:root {
  --bg: #f2f2f2;
  --surface: #ffffff;
  --surface-alt: #f7f7f7;
  --text: #20242c;
  --muted: #61656d;
  --brand: #20242c;
  --brand-2: #b31317;
  --line: #e1e1e1;
  --shadow: 0 18px 40px rgba(32, 36, 44, 0.10);
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body {
  margin: 0;
  font-family: Inter, system-ui, -apple-system, BlinkMacSystemFont, "Segoe UI", sans-serif;
  color: var(--text);
  background: var(--bg);
  line-height: 1.6;
}

a { color: inherit; }
.container { width: min(1120px, calc(100% - 40px)); margin: 0 auto; }
.narrow { max-width: 850px; }

.site-header {
  position: sticky;
  top: 0;
  z-index: 50;
  background: rgba(255, 255, 255, 0.94);
  backdrop-filter: blur(14px);
  border-bottom: 1px solid var(--line);
}

.nav {
  display: flex;
  align-items: center;
  justify-content: space-between;
  min-height: 76px;
}

.brand {
  display: inline-flex;
  align-items: center;
  text-decoration: none;
}

.brand-logo {
  display: block;
  height: 58px;
  width: auto;
}

.nav-links { display: flex; align-items: center; gap: 26px; }
.nav-links a { text-decoration: none; font-weight: 600; color: var(--brand); }
.nav-toggle { display: none; border: 0; background: transparent; font-size: 28px; color: var(--brand); }
.sr-only { position: absolute; left: -9999px; }

.button {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  border-radius: 999px;
  padding: 13px 22px;
  background: var(--brand-2);
  color: white !important;
  text-decoration: none;
  font-weight: 700;
  border: 1px solid var(--brand-2);
  transition: transform 0.2s ease, box-shadow 0.2s ease, background 0.2s ease, border-color 0.2s ease;
}
.button:hover { transform: translateY(-2px); box-shadow: 0 16px 28px rgba(179, 19, 23, 0.20); }
.button.ghost { background: transparent; color: var(--brand) !important; border-color: rgba(32, 36, 44, 0.18); }
.button.ghost:hover { border-color: var(--brand); box-shadow: 0 14px 28px rgba(32, 36, 44, 0.08); }
.button.small { padding: 9px 16px; }

.hero {
  padding: 90px 0 80px;
  background:
    radial-gradient(circle at top right, rgba(179, 19, 23, 0.12), transparent 28%),
    linear-gradient(180deg, #ffffff 0%, var(--bg) 100%);
}

.hero-grid {
  display: grid;
  grid-template-columns: 1.2fr 0.8fr;
  gap: 52px;
  align-items: center;
}

.eyebrow {
  margin: 0 0 12px;
  color: var(--brand-2);
  font-size: 0.78rem;
  text-transform: uppercase;
  letter-spacing: 0.16em;
  font-weight: 800;
}

h1, h2, h3 { color: var(--brand); line-height: 1.1; margin: 0; }
h1 { font-size: clamp(2.6rem, 6vw, 5.2rem); letter-spacing: -0.06em; }
h2 { font-size: clamp(2rem, 4vw, 3.1rem); letter-spacing: -0.045em; }
h3 { font-size: 1.25rem; }

.hero-copy { max-width: 680px; font-size: 1.18rem; color: var(--muted); margin: 24px 0 0; }
.hero-actions { display: flex; gap: 14px; flex-wrap: wrap; margin-top: 34px; }

.hero-card {
  background: var(--surface);
  border: 1px solid var(--line);
  border-top: 4px solid var(--brand-2);
  border-radius: 28px;
  padding: 30px;
  box-shadow: var(--shadow);
  display: grid;
  gap: 22px;
}
.hero-card > div { padding-bottom: 22px; border-bottom: 1px solid var(--line); }
.hero-card > div:last-child { border-bottom: 0; padding-bottom: 0; }
.stat { display: block; font-size: 1.7rem; font-weight: 800; color: var(--brand); }
.hero-card p { margin: 6px 0 0; color: var(--muted); }

.section { padding: 84px 0; }
.section.alt { background: var(--surface-alt); }
.section p { color: var(--muted); font-size: 1.04rem; }
.section-heading {
  display: flex;
  justify-content: space-between;
  gap: 30px;
  align-items: end;
  margin-bottom: 34px;
}
.section-heading p { max-width: 420px; margin: 0; }

.property-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 24px;
}
.property-card {
  background: var(--surface);
  border: 1px solid var(--line);
  border-radius: 24px;
  overflow: hidden;
  box-shadow: 0 12px 30px rgba(25, 50, 77, 0.08);
}
.property-image {
  min-height: 190px;
  display: grid;
  place-items: center;
  font-weight: 800;
  color: white;
  background:
    linear-gradient(135deg, rgba(25, 50, 77, 0.9), rgba(185, 137, 75, 0.85)),
    repeating-linear-gradient(45deg, #19324d 0 12px, #243e5d 12px 24px);
}
.property-body { padding: 24px; }
.property-body p { margin: 12px 0 18px; }
.text-link { color: var(--brand); font-weight: 800; text-decoration: none; }
.text-link:hover { text-decoration: underline; }

.features {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 20px;
  margin-top: 34px;
}
.feature {
  background: var(--surface);
  border: 1px solid var(--line);
  border-radius: 22px;
  padding: 26px;
}
.feature p { margin-bottom: 0; }

.cta { padding: 80px 0; }
.cta-box {
  display: grid;
  grid-template-columns: 1.1fr 0.9fr;
  gap: 30px;
  align-items: center;
  background: linear-gradient(135deg, #1e2229, #2a2f38);
  color: white;
  border-radius: 30px;
  padding: clamp(30px, 6vw, 58px);
}
.cta h2, .cta p, .cta .eyebrow { color: white; }
.cta p { opacity: 0.85; }
.contact-card {
  background: rgba(255, 255, 255, 0.10);
  border: 1px solid rgba(255, 255, 255, 0.18);
  border-radius: 22px;
  padding: 24px;
}
.contact-card p { margin: 0 0 12px; }
.contact-card p:last-child { margin-bottom: 0; }
.contact-card a { color: white; }

.footer { border-top: 1px solid var(--line); padding: 28px 0; background: #fff; }
.footer-content { display: flex; justify-content: space-between; align-items: center; gap: 20px; color: var(--muted); font-size: 0.95rem; }
.footer-brand-block { display: flex; align-items: center; gap: 14px; }
.footer-logo { width: 44px; height: 44px; object-fit: contain; display: block; }
.footer-brand-block p { margin: 0; }
.footer a { color: var(--brand); font-weight: 700; text-decoration: none; }

@media (max-width: 860px) {
  .brand-logo { height: 48px; }

  .nav-toggle { display: block; }
  .nav-links {
    position: absolute;
    top: 76px;
    left: 0;
    right: 0;
    display: none;
    flex-direction: column;
    align-items: stretch;
    gap: 0;
    padding: 12px 20px 22px;
    background: #ffffff;
    border-bottom: 1px solid var(--line);
  }
  .nav-links.open { display: flex; }
  .nav-links a { padding: 12px 0; }
  .hero-grid, .cta-box { grid-template-columns: 1fr; }
  .property-grid, .features { grid-template-columns: 1fr; }
  .section-heading { display: block; }
  h1 { font-size: 2.7rem; }
}

.property-type {
  margin: 0 0 9px !important;
  color: var(--brand-2) !important;
  font-size: 0.75rem !important;
  font-weight: 800;
  text-transform: uppercase;
  letter-spacing: 0.12em;
}

.property-actions {
  display: flex;
  flex-direction: column;
  gap: 10px;
  align-items: flex-start;
}

.phone-link {
  color: var(--muted);
  font-weight: 700;
  text-decoration: none;
}
.phone-link:hover { color: var(--brand); }

.property-image.meridian {
  background:
    linear-gradient(135deg, rgba(25, 50, 77, 0.92), rgba(74, 110, 145, 0.85)),
    repeating-linear-gradient(45deg, #19324d 0 12px, #243e5d 12px 24px);
}
.property-image.boise {
  background:
    linear-gradient(135deg, rgba(25, 50, 77, 0.92), rgba(185, 137, 75, 0.88)),
    repeating-linear-gradient(45deg, #19324d 0 12px, #243e5d 12px 24px);
}
.property-image.garden-city {
  background:
    radial-gradient(circle at top left, rgba(255, 255, 255, 0.28), transparent 28%),
    linear-gradient(135deg, #18314c, #946b39);
}

.property-card {
  transition: transform 0.22s ease, box-shadow 0.22s ease, border-color 0.22s ease;
}
.property-card:hover {
  transform: translateY(-5px);
  box-shadow: 0 22px 42px rgba(25, 50, 77, 0.15);
  border-color: rgba(185, 137, 75, 0.45);
}

.call-card {
  position: relative;
  overflow: hidden;
}
.call-card::before {
  content: "";
  position: absolute;
  inset: -2px;
  background: linear-gradient(135deg, rgba(185, 137, 75, 0.45), transparent 35%, rgba(25, 50, 77, 0.2));
  opacity: 0;
  transition: opacity 0.25s ease;
  pointer-events: none;
}
.call-card:hover::before { opacity: 1; }
.call-card > * { position: relative; }

.no-site span {
  display: inline-grid;
  place-items: center;
  width: 118px;
  height: 118px;
  border-radius: 999px;
  background: rgba(255, 255, 255, 0.16);
  border: 1px solid rgba(255, 255, 255, 0.42);
  box-shadow: 0 0 0 0 rgba(255, 255, 255, 0.42);
  animation: pulse-ring 2.2s ease-out infinite;
}

.call-button {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  border-radius: 999px;
  padding: 12px 18px;
  color: white;
  background: var(--brand-2);
  font-weight: 800;
  text-decoration: none;
  transition: transform 0.2s ease, box-shadow 0.2s ease;
}
.call-button:hover {
  transform: translateY(-2px);
  box-shadow: 0 12px 24px rgba(185, 137, 75, 0.28);
}

@keyframes pulse-ring {
  0% { box-shadow: 0 0 0 0 rgba(255, 255, 255, 0.42); }
  70% { box-shadow: 0 0 0 22px rgba(255, 255, 255, 0); }
  100% { box-shadow: 0 0 0 0 rgba(255, 255, 255, 0); }
}


.partner-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 24px;
}

.partner-card {
  background: var(--surface);
  border: 1px solid var(--line);
  border-radius: 24px;
  overflow: hidden;
  box-shadow: 0 12px 30px rgba(32, 36, 44, 0.08);
  transition: transform 0.22s ease, box-shadow 0.22s ease, border-color 0.22s ease;
}

.partner-card:hover {
  transform: translateY(-5px);
  box-shadow: 0 22px 42px rgba(32, 36, 44, 0.12);
  border-color: rgba(179, 19, 23, 0.28);
}

.partner-logo {
  min-height: 210px;
  display: grid;
  place-items: center;
  padding: 26px;
  text-align: center;
}

.logo-panel {
  background:
    linear-gradient(180deg, rgba(255,255,255,1), rgba(245,245,245,0.96));
  border-bottom: 1px solid var(--line);
}

.brand-logo-img {
  width: 100%;
  max-width: 290px;
  max-height: 100px;
  object-fit: contain;
  display: block;
}

.partner-body { padding: 26px; }
.partner-body p { margin: 14px 0 20px; }

.independent-note {
  margin-top: 26px;
  background: rgba(255, 255, 255, 0.76);
  border: 1px solid var(--line);
  border-left: 4px solid var(--brand-2);
  border-radius: 22px;
  padding: 24px 28px;
}
.independent-note p {
  margin: 10px 0 0;
  max-width: none;
}

@media (max-width: 860px) {
  .partner-grid { grid-template-columns: 1fr; }
}