:root{
  --ink:#1f2422;
  --muted:#666d68;
  --paper:#f7f5f0;
  --white:#ffffff;
  --line:#d9d7d0;
  --stone:#e8e3d9;
  --sage:#768178;
  --deep:#26302b;
  --max:1180px;
}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{
  margin:0;
  font-family:Arial,Helvetica,sans-serif;
  color:var(--ink);
  background:var(--paper);
  line-height:1.6;
}
a{color:inherit;text-decoration:none}
img{max-width:100%;display:block}
.container{width:min(92%,var(--max));margin:auto}
.site-header{
  position:sticky;top:0;z-index:100;
  background:rgba(247,245,240,.96);
  border-bottom:1px solid var(--line);
  backdrop-filter:blur(8px);
}
.nav{
  min-height:76px;display:flex;align-items:center;justify-content:space-between;gap:24px;
}
.brand{font-family:Georgia,serif;font-size:1.2rem;letter-spacing:.04em}
.brand small{display:block;font-family:Arial,sans-serif;font-size:.68rem;letter-spacing:.14em;text-transform:uppercase;color:var(--muted);margin-top:2px}
.nav-links{display:flex;gap:22px;align-items:center;font-size:.82rem;letter-spacing:.09em;text-transform:uppercase}
.nav-links a:hover{opacity:.6}
.menu-button{display:none;border:1px solid var(--line);background:transparent;padding:10px 12px;font-size:.8rem}
.hero{
  min-height:72vh;display:grid;grid-template-columns:1.05fr .95fr;align-items:stretch;
  border-bottom:1px solid var(--line);
}
.hero-copy{padding:96px max(4vw,32px) 88px calc((100vw - min(92vw,var(--max)))/2);display:flex;flex-direction:column;justify-content:center}
.eyebrow{font-size:.74rem;letter-spacing:.16em;text-transform:uppercase;color:var(--sage);font-weight:700}
h1,h2,h3{font-family:Georgia,serif;font-weight:400;line-height:1.08;margin:0}
h1{font-size:clamp(3rem,7vw,6.4rem);max-width:780px}
.hero h1{font-size:clamp(2.8rem,5.7vw,5.35rem);max-width:700px}
h2{font-size:clamp(2.2rem,4vw,4rem)}
h3{font-size:clamp(1.45rem,2.2vw,2rem)}
.lead{font-size:1.18rem;color:var(--muted);max-width:760px;margin:24px 0 0}
.hero-art{
  background:
    linear-gradient(180deg,rgba(38,48,43,.04),rgba(38,48,43,.12)),
    url("images/lapina-rooftop-sunset.png") center center/cover no-repeat,
    linear-gradient(135deg,#c8c2b7,#7f8a82);
  min-height:560px;
  position:relative;
}
.hero-art::after{
  content:"La Piña Boutique Hotel · Puerto Rico";
  position:absolute;right:24px;bottom:22px;color:#fff;font-size:.72rem;letter-spacing:.12em;text-transform:uppercase;opacity:.9;
  text-shadow:0 1px 5px rgba(0,0,0,.55)
}
.actions{display:flex;gap:12px;flex-wrap:wrap;margin-top:34px}
.button{display:inline-block;padding:13px 18px;border:1px solid var(--ink);font-size:.76rem;letter-spacing:.12em;text-transform:uppercase}
.button.primary{background:var(--ink);color:#fff}
.button:hover{transform:translateY(-1px)}
.section{padding:92px 0;border-bottom:1px solid var(--line)}
.section.tight{padding:66px 0}
.section-head{display:grid;grid-template-columns:.7fr 1.3fr;gap:60px;margin-bottom:52px}
.section-head p{margin:0;color:var(--muted);max-width:720px}
.grid-2{display:grid;grid-template-columns:1fr 1fr;gap:28px}
.grid-3{display:grid;grid-template-columns:repeat(3,1fr);gap:22px}
.card{border-top:1px solid var(--ink);padding-top:18px}
.card p{color:var(--muted);margin:12px 0 0}
.process{display:grid;grid-template-columns:repeat(6,1fr);gap:8px;margin-top:34px}
.step{border:1px solid var(--line);padding:26px 18px;background:rgba(255,255,255,.28)}
.step span{display:block;color:var(--sage);font-size:.7rem;letter-spacing:.14em;text-transform:uppercase;margin-bottom:8px}
.project-feature{display:grid;grid-template-columns:1.05fr .95fr;gap:46px;align-items:center}
.project-image,.image-placeholder{
  min-height:420px;
  background:
    linear-gradient(160deg,rgba(255,255,255,.03),rgba(0,0,0,.12)),
    linear-gradient(135deg,#d8d1c6,#788279);
  background-size:cover;
  background-position:center;
  display:flex;align-items:flex-end;padding:20px;color:#fff;font-size:.72rem;letter-spacing:.12em;text-transform:uppercase
}
.project-image{
  background:
    linear-gradient(160deg,rgba(255,255,255,.02),rgba(0,0,0,.10)),
    url("images/lapina-outdoor-tub.png") center center/cover no-repeat,
    linear-gradient(135deg,#d8d1c6,#788279);
}
.project-image{font-size:0}
.project-gallery{
  display:grid;
  grid-template-columns:1.4fr 1fr;
  grid-template-rows:260px 220px;
  gap:12px;
  margin:34px 0 0;
}
.gallery-photo{
  min-height:200px;
  background-color:#d8d1c6;
  background-size:cover;
  background-position:center;
}
.gallery-photo.aerial{grid-row:1 / span 2;background-image:url("images/lapina-rooftop-sunset.png")}
.gallery-photo.bedroom{background-image:url("images/lapina-bedroom.png")}
.gallery-photo.pool{background-image:url("images/lapina-pool.png")}
.stat-row{display:grid;grid-template-columns:repeat(3,1fr);gap:12px;margin-top:32px}
.stat{padding:22px 0;border-top:1px solid var(--line)}
.stat strong{font-family:Georgia,serif;font-size:1.7rem;font-weight:400;display:block}
.quote{font-family:Georgia,serif;font-size:clamp(1.8rem,3.3vw,3rem);line-height:1.25;max-width:980px}
.page-hero{padding:110px 0 70px;border-bottom:1px solid var(--line)}
.page-hero h1{font-size:clamp(2.8rem,5.7vw,5.3rem)}
.page-hero p{max-width:820px;color:var(--muted);font-size:1.15rem;margin-top:22px}
.timeline{display:grid;gap:0}
.timeline-item{display:grid;grid-template-columns:180px 1fr;gap:32px;padding:26px 0;border-top:1px solid var(--line)}
.timeline-item .year{font-size:.78rem;letter-spacing:.12em;text-transform:uppercase;color:var(--sage)}
.timeline-item p{margin:8px 0 0;color:var(--muted)}
.project-list{display:grid;gap:76px}
.project-block{display:grid;grid-template-columns:1fr 1fr;gap:46px;align-items:start}
.project-meta{font-size:.74rem;letter-spacing:.13em;text-transform:uppercase;color:var(--sage);margin-bottom:14px}
.bullets{padding-left:1.1rem;color:var(--muted)}
.bullets li{margin:.45rem 0}
.contact-box{display:grid;grid-template-columns:1fr 1fr;gap:44px;padding:46px;background:var(--white);border:1px solid var(--line)}
.contact-box p{color:var(--muted)}
.contact-list{display:grid;gap:14px}
.contact-item{padding:16px 0;border-top:1px solid var(--line)}
.notice{font-size:.83rem;color:var(--muted);padding-top:28px}
footer{padding:42px 0}
.footer-row{display:flex;justify-content:space-between;gap:30px;align-items:flex-end}
.footer-meta{font-size:.78rem;color:var(--muted)}
.kicker{font-family:Georgia,serif;font-size:1.35rem}
.shadow-gallery{
  display:grid;
  grid-template-columns:1.2fr 1fr;
  grid-template-rows:220px 220px;
  gap:12px;
  margin-top:34px;
}
.shadow-photo{
  background-color:#d8d1c6;
  background-size:cover;
  background-position:center;
}
.shadow-photo.map{grid-row:1 / span 2;background-image:url("images/shadow-canyon-map.jpg")}
.shadow-photo.home{background-image:url("images/shadow-canyon-home.jpg")}
.shadow-photo.poolhome{background-image:url("images/shadow-canyon-pool-home.jpg")}
.bakersfield-gallery{
  display:grid;
  grid-template-columns:1.15fr 1fr;
  grid-template-rows:235px 235px;
  gap:12px;
  margin-top:34px;
}
.bakersfield-photo{
  background-color:#d8d1c6;
  background-size:cover;
  background-position:center;
}
.bakersfield-photo.courtyard{grid-row:1 / span 2;background-image:url("images/bakersfield-courtyard.png")}
.bakersfield-photo.entry{background-image:url("images/bakersfield-entry.png")}
.bakersfield-photo.interior{background-image:url("images/bakersfield-interior-1.png")}
@media(max-width:900px){
  .hero{grid-template-columns:1fr}.hero-copy{padding:74px 4vw}.hero-art{min-height:380px}
  .section-head,.project-feature,.project-block,.contact-box{grid-template-columns:1fr;gap:28px}
  .grid-3{grid-template-columns:1fr}.grid-2{grid-template-columns:1fr}
  .process{grid-template-columns:repeat(2,1fr)}
  .timeline-item{grid-template-columns:1fr;gap:6px}
  .project-gallery,.shadow-gallery,.bakersfield-gallery{grid-template-columns:1fr 1fr;grid-template-rows:300px 200px}
  .gallery-photo.aerial,.shadow-photo.map,.bakersfield-photo.courtyard{grid-column:1/-1;grid-row:auto}
  .nav-links{display:none;position:absolute;top:76px;left:0;right:0;background:var(--paper);padding:18px 4vw;border-bottom:1px solid var(--line);flex-direction:column;align-items:flex-start}
  .nav-links.open{display:flex}.menu-button{display:block}
}
@media(max-width:560px){
  h1{font-size:2.7rem}.hero h1{font-size:2.55rem}.section{padding:70px 0}.process{grid-template-columns:1fr}.stat-row{grid-template-columns:1fr}
  .project-gallery,.shadow-gallery,.bakersfield-gallery{grid-template-columns:1fr;grid-template-rows:240px 200px 200px}
  .gallery-photo.aerial,.shadow-photo.map,.bakersfield-photo.courtyard{grid-column:auto}
  .footer-row{align-items:flex-start;flex-direction:column}
}
.slo-gallery{
  display:grid;
  grid-template-columns:1.2fr 1fr 1fr;
  grid-template-rows:220px 220px;
  gap:12px;
  margin:34px 0 0;
}
.slo-photo{
  background-color:#d8d1c6;
  background-size:cover;
  background-position:center;
}
.slo-photo.one{grid-row:1 / span 2;background-image:url("images/slo-residential-1.png")}
.slo-photo.two{background-image:url("images/slo-residential-2.png")}
.slo-photo.three{background-image:url("images/slo-residential-3.png")}
.slo-photo.four{background-image:url("images/slo-residential-4.png")}
.slo-photo.five{background-image:url("images/slo-residential-5.png")}
@media(max-width:900px){
  .slo-gallery{grid-template-columns:1fr 1fr;grid-template-rows:280px 220px 220px}
  .slo-photo.one{grid-column:1/-1;grid-row:auto}
}
@media(max-width:560px){
  .slo-gallery{grid-template-columns:1fr;grid-template-rows:repeat(5,220px)}
  .slo-photo.one{grid-column:auto}
}

.chicago-gallery{
  display:grid;
  grid-template-columns:1.25fr 1fr 1fr;
  grid-template-rows:360px;
  gap:12px;
  margin:34px 0 0;
}
.chicago-photo{
  background-color:#d8d1c6;
  background-size:cover;
  background-position:center;
}
.chicago-photo.one{background-image:url("images/chicago-residential-1.png")}
.chicago-photo.two{background-image:url("images/chicago-residential-2.png")}
.chicago-photo.three{background-image:url("images/chicago-residential-3.png")}
@media(max-width:900px){
  .chicago-gallery{grid-template-columns:1fr 1fr;grid-template-rows:280px 220px}
  .chicago-photo.one{grid-column:1/-1}
}
@media(max-width:560px){
  .chicago-gallery{grid-template-columns:1fr;grid-template-rows:repeat(3,220px)}
  .chicago-photo.one{grid-column:auto}
}

.cda-gallery{
  display:grid;
  grid-template-columns:1.25fr 1fr;
  grid-template-rows:230px 230px;
  gap:12px;
  margin-top:34px;
}
.cda-photo{
  background-color:#d8d1c6;
  background-size:cover;
  background-position:center;
}
.cda-photo.one{grid-row:1 / span 2;background-image:url("images/coeurdalene-land-1.png")}
.cda-photo.two{background-image:url("images/coeurdalene-land-2.png")}
.cda-photo.three{background-image:url("images/coeurdalene-land-3.png")}
.cda-photo.four{background-image:url("images/coeurdalene-land-4.png")}
@media(max-width:900px){
  .cda-gallery{grid-template-columns:1fr 1fr;grid-template-rows:280px 220px 220px}
  .cda-photo.one{grid-column:1/-1;grid-row:auto}
}
@media(max-width:560px){
  .cda-gallery{grid-template-columns:1fr;grid-template-rows:repeat(4,220px)}
  .cda-photo.one{grid-column:auto}
}

.farmhouse-gallery{
  display:grid;
  grid-template-columns:1.25fr 1fr 1fr;
  grid-template-rows:220px 220px;
  gap:12px;
  margin:34px 0 0;
}
.farmhouse-photo{
  background-color:#d8d1c6;
  background-size:cover;
  background-position:center;
}
.farmhouse-photo.one{grid-row:1 / span 2;background-image:url("images/idaho-farmhouse-1.png")}
.farmhouse-photo.two{background-image:url("images/idaho-farmhouse-2.png")}
.farmhouse-photo.three{background-image:url("images/idaho-farmhouse-3.png")}
.farmhouse-photo.four{background-image:url("images/idaho-farmhouse-4.png")}
.farmhouse-photo.five{background-image:url("images/idaho-farmhouse-5.png")}
.farmhouse-photo.six{background-image:url("images/idaho-farmhouse-6.png")}
@media(max-width:900px){
  .farmhouse-gallery{grid-template-columns:1fr 1fr;grid-template-rows:280px 220px 220px 220px}
  .farmhouse-photo.one{grid-column:1/-1;grid-row:auto}
}
@media(max-width:560px){
  .farmhouse-gallery{grid-template-columns:1fr;grid-template-rows:repeat(6,220px)}
  .farmhouse-photo.one{grid-column:auto}
}

.taft-gallery{
  margin:34px 0 0;
}
.taft-photo{
  min-height:430px;
  background-color:#d8d1c6;
  background-image:url("images/taft-triplex.png");
  background-size:cover;
  background-position:center;
}
@media(max-width:560px){
  .taft-photo{min-height:260px}
}

.morro-gallery{
  display:grid;
  grid-template-columns:1.2fr 1fr 1fr;
  grid-template-rows:220px 220px;
  gap:12px;
  margin:34px 0 0;
}
.morro-photo{
  background-color:#d8d1c6;
  background-size:cover;
  background-position:center;
}
.morro-photo.one{grid-row:1 / span 2;background-image:url("images/morro-bay-1.png")}
.morro-photo.two{background-image:url("images/morro-bay-2.png")}
.morro-photo.three{background-image:url("images/morro-bay-3.png")}
.morro-photo.four{background-image:url("images/morro-bay-4.png")}
.morro-photo.five{background-image:url("images/morro-bay-5.png")}
@media(max-width:900px){
  .morro-gallery{grid-template-columns:1fr 1fr;grid-template-rows:280px 220px 220px}
  .morro-photo.one{grid-column:1/-1;grid-row:auto}
}
@media(max-width:560px){
  .morro-gallery{grid-template-columns:1fr;grid-template-rows:repeat(5,220px)}
  .morro-photo.one{grid-column:auto}
}

.slo-land-gallery{
  margin:34px 0 0;
}
.slo-land-photo{
  min-height:360px;
  background:url("images/slo-land-control-2004.png") center center/cover no-repeat;
  background-color:#d8d1c6;
}
@media(max-width:560px){
  .slo-land-photo{min-height:240px}
}

.templeton-gallery{margin:34px 0 0}
.templeton-photo{
  min-height:520px;
  background-color:#f7f5f0;
  background-image:url("images/templeton-mixed-use-2003.png");
  background-size:contain;
  background-repeat:no-repeat;
  background-position:center;
}
@media(max-width:560px){
  .templeton-photo{min-height:360px}
}

.lapina-active-gallery{
  display:grid;
  grid-template-columns:1.25fr 1fr 1fr;
  grid-template-rows:220px 220px 220px;
  gap:12px;
  margin-top:34px;
  margin-bottom:92px;
  clear:both;
  position:relative;
  z-index:1;
}
.lapina-active-photo{
  background-color:#d8d1c6;
  background-size:cover;
  background-position:center;
}
.lapina-active-photo.one{grid-row:1 / span 2;background-image:url("images/lapina-expansion-1.png")}
.lapina-active-photo.two{background-image:url("images/lapina-expansion-2.png")}
.lapina-active-photo.three{background-image:url("images/lapina-expansion-3.png")}
.lapina-active-photo.four{background-image:url("images/lapina-expansion-4.png")}
.lapina-active-photo.five{background-image:url("images/lapina-expansion-5.png")}
.lapina-active-photo.six{grid-column:2 / span 2;background-image:url("images/lapina-expansion-6.png")}
.lapina-active-photo.seven{grid-column:1 / span 1;background-image:url("images/lapina-expansion-7.png")}
@media(max-width:900px){
  .lapina-active-gallery{grid-template-columns:1fr 1fr;grid-template-rows:280px repeat(3,220px);margin-top:28px}
  .lapina-active-photo.one{grid-column:1/-1;grid-row:auto}
  .lapina-active-photo.six{grid-column:auto}
  .lapina-active-photo.seven{grid-column:auto}
}
@media(max-width:560px){
  .lapina-active-gallery{grid-template-columns:1fr;grid-template-rows:repeat(7,220px)}
  .lapina-active-photo.one,.lapina-active-photo.six,.lapina-active-photo.seven{grid-column:auto}
}

.aguadilla-active{
  background-image:
    linear-gradient(160deg,rgba(255,255,255,.02),rgba(0,0,0,.08)),
    url("images/aguadilla-property.png");
  background-size:contain;
  background-repeat:no-repeat;
  background-position:center;
  background-color:#d8d1c6;
}

.lapina-expansion-gallery{
  display:grid;
  grid-template-columns:1.2fr 1fr 1fr;
  grid-template-rows:220px 220px 220px;
  gap:12px;
  margin:34px 0 0;
}
.lapina-expansion-photo{
  background-color:#d8d1c6;
  background-size:cover;
  background-position:center;
}
.lapina-expansion-photo.one{grid-row:1 / span 2;background-image:url("images/lapina-expansion-1.png")}
.lapina-expansion-photo.two{background-image:url("images/lapina-expansion-2.png")}
.lapina-expansion-photo.three{background-image:url("images/lapina-expansion-3.png")}
.lapina-expansion-photo.four{background-image:url("images/lapina-expansion-4.png")}
.lapina-expansion-photo.five{background-image:url("images/lapina-expansion-5.png")}
.lapina-expansion-photo.six{grid-column:2 / span 2;background-image:url("images/lapina-expansion-6.png")}
.lapina-expansion-photo.seven{grid-column:1 / -1;background-image:url("images/lapina-expansion-7.png")}
@media(max-width:900px){
  .lapina-expansion-gallery{grid-template-columns:1fr 1fr;grid-template-rows:280px 220px 220px 220px}
  .lapina-expansion-photo.one{grid-column:1/-1;grid-row:auto}
  .lapina-expansion-photo.six,.lapina-expansion-photo.seven{grid-column:auto}
}
@media(max-width:560px){
  .lapina-expansion-gallery{grid-template-columns:1fr;grid-template-rows:repeat(7,220px)}
  .lapina-expansion-photo.one,.lapina-expansion-photo.six,.lapina-expansion-photo.seven{grid-column:auto}
}

/* INVESTMENT HOMEPAGE V2 */
.home-investment{
  --navy:#0d2a3b;
  --navy-2:#133447;
  --navy-3:#0a2230;
  --gold:#ae8b4a;
  --cream:#f5f0e6;
  --cream-2:#ece4d4;
  background:var(--cream);
}
.home-investment .investment-header{background:rgba(246,242,234,.98)}
.home-investment .brand{color:var(--navy)}
.home-investment .nav-links{gap:18px}
.home-investment .nav-links a{color:var(--navy)}
.nav-investor{
  background:var(--gold);
  color:#fff!important;
  padding:12px 16px;
  letter-spacing:.12em;
}
.invest-hero{
  min-height:680px;
  position:relative;
  background:url("images/lapina-rooftop-sunset.png") center 42%/cover no-repeat;
  display:flex;
  align-items:center;
}
.invest-hero-overlay{
  position:absolute;inset:0;
  background:linear-gradient(90deg,rgba(7,27,40,.96) 0%,rgba(7,27,40,.90) 36%,rgba(7,27,40,.30) 68%,rgba(7,27,40,.08) 100%);
}
.invest-hero-content{position:relative;z-index:1;width:min(92%,1180px);display:flex;justify-content:space-between;align-items:flex-end}
.hero-copy-panel{max-width:650px;color:#fff;padding:94px 0}
.hero-copy-panel h1{font-size:clamp(3.1rem,5.8vw,5.8rem);max-width:720px}
.hero-sub{font-family:Georgia,serif;font-size:1.25rem;margin:22px 0 8px}
.hero-body{max-width:620px;color:rgba(255,255,255,.88);font-size:1.05rem}
.gold{color:var(--gold)!important}
.gold-button{background:var(--gold)!important;color:#fff!important;border-color:var(--gold)!important}
.outline-light{color:#fff;border-color:rgba(255,255,255,.8)}
.hero-location{color:#fff;text-transform:uppercase;letter-spacing:.12em;font-size:.72rem;text-align:right;padding-bottom:32px;text-shadow:0 2px 8px rgba(0,0,0,.45)}
.hero-location span{opacity:.75}
.credibility-strip{background:var(--cream);border-bottom:1px solid #d7cdbd}
.credibility-grid{display:grid;grid-template-columns:repeat(4,1fr)}
.credibility-item{padding:28px 26px;text-align:center;border-right:1px solid #d7cdbd;min-height:142px}
.credibility-item:last-child{border-right:0}
.credibility-item strong{display:block;font:400 2.4rem/1 Georgia,serif;color:var(--navy);margin-bottom:10px}
.credibility-item span{display:block;text-transform:uppercase;letter-spacing:.11em;font-size:.72rem;font-weight:700;color:var(--navy)}
.credibility-item small{display:block;margin-top:8px;color:#5f655f;line-height:1.35}
.credibility-icon{font-size:1.9rem;color:var(--gold);margin-bottom:8px}
.featured-dark{background:var(--navy);color:#fff;position:relative;overflow:hidden}
.featured-dark:before{content:"";position:absolute;inset:0;opacity:.08;background-image:linear-gradient(45deg,transparent 48%,rgba(255,255,255,.5) 49%,rgba(255,255,255,.5) 51%,transparent 52%);background-size:46px 46px}
.featured-dark .container{position:relative;z-index:1}
.featured-head{display:flex;justify-content:space-between;align-items:end;gap:30px;margin-bottom:34px}
.featured-head h2{color:#fff}
.text-link-light{color:#fff;text-transform:uppercase;letter-spacing:.12em;font-size:.72rem;border-bottom:1px solid rgba(255,255,255,.45);padding-bottom:7px}
.project-card-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:22px 18px}
.investment-project-card{display:block;color:#fff}
.project-thumb{height:180px;background-size:cover;background-position:center;margin-bottom:16px;border:1px solid rgba(255,255,255,.12)}
.p-lapina{background-image:url("images/lapina-expansion-4.png"),url("images/lapina-rooftop-sunset.png")}
.p-aguadilla{background-image:url("images/aguadilla-property.png")}
.p-shadow{background-image:url("images/shadow-canyon-home.jpg")}
.p-morro{background-image:url("images/morro-bay-1.png")}
.p-bakersfield{background-image:url("images/bakersfield-courtyard.png")}
.investment-project-card h3{font-size:1.2rem;margin-bottom:8px}
.investment-project-card p{font-size:.9rem;color:rgba(255,255,255,.73);line-height:1.45;min-height:78px}
.investment-project-card span{font-size:.66rem;text-transform:uppercase;letter-spacing:.12em;color:#d8b76e}
.opportunity-section{background:#f8f4eb}
.opportunity-layout{display:grid;grid-template-columns:.88fr 1.12fr;gap:44px;align-items:center}
.opportunity-copy h2{color:var(--navy)}
.opportunity-copy p{color:#5e645f}
.opportunity-cards{display:grid;grid-template-columns:1fr 1fr;gap:14px}
.op-card{min-height:320px;position:relative;background-size:cover;background-position:center;display:flex;align-items:end;overflow:hidden}
.op-card:before{content:"";position:absolute;inset:0;background:linear-gradient(180deg,transparent 42%,rgba(7,27,40,.9))}
.op-card div{position:relative;z-index:1;padding:20px;color:#fff}
.op-card strong{display:block;font:400 1.25rem Georgia,serif;margin-bottom:4px}
.op-card span{font-size:.8rem;opacity:.85}
.op-lapina{background-image:url("images/lapina-expansion-6.png"),url("images/lapina-rooftop-sunset.png")}
.op-aguadilla{background-image:url("images/aguadilla-property.png")}
.investment-approach{background:#efe7d9}
.center-head{text-align:center;margin-bottom:42px}
.center-head h2{color:var(--navy)}
.approach-grid{display:grid;grid-template-columns:repeat(4,1fr)}
.approach-item{text-align:center;padding:12px 26px;border-right:1px solid #cfc3b2}
.approach-item:last-child{border-right:0}
.approach-icon{font-size:2rem;color:var(--gold);margin-bottom:12px}
.approach-item h3{font-size:1.2rem;color:var(--navy)}
.approach-item p{font-size:.92rem;color:#62655f}
.investor-cta{
  position:relative;color:#fff;padding:80px 0;
  background:
    linear-gradient(90deg,rgba(5,27,41,.96),rgba(5,27,41,.82)),
    url("images/lapina-expansion-6.png") center 44%/cover no-repeat;
}
.investor-cta-inner{display:grid;grid-template-columns:1.35fr .65fr;gap:60px;align-items:center}
.investor-cta h2{color:#fff;max-width:760px}
.investor-cta p{color:rgba(255,255,255,.82);max-width:700px}
.investor-quote{font:italic 1.6rem/1.35 Georgia,serif;border-left:1px solid rgba(255,255,255,.4);padding-left:28px}
.investor-quote small{display:block;font:700 .68rem Arial,sans-serif;text-transform:uppercase;letter-spacing:.12em;margin-top:22px;color:#d8b76e}
.dark-footer{background:#081e2b;color:#fff}
.dark-footer .footer-meta{color:rgba(255,255,255,.66)}
@media(max-width:1000px){
  .project-card-grid{grid-template-columns:repeat(2,1fr)}
  .opportunity-layout,.investor-cta-inner{grid-template-columns:1fr}
  .credibility-grid{grid-template-columns:repeat(2,1fr)}
  .credibility-item:nth-child(2){border-right:0}
  .credibility-item:nth-child(-n+2){border-bottom:1px solid #d7cdbd}
  .approach-grid{grid-template-columns:repeat(2,1fr)}
  .approach-item:nth-child(2){border-right:0}
}
@media(max-width:700px){
  .invest-hero{min-height:640px;background-position:62% center}
  .invest-hero-overlay{background:rgba(7,27,40,.84)}
  .invest-hero-content{display:block}
  .hero-copy-panel{padding:74px 0 50px}
  .hero-location{display:none}
  .credibility-grid,.project-card-grid,.opportunity-cards,.approach-grid{grid-template-columns:1fr}
  .credibility-item,.credibility-item:nth-child(2),.approach-item{border-right:0;border-bottom:1px solid #d7cdbd}
  .featured-head{align-items:flex-start;flex-direction:column}
  .investment-project-card p{min-height:0}
  .op-card{min-height:260px}
}

/* TRACK RECORD */
.trackrecord-band{background:#102f41;color:#fff}
.trackrecord-band-inner{display:grid;grid-template-columns:1.25fr .75fr;gap:54px;align-items:center}
.trackrecord-band h2{color:#fff}
.trackrecord-band p{color:rgba(255,255,255,.78);max-width:760px}
.trackrecord-band-actions{display:flex;gap:12px;justify-content:flex-end;flex-wrap:wrap}
.institutional-hero{background:#102f41;color:#fff}
.institutional-hero h1{color:#fff;max-width:900px}
.institutional-hero p{color:rgba(255,255,255,.8)}
.institutional-hero .eyebrow{color:#c4a35c}
.institutional-hero .button{border-color:#fff;color:#fff}
.institutional-hero .button.primary{background:#b08c48;border-color:#b08c48}
.trackrecord-summary{padding:0;background:#efe7d9}
.summary-grid{display:grid;grid-template-columns:repeat(4,1fr)}
.summary-card{padding:30px 24px;border-right:1px solid #d0c2ad;text-align:center}
.summary-card:last-child{border-right:0}
.summary-card strong{display:block;font:400 1.75rem Georgia,serif;color:#102f41;margin-bottom:8px}
.summary-card span{font-size:.72rem;letter-spacing:.1em;text-transform:uppercase;color:#5d625f}
.capital-principles{display:grid;grid-template-columns:repeat(4,1fr);gap:18px;margin-top:42px}
.capital-principles>div{border-top:2px solid #102f41;padding-top:18px}
.capital-principles span{font-size:.72rem;color:#b08c48;letter-spacing:.12em}
.capital-principles h3{font-size:1.25rem;margin-top:6px}
.capital-principles p{color:#666d68}
.trackrecord-dark{background:#102f41;color:#fff}
.trackrecord-dark h2,.trackrecord-dark h3{color:#fff}
.outcome-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}
.outcome-card{border:1px solid rgba(255,255,255,.15);padding:24px;background:rgba(255,255,255,.035)}
.outcome-card span{display:block;color:#d8b76e;text-transform:uppercase;letter-spacing:.11em;font-size:.68rem;margin-bottom:10px}
.outcome-card h3{font-size:1.35rem;margin-bottom:14px}
.outcome-card p{color:rgba(255,255,255,.78);font-size:.92rem;line-height:1.65}
.trackrecord-disclaimer{color:rgba(255,255,255,.55);font-size:.78rem;margin-top:28px;max-width:980px}
.verification-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:18px}
.verification-card{border:1px solid var(--line);padding:24px;background:#fff}
.verification-card h3{font-size:1.25rem}
.verification-card p{color:var(--muted);font-size:.92rem}
.faq-item{padding:0 0 22px;margin-bottom:22px;border-bottom:1px solid var(--line)}
.faq-item:last-child{border-bottom:0}
.faq-item h3{font-size:1.2rem;margin-bottom:8px}
.faq-item p{margin:0;color:var(--muted)}
@media(max-width:900px){
  .trackrecord-band-inner,.summary-grid,.capital-principles,.outcome-grid,.verification-grid{grid-template-columns:1fr 1fr}
  .trackrecord-band-actions{justify-content:flex-start}
  .summary-card:nth-child(2){border-right:0}
}
@media(max-width:600px){
  .trackrecord-band-inner,.summary-grid,.capital-principles,.outcome-grid,.verification-grid{grid-template-columns:1fr}
  .summary-card{border-right:0;border-bottom:1px solid #d0c2ad}
}

.portfolio-intro{color:rgba(255,255,255,.68);max-width:760px;margin:-18px 0 30px}
.all-projects .investment-project-card{padding-bottom:8px}
.all-projects .investment-project-card p{min-height:88px}
.p-farmhouse{background-image:url("images/idaho-farmhouse-1.png")}
.p-chicago{background-image:url("images/chicago-residential-1.png")}
.p-cda{background-image:url("images/coeurdalene-land-1.png")}
.p-slo-land{background-image:url("images/slo-land-control-2004.png")}
.p-templeton{background-image:url("images/templeton-mixed-use-2003.png");background-size:contain!important;background-repeat:no-repeat;background-color:#d7d2c7}
.p-taft{background-image:url("images/taft-triplex.png")}
.p-slo-homes{background-image:url("images/slo-residential-1.png")}
.p-losos{background:linear-gradient(145deg,#18384a,#0b2534);display:flex;align-items:center;justify-content:center}
.text-thumb{font:400 1.55rem/1.2 Georgia,serif;color:#fff;text-align:center;letter-spacing:.02em}
.text-thumb small{display:block;font:700 .62rem Arial,sans-serif;letter-spacing:.14em;text-transform:uppercase;color:#d8b76e;margin-top:9px}
@media(max-width:1100px){.project-card-grid{grid-template-columns:repeat(3,1fr)}}

/* CONTACT PAGE V2 */
.contact-page{background:#f4efe5}
.contact-shell{padding:44px 0 56px;background:#f4efe5}
.contact-layout{display:grid;grid-template-columns:40% 60%;min-height:610px;box-shadow:0 22px 60px rgba(10,30,43,.12);border:1px solid #d8cfbf;overflow:hidden;background:#fff}
.contact-intro{background:#102f41;color:#fff;padding:52px 46px;display:flex;flex-direction:column;justify-content:center;min-width:0}
.contact-intro h1{font-size:clamp(2.8rem,4.8vw,4.8rem);color:#fff;margin-top:10px}
.contact-intro>p{color:rgba(255,255,255,.78);font-size:1.02rem;max-width:480px}
.contact-priority{display:grid;gap:0;margin:28px 0 30px;border-top:1px solid rgba(255,255,255,.18)}
.contact-priority span{padding:11px 0;border-bottom:1px solid rgba(255,255,255,.12);font-size:.74rem;letter-spacing:.1em;text-transform:uppercase;color:#eee2cc}
.contact-address{margin-top:auto;padding-top:22px}
.contact-address p{color:rgba(255,255,255,.82);margin:8px 0 0}
.contact-form-panel{background:#fff;padding:42px 44px;min-width:0;border-left:1px solid rgba(174,139,74,.22)}
.form-heading{margin-bottom:26px}
.form-heading h2{font-size:clamp(1.9rem,3.1vw,3rem);color:#102f41;margin-top:6px}
.form-heading p{margin:10px 0 0;color:var(--muted)}
.form-grid{display:grid;grid-template-columns:1fr 1fr;gap:16px}
.form-field{display:flex;flex-direction:column;gap:7px}
.form-field.full{grid-column:1/-1}
.form-field label{font-size:.7rem;letter-spacing:.11em;text-transform:uppercase;color:#59615d;font-weight:700}
.form-field input,.form-field select,.form-field textarea{width:100%;padding:13px 14px;border:1px solid #cec8bd;background:#fff;color:var(--ink);font:inherit;border-radius:0}
.form-field input:focus,.form-field select:focus,.form-field textarea:focus{outline:1px solid #ae8b4a;border-color:#ae8b4a}
.form-field textarea{min-height:120px;resize:vertical}
.contact-page .form-actions{display:flex;align-items:center;gap:16px;flex-wrap:wrap;margin-top:20px}
.contact-page .form-note{font-size:.78rem;color:var(--muted)}
.contact-page .button.primary{background:#102f41}
.contact-legal{padding:28px 0 34px;background:#f4efe5}
.contact-legal p{font-size:.78rem;color:#777b77;max-width:980px;margin:6px 0}
@media(max-width:900px){
  .contact-shell{padding:24px 0 40px;background:#f4efe5}
  .contact-layout{grid-template-columns:1fr;box-shadow:none;border:1px solid #d8cfbf}
  .contact-intro{padding:38px 28px}
  .contact-address{margin-top:24px}
  .contact-form-panel{padding:32px 28px;border-left:0;border-top:1px solid rgba(174,139,74,.22)}
}
@media(max-width:620px){
  .form-grid{grid-template-columns:1fr}
  .form-field.full{grid-column:auto}
}

.credibility-note{
  padding:0 0 18px;
  text-align:center;
  font-size:.72rem;
  color:#767b75;
  letter-spacing:.03em;
}

/* HEADER ALIGNMENT REFINEMENT */
.home-investment .nav{
  min-height:82px;
  align-items:center;
  gap:20px;
}
.home-investment .brand{
  flex:0 0 auto;
  line-height:1.08;
}
.home-investment .nav-links{
  display:flex;
  align-items:center;
  justify-content:flex-end;
  gap:16px;
  line-height:1;
  margin-left:auto;
}
.home-investment .nav-links a{
  display:inline-flex;
  align-items:center;
  min-height:42px;
  white-space:nowrap;
  padding:0 2px;
}
.home-investment .nav-links .nav-investor{
  min-height:42px;
  padding:0 16px;
}
@media(max-width:1180px){
  .home-investment .nav-links{gap:12px;font-size:.76rem;letter-spacing:.07em}
  .home-investment .nav-links .nav-investor{padding:0 12px}
}

/* PAGE HERO REFINEMENT */
.page-hero{
  position:relative;
  overflow:hidden;
  background:
    linear-gradient(110deg,rgba(16,47,65,.055) 0%,rgba(16,47,65,.018) 46%,rgba(174,139,74,.07) 100%),
    #f7f5f0;
  border-top:3px solid #b08c48;
  border-bottom:1px solid #d9d2c5;
}
.page-hero::before{
  content:"";
  position:absolute;
  inset:0 0 0 58%;
  background:
    linear-gradient(rgba(16,47,65,.055) 1px,transparent 1px),
    linear-gradient(90deg,rgba(16,47,65,.055) 1px,transparent 1px);
  background-size:44px 44px;
  opacity:.55;
  transform:skewX(-8deg) translateX(7%);
  transform-origin:center;
  pointer-events:none;
}
.page-hero::after{
  content:"";
  position:absolute;
  width:190px;
  height:190px;
  right:7%;
  top:50%;
  transform:translateY(-50%);
  border:1px solid rgba(174,139,74,.28);
  border-radius:50%;
  box-shadow:
    0 0 0 28px rgba(174,139,74,.045),
    0 0 0 56px rgba(16,47,65,.025);
  pointer-events:none;
}
.page-hero .container{
  position:relative;
  z-index:1;
}
.page-hero .eyebrow{
  color:#9f7b3d;
}
.page-hero h1{
  color:#183546;
  text-shadow:0 1px 0 rgba(255,255,255,.6);
}
.page-hero p{
  color:#59625d;
}
.institutional-hero{
  border-top:3px solid #b08c48;
  background:
    linear-gradient(115deg,rgba(9,32,45,.98),rgba(16,47,65,.95)),
    #102f41;
}
.institutional-hero::before{
  background:
    linear-gradient(rgba(255,255,255,.05) 1px,transparent 1px),
    linear-gradient(90deg,rgba(255,255,255,.05) 1px,transparent 1px);
  background-size:48px 48px;
  opacity:.4;
}
.institutional-hero::after{
  border-color:rgba(216,183,110,.35);
  box-shadow:
    0 0 0 28px rgba(216,183,110,.045),
    0 0 0 56px rgba(255,255,255,.018);
}
.institutional-hero h1{
  color:#fff;
  text-shadow:none;
}
.institutional-hero p{color:rgba(255,255,255,.78)}
@media(max-width:760px){
  .page-hero::before{inset:0 0 0 35%;opacity:.35}
  .page-hero::after{width:130px;height:130px;right:-28px;top:28%;opacity:.65}
}

/* HEADER BRAND EMBLEM */
.brand-lockup{
  display:inline-flex;
  align-items:center;
  gap:12px;
  min-width:0;
}
.brand-emblem{
  width:52px;
  height:52px;
  object-fit:contain;
  flex:0 0 auto;
}
.brand-text{
  display:block;
  line-height:1.08;
}
.brand-text small{
  display:block;
  margin-top:4px;
}
@media(max-width:760px){
  .brand-emblem{width:44px;height:44px}
  .brand-text{font-size:1.05rem}
  .brand-text small{font-size:.6rem}
}

/* HOMEPAGE HEADER SPACING FIX */
.home-investment .container.nav{
  width:min(96%,1240px);
}
.home-investment .brand-lockup{
  margin-left:-10px;
  gap:10px;
}
.home-investment .brand-emblem{
  width:48px;
  height:48px;
}
.home-investment .brand-text{
  font-size:1.08rem;
}
.home-investment .brand-text small{
  font-size:.62rem;
  letter-spacing:.12em;
}
.home-investment .nav-links{
  gap:14px;
  font-size:.76rem;
  letter-spacing:.06em;
}
.home-investment .nav-links .nav-investor{
  min-height:38px;
  padding:0 12px;
  font-size:.72rem;
  letter-spacing:.08em;
  margin-right:0;
}
@media(max-width:1240px){
  .home-investment .container.nav{width:98%}
  .home-investment .brand-lockup{margin-left:0}
  .home-investment .nav-links{gap:10px;font-size:.72rem}
  .home-investment .nav-links .nav-investor{padding:0 10px;font-size:.68rem}
}

/* WHY PUERTO RICO */
.why-pr-section{background:#f7f5f0}
.market-snapshot{
  margin-top:42px;
  border-top:3px solid #ae8b4a;
  border-bottom:1px solid #d6cec0;
  background:#fff;
  padding:30px 34px 24px;
}
.market-snapshot-head{display:grid;grid-template-columns:.8fr 1.2fr;gap:36px;align-items:end}
.market-snapshot-head h3{font-size:1.75rem;color:#183546;margin-top:5px}
.market-snapshot-head p{margin:0;color:#666d68}
.market-metrics{display:grid;grid-template-columns:repeat(3,1fr);margin-top:28px;border-top:1px solid #e1dbd0;border-bottom:1px solid #e1dbd0}
.market-metric{padding:24px 22px;text-align:center;border-right:1px solid #e1dbd0}
.market-metric:last-child{border-right:0}
.market-metric strong{display:block;font:400 2rem Georgia,serif;color:#183546}
.market-metric span{display:block;margin-top:7px;font-size:.72rem;letter-spacing:.08em;text-transform:uppercase;color:#69706b}
.market-note{font-size:.75rem;color:#7a7e79;margin:14px 0 0}
@media(max-width:760px){
  .market-snapshot-head,.market-metrics{grid-template-columns:1fr}
  .market-metric{border-right:0;border-bottom:1px solid #e1dbd0}
  .market-metric:last-child{border-bottom:0}
}

/* PUERTO RICO OPPORTUNITY PAGE */
.pr-feature-band{background:#f4efe5}
.pr-cta-band{background:#102f41;color:#fff;padding:56px 0}
.pr-cta-inner{display:grid;grid-template-columns:1.35fr .65fr;gap:46px;align-items:center}
.pr-cta-band h2{color:#fff;margin:6px 0 10px}
.pr-cta-band p{color:rgba(255,255,255,.78);max-width:760px;margin:0}
.pr-cta-band .actions{justify-content:flex-end}

.pr-hero{
  position:relative;
  overflow:hidden;
  background:
    radial-gradient(circle at 82% 42%,rgba(174,139,74,.18),transparent 28%),
    linear-gradient(115deg,#081e2b,#12384c);
  color:#fff;
  padding:96px 0 88px;
  border-top:3px solid #ae8b4a;
}
.pr-hero:after{
  content:"";
  position:absolute;
  width:420px;height:420px;border-radius:50%;
  border:1px solid rgba(216,183,110,.2);
  right:-80px;top:-70px;
  box-shadow:0 0 0 42px rgba(216,183,110,.025),0 0 0 84px rgba(255,255,255,.012);
}
.pr-hero-inner{position:relative;z-index:1;display:grid;grid-template-columns:1.25fr .75fr;gap:68px;align-items:center}
.pr-hero h1{color:#fff;font-size:clamp(3rem,5.8vw,5.9rem);max-width:820px}
.pr-lead{font-size:1.12rem;line-height:1.75;color:rgba(255,255,255,.82);max-width:780px}
.pr-thesis-card{border-left:2px solid #ae8b4a;padding:28px 0 28px 30px}
.pr-thesis-card span{font-size:.7rem;letter-spacing:.14em;text-transform:uppercase;color:#d8b76e;font-weight:700}
.pr-thesis-card p{font:400 1.22rem/1.6 Georgia,serif;color:#fff;margin:12px 0 0}
.quote-inline{font:italic 1.18rem/1.65 Georgia,serif;color:#183546;border-left:2px solid #ae8b4a;padding-left:22px;margin-top:28px}
.pr-proof{background:#102f41;color:#fff}
.pr-proof h2{color:#fff}
.pr-proof-grid{display:grid;grid-template-columns:repeat(4,1fr);border-top:1px solid rgba(255,255,255,.16);border-bottom:1px solid rgba(255,255,255,.16)}
.pr-proof-card{padding:30px 24px;border-right:1px solid rgba(255,255,255,.16)}
.pr-proof-card:last-child{border-right:0}
.pr-proof-card strong{display:block;font:400 2.4rem Georgia,serif;color:#d8b76e}
.pr-proof-card span{display:block;font-size:.7rem;letter-spacing:.1em;text-transform:uppercase;margin:8px 0 10px}
.pr-proof-card p{font-size:.86rem;color:rgba(255,255,255,.68);margin:0;line-height:1.55}
.pr-source-note{font-size:.75rem;color:rgba(255,255,255,.5);margin:16px 0 0}
.pr-local-edge{background:#efe7d9}
.pr-thesis{background:#f7f5f0}
.pr-sources{padding:28px 0;background:#ece4d4;border-top:1px solid #d4c9b7}
.pr-sources p{font-size:.78rem;color:#6a6d68;line-height:1.65;margin:8px 0 0}
.pr-sources a{text-decoration:underline;text-underline-offset:3px}
.market-metrics{grid-template-columns:repeat(4,1fr)}
@media(max-width:900px){
  .pr-hero-inner,.pr-cta-inner{grid-template-columns:1fr}
  .pr-cta-band .actions{justify-content:flex-start}
  .pr-proof-grid{grid-template-columns:1fr 1fr}
  .pr-proof-card:nth-child(2){border-right:0}
}
@media(max-width:620px){
  .pr-proof-grid{grid-template-columns:1fr}
  .pr-proof-card{border-right:0;border-bottom:1px solid rgba(255,255,255,.16)}
  .pr-proof-card:last-child{border-bottom:0}
}