/* =====================================================================
   LT Homes — shared site styles
   ===================================================================== */

:root {
  --bg: #ffffff;
  --bg-soft: #efeee9;
  --bg-soft-2: #e8e7e1;
  --bg-soft-3: #f7f6f2;
  --ink: #111111;
  --ink-2: #1f1f1f;
  --muted: #6e6e6e;
  --line: #e3e2dc;
}

* { box-sizing: border-box; }
html, body {
  margin: 0;
  background: #fff;
  color: var(--ink);
  font-family: 'Inter', -apple-system, BlinkMacSystemFont, 'Segoe UI', sans-serif;
  -webkit-font-smoothing: antialiased;
  text-rendering: optimizeLegibility;
  line-height: 1.5;
  letter-spacing: -0.005em;
}
a { color: inherit; text-decoration: none; }
button { font-family: inherit; cursor: pointer; }
img { display: block; }
h1, h2, h3, h4, h5, h6 { font-family: inherit; letter-spacing: -0.02em; }

.page { max-width: 1280px; margin: 0 auto; }

/* --------------------- buttons --------------------- */
.btn {
  display: inline-flex; align-items: center; justify-content: center;
  border-radius: 6px; padding: 12px 22px; font-size: 14px; font-weight: 500;
  border: 1px solid transparent;
  letter-spacing: -0.005em;
}
.btn:hover { opacity: .92; }
.btn-dark { background: #0e0e0e; color: #fff; }
.btn-light { background: #fff; color: #0e0e0e; box-shadow: 0 4px 12px rgba(0,0,0,.15); }
.btn-ghost-light { background: transparent; color: #fff; border-color: rgba(255,255,255,.85); }
.btn-outline { background: #fff; color: #0e0e0e; border-color: #0e0e0e; }
.btn-block { width: 100%; padding: 15px 22px; }

/* --------------------- nav (shared header) --------------------- */
.nav {
  display: flex; align-items: center; justify-content: space-between;
  padding: 24px 40px;
  max-width: 1280px; margin: 0 auto;
}
.logo { font-weight: 700; letter-spacing: 0.22em; font-size: 17px; }
.nav-links { display: flex; gap: 32px; align-items: center; font-size: 14.5px; color: #2a2a2a; }
.nav-links a { transition: color .15s; }
.nav-links a:hover, .nav-links a.active { color: #000; font-weight: 600; }

/* --------------------- footer (shared) --------------------- */
footer.site-footer {
  background: #0e0e0e; color: #fff;
  padding: 40px 48px 36px;
  display: grid; grid-template-columns: 1fr 1.6fr; gap: 40px;
  margin-top: 0;
}
footer.site-footer .ftitle { font-weight: 700; letter-spacing: 0.22em; font-size: 15px; margin-bottom: 10px; }
footer.site-footer p { font-size: 12.5px; color: #c5c5c2; margin: 0; line-height: 1.7; }
footer.site-footer h6 { font-size: 13px; font-weight: 600; margin: 0 0 10px; }
footer.site-footer .socials { display: flex; gap: 12px; margin-top: 4px; }
footer.site-footer .socials a {
  width: 28px; height: 28px; border-radius: 50%;
  background: rgba(255,255,255,.08);
  display: inline-flex; align-items: center; justify-content: center;
  transition: background .15s;
}
footer.site-footer .socials a:hover { background: rgba(255,255,255,.18); }
footer.site-footer .socials svg { width: 14px; height: 14px; color: #fff; }

/* --------------------- contact modal --------------------- */
.modal-backdrop {
  position: fixed; inset: 0; z-index: 100;
  background: rgba(0,0,0,.55);
  display: none; align-items: center; justify-content: center;
  padding: 24px;
}
.modal-backdrop.open { display: flex; }
.modal {
  background: #fff; border-radius: 14px;
  width: 100%; max-width: 480px;
  padding: 32px 32px 28px;
  position: relative;
  box-shadow: 0 30px 70px rgba(0,0,0,.35);
}
.modal h3 { font-size: 22px; font-weight: 600; margin: 0 0 6px; }
.modal .modal-sub { font-size: 13.5px; color: var(--muted); margin: 0 0 22px; }
.modal .modal-close {
  position: absolute; top: 16px; right: 16px;
  background: transparent; border: 0; padding: 6px; cursor: pointer;
  color: #555;
}
.modal .modal-close svg { width: 20px; height: 20px; }
.modal label { display: block; font-size: 12.5px; font-weight: 500; color: #1a1a1a; margin: 12px 0 6px; }
.modal input, .modal select, .modal textarea {
  width: 100%; padding: 12px 14px;
  border-radius: 6px; border: 1px solid var(--line);
  background: #fff; font-size: 13.5px; font-family: inherit;
  color: #222;
  resize: vertical;
}
.modal input:focus, .modal select:focus, .modal textarea:focus { outline: none; border-color: #0e0e0e; }
.modal .modal-actions { margin-top: 20px; display: flex; gap: 10px; }

/* =====================================================================
   LISTING DETAIL (for-sale.html, for-rent.html)
   ===================================================================== */

.hero {
  position: relative;
  margin: 0 36px;
  border-radius: 14px;
  overflow: hidden;
  aspect-ratio: 16 / 7.4;
  min-height: 480px;
  background: #1a1a1a;
}
.hero img.bg { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; }
.hero::after {
  content: ""; position: absolute; inset: 0;
  background: linear-gradient(180deg, rgba(0,0,0,.4) 0%, rgba(0,0,0,.05) 35%, rgba(0,0,0,.0) 55%, rgba(0,0,0,.55) 100%);
}
.hero-content {
  position: absolute; inset: 0;
  padding: 48px 56px;
  color: #fff;
  display: flex; flex-direction: column; justify-content: center;
  z-index: 2;
}
.listing-tag {
  font-size: 11px; letter-spacing: .26em; opacity: .92; font-weight: 500;
  margin-bottom: 18px;
}
.hero h1 {
  font-size: 76px; line-height: 1.0; font-weight: 700;
  margin: 0 0 14px; letter-spacing: -0.03em;
}
.hero .addr { font-size: 24px; font-weight: 400; opacity: .96; letter-spacing: -0.015em; }
.hero .price-line {
  margin-top: 22px; font-size: 15px; font-weight: 400; opacity: .96;
  display: flex; align-items: center; gap: 18px;
}
.hero .price-line strong { font-weight: 600; }
.hero .price-line .sep { display: inline-block; width: 1px; height: 14px; background: rgba(255,255,255,.5); }
.hero-actions { display: flex; gap: 12px; margin-top: 22px; }

.info-card {
  position: absolute; top: 48px; right: 56px; z-index: 3;
  background: #fff; color: #111;
  border-radius: 14px;
  padding: 10px 28px;
  width: 290px;
  box-shadow: 0 14px 36px rgba(0,0,0,.22);
}
.info-card .row {
  display: flex; align-items: center; gap: 16px;
  padding: 18px 0; font-size: 15px; font-weight: 500;
}
.info-card .row + .row { border-top: 1px solid var(--line); }
.info-card svg { width: 20px; height: 20px; flex: none; color: #0e0e0e; }

/* Opportunity (rare opportunity) */
.opp {
  display: grid; grid-template-columns: 0.7fr 1.5fr; gap: 70px;
  padding: 80px 56px 70px;
  align-items: start;
}
.opp h2 { font-size: 34px; line-height: 1.15; font-weight: 600; margin: 0 0 22px; }
.opp p.lead { color: #404040; font-size: 14.5px; max-width: 400px; line-height: 1.65; }
.ideal { margin-top: 38px; }
.ideal h4 { font-size: 14px; font-weight: 600; margin: 0 0 14px; color: #1a1a1a; }
.ideal-list { list-style: none; padding: 0; margin: 0; display: grid; gap: 12px; }
.ideal-list li { display: flex; gap: 12px; align-items: center; font-size: 14px; color: #333; }
.ideal-list svg { width: 18px; height: 18px; color: #0e0e0e; flex: none; }

.photo-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 14px; }
.photo {
  position: relative; border-radius: 10px; overflow: hidden;
  aspect-ratio: 4 / 3; background: #ddd;
}
.photo img { width: 100%; height: 100%; object-fit: cover; }
.photo::after {
  content: ""; position: absolute; inset: 0;
  background: linear-gradient(180deg, transparent 60%, rgba(0,0,0,.5) 100%);
}
.photo .label {
  position: absolute; left: 16px; bottom: 14px;
  color: #fff; font-size: 13.5px; font-weight: 500; z-index: 2;
}

/* Features section */
.features {
  background: var(--bg-soft);
  padding: 60px 48px;
  display: grid; grid-template-columns: 0.9fr 1.3fr 0.9fr; gap: 48px;
  align-items: start;
}
.features h3 { font-size: 22px; font-weight: 600; margin: 0 0 24px; }
.feat-block { display: flex; gap: 14px; margin-bottom: 22px; }
.feat-block:last-child { margin-bottom: 0; }
.feat-block .ic {
  width: 30px; height: 30px; border-radius: 6px;
  display: flex; align-items: center; justify-content: center;
  background: transparent; flex: none;
}
.feat-block .ic svg { width: 18px; height: 18px; color: #0e0e0e; }
.feat-block h5 { margin: 2px 0 6px; font-size: 13.5px; font-weight: 600; color: #111; }
.feat-block ul { margin: 0; padding-left: 16px; font-size: 13px; color: #4a4a4a; line-height: 1.75; list-style: disc; }
.feat-block li::marker { color: #777; }

.floorplan {
  align-self: center;
  aspect-ratio: 5 / 3.2;
  display: flex; align-items: center; justify-content: center;
}
.floorplan svg { width: 100%; height: auto; }

.insight h3 { font-size: 22px; font-weight: 600; margin: 0 0 14px; }
.insight h4 { margin: 22px 0 8px; font-size: 14px; font-weight: 600; }
.insight p { margin: 0; color: #4a4a4a; font-size: 13.5px; line-height: 1.7; max-width: 320px; }
.insight hr { border: 0; border-top: 1px solid var(--line); margin: 22px 0; }

/* Neighborhood */
.neighborhood {
  background: var(--bg-soft-2);
  padding: 60px 48px;
  display: grid; grid-template-columns: 0.95fr 1.2fr 0.95fr; gap: 40px;
  align-items: start;
}
.loc-tag { font-size: 11px; letter-spacing: .24em; color: var(--muted); margin-bottom: 8px; font-weight: 500; }
.neighborhood h3 { font-size: 22px; font-weight: 600; margin: 0 0 4px; }
.nbhd-sub { font-size: 14px; color: var(--muted); margin: 0 0 22px; }

.school {
  background: #fff; border-radius: 10px; padding: 16px;
  display: grid; grid-template-columns: 40px 1fr; gap: 14px;
  margin-bottom: 12px;
}
.school .badge {
  width: 40px; height: 40px; border-radius: 10px; background: var(--bg-soft);
  display: flex; align-items: center; justify-content: center;
}
.school .badge svg { width: 18px; height: 18px; color: #0e0e0e; }
.school .label { font-size: 11px; color: var(--muted); font-weight: 500; }
.school .name { font-size: 14px; font-weight: 600; margin: 3px 0 6px; }
.school .blurb { font-size: 12.5px; color: #555; line-height: 1.55; }

.map {
  aspect-ratio: 5 / 4.2;
  border-radius: 12px;
  position: relative;
  overflow: hidden;
}
.map svg.basemap { width: 100%; height: 100%; display: block; }
.map-pin {
  position: absolute; top: 36%; left: 50%;
  transform: translate(-50%, -100%);
  filter: drop-shadow(0 3px 5px rgba(0,0,0,.25));
}
.map-pin svg { width: 28px; height: 36px; }
.map-pill {
  position: absolute; top: 52%; left: 50%; transform: translateX(-50%);
  background: #fff; padding: 8px 14px; border-radius: 6px;
  font-size: 12.5px; font-weight: 500;
  box-shadow: 0 3px 10px rgba(0,0,0,.12);
  white-space: nowrap;
}

.opp-card { background: #fff; border-radius: 12px; padding: 24px; }
.opp-card h4 { font-size: 18px; font-weight: 600; margin: 0 0 22px; }
.opp-card .lbl { font-size: 12.5px; color: var(--muted); margin-bottom: 4px; }
.opp-card .price { font-size: 26px; font-weight: 600; }
.opp-card .price small { font-size: 13px; color: var(--muted); font-weight: 400; }
.opp-card hr { border: 0; border-top: 1px solid var(--line); margin: 18px 0; }
.opp-card p { font-size: 13px; color: #555; margin: 20px 0 0; line-height: 1.6; }

/* Bottom listing section */
.bottom {
  padding: 60px 48px 70px;
  display: grid; grid-template-columns: 1.7fr 1.1fr 0.7fr; gap: 40px;
  align-items: start;
}
.vtitle { font-size: 14px; font-weight: 600; margin-bottom: 12px; }
.video {
  border-radius: 10px; overflow: hidden; aspect-ratio: 1920 / 770; position: relative;
  background: #222;
}
.video video { width: 100%; height: 100%; object-fit: cover; display: block; }

.form-card h3 { font-size: 18px; font-weight: 600; margin: 0 0 16px; }
.form-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 12px; }
.form-grid input, .form-grid select {
  width: 100%; padding: 13px 14px;
  border-radius: 6px; border: 1px solid var(--line);
  background: #fff; font-size: 13.5px; font-family: inherit; color: #222;
}
.form-grid input::placeholder { color: #9b9b9b; }
.form-grid select { color: #9b9b9b; appearance: none;
  background-image: url("data:image/svg+xml;utf8,<svg xmlns='http://www.w3.org/2000/svg' width='12' height='8' viewBox='0 0 12 8'><path fill='%239b9b9b' d='M6 8L0 0h12z'/></svg>");
  background-repeat: no-repeat; background-position: right 14px center; }
.interest { display: flex; align-items: center; gap: 22px; margin: 14px 0 8px; font-size: 13.5px; color: #2a2a2a; }
.checkbox { display: inline-flex; align-items: center; gap: 8px; cursor: pointer; }
.checkbox input { width: 14px; height: 14px; }

.talk { padding-top: 4px; }
.talk .ic-circle {
  width: 38px; height: 38px; border-radius: 50%;
  background: #fff; box-shadow: 0 0 0 1px var(--line);
  display: flex; align-items: center; justify-content: center;
  margin-bottom: 16px;
}
.talk .ic-circle svg { width: 16px; height: 16px; color: #0e0e0e; }
.talk h5 { font-size: 14px; font-weight: 600; margin: 0; }
.talk .phone { font-size: 16px; font-weight: 600; margin: 8px 0 12px; line-height: 1.4; }
.talk .phone .small { display: block; font-size: 13px; font-weight: 500; color: #2a2a2a; margin-bottom: 2px; }
.talk p { font-size: 12.5px; color: #555; margin: 0; line-height: 1.6; }

/* =====================================================================
   HOMEPAGE
   ===================================================================== */
.home-hero {
  position: relative;
  margin: 0 36px;
  border-radius: 14px;
  overflow: hidden;
  min-height: 580px;
  background: #1a1a1a;
}
.home-hero img.bg { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; }
.home-hero::after {
  content: ""; position: absolute; inset: 0;
  background: linear-gradient(180deg, rgba(0,0,0,.55) 0%, rgba(0,0,0,.35) 50%, rgba(0,0,0,.65) 100%);
}
.home-hero-content {
  position: relative; z-index: 2;
  padding: 90px 56px 70px;
  color: #fff;
  text-align: center;
  max-width: 720px;
  margin: 0 auto;
}
.home-hero-content h1 {
  font-size: 56px; line-height: 1.05; font-weight: 700;
  margin: 0 0 18px; letter-spacing: -0.03em;
}
.home-hero-content p.lead {
  font-size: 17px; opacity: .92; max-width: 540px; margin: 0 auto 36px;
  line-height: 1.55;
}

.intent-picker {
  display: grid; grid-template-columns: 1fr 1fr; gap: 14px;
  max-width: 520px; margin: 0 auto;
}
.intent-card {
  background: #fff; color: #111;
  border-radius: 12px;
  padding: 18px 22px 22px;
  text-align: left;
  cursor: pointer;
  border: 0;
  transition: transform .15s ease, box-shadow .2s ease;
  box-shadow: 0 6px 18px rgba(0,0,0,.2);
}
.intent-card:hover { transform: translateY(-2px); box-shadow: 0 10px 24px rgba(0,0,0,.25); }
.intent-card .sign {
  display: flex; align-items: center; justify-content: center;
  height: 120px; margin: 0 0 14px;
}
.intent-card .sign img { height: 100%; width: auto; display: block; }
.intent-card h3 { font-size: 17px; font-weight: 600; margin: 0 0 4px; }
.intent-card p { font-size: 13px; color: #555; margin: 0; }

.waitlist-section {
  padding: 90px 48px 110px;
  text-align: center;
}
.waitlist-section h2 { font-size: 32px; font-weight: 600; margin: 0 0 12px; letter-spacing: -0.02em; }
.waitlist-section p.sub { font-size: 15px; color: #555; max-width: 540px; margin: 0 auto 32px; line-height: 1.6; }
.waitlist-form {
  display: flex; gap: 8px; max-width: 480px; margin: 0 auto;
}
.waitlist-form input {
  flex: 1; padding: 14px 16px;
  border-radius: 6px; border: 1px solid var(--line);
  background: #fff; font-size: 14px; font-family: inherit; color: #222;
}
.waitlist-form input:focus { outline: none; border-color: #0e0e0e; }

.featured-listings {
  padding: 60px 48px 80px;
}
.featured-listings h2 { font-size: 32px; font-weight: 600; margin: 0 0 30px; letter-spacing: -0.02em; }
.featured-listings .row { display: grid; grid-template-columns: 1fr 1fr; gap: 18px; }
.featured-card {
  background: #fff; border-radius: 12px; overflow: hidden;
  border: 1px solid var(--line);
  transition: transform .15s ease;
}
.featured-card:hover { transform: translateY(-2px); }
.featured-card .ph {
  aspect-ratio: 16 / 9; background: #eee; overflow: hidden; position: relative;
}
.featured-card .ph img { width: 100%; height: 100%; object-fit: cover; }
.featured-card .ph .tag {
  position: absolute; top: 14px; left: 14px;
  background: rgba(255,255,255,.95); color: #111;
  padding: 6px 12px; border-radius: 4px;
  font-size: 11px; font-weight: 600; letter-spacing: .12em;
}
.featured-card .body { padding: 18px 20px 20px; }
.featured-card h3 { font-size: 20px; font-weight: 600; margin: 0 0 4px; }
.featured-card .sub { font-size: 13.5px; color: var(--muted); margin: 0 0 14px; }
.featured-card .stats { display: flex; gap: 18px; font-size: 13px; color: #333; margin-bottom: 16px; }
.featured-card .price { font-size: 22px; font-weight: 700; }
.featured-card .price small { font-size: 13px; color: var(--muted); font-weight: 400; }

/* =====================================================================
   RECENT PROJECTS GRID
   ===================================================================== */
.page-header {
  padding: 70px 56px 40px;
  max-width: 900px; margin: 0 auto; text-align: left;
}
.page-header .eyebrow { font-size: 11px; letter-spacing: .26em; color: var(--muted); margin-bottom: 12px; font-weight: 500; }
.page-header h1 { font-size: 46px; font-weight: 700; margin: 0 0 14px; letter-spacing: -0.025em; line-height: 1.1; }
.page-header p { font-size: 16px; color: #444; max-width: 620px; margin: 0; line-height: 1.6; }

.projects-grid {
  padding: 30px 48px 80px;
  display: grid; grid-template-columns: 1fr 1fr 1fr; gap: 22px;
}
.project-card {
  background: #fff; border-radius: 14px; overflow: hidden;
  border: 1px solid var(--line);
  transition: transform .15s ease, box-shadow .2s ease;
  display: flex; flex-direction: column;
}
.project-card:hover { transform: translateY(-3px); box-shadow: 0 10px 28px rgba(0,0,0,.1); }
.project-card .ph { aspect-ratio: 16 / 10; background: #ddd; overflow: hidden; position: relative; }
.project-card .ph img { width: 100%; height: 100%; object-fit: cover; }
.project-card .ph .badge {
  position: absolute; top: 14px; right: 14px;
  background: rgba(255,255,255,.95); color: #111;
  padding: 6px 12px; border-radius: 4px;
  font-size: 11px; font-weight: 600; letter-spacing: .08em;
}
.project-card .body { padding: 20px 22px 22px; flex: 1; display: flex; flex-direction: column; }
.project-card h3 { font-size: 19px; font-weight: 600; margin: 0 0 4px; }
.project-card .sub { font-size: 13px; color: var(--muted); margin: 0 0 14px; }
.project-card .desc { font-size: 13.5px; color: #444; margin: 0 0 18px; line-height: 1.55; flex: 1; }
.project-card .stats-mini {
  display: grid; grid-template-columns: 1fr 1fr; gap: 8px 14px;
  padding-top: 14px; border-top: 1px solid var(--line);
  font-size: 12px;
}
.project-card .stat-item { display: flex; flex-direction: column; }
.project-card .stat-item .l { color: var(--muted); font-size: 11px; }
.project-card .stat-item .v { font-weight: 600; font-size: 13.5px; }

/* =====================================================================
   PROJECT DETAIL
   ===================================================================== */
.proj-header {
  padding: 60px 56px 30px;
  display: grid; grid-template-columns: 1.4fr 1fr; gap: 60px;
  align-items: end;
}
.proj-header .eyebrow { font-size: 11px; letter-spacing: .26em; color: var(--muted); margin-bottom: 12px; font-weight: 500; }
.proj-header h1 { font-size: 48px; font-weight: 700; margin: 0 0 8px; letter-spacing: -0.025em; line-height: 1.05; }
.proj-header .addr { font-size: 17px; color: #444; margin: 0 0 18px; }
.proj-header .meta { display: flex; gap: 28px; font-size: 13.5px; color: #333; }
.proj-header .meta .m-l { color: var(--muted); font-size: 12px; display: block; margin-bottom: 2px; }
.proj-header .back { font-size: 13px; color: var(--muted); margin-bottom: 18px; display: inline-block; }
.proj-header .back:hover { color: #111; }

.proj-stats {
  padding: 30px 56px 50px;
  display: grid; grid-template-columns: repeat(4, 1fr); gap: 14px;
}
.proj-stat {
  background: var(--bg-soft-3); border-radius: 10px;
  padding: 18px 20px;
}
.proj-stat .l { font-size: 12px; color: var(--muted); margin-bottom: 6px; }
.proj-stat .v { font-size: 22px; font-weight: 700; letter-spacing: -0.01em; }
.proj-stat .delta { font-size: 12px; color: #1f7a35; font-weight: 600; margin-top: 4px; }

.proj-desc {
  padding: 0 56px 50px;
  max-width: 760px;
}
.proj-desc h2 { font-size: 24px; font-weight: 600; margin: 30px 0 12px; }
.proj-desc p { font-size: 15px; color: #333; line-height: 1.7; margin: 0 0 14px; }

.before-after {
  padding: 30px 56px 80px;
}
.before-after h2 { font-size: 24px; font-weight: 600; margin: 0 0 20px; }
.ba-row {
  display: grid; grid-template-columns: 1fr 1fr; gap: 14px;
  margin-bottom: 28px;
}
.ba-row .ph {
  aspect-ratio: 4 / 3; border-radius: 10px; overflow: hidden; position: relative;
  background: #ddd;
}
.ba-row .ph img { width: 100%; height: 100%; object-fit: cover; }
.ba-row .ph .tag {
  position: absolute; top: 14px; left: 14px;
  background: rgba(0,0,0,.7); color: #fff;
  padding: 5px 11px; border-radius: 4px;
  font-size: 11px; font-weight: 600; letter-spacing: .12em;
}
.ba-row .caption { grid-column: 1 / -1; font-size: 13px; color: var(--muted); margin-top: -8px; }

/* =====================================================================
   ABOUT
   ===================================================================== */
.about-hero {
  padding: 80px 56px 60px;
  max-width: 900px; margin: 0 auto;
}
.about-hero .eyebrow { font-size: 11px; letter-spacing: .26em; color: var(--muted); margin-bottom: 14px; font-weight: 500; }
.about-hero h1 { font-size: 52px; font-weight: 700; letter-spacing: -0.025em; line-height: 1.1; margin: 0 0 20px; }
.about-hero p.tag-line { font-size: 22px; color: #1f1f1f; font-weight: 500; margin: 0 0 26px; line-height: 1.4; }
.about-hero p.intro { font-size: 16px; color: #444; line-height: 1.7; margin: 0; max-width: 720px; }

.values {
  padding: 50px 56px 70px;
  display: grid; grid-template-columns: 1fr 1fr 1fr; gap: 22px;
}
.value-card {
  background: var(--bg-soft-3); border-radius: 12px;
  padding: 28px 26px;
}
.value-card .ic {
  width: 40px; height: 40px; border-radius: 10px;
  background: #fff; box-shadow: 0 0 0 1px var(--line);
  display: flex; align-items: center; justify-content: center;
  margin-bottom: 18px;
}
.value-card .ic svg { width: 18px; height: 18px; }
.value-card h3 { font-size: 18px; font-weight: 600; margin: 0 0 10px; }
.value-card p { font-size: 13.5px; color: #444; margin: 0; line-height: 1.65; }

.mission-section {
  background: var(--bg-soft);
  padding: 70px 56px;
}
.mission-grid {
  display: grid; grid-template-columns: 1fr 1fr; gap: 50px;
  max-width: 1120px; margin: 0 auto;
}
.mission-grid h2 { font-size: 28px; font-weight: 600; margin: 0 0 16px; letter-spacing: -0.02em; }
.mission-grid p { font-size: 15px; color: #333; line-height: 1.7; margin: 0; }

.cta-band {
  padding: 70px 56px;
  text-align: center;
}
.cta-band h2 { font-size: 32px; font-weight: 600; margin: 0 0 12px; letter-spacing: -0.02em; }
.cta-band p { font-size: 15px; color: #555; max-width: 540px; margin: 0 auto 26px; line-height: 1.6; }

/* =====================================================================
   RESPONSIVE
   ===================================================================== */
@media (max-width: 980px) {
  .nav-links { gap: 18px; font-size: 13.5px; }
  .opp, .features, .neighborhood, .bottom, footer.site-footer,
  .home-hero-content, .featured-listings .row,
  .projects-grid, .proj-stats, .values, .mission-grid {
    grid-template-columns: 1fr !important;
  }
  .info-card { position: static; width: 100%; margin: 16px 0 0; }
  .hero { aspect-ratio: auto; }
  .hero h1, .home-hero-content h1, .about-hero h1 { font-size: 44px; }
  .intent-picker { grid-template-columns: 1fr; }
  .proj-header { grid-template-columns: 1fr; gap: 20px; }
}

@media (max-width: 640px) {
  /* Nav: keep everything on a single line, tighter spacing */
  .nav { padding: 18px 18px; }
  .logo { letter-spacing: 0.14em; font-size: 15px; white-space: nowrap; }
  .nav-links { gap: 14px; font-size: 13.5px; }
  .nav-links a, .nav-links button { white-space: nowrap; }
  .nav-links .btn { padding: 10px 14px; font-size: 13px; }

  /* Home hero: smaller margins, tighter type, less vertical padding */
  .home-hero { margin: 0 16px; min-height: 460px; border-radius: 12px; }
  .home-hero-content { padding: 56px 20px 56px; }
  .home-hero-content h1 { font-size: 34px; line-height: 1.1; margin-bottom: 14px; }
  .home-hero-content p.lead { font-size: 14.5px; margin-bottom: 24px; }

  /* Waitlist: stack the email + button vertically so nothing gets squished */
  .waitlist-section { padding: 60px 20px 80px; }
  .waitlist-section h2 { font-size: 26px; }
  .waitlist-section p.sub { font-size: 14px; }
  .waitlist-form { flex-direction: column; gap: 10px; max-width: 320px; }

  /* Footer: less padding on tiny screens */
  footer.site-footer { padding: 32px 20px 28px; gap: 24px; }

  /* About hero: tighter on mobile */
  .about-hero { padding: 56px 20px 40px; }
  .about-hero h1 { font-size: 34px; }
  .about-hero p.tag-line { font-size: 18px; }
  .about-hero p.intro { font-size: 15px; }
  .values, .mission-section, .cta-band { padding-left: 20px; padding-right: 20px; }
}