis-block .lead {
  font-family: 'EB Garamond', serif;
  font-style: italic;
  font-size: clamp(22px, 2.4vw, 30px);
  line-height: 1.5;
  color: var(--navy);
  margin: 0 auto 40px;
  max-width: 820px;
  font-weight: 500;
}

/* ---------- Track record / Featured deal ---------- */
.featured {
  background: var(--navy);
  color: var(--paper);
}
.featured-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 72px;
  align-items: center;
}
.featured-image {
  position: relative;
  aspect-ratio: 4 / 3;
  overflow: hidden;
}
.featured-image img {
  width: 100%; height: 100%;
  object-fit: cover;
}
.featured-image::after {
  content: "";
  position: absolute; inset: 0;
  border: 1px solid rgba(239,232,216,0.22);
  pointer-events: none;
}
.featured-copy h2 { color: var(--paper); }
.featured-copy h2 em { color: #E8C9A8; font-style: italic; }
.featured-copy p { color: rgba(239,232,216,0.82); }
.featured-meta {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 28px 40px;
  margin: 32px 0 36px;
  padding: 24px 0;
  border-top: 1px solid rgba(239,232,216,0.18);
  border-bottom: 1px solid rgba(239,232,216,0.18);
}
.meta-item .meta-label {
  font-size: 11px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: #D9A87E;
  margin-bottom: 6px;
  font-weight: 600;
}
.meta-item .meta-value {
  font-family: 'EB Garamond', serif;
  font-style: italic;
  font-size: 22px;
  color: var(--paper);
}

.link-arrow.on-dark {
  color: #E8C9A8;
  border-bottom-color: #E8C9A8;
}

/* ---------- Pillars ---------- */
.pillars-head {
  text-align: center;
  margin-bottom: 64px;
}
.pillars {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 48px;
}
.pillar {
  border-top: 1px solid var(--rule);
  padding-top: 28px;
}
.pillar-num {
  font-family: 'EB Garamond', serif;
  font-style: italic;
  font-size: 18px;
  color: var(--oxblood);
  margin-bottom: 12px;
}
.pillar h3 { margin-bottom: 16px; font-size: 22px; }
.pillar p {
  font-size: 16px;
  color: var(--ink-mute);
  line-height: 1.7;
  margin: 0;
}
.pillar p strong { color: var(--navy); font-weight: 600; }

/* ---------- CTA ---------- */
.cta-band {
  background: var(--navy);
  color: var(--paper);
  text-align: center;
  position: relative;
  overflow: hidden;
}
.cta-band::before,
.cta-band::after {
  content: "";
  position: absolute;
  width: 220px; height: 220px;
  border: 1px solid rgba(232, 201, 168, 0.18);
  border-radius: 50%;
  top: 50%;
}
.cta-band::before { left: -60px; transform: translateY(-50%); }
.cta-band::after  { right: -60px; transform: translateY(-50%); }
.cta-band .eyebrow { color: #E8C9A8; }
.cta-band h2 { color: var(--paper); }
.cta-band h2 em { color: #E8C9A8; }
.cta-band p { color: rgba(239,232,216,0.82); max-width: 620px; margin: 0 auto 36px; }

/* ---------- Footer ---------- */
.site-footer {
  background: var(--navy-deep);
  color: rgba(239,232,216,0.7);
  padding: 64px 0 36px;
  font-size: 14px;
}
.footer-grid {
  display: grid;
  grid-template-columns: 1.4fr 1fr 1fr 1fr;
  gap: 48px;
  margin-bottom: 48px;
}
.footer-brand .brand,
.footer-brand .brand .brand-mark,
.footer-brand .brand .brand-sub { color: var(--paper); }
.footer-brand .brand .brand-rule { background: var(--paper); opacity: 0.5; }
.footer-brand p { color: rgba(239,232,216,0.6); margin-top: 14px; }
.footer-col h4 {
  font-family: 'Crimson Pro', serif;
  font-size: 11px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: #E8C9A8;
  margin: 0 0 18px;
  font-weight: 600;
}
.footer-col ul { list-style: none; margin: 0; padding: 0; }
.footer-col li { margin-bottom: 10px; }
.footer-col a {
  color: rgba(239,232,216,0.82);
  transition: color 160ms ease;
}
.footer-col a:hover { color: var(--paper); }

.footer-rule {
  height: 1px;
  background: rgba(239,232,216,0.14);
  margin: 0 0 28px;
}
.footer-bottom {
  display: flex;
  justify-content: space-between;
  gap: 24px;
  flex-wrap: wrap;
  font-size: 12px;
  color: rgba(239,232,216,0.5);
}
.footer-disclaimer {
  font-size: 11px;
  color: rgba(239,232,216,0.42);
  line-height: 1.6;
  max-width: 100%;
  margin-top: 28px;
  font-style: italic;
}

/* ---------- Generic page hero (interior pages) ---------- */
.page-hero {
  background: var(--navy);
  color: var(--paper);
  padding: 96px 0 80px;
  border-bottom: 1px solid rgba(239,232,216,0.12);
}
.page-hero h1 { color: var(--paper); max-width: 800px; margin-bottom: 24px; }
.page-hero h1 em { color: #E8C9A8; }
.page-hero p { color: rgba(239,232,216,0.82); max-width: 640px; font-size: 20px; }
.page-hero .eyebrow { color: #E8C9A8; }

/* ---------- Prose ---------- */
.prose p { font-size: 18px; line-height: 1.75; }
.prose h2 { margin-top: 56px; }
.prose h3 { margin-top: 40px; font-size: 22px; }
.prose ul { padding-left: 22px; }
.prose li { margin-bottom: 10px; }
.prose .lede {
  font-family: 'EB Garamond', serif;
  font-style: italic;
  font-size: 24px;
  line-height: 1.55;
  color: var(--navy);
  margin-bottom: 36px;
}

/* ---------- Forms ---------- */
.form-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 24px 28px;
}
.form-row.full { grid-column: 1 / -1; }
.form-row label {
  display: block;
  font-size: 11px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  font-weight: 600;
  color: var(--navy);
  margin-bottom: 8px;
}
.form-row input,
.form-row select,
.form-row textarea {
  width: 100%;
  border: none;
  border-bottom: 1px solid var(--navy);
  background: transparent;
  padding: 12px 0;
  font-family: 'Crimson Pro', serif;
  font-size: 17px;
  color: var(--navy);
  outline: none;
}
.form-row input:focus,
.form-row select:focus,
.form-row textarea:focus {
  border-bottom-color: var(--oxblood);
}
.form-row textarea { resize: vertical; min-height: 100px; }

/* ---------- Partner cards ---------- */
.partners {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 48px;
  margin-top: 8px;
}
.partner {
  background: var(--paper-warm);
  padding: 40px;
  border: 1px solid var(--rule);
  position: relative;
}
.partner .eyebrow { margin-bottom: 14px; }
.partner h3 { margin-bottom: 8px; font-size: 24px; font-style: italic; font-family: 'EB Garamond', serif; font-weight: 500; }
.partner .role {
  font-size: 13px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--ink-mute);
  margin-bottom: 18px;
  font-weight: 600;
}
.partner p { font-size: 16px; color: var(--ink-mute); line-height: 1.7; }
.partner .bio-placeholder {
  font-style: italic;
  color: var(--ink-mute);
  padding: 16px;
  border-left: 2px solid var(--oxblood);
  background: rgba(139, 40, 32, 0.04);
  font-size: 15px;
}

/* ---------- Feature list (Why Rhode Island bullets) ---------- */
.feature-list {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 28px 40px;
  margin: 36px 0;
  padding: 0;
  list-style: none;
}
.feature-list li {
  padding-left: 0;
  border-top: 1px solid var(--rule);
  padding-top: 18px;
}
.feature-list li strong {
  display: block;
  font-family: 'EB Garamond', serif;
  font-style: italic;
  font-size: 20px;
  color: var(--navy);
  margin-bottom: 6px;
  font-weight: 500;
}
.feature-list li span {
  font-size: 16px;
  color: var(--ink-mute);
  line-height: 1.65;
}

/* ---------- Numbered section list (Thesis "what we buy") ---------- */
.num-list {
  display: grid;
  gap: 32px;
  list-style: none;
  padding: 0;
  margin: 32px 0;
  counter-reset: numlist;
}
.num-list li {
  display: grid;
  grid-template-columns: 64px 1fr;
  gap: 24px;
  align-items: start;
  border-top: 1px solid var(--rule);
  padding-top: 24px;
}
.num-list li::before {
  counter-increment: numlist;
  content: counter(numlist, decimal-leading-zero);
  font-family: 'EB Garamond', serif;
  font-style: italic;
  font-size: 32px;
  color: var(--oxblood);
}
.num-list li strong {
  display: block;
  font-family: 'EB Garamond', serif;
  font-style: italic;
  font-weight: 500;
  font-size: 22px;
  color: var(--navy);
  margin-bottom: 4px;
}
.num-list li span {
  font-size: 16px;
  color: var(--ink-mute);
  line-height: 1.7;
}

/* ---------- Property card grid (portfolio) ---------- */
.deal-card {
  background: var(--paper-warm);
  border: 1px solid var(--rule);
  overflow: hidden;
  display: grid;
  grid-template-columns: 1fr 1fr;
  margin-bottom: 36px;
}
.deal-card .deal-image { aspect-ratio: 4/3; overflow: hidden; }
.deal-card .deal-image img { width: 100%; height: 100%; object-fit: cover; }
.deal-card .deal-body { padding: 40px; }
.deal-card h3 {
  font-family: 'EB Garamond', serif;
  font-style: italic;
  font-weight: 500;
  font-size: 28px;
  margin-bottom: 8px;
}
.deal-card .deal-sub {
  font-size: 13px;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  color: var(--ink-mute);
  font-weight: 600;
  margin-bottom: 24px;
}
.deal-card p { font-size: 16px; color: var(--ink-mute); line-height: 1.7; }
.deal-card.deal-current { background: var(--navy); color: var(--paper); border-color: transparent; }
.deal-card.deal-current h3 { color: var(--paper); }
.deal-card.deal-current .deal-sub { color: #E8C9A8; }
.deal-card.deal-current p { color: rgba(239,232,216,0.78); }

.deal-meta-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 18px 28px;
  margin: 22px 0 28px;
  padding: 18px 0;
  border-top: 1px solid var(--rule);
  border-bottom: 1px solid var(--rule);
}
.deal-card.deal-current .deal-meta-grid {
  border-color: rgba(239,232,216,0.18);
}
.deal-meta-grid .meta-label {
  font-size: 10px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--ink-mute);
  margin-bottom: 4px;
  font-weight: 600;
}
.deal-card.deal-current .meta-label { color: #E8C9A8; }
.deal-meta-grid .meta-value {
  font-family: 'EB Garamond', serif;
  font-style: italic;
  font-size: 18px;
  color: var(--navy);
}
.deal-card.deal-current .meta-value { color: var(--paper); }

.placeholder-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 24px;
  margin-top: 48px;
}
.placeholder-card {
  background: var(--paper-warm);
  border: 1px dashed var(--rule);
  aspect-ratio: 4/3;
  display: flex;
  align-items: center;
  justify-content: center;
  text-align: center;
  padding: 24px;
  color: var(--ink-mute);
  font-style: italic;
  font-family: 'EB Garamond', serif;
  font-size: 17px;
}

/* ---------- How it works (Invest) ---------- */
.steps {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 48px;
  margin: 48px 0;
}
.step .step-num {
  font-family: 'EB Garamond', serif;
  font-style: italic;
  font-size: 56px;
  color: var(--oxblood);
  line-height: 1;
  margin-bottom: 16px;
}
.step h3 { font-size: 22px; margin-bottom: 12px; }
.step p { font-size: 16px; color: var(--ink-mute); line-height: 1.7; }

/* ---------- Portfolio-specific grids ---------- */
.story-grid {
  display: grid;
  grid-template-columns: 1fr 1fr 1fr;
  gap: 48px;
  margin-top: 56px;
}
.split-grid {
  display: grid;
  grid-template-columns: 1fr 1.2fr;
  gap: 64px;
  margin-top: 48px;
  align-items: start;
}

/* ---------- Disclosure callout ---------- */
.disclosure {
  background: var(--paper-warm);
  border-left: 3px solid var(--oxblood);
  padding: 28px 32px;
  margin: 48px 0;
  font-size: 14px;
  line-height: 1.7;
  color: var(--ink-mute);
  font-style: italic;
}

/* ---------- Responsive ---------- */
@media (max-width: 960px) {
  .nav-links { display: none; }
  .nav-toggle {
    display: inline-block;
    background: none; border: 1px solid var(--navy);
    padding: 8px 14px;
    font-size: 12px;
    letter-spacing: 0.16em;
    text-transform: uppercase;
    color: var(--navy);
  }
  .hero-inner { grid-template-columns: 1fr; min-height: 0; }
  .hero-copy { padding: 80px 32px; margin: 0 auto; }
  .hero-image { aspect-ratio: 16 / 9; }
  .hero.hero--text .hero-inner { padding: 90px 28px 100px; }
  .hero.hero--text h1 { font-size: clamp(40px, 8vw, 60px); }
  .hero.hero--simple .hero-inner { padding: 80px 24px 90px; }
  .hero.hero--simple h1 { font-size: clamp(26px, 6.5vw, 32px); }
  .hero.hero--simple p { font-size: 16.5px; }
  .hero-locator { margin-top: 40px !important; font-size: 11px !important; }
  .trust-grid { grid-template-columns: 1fr; gap: 36px; }
  .trust-cell + .trust-cell::before { display: none; }
  .market-stats { grid-template-columns: 1fr 1fr; gap: 28px 0; padding: 28px 0; }
  .market-stat + .market-stat::before { display: none; }
  .market-stat:nth-child(3)::after,
  .market-stat:nth-child(4)::after { display: none; }
  .thesis-page .tight-list { grid-template-columns: 1fr; gap: 14px; }
  .featured-grid { grid-template-columns: 1fr; gap: 40px; }
  .pillars { grid-template-columns: 1fr; gap: 36px; }
  .footer-grid { grid-template-columns: 1fr 1fr; gap: 36px; }
  section { padding: 72px 0; }
  .form-grid { grid-template-columns: 1fr; }
  .partners { grid-template-columns: 1fr; gap: 28px; }
  .feature-list { grid-template-columns: 1fr; }
  .deal-card { grid-template-columns: 1fr; }
  .deal-card .deal-body { padding: 28px; }
  .placeholder-grid { grid-template-columns: 1fr 1fr; }
  .steps { grid-template-columns: 1fr; gap: 36px; }
  .story-grid { grid-template-columns: 1fr; gap: 32px; }
  .split-grid { grid-template-columns: 1fr; gap: 36px; }
}
@media (max-width: 560px) {
  .container { padding: 0 22px; }
  .nav { padding: 18px 22px; }
  .brand { font-size: 24px; }
  .footer-grid { grid-template-columns: 1fr; }
}

/* ---------- Single-page anchor scroll ---------- */
html { scroll-behavior: smooth; }
section[id], [id="thesis"] { scroll-margin-top: 92px; }
.section-eyebrow-center { text-align: center; }
.section-heading-center { text-align: center; margin-bottom: 48px; }