:root {
  --primary: #007a7a;
  --accent: #4aa8a0;
  --background: #fafafa;
  --foreground: #1b1d1c;
  --muted: #666b68;
  --secondary: #f1f4f4;
  --border: #e1e7e6;
  --card: #ffffff;
  --radius: 24px;
  --heading: "Montserrat", sans-serif;
  --body: "Montserrat", sans-serif;
  --caption: "Inter", sans-serif;
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body {
  margin: 0;
  background: var(--background);
  color: var(--foreground);
  font-family: var(--body);
  line-height: 1.5;
}
a { color: inherit; text-decoration: none; }
button { font: inherit; cursor: pointer; }

.site-nav {
  position: fixed;
  inset: 0 0 auto;
  z-index: 50;
  transition: background .5s ease, border-color .5s ease, box-shadow .5s ease, backdrop-filter .5s ease;
}
.site-nav.scrolled {
  background: rgba(250,250,250,.9);
  border-bottom: 1px solid rgba(225,231,230,.5);
  box-shadow: 0 1px 2px rgba(0,0,0,.04);
  backdrop-filter: blur(24px);
}
.nav-inner {
  max-width: 1280px;
  height: 80px;
  margin: 0 auto;
  padding: 0 24px;
  display: flex;
  align-items: center;
  justify-content: space-between;
}
.brand, .footer-brand {
  display: flex;
  align-items: center;
  gap: 8px;
  font-family: var(--heading);
  font-weight: 700;
}
.brand-name { font-size: 20px; letter-spacing: -0.02em; }
.brand-logo {
  width: 164px;
  height: auto;
  display: block;
}
.brand-mark {
  width: 40px;
  height: 40px;
  border-radius: 12px;
  background: var(--primary);
  color: #fff;
  display: grid;
  place-items: center;
  font-size: 18px;
  font-weight: 700;
}
.nav-links {
  display: flex;
  align-items: center;
  gap: 4px;
}
.nav-links a {
  padding: 8px 16px;
  border-radius: 12px;
  color: rgba(27,29,28,.7);
  font-size: 14px;
  font-weight: 500;
  transition: .3s ease;
}
.nav-links a:hover { color: var(--foreground); background: var(--secondary); }
.nav-links .active { background: var(--primary); color: #fff; }
.nav-cta {
  padding: 10px 24px;
  border-radius: 12px;
  background: var(--primary);
  color: #fff;
  font-size: 14px;
  font-weight: 600;
  transition: opacity .3s ease;
}
.nav-cta:hover { opacity: .9; }
.menu-btn {
  display: none;
  width: 40px;
  height: 40px;
  border: 0;
  background: transparent;
  border-radius: 12px;
  padding: 9px;
}
.menu-btn span {
  display: block;
  height: 2px;
  background: var(--foreground);
  margin: 5px 0;
}
.mobile-menu {
  display: none;
  overflow: hidden;
  background: rgba(250,250,250,.95);
  border-bottom: 1px solid var(--border);
  backdrop-filter: blur(24px);
  padding: 16px 24px;
}

.hero {
  position: relative;
  height: 100vh;
  min-height: 680px;
  overflow: hidden;
}
.hero-slide {
  position: absolute;
  inset: 0;
  opacity: 0;
  transform: scale(1.08);
  transition: opacity 1.2s ease, transform 1.2s ease;
}
.hero-slide.active { opacity: 1; transform: scale(1); }
.hero-slide img {
  width: 100%;
  height: 100%;
  object-fit: cover;
}
.hero-overlay {
  position: absolute;
  inset: 0;
  background: linear-gradient(to bottom, rgba(0,0,0,.4), rgba(0,0,0,.2), rgba(0,0,0,.6));
}
.hero-content {
  position: relative;
  z-index: 2;
  height: 100%;
  padding: 0 24px;
  display: flex;
  flex-direction: column;
  align-items: center;
  justify-content: center;
  text-align: center;
}
.eyebrow {
  margin: 0 0 16px;
  font-family: var(--caption);
  font-size: 12px;
  text-transform: uppercase;
  letter-spacing: .15em;
  color: var(--primary);
}
.hero-eyebrow {
  color: rgba(255,255,255,.7);
  margin-bottom: 24px;
  letter-spacing: .2em;
}
.hero h1 {
  max-width: 1024px;
  margin: 0;
  color: #fff;
  font-family: var(--heading);
  font-size: clamp(40px, 7vw, 96px);
  line-height: 1.1;
  font-weight: 800;
}
.hero h1 span, .section-head h2 span { color: var(--primary); }
.hero-subtitle {
  max-width: 672px;
  margin: 24px 0 0;
  color: rgba(255,255,255,.8);
  font-size: 20px;
}
.hero-actions, .cta-actions {
  display: flex;
  gap: 16px;
  margin-top: 40px;
}
.btn {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  gap: 8px;
  padding: 16px 32px;
  border-radius: 16px;
  font-weight: 600;
  transition: transform .3s ease, opacity .3s ease, background .3s ease;
}
.btn:hover { transform: scale(1.05); }
.btn.primary { background: var(--primary); color: #fff; }
.btn.primary:hover { opacity: .9; }
.btn.ghost {
  background: rgba(255,255,255,.1);
  color: #fff;
  border: 1px solid rgba(255,255,255,.2);
  backdrop-filter: blur(8px);
}
.btn.ghost:hover { background: rgba(255,255,255,.2); }
.dots {
  position: absolute;
  bottom: 112px;
  display: flex;
  gap: 8px;
  align-items: center;
}
.dot {
  width: 8px;
  height: 8px;
  padding: 0;
  border: 0;
  border-radius: 999px;
  background: rgba(255,255,255,.4);
  transition: .5s ease;
}
.dot.active { width: 32px; background: var(--primary); }
.scroll-cue {
  position: absolute;
  bottom: 40px;
  width: 20px;
  height: 20px;
  border-right: 2px solid rgba(255,255,255,.5);
  border-bottom: 2px solid rgba(255,255,255,.5);
  transform: rotate(45deg);
  animation: bounce 2s infinite;
}
@keyframes bounce {
  0%, 100% { translate: 0 0; }
  50% { translate: 0 10px; }
}

.section {
  padding: 96px 24px;
}
@media (min-width: 1024px) {
  .section { padding-top: 128px; padding-bottom: 128px; }
}
.container {
  max-width: 1280px;
  margin: 0 auto;
}
.section-head {
  max-width: 768px;
  margin: 0 auto 80px;
  text-align: center;
}
.section-head.compact { margin-bottom: 64px; }
.section-head h2 {
  margin: 0 0 24px;
  font-family: var(--heading);
  font-weight: 700;
  font-size: clamp(30px, 5vw, 60px);
  line-height: 1.1;
}
.section-head.compact h2 { margin-bottom: 0; font-size: clamp(30px, 4.5vw, 48px); }
.section-head p:last-child {
  margin: 0;
  color: var(--muted);
  font-size: 18px;
  line-height: 1.75;
}
.feature-grid {
  display: grid;
  gap: 32px;
}
.feature-grid.two { grid-template-columns: repeat(2, minmax(0,1fr)); }
.feature-grid.four {
  grid-template-columns: repeat(4, minmax(0,1fr));
  gap: 24px;
}
.feature-card, .value-card, .testimonial-card {
  display: block;
  background: var(--card);
  border: 1px solid var(--border);
  border-radius: var(--radius);
  transition: border-color .5s ease, box-shadow .5s ease, transform .5s ease;
}
.feature-card {
  padding: 48px;
}
.value-card, .testimonial-card {
  padding: 32px;
}
.feature-card:hover, .value-card:hover, .testimonial-card:hover {
  border-color: rgba(0,122,122,.3);
  box-shadow: 0 18px 36px rgba(0,122,122,.06);
}
.icon-box {
  width: 56px;
  height: 56px;
  border-radius: 16px;
  background: rgba(0,122,122,.1);
  color: var(--primary);
  display: grid;
  place-items: center;
  font-size: 28px;
  line-height: 1;
  margin-bottom: 24px;
  transition: .5s ease;
}
.feature-card:hover .icon-box, .value-card:hover .icon-box {
  background: var(--primary);
  color: #fff;
}
.feature-card h3, .value-card h3 {
  margin: 0 0 12px;
  font-family: var(--heading);
  font-weight: 700;
}
.feature-card h3 { font-size: 30px; }
.value-card h3 { font-size: 20px; margin-bottom: 8px; }
.feature-card p, .value-card p {
  margin: 0 0 24px;
  color: var(--muted);
  line-height: 1.65;
}
.value-card {
  text-align: center;
}
.value-card .icon-box { width: 64px; height: 64px; margin: 0 auto 24px; }
.value-card p {
  margin-bottom: 0;
  font-size: 14px;
}
.feature-card span {
  color: var(--primary);
  font-size: 14px;
  font-weight: 600;
}
.feature-card .feature-note {
  margin-top: 18px;
  margin-bottom: 0;
}
.about-stack {
  display: grid;
  gap: 32px;
}
.about-panel {
  background: var(--card);
  border: 1px solid var(--border);
  border-radius: var(--radius);
  padding: 48px;
  box-shadow: 0 16px 36px rgba(0, 0, 0, .04);
}
.about-panel .eyebrow {
  margin-bottom: 12px;
}
.about-panel h2 {
  margin: 0 0 24px;
  font-family: var(--heading);
  font-size: clamp(30px, 4vw, 52px);
  line-height: 1.1;
  text-transform: uppercase;
}
.about-panel p {
  max-width: 980px;
  margin: 0;
  color: var(--muted);
  font-size: 18px;
  line-height: 1.75;
}
.about-panel p + p {
  margin-top: 18px;
}
.about-raises {
  background: var(--secondary);
}
.about-raises-grid {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 20px;
}
.about-highlight-card {
  min-height: 100%;
  padding: 28px;
  background: #fff;
  border: 1px solid rgba(0, 122, 122, .16);
  border-radius: 18px;
}
.about-highlight-card h3 {
  margin: 0 0 12px;
  color: var(--foreground);
  font-family: var(--heading);
  font-size: 20px;
  line-height: 1.2;
  text-transform: uppercase;
}
.about-highlight-card p {
  font-size: 15px;
  line-height: 1.7;
}
.values { background: var(--secondary); }
.properties {
  background: #fff;
}
.property-view[hidden] {
  display: none;
}
.property-category-grid {
  display: grid;
  gap: 24px;
}
.property-category-card {
  position: relative;
  min-height: 280px;
  overflow: hidden;
  border-radius: var(--radius);
  border: 1px solid var(--border);
  background-position: center;
  background-size: cover;
  box-shadow: 0 18px 44px rgba(0, 0, 0, .06);
  transition: transform .45s ease, box-shadow .45s ease, border-color .45s ease;
}
.property-category-card::before {
  content: "";
  position: absolute;
  inset: 0;
  background: linear-gradient(90deg, rgba(0, 0, 0, .58), rgba(0, 0, 0, .24), rgba(0, 122, 122, .1));
}
.property-category-card.student {
  background-image: url("assets/happy-students-classroom.jpg");
}
.property-category-card.coliving {
  background-image: url("assets/cdb800f12_generated_1e273698.png");
}
.property-category-card:hover {
  transform: translateY(-6px);
  border-color: rgba(0, 122, 122, .3);
  box-shadow: 0 24px 54px rgba(0, 122, 122, .12);
}
.property-category-content {
  position: relative;
  min-height: 280px;
  padding: 40px;
  display: flex;
  flex-direction: column;
  align-items: flex-start;
  justify-content: flex-end;
}
.property-category-content .eyebrow {
  color: rgba(255, 255, 255, .72);
  margin-bottom: 12px;
}
.property-category-content h3 {
  margin: 0 0 22px;
  color: #fff;
  font-family: var(--heading);
  font-size: clamp(34px, 5vw, 56px);
  line-height: 1.05;
}
.property-category-content span,
.back-link {
  min-height: 48px;
  display: inline-flex;
  align-items: center;
  justify-content: center;
  border-radius: 14px;
  font-weight: 600;
}
.property-category-content span {
  padding: 13px 22px;
  background: #fff;
  color: var(--primary);
}
.property-detail-view {
  scroll-margin-top: 112px;
}
.back-link {
  width: fit-content;
  margin-bottom: 40px;
  padding: 13px 20px;
  background: var(--secondary);
  color: var(--primary);
  border: 1px solid rgba(0, 122, 122, .16);
  transition: background .3s ease, transform .3s ease;
}
.back-link:hover {
  background: rgba(0, 122, 122, .1);
  transform: translateX(-4px);
}
.property-group {
  margin-top: 56px;
}
.property-group:first-of-type {
  margin-top: 0;
}
.property-subhead {
  margin: 0 0 24px;
}
.property-subhead .eyebrow {
  margin-bottom: 10px;
}
.property-subhead h3 {
  margin: 0;
  font-family: var(--heading);
  font-size: clamp(26px, 3vw, 38px);
  line-height: 1.15;
}
.property-list {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 24px;
}
.property-list.three {
  grid-template-columns: repeat(3, minmax(0, 1fr));
}
.text-property {
  background: var(--card);
  border: 1px solid var(--border);
  border-radius: var(--radius);
  padding: 32px;
  box-shadow: 0 16px 36px rgba(0, 0, 0, .04);
  transition: transform .45s ease, box-shadow .45s ease, border-color .45s ease;
}
.text-property:hover {
  transform: translateY(-6px);
  border-color: rgba(0, 122, 122, .3);
  box-shadow: 0 22px 48px rgba(0, 122, 122, .08);
}
.property-type {
  margin: 0 0 10px;
  color: var(--primary);
  font-family: var(--caption);
  font-size: 12px;
  font-weight: 600;
  letter-spacing: .15em;
  text-transform: uppercase;
}
.text-property h4 {
  margin: 0 0 10px;
  font-family: var(--heading);
  font-size: 28px;
  line-height: 1.15;
}
.text-property p:last-child {
  margin: 0;
  color: var(--muted);
  font-size: 16px;
  line-height: 1.6;
}
.image-property {
  overflow: hidden;
  padding: 0;
}
.image-property img {
  width: 100%;
  height: 220px;
  display: block;
  object-fit: cover;
}
.image-property div {
  padding: 28px;
}
.facilities {
  margin-top: 48px;
  padding: 40px;
  display: grid;
  grid-template-columns: minmax(220px, .75fr) 1.5fr;
  gap: 32px;
  align-items: center;
  background: var(--secondary);
  border: 1px solid var(--border);
  border-radius: var(--radius);
}
.facilities .eyebrow { margin-bottom: 12px; }
.facilities h3 {
  margin: 0;
  font-family: var(--heading);
  font-size: 32px;
  line-height: 1.15;
}
.facility-grid {
  display: grid;
  grid-template-columns: repeat(4, minmax(0, 1fr));
  gap: 12px;
}
.facility-grid span {
  min-height: 54px;
  padding: 12px 14px;
  border: 1px solid rgba(0, 122, 122, .16);
  border-radius: 14px;
  background: #fff;
  color: var(--foreground);
  display: flex;
  align-items: center;
  justify-content: center;
  text-align: center;
  font-size: 14px;
  font-weight: 600;
}
.testimonial-grid {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 32px;
}
.testimonial-card {
  min-height: 100%;
  display: flex;
  flex-direction: column;
}
.stars {
  color: var(--primary);
  letter-spacing: 2px;
  margin-bottom: 16px;
  font-size: 16px;
}
.quote {
  margin: 0 0 24px;
  color: rgba(27,29,28,.8);
  font-style: italic;
  line-height: 1.65;
  flex: 1;
}
.person {
  margin: 0;
  font-family: var(--heading);
  font-weight: 700;
}
.role {
  margin: 0;
  color: var(--muted);
  font-size: 14px;
}
.review-screenshots {
  display: grid;
  gap: 28px;
}
.review-screenshots img {
  width: 100%;
  border-radius: 18px;
  border: 1px solid var(--border);
  background: #fff;
  box-shadow: 0 18px 44px rgba(0, 0, 0, .06);
}
.cta-section {
  background: var(--primary);
  color: #fff;
  padding: 96px 24px;
}
@media (min-width: 1024px) {
  .cta-section { padding-top: 128px; padding-bottom: 128px; }
}
.cta-inner {
  max-width: 896px;
  margin: 0 auto;
  text-align: center;
}
.cta-inner .eyebrow { color: rgba(255,255,255,.6); letter-spacing: .2em; margin-bottom: 24px; }
.cta-inner h2 {
  margin: 0 0 24px;
  font-family: var(--heading);
  font-weight: 700;
  font-size: clamp(30px, 5vw, 60px);
  line-height: 1.1;
}
.cta-inner p:not(.eyebrow) {
  max-width: 672px;
  margin: 0 auto;
  color: rgba(255,255,255,.8);
  font-size: 18px;
}
.cta-actions { justify-content: center; }
.btn.white { background: #fff; color: var(--primary); }
.btn.outline {
  background: rgba(255,255,255,.1);
  color: #fff;
  border: 1px solid rgba(255,255,255,.2);
}
.btn.outline:hover { background: rgba(255,255,255,.2); }

.footer {
  background: var(--foreground);
  color: var(--background);
}
.footer-inner {
  max-width: 1280px;
  margin: 0 auto;
  padding: 64px 24px;
}
.footer-grid {
  display: grid;
  grid-template-columns: repeat(4, minmax(0, 1fr));
  gap: 48px;
}
.footer-brand {
  font-size: 20px;
  margin-bottom: 16px;
}
.footer-logo {
  width: 178px;
  height: auto;
  display: block;
  filter: brightness(0) invert(1);
}
.footer p, .footer a {
  display: block;
  color: rgba(250,250,250,.6);
  font-size: 14px;
  line-height: 1.7;
}
.footer a { margin-top: 8px; transition: color .3s ease; }
.footer a:hover { color: var(--primary); }
.footer h4 {
  margin: 0 0 16px;
  color: #fff;
  font-family: var(--heading);
  font-size: 18px;
}
.socials {
  display: flex;
  gap: 12px;
}
.socials button {
  width: 40px;
  height: 40px;
  border: 0;
  border-radius: 12px;
  background: rgba(250,250,250,.1);
  color: #fff;
  display: grid;
  place-items: center;
  transition: background .3s ease;
}
.socials button:hover { background: var(--primary); }
.footer .hashtag {
  margin-top: 16px;
  color: rgba(250,250,250,.4);
  font-family: var(--caption);
  font-size: 12px;
  letter-spacing: .12em;
  text-transform: uppercase;
}
.footer-bottom {
  margin-top: 64px;
  padding-top: 32px;
  border-top: 1px solid rgba(250,250,250,.1);
  display: flex;
  justify-content: space-between;
  gap: 16px;
}
.footer-bottom p {
  margin: 0;
  color: rgba(250,250,250,.4);
}
.reveal {
  opacity: 0;
  transform: translateY(30px);
  transition: opacity .7s ease, transform .7s ease;
}
.reveal.in-view {
  opacity: 1;
  transform: translateY(0);
}
.delay-1 { transition-delay: .15s; }
.delay-2 { transition-delay: .3s; }
.delay-3 { transition-delay: .45s; }

@media (max-width: 900px) {
  .nav-links, .nav-cta { display: none; }
  .menu-btn { display: block; }
  .mobile-menu.open { display: block; }
  .mobile-menu a {
    display: block;
    padding: 12px 16px;
    border-radius: 12px;
    color: rgba(27,29,28,.7);
    font-weight: 500;
  }
  .mobile-menu .active, .mobile-menu .mobile-cta {
    background: var(--primary);
    color: #fff;
  }
  .mobile-menu .mobile-cta { margin-top: 8px; text-align: center; font-weight: 600; }
  .feature-grid.two, .feature-grid.four, .testimonial-grid, .property-list, .property-list.three, .footer-grid {
    grid-template-columns: 1fr;
  }
  .facilities {
    grid-template-columns: 1fr;
  }
  .facility-grid {
    grid-template-columns: repeat(2, minmax(0, 1fr));
  }
  .feature-card { padding: 32px; }
  .about-panel {
    padding: 32px;
  }
  .about-raises-grid {
    grid-template-columns: 1fr;
  }
  .property-category-card,
  .property-category-content {
    min-height: 240px;
  }
  .footer-bottom { flex-direction: column; align-items: center; text-align: center; }
}

@media (max-width: 640px) {
  .hero { min-height: 733px; }
  .hero h1 { font-size: 36px; }
  .hero-subtitle { font-size: 18px; }
  .hero-actions, .cta-actions {
    flex-direction: column;
    align-items: center;
  }
  .section, .cta-section { padding: 96px 24px; }
  .section-head { margin-bottom: 64px; }
  .about-stack {
    gap: 24px;
  }
  .about-panel {
    padding: 28px 24px;
  }
  .about-panel p {
    font-size: 16px;
  }
  .about-highlight-card {
    padding: 24px;
  }
  .property-category-content {
    padding: 28px 24px;
  }
  .property-category-content h3 {
    font-size: 34px;
  }
  .text-property { padding: 28px 24px; }
  .image-property { padding: 0; }
  .image-property img { height: 180px; }
  .image-property div { padding: 24px; }
  .text-property h4 { font-size: 26px; }
  .facilities { padding: 28px 20px; }
  .facility-grid { grid-template-columns: 1fr; }
}

.image-property .property-media {
  position: relative;
  overflow: hidden;
  padding: 0;
  aspect-ratio: 16 / 10;
  background: var(--secondary);
}
.image-property .property-cover,
.image-property .property-gallery img {
  position: absolute;
  inset: 0;
  width: 100%;
  height: 100%;
  display: block;
  object-fit: cover;
  opacity: 0;
  transition: opacity .55s ease;
}
.image-property .property-media:not(.is-ready) .property-cover,
.image-property .property-media img.is-active {
  opacity: 1;
}
.image-property .property-gallery {
  display: contents;
  padding: 0;
  border: 0;
}
.image-property .property-copy {
  padding: 28px;
}
.property-slide-controls {
  position: absolute;
  left: 50%;
  bottom: 14px;
  z-index: 2;
  display: flex;
  gap: 8px;
  transform: translateX(-50%);
}
.property-slide-controls button {
  width: 9px;
  height: 9px;
  padding: 0;
  border: 0;
  border-radius: 999px;
  background: rgba(255,255,255,.58);
  box-shadow: 0 1px 5px rgba(0,0,0,.18);
}
.property-slide-controls button.is-active {
  width: 28px;
  background: var(--primary);
}

@media (max-width: 640px) {
  .image-property .property-media {
    aspect-ratio: 4 / 3;
  }
  .image-property .property-copy {
    padding: 24px;
  }
}