/* ============================================================
   VionaPropNex — shared stylesheet
   Warm heritage editorial: cream / marine / gold
   ============================================================ */
:root{
  --cream:#F8F7F4; --marine:#0e2b46; --marine-deep:#0a2036;
  --gold:#cea84e; --gold-deep:#b18a3c; --ink:#3A4A57;
  --sand:#ede9e2; --line:rgba(14,43,70,.14);
  --serif:"EB Garamond",Georgia,serif;
  --sans:"Jost",-apple-system,"Segoe UI",Arial,sans-serif;
  --header-h:96px; --header-h-s:64px;
}
*,*::before,*::after{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth;-webkit-text-size-adjust:100%}
body{font-family:var(--sans);font-weight:400;font-size:1.0625rem;line-height:1.85;
  color:var(--ink);background:var(--cream);-webkit-font-smoothing:antialiased}
img{max-width:100%;height:auto;display:block}
a{color:var(--marine);text-decoration:none}
p{margin-bottom:1.1em}
p:last-child{margin-bottom:0}
::selection{background:var(--gold);color:var(--marine-deep)}

/* ---------- type ---------- */
h1,h2,h3,h4{font-family:var(--serif);font-weight:500;color:var(--marine);line-height:1.15;letter-spacing:.01em}
h1{font-size:clamp(2.5rem,5.5vw,4.2rem);margin:.35em 0 .45em}
h2{font-size:clamp(1.9rem,3.6vw,2.8rem);margin:.3em 0 .5em}
h3{font-size:1.4rem;margin:1.6em 0 .5em}
h4{font-size:1.12rem;margin:1.4em 0 .4em}
h1 em,h2 em{font-style:italic;color:var(--gold-deep)}
.lede{font-size:1.2rem;line-height:1.8;color:var(--ink);max-width:44em}
.small{font-size:.88rem}
.mini-title{display:flex;align-items:center;gap:1rem;font-size:.78rem;font-weight:500;
  letter-spacing:.22em;text-transform:uppercase;color:var(--gold-deep);margin-bottom:1.1rem}
.mini-title::before{content:"";width:60px;height:1px;background:var(--gold);flex:none}
.mini-title.center{justify-content:center}
.section-dark .mini-title,.section-dark h1,.section-dark h2,.section-dark h3,.section-dark h4{color:var(--cream)}
.section-dark .mini-title{color:var(--gold)}
.section-dark{color:rgba(248,247,244,.82)}

/* ---------- layout ---------- */
.container{max-width:1180px;margin:0 auto;padding:0 24px}
.container-narrow{max-width:760px;margin:0 auto;padding:0 24px}
.section{padding:96px 0}
.section-sand{background:var(--sand)}
.section-dark{background:var(--marine);color:rgba(248,247,244,.82)}
.section-dark .lede{color:rgba(248,247,244,.85)}
.section-tight{padding:64px 0}
.grid-2{display:grid;grid-template-columns:1fr 1fr;gap:56px;align-items:center}
.grid-3{display:grid;grid-template-columns:repeat(3,1fr);gap:32px}
.grid-4{display:grid;grid-template-columns:repeat(4,1fr);gap:28px}
.mt-2{margin-top:2rem}.mt-3{margin-top:3rem}
.center{text-align:center}
@media(max-width:900px){
  .section{padding:64px 0}
  .grid-2,.grid-3{grid-template-columns:1fr;gap:36px}
  .grid-4{grid-template-columns:1fr 1fr;gap:20px}
}

/* ---------- header ---------- */
.site-header{position:fixed;inset:0 0 auto;z-index:100;transition:background .4s ease,box-shadow .4s ease}
.site-header .bar{display:flex;align-items:center;justify-content:space-between;gap:2rem;
  max-width:1180px;margin:0 auto;padding:1.6rem 24px;transition:padding .4s ease}
.site-header.scrolled,.site-header.solid{background:rgba(248,247,244,.97);box-shadow:0 1px 0 var(--line)}
.site-header.scrolled .bar,.site-header.solid .bar{padding:.8rem 24px}
.brand{font-family:var(--serif);font-size:1.5rem;font-weight:600;color:var(--cream);line-height:1;transition:color .4s}
.brand span{color:var(--gold)}
.brand small{display:block;font-family:var(--sans);font-size:.6rem;letter-spacing:.3em;text-transform:uppercase;opacity:.75;margin-top:.35rem}
.site-header.scrolled .brand,.site-header.solid .brand{color:var(--marine)}
.main-nav{display:flex;align-items:center;gap:2rem}
.main-nav a{font-size:.82rem;font-weight:500;letter-spacing:.14em;text-transform:uppercase;
  color:rgba(248,247,244,.9);position:relative;padding:.4rem 0;transition:color .3s}
.main-nav a::after{content:"";position:absolute;left:0;bottom:0;width:0;height:1px;background:var(--gold);transition:width .35s ease}
.main-nav a:hover::after,.main-nav a.active::after{width:100%}
.main-nav a.active{color:var(--gold)}
.site-header.scrolled .main-nav a,.site-header.solid .main-nav a{color:var(--marine)}
.site-header.scrolled .main-nav a.active,.site-header.solid .main-nav a.active{color:var(--gold-deep)}
.nav-cta{border:1px solid var(--gold);padding:.55rem 1.2rem !important;color:var(--gold) !important}
.nav-cta:hover{background:var(--gold);color:var(--marine-deep) !important}
.nav-cta::after{display:none}
.nav-toggle{display:none;background:none;border:0;cursor:pointer;width:44px;height:44px;position:relative;z-index:110}
.nav-toggle span{position:absolute;left:10px;right:10px;height:2px;background:var(--cream);transition:.35s}
.site-header.scrolled .nav-toggle span,.site-header.solid .nav-toggle span{background:var(--marine)}
.nav-toggle span:nth-child(1){top:15px}.nav-toggle span:nth-child(2){top:22px}.nav-toggle span:nth-child(3){top:29px}
.nav-toggle.open span:nth-child(1){top:22px;transform:rotate(45deg)}
.nav-toggle.open span:nth-child(2){opacity:0}
.nav-toggle.open span:nth-child(3){top:22px;transform:rotate(-45deg)}
@media(max-width:900px){
  .nav-toggle{display:block}
  .main-nav{position:fixed;inset:0;background:var(--marine-deep);flex-direction:column;justify-content:center;
    gap:1.8rem;transform:translateY(-100%);transition:transform .45s ease;z-index:105}
  .main-nav.open{transform:translateY(0)}
  .main-nav a{color:var(--cream) !important;font-size:1rem}
}

/* ---------- hero ---------- */
.hero{position:relative;min-height:100vh;display:flex;align-items:center;justify-content:center;
  text-align:center;color:var(--cream);overflow:hidden;background:var(--marine-deep)}
.hero-slides{position:absolute;inset:0;z-index:0}
.hero-slide{position:absolute;inset:0;background-size:cover;background-position:center;
  opacity:0;animation:kenburns 24s ease-in-out infinite}
.hero-slide:nth-child(2){animation-delay:8s}
.hero-slide:nth-child(3){animation-delay:16s}
@keyframes kenburns{
  0%{opacity:0;transform:scale(1.09)}
  5%{opacity:1}
  33%{opacity:1}
  42%{opacity:0;transform:scale(1)}
  100%{opacity:0;transform:scale(1)}
}
.hero::after{content:"";position:absolute;inset:0;z-index:1;
  background:linear-gradient(rgba(10,32,54,.62),rgba(10,32,54,.45) 55%,rgba(10,32,54,.75))}
.hero .container{position:relative;z-index:2;padding-top:var(--header-h)}
.hero .mini-title{justify-content:center;color:var(--gold)}
.hero .mini-title::before{background:var(--gold)}
.hero h1{color:var(--cream);max-width:16ch;margin-left:auto;margin-right:auto}
.hero .lede{color:rgba(248,247,244,.85);margin:0 auto 2.2rem;max-width:38em}
.hero-actions{display:flex;gap:1rem;justify-content:center;flex-wrap:wrap}
.hero-scroll{position:absolute;left:50%;bottom:28px;transform:translateX(-50%);z-index:2;
  font-size:.68rem;letter-spacing:.3em;text-transform:uppercase;color:rgba(248,247,244,.65)}
.hero-scroll::after{content:"";display:block;width:1px;height:44px;background:var(--gold);margin:10px auto 0}

/* ---------- page hero (inner pages) ---------- */
.page-hero{position:relative;padding:calc(var(--header-h) + 72px) 0 72px;background:var(--marine);
  color:rgba(248,247,244,.85);overflow:hidden}
.page-hero.has-img{background-size:cover;background-position:center}
.page-hero.has-img::before{content:"";position:absolute;inset:0;background:rgba(10,32,54,.78)}
.page-hero .container{position:relative;z-index:1}
.page-hero h1{color:var(--cream);margin-bottom:.3em}
.page-hero .lede{color:rgba(248,247,244,.85)}
.page-hero .mini-title{color:var(--gold)}

/* ---------- buttons ---------- */
.btn{display:inline-block;font-family:var(--sans);font-size:.8rem;font-weight:500;letter-spacing:.14em;
  text-transform:uppercase;padding:1rem 2.1rem;border:1px solid var(--gold);background:var(--gold);
  color:var(--marine-deep);cursor:pointer;transition:all .3s ease;text-align:center}
.btn:hover{background:transparent;color:var(--gold)}
.btn-outline{background:transparent;color:var(--gold)}
.btn-outline:hover{background:var(--gold);color:var(--marine-deep)}
.btn-dark{border-color:var(--marine);background:var(--marine);color:var(--cream)}
.btn-dark:hover{background:transparent;color:var(--marine)}
.btn-cream{border-color:var(--cream);background:transparent;color:var(--cream)}
.btn-cream:hover{background:var(--cream);color:var(--marine-deep)}
.text-link{font-size:.8rem;font-weight:500;letter-spacing:.14em;text-transform:uppercase;color:var(--gold-deep);
  display:inline-flex;align-items:center;gap:.5rem;position:relative}
.text-link::after{content:"→";transition:transform .3s}
.text-link:hover::after{transform:translateX(5px)}

/* ---------- stats ---------- */
.stats-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:32px;text-align:center}
.stat .num{font-family:var(--serif);font-size:clamp(2.2rem,4vw,3.2rem);color:var(--marine);line-height:1}
.stat .lbl{font-size:.72rem;letter-spacing:.2em;text-transform:uppercase;color:var(--ink);opacity:.7;margin-top:.7rem}
.section-dark .stat .num{color:var(--gold)}
.section-dark .stat .lbl{color:rgba(248,247,244,.65)}
@media(max-width:900px){.stats-grid{grid-template-columns:1fr 1fr;gap:28px}}

/* ---------- segment cards ---------- */
.seg-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:28px}
.seg-card{border:1px solid var(--line);background:#fff;display:flex;flex-direction:column;transition:border-color .3s}
.seg-card:hover{border-color:var(--gold)}
.seg-card .img-wrap{aspect-ratio:3/2;overflow:hidden}
.seg-card img{width:100%;height:100%;object-fit:cover}
.seg-card .body{padding:28px;display:flex;flex-direction:column;gap:.8rem;flex:1}
.seg-card h3{margin:0}
.seg-card ul{list-style:none;margin:.4rem 0 1rem}
.seg-card li{padding:.45rem 0 .45rem 1.4rem;position:relative;font-size:.95rem;border-bottom:1px solid var(--sand)}
.seg-card li:last-child{border-bottom:0}
.seg-card li::before{content:"";position:absolute;left:0;top:1.05em;width:7px;height:7px;background:var(--gold)}
.seg-card .text-link{margin-top:auto}
@media(max-width:900px){.seg-grid{grid-template-columns:1fr}}

/* ---------- property cards ---------- */
.prop-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:32px}
.prop-card{border:1px solid var(--line);background:#fff;display:flex;flex-direction:column}
.prop-card .img-wrap{position:relative;aspect-ratio:3/2;overflow:hidden}
.prop-card img{width:100%;height:100%;object-fit:cover;transition:transform .8s ease}
.prop-card:hover img{transform:scale(1.04)}
.prop-card .body{padding:26px;display:flex;flex-direction:column;gap:.6rem;flex:1}
.prop-card h3{margin:0;font-size:1.5rem}
.prop-meta{display:flex;flex-wrap:wrap;gap:.4rem 1.2rem;font-size:.85rem;color:var(--ink);opacity:.85}
.prop-meta strong{font-weight:500;color:var(--marine)}
.prop-card .text-link{margin-top:auto;padding-top:.6rem}
@media(max-width:900px){.prop-grid{grid-template-columns:1fr}}
.tag{position:absolute;top:16px;left:16px;z-index:2;background:rgba(10,32,54,.85);color:var(--gold);
  font-size:.68rem;font-weight:500;letter-spacing:.18em;text-transform:uppercase;padding:.45rem .9rem}
.badge{display:inline-block;border:1px solid var(--gold);color:var(--gold-deep);font-size:.68rem;
  font-weight:500;letter-spacing:.16em;text-transform:uppercase;padding:.35rem .8rem;margin:0 .4rem .4rem 0}

/* ---------- fact strip (project pages) ---------- */
.fact-strip{display:grid;grid-template-columns:repeat(5,1fr);border-top:1px solid var(--line);border-bottom:1px solid var(--line)}
.fact{padding:1.4rem 1rem;text-align:center;border-left:1px solid var(--line)}
.fact:first-child{border-left:0}
.fact .k{font-size:.66rem;letter-spacing:.2em;text-transform:uppercase;opacity:.65;margin-bottom:.4rem}
.fact .v{font-family:var(--serif);font-size:1.25rem;color:var(--marine)}
.section-dark .fact{border-color:rgba(248,247,244,.18)}
.section-dark .fact .v{color:var(--cream)}
@media(max-width:900px){.fact-strip{grid-template-columns:repeat(2,1fr)}.fact{border-left:0;border-top:1px solid var(--line)}}

/* ---------- quote / testimonial ---------- */
.quote-box{background:var(--marine);border-left:4px solid var(--gold);padding:2.2rem;color:var(--cream)}
.quote-box p{font-family:var(--serif);font-style:italic;font-size:1.35rem;line-height:1.6;color:var(--cream)}
.quote-box cite{display:block;margin-top:1.2rem;font-family:var(--sans);font-style:normal;font-size:.75rem;
  letter-spacing:.2em;text-transform:uppercase;color:var(--gold)}
.quote-plain{padding:1.6rem 0;border-bottom:1px solid var(--line)}
.quote-plain p{font-family:var(--serif);font-style:italic;font-size:1.2rem;color:var(--marine)}
.quote-plain cite{display:block;margin-top:.8rem;font-style:normal;font-size:.72rem;letter-spacing:.18em;
  text-transform:uppercase;color:var(--gold-deep)}

/* ---------- tables ---------- */
.table-wrap{overflow-x:auto;margin:1.6rem 0}
.table{width:100%;border-collapse:collapse;font-size:.95rem;min-width:560px}
.table th{font-family:var(--sans);font-weight:500;font-size:.74rem;letter-spacing:.16em;text-transform:uppercase;
  color:var(--marine);text-align:left;padding:.9rem 1rem;border-bottom:2px solid var(--gold)}
.table td{padding:.85rem 1rem;border-bottom:1px solid var(--line);vertical-align:top}
.table tr:last-child td{border-bottom:2px solid var(--marine)}
.table td strong{color:var(--marine);font-weight:500}
.section-dark .table th{color:var(--gold)}
.section-dark .table td{border-color:rgba(248,247,244,.15)}
.section-dark .table tr:last-child td{border-bottom-color:var(--gold)}
.section-dark .table td strong{color:var(--cream)}

/* ---------- faq ---------- */
.faq-item{border-bottom:1px solid var(--line)}
.faq-q{width:100%;background:none;border:0;cursor:pointer;text-align:left;display:flex;justify-content:space-between;
  align-items:center;gap:1.5rem;padding:1.4rem 0;font-family:var(--serif);font-size:1.25rem;color:var(--marine)}
.faq-q .ic{flex:none;width:14px;height:14px;position:relative}
.faq-q .ic::before,.faq-q .ic::after{content:"";position:absolute;background:var(--gold-deep);transition:transform .3s}
.faq-q .ic::before{left:0;top:6px;width:14px;height:2px}
.faq-q .ic::after{left:6px;top:0;width:2px;height:14px}
.faq-item.open .ic::after{transform:scaleY(0)}
.faq-a{max-height:0;overflow:hidden;transition:max-height .45s ease}
.faq-a .inner{padding:0 0 1.6rem;max-width:52em}

/* ---------- forms / lead panel ---------- */
.lead-panel{background:#fff;border-top:3px solid var(--gold);padding:3rem;box-shadow:0 1px 0 var(--line)}
.lead-panel h2{margin-top:0}
.lead-form{display:grid;grid-template-columns:1fr 1fr;gap:1.6rem 2rem;margin-top:1.8rem}
.lead-form .full{grid-column:1/-1}
.field label{display:block;font-size:.72rem;font-weight:500;letter-spacing:.18em;text-transform:uppercase;
  color:var(--marine);margin-bottom:.45rem}
.field input,.field select,.field textarea{width:100%;background:transparent;border:0;border-bottom:1px solid var(--line);
  padding:.7rem 0;font-family:var(--sans);font-size:1rem;color:var(--ink);transition:border-color .3s;border-radius:0}
.field textarea{min-height:96px;resize:vertical}
.field input:focus,.field select:focus,.field textarea:focus{outline:none;border-bottom-color:var(--gold)}
.consent{display:flex;gap:.8rem;align-items:flex-start;font-size:.82rem;line-height:1.6;color:var(--ink)}
.consent input{width:16px;height:16px;margin-top:.3rem;accent-color:var(--gold-deep);flex:none}
.form-note{font-size:.78rem;opacity:.7;margin-top:.6rem}
.form-success{display:none;border:1px solid var(--gold);background:var(--cream);padding:1.4rem;margin-top:1.4rem;
  font-size:.95rem;color:var(--marine)}
.form-success.show{display:block}
@media(max-width:700px){.lead-form{grid-template-columns:1fr}.lead-panel{padding:2rem 1.4rem}}

/* ---------- cta band & footer cta ---------- */
.cta-band{background:var(--marine);text-align:center;padding:80px 0}
.cta-band h2{color:var(--cream);max-width:20ch;margin:0 auto 1.6rem}
.cta-band p{color:rgba(248,247,244,.75);max-width:46em;margin:0 auto 2rem}
.footer-cta{position:relative;z-index:2;margin-bottom:-90px}
.footer-cta .card{display:grid;grid-template-columns:1.4fr 1fr;background:var(--marine);color:var(--cream)}
.footer-cta .txt{padding:3.2rem}
.footer-cta .txt h2{color:var(--cream);margin-top:0}
.footer-cta .txt p{color:rgba(248,247,244,.78)}
.footer-cta .act{background:var(--gold);display:flex;align-items:center;justify-content:center;padding:3rem 2rem;text-align:center}
.footer-cta .act .btn{border-color:var(--marine-deep);background:var(--marine-deep);color:var(--cream)}
.footer-cta .act .btn:hover{background:transparent;color:var(--marine-deep)}
@media(max-width:800px){.footer-cta .card{grid-template-columns:1fr}}

/* ---------- footer ---------- */
.site-footer{background:var(--marine-deep);color:rgba(248,247,244,.7);padding:80px 0 0;font-size:.92rem}
.footer-cta + .site-footer{padding:170px 0 0}
.site-footer h4{color:var(--cream);font-family:var(--sans);font-weight:500;font-size:.78rem;
  letter-spacing:.2em;text-transform:uppercase;margin:0 0 1.2rem}
.foot-grid{display:grid;grid-template-columns:1.6fr 1fr 1fr 1fr;gap:40px;padding-bottom:56px}
.site-footer a{color:rgba(248,247,244,.7);transition:color .3s}
.site-footer a:hover{color:var(--gold)}
.foot-links{list-style:none}
.foot-links li{margin-bottom:.6rem}
.foot-brand{font-family:var(--serif);font-size:1.6rem;color:var(--cream)}
.foot-brand span{color:var(--gold)}
.foot-legal{border-top:1px solid rgba(248,247,244,.14);padding:1.6rem 0;display:flex;flex-wrap:wrap;
  gap:.6rem 2rem;justify-content:space-between;font-size:.78rem;color:rgba(248,247,244,.5)}
.compliance{background:#081a2c;padding:1.1rem 0;font-size:.74rem;letter-spacing:.04em;
  color:rgba(248,247,244,.55);text-align:center;line-height:1.9}
.compliance strong{color:rgba(248,247,244,.8);font-weight:500}
@media(max-width:900px){.foot-grid{grid-template-columns:1fr 1fr}}
@media(max-width:560px){.foot-grid{grid-template-columns:1fr}}

/* ---------- misc ---------- */
.breadcrumb{font-size:.72rem;letter-spacing:.16em;text-transform:uppercase;color:rgba(248,247,244,.6);margin-bottom:1.4rem}
.breadcrumb a{color:var(--gold)}
.breadcrumb.on-light{color:var(--ink);opacity:.7}
.divider-gold{width:60px;height:2px;background:var(--gold);margin:1.6rem 0}
.tick-list{list-style:none;margin:1rem 0}
.tick-list li{padding:.5rem 0 .5rem 1.6rem;position:relative}
.tick-list li::before{content:"";position:absolute;left:0;top:1.05em;width:7px;height:7px;background:var(--gold)}
.num-list{counter-reset:n;list-style:none;margin:1.4rem 0}
.num-list li{counter-increment:n;position:relative;padding:1.1rem 0 1.1rem 4rem;border-bottom:1px solid var(--line)}
.num-list li::before{content:counter(n,decimal-leading-zero);position:absolute;left:0;top:1.05rem;
  font-family:var(--serif);font-size:1.6rem;color:var(--gold-deep)}
.num-list li strong{display:block;color:var(--marine);font-weight:500;font-size:1.05rem}
.article-body h2{margin-top:1.8em}
.article-body ul,.article-body ol{margin:0 0 1.2em 1.3em}
.article-body li{margin-bottom:.5em}
.article-body img{margin:2rem auto}
.article-body blockquote{border-left:3px solid var(--gold);padding:.4rem 0 .4rem 1.4rem;margin:1.8rem 0;
  font-family:var(--serif);font-style:italic;font-size:1.2rem;color:var(--marine)}
.byline{display:flex;gap:1rem;align-items:center;font-size:.8rem;letter-spacing:.1em;text-transform:uppercase;
  color:var(--ink);opacity:.75;margin:1.2rem 0 0}
.callout{background:var(--sand);border-left:3px solid var(--gold);padding:1.4rem 1.6rem;margin:1.8rem 0;font-size:.95rem}
.checker{width:100%;height:auto}
.skip-link{position:absolute;left:-9999px;top:0;background:var(--gold);color:var(--marine-deep);
  padding:.6rem 1rem;z-index:200;font-size:.8rem}
.skip-link:focus{left:0}
[id]{scroll-margin-top:96px}
@media(max-width:700px){.hero-scroll{display:none}}
@media (prefers-reduced-motion:reduce){
  *,*::before,*::after{animation-duration:.01ms !important;animation-iteration-count:1 !important;transition-duration:.01ms !important}
  html{scroll-behavior:auto}
}