/* ================================================
   ESSENTIAL NET LEASE — Global Stylesheet
   Color scheme matched to Fortis Capital Solutions
   ================================================ */

@import url('https://fonts.googleapis.com/css2?family=Playfair+Display:wght@400;500;600;700&family=Source+Sans+3:wght@300;400;500;600;700&display=swap');

:root {
  --navy: #0B2545;
  --navy-light: #163A6B;
  --navy-dark: #071A33;
  --gold: #C8972E;
  --gold-light: #D4A843;
  --gold-dark: #A67B1F;
  --blue-accent: #3D7AB5;
  --white: #FFFFFF;
  --off-white: #F7F8FA;
  --gray-100: #F0F2F5;
  --gray-200: #E1E4E8;
  --gray-300: #C9CDD4;
  --gray-500: #6B7280;
  --gray-700: #374151;
  --gray-900: #1F2937;
  --font-display: 'Playfair Display', Georgia, serif;
  --font-body: 'Source Sans 3', 'Segoe UI', sans-serif;
  --max-width: 1200px;
  --transition: 0.3s cubic-bezier(0.4, 0, 0.2, 1);
}

/* RESET & BASE */
*, *::before, *::after { box-sizing: border-box; margin: 0; padding: 0; }

html { scroll-behavior: smooth; font-size: 16px; }

body {
  font-family: var(--font-body);
  color: var(--gray-900);
  background: var(--white);
  line-height: 1.7;
  -webkit-font-smoothing: antialiased;
}

img { max-width: 100%; height: auto; display: block; }
a { text-decoration: none; color: inherit; transition: var(--transition); }

.container { max-width: var(--max-width); margin: 0 auto; padding: 0 24px; }

/* ================================================
   HEADER / NAV
   ================================================ */
.site-header {
  position: fixed;
  top: 0; left: 0; right: 0;
  z-index: 1000;
  background: var(--white);
  border-bottom: 1px solid var(--gray-200);
  transition: var(--transition);
}

.site-header.scrolled {
  box-shadow: 0 2px 20px rgba(11, 37, 69, 0.08);
}

.header-inner {
  display: flex;
  align-items: center;
  justify-content: space-between;
  max-width: var(--max-width);
  margin: 0 auto;
  padding: 0 24px;
  height: 80px;
}

.logo img {
  height: 50px;
  width: auto;
}

.main-nav { display: flex; align-items: center; gap: 8px; }

.main-nav a {
  font-family: var(--font-body);
  font-size: 0.875rem;
  font-weight: 600;
  color: var(--navy);
  padding: 8px 14px;
  border-radius: 6px;
  letter-spacing: 0.02em;
  text-transform: uppercase;
}

.main-nav a:hover,
.main-nav a.active {
  color: var(--gold);
  background: rgba(200, 151, 46, 0.06);
}

.nav-cta {
  background: var(--gold) !important;
  color: var(--white) !important;
  padding: 10px 22px !important;
  border-radius: 6px !important;
  font-weight: 700 !important;
}

.nav-cta:hover {
  background: var(--gold-dark) !important;
  color: var(--white) !important;
}

/* Mobile Nav */
.mobile-toggle {
  display: none;
  flex-direction: column;
  gap: 5px;
  background: none;
  border: none;
  cursor: pointer;
  padding: 8px;
}

.mobile-toggle span {
  display: block;
  width: 24px;
  height: 2px;
  background: var(--navy);
  transition: var(--transition);
}

@media (max-width: 1024px) {
  .mobile-toggle { display: flex; }
  .main-nav {
    position: fixed;
    top: 80px; left: 0; right: 0;
    background: var(--white);
    flex-direction: column;
    padding: 20px 24px;
    gap: 4px;
    box-shadow: 0 10px 30px rgba(0,0,0,0.1);
    transform: translateY(-110%);
    transition: var(--transition);
    border-bottom: 3px solid var(--gold);
  }
  .main-nav.open { transform: translateY(0); }
  .main-nav a { width: 100%; padding: 12px 16px; }
}

/* ================================================
   HERO
   ================================================ */
.hero {
  position: relative;
  min-height: 92vh;
  display: flex;
  align-items: center;
  background: linear-gradient(135deg, rgba(7,26,51,0.88) 0%, rgba(11,37,69,0.85) 50%, rgba(22,58,107,0.82) 100%),
              url('images/walgreens-hero.jpg') center/cover no-repeat;
  overflow: hidden;
  padding-top: 80px;
}

.hero::before {
  content: '';
  position: absolute;
  top: 0; left: 0; right: 0; bottom: 0;
  background:
    radial-gradient(ellipse at 20% 80%, rgba(200, 151, 46, 0.08) 0%, transparent 60%),
    radial-gradient(ellipse at 80% 20%, rgba(61, 122, 181, 0.06) 0%, transparent 60%);
  pointer-events: none;
}

.hero::after {
  content: '';
  position: absolute;
  bottom: -2px; left: 0; right: 0;
  height: 120px;
  background: linear-gradient(to top, var(--white), transparent);
  pointer-events: none;
}

.hero-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 60px;
  align-items: center;
  position: relative;
  z-index: 2;
}

.hero-content { color: var(--white); }

.hero-label {
  display: inline-block;
  font-size: 0.75rem;
  font-weight: 700;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--gold);
  margin-bottom: 20px;
  padding: 6px 16px;
  border: 1px solid rgba(200, 151, 46, 0.3);
  border-radius: 4px;
}

.hero h1 {
  font-family: var(--font-display);
  font-size: clamp(2.4rem, 4.5vw, 3.6rem);
  font-weight: 700;
  line-height: 1.15;
  margin-bottom: 24px;
  color: var(--white);
}

.hero h1 em {
  font-style: normal;
  color: var(--gold);
}

.hero-text {
  font-size: 1.125rem;
  line-height: 1.8;
  color: rgba(255, 255, 255, 0.75);
  margin-bottom: 36px;
  max-width: 520px;
}

.hero-btns { display: flex; gap: 16px; flex-wrap: wrap; }

.btn {
  display: inline-flex;
  align-items: center;
  gap: 8px;
  padding: 14px 32px;
  font-family: var(--font-body);
  font-size: 0.9375rem;
  font-weight: 700;
  border-radius: 6px;
  cursor: pointer;
  transition: var(--transition);
  border: none;
  letter-spacing: 0.02em;
}

.btn-gold {
  background: var(--gold);
  color: var(--white);
}

.btn-gold:hover {
  background: var(--gold-dark);
  transform: translateY(-2px);
  box-shadow: 0 8px 24px rgba(200, 151, 46, 0.3);
}

.btn-outline {
  background: transparent;
  color: var(--white);
  border: 2px solid rgba(255, 255, 255, 0.3);
}

.btn-outline:hover {
  border-color: var(--gold);
  color: var(--gold);
}

.btn-navy {
  background: var(--navy);
  color: var(--white);
}

.btn-navy:hover {
  background: var(--navy-dark);
  transform: translateY(-2px);
  box-shadow: 0 8px 24px rgba(11, 37, 69, 0.3);
}

/* Hero Stats */
.hero-stats {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 20px;
}

.stat-card {
  background: rgba(255, 255, 255, 0.05);
  backdrop-filter: blur(12px);
  border: 1px solid rgba(255, 255, 255, 0.08);
  border-radius: 12px;
  padding: 28px 24px;
  text-align: center;
  transition: var(--transition);
}

.stat-card:hover {
  background: rgba(255, 255, 255, 0.08);
  border-color: rgba(200, 151, 46, 0.2);
  transform: translateY(-4px);
}

.stat-number {
  font-family: var(--font-display);
  font-size: 2.4rem;
  font-weight: 700;
  color: var(--gold);
  line-height: 1;
  margin-bottom: 8px;
}

.stat-label {
  font-size: 0.8125rem;
  font-weight: 500;
  color: rgba(255, 255, 255, 0.6);
  text-transform: uppercase;
  letter-spacing: 0.1em;
}

@media (max-width: 900px) {
  .hero-grid { grid-template-columns: 1fr; gap: 40px; text-align: center; }
  .hero-text { margin: 0 auto 36px; }
  .hero-btns { justify-content: center; }
  .hero-stats { max-width: 400px; margin: 0 auto; }
}

/* ================================================
   SECTIONS
   ================================================ */
section { padding: 100px 0; }

.section-label {
  display: inline-block;
  font-size: 0.75rem;
  font-weight: 700;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--gold);
  margin-bottom: 12px;
}

.section-title {
  font-family: var(--font-display);
  font-size: clamp(1.8rem, 3vw, 2.6rem);
  font-weight: 700;
  color: var(--navy);
  margin-bottom: 16px;
  line-height: 1.2;
}

.section-subtitle {
  font-size: 1.0625rem;
  color: var(--gray-500);
  max-width: 600px;
  line-height: 1.8;
}

.text-center { text-align: center; }
.text-center .section-subtitle { margin: 0 auto; }

/* ================================================
   SERVICES OVERVIEW
   ================================================ */
.services-section { background: var(--off-white); }

.services-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 28px;
  margin-top: 56px;
}

.service-card {
  background: var(--white);
  border-radius: 12px;
  padding: 40px 32px;
  border: 1px solid var(--gray-200);
  transition: var(--transition);
  position: relative;
  overflow: hidden;
}

.service-card::before {
  content: '';
  position: absolute;
  top: 0; left: 0; right: 0;
  height: 3px;
  background: var(--gold);
  transform: scaleX(0);
  transition: var(--transition);
}

.service-card:hover {
  transform: translateY(-6px);
  box-shadow: 0 16px 48px rgba(11, 37, 69, 0.08);
  border-color: transparent;
}

.service-card:hover::before { transform: scaleX(1); }

.service-icon {
  width: 52px;
  height: 52px;
  background: linear-gradient(135deg, var(--navy), var(--navy-light));
  border-radius: 10px;
  display: flex;
  align-items: center;
  justify-content: center;
  margin-bottom: 20px;
  font-size: 1.4rem;
}

.service-card h3 {
  font-family: var(--font-display);
  font-size: 1.25rem;
  color: var(--navy);
  margin-bottom: 12px;
}

.service-card p {
  font-size: 0.9375rem;
  color: var(--gray-500);
  line-height: 1.7;
}

@media (max-width: 768px) {
  .services-grid { grid-template-columns: 1fr; }
}

/* ================================================
   ABOUT PREVIEW
   ================================================ */
.about-preview-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 60px;
  align-items: center;
  margin-top: 40px;
}

.about-photo {
  position: relative;
  border-radius: 12px;
  overflow: hidden;
  box-shadow: 0 20px 60px rgba(11, 37, 69, 0.12);
}

.about-photo img {
  width: 100%;
  height: 400px;
  object-fit: cover;
  background: var(--white);
}

.about-photo-accent {
  position: absolute;
  bottom: -8px; right: -8px;
  width: 120px; height: 120px;
  border: 3px solid var(--gold);
  border-radius: 12px;
  z-index: -1;
}

.about-content h3 {
  font-family: var(--font-display);
  font-size: 1.5rem;
  color: var(--navy);
  margin-bottom: 8px;
}

.about-content .title-role {
  font-size: 0.9375rem;
  color: var(--gold);
  font-weight: 600;
  margin-bottom: 20px;
}

.about-content p {
  color: var(--gray-500);
  margin-bottom: 16px;
  line-height: 1.8;
}

.about-content .btn { margin-top: 12px; }

@media (max-width: 768px) {
  .about-preview-grid { grid-template-columns: 1fr; }
}

/* ================================================
   TRACK RECORD / STATS BAR
   ================================================ */
.track-record {
  background: linear-gradient(135deg, rgba(7,26,51,0.93), rgba(11,37,69,0.9)),
              url('images/walgreens-8.jpg') center/cover no-repeat;
  padding: 80px 0;
  position: relative;
  overflow: hidden;
}

.track-record::before {
  content: '';
  position: absolute;
  top: 0; left: 0; right: 0; bottom: 0;
  background: radial-gradient(ellipse at 50% 50%, rgba(200, 151, 46, 0.05) 0%, transparent 70%);
}

.track-stats {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 40px;
  position: relative;
  z-index: 2;
}

.track-stat {
  text-align: center;
  color: var(--white);
}

.track-stat-number {
  font-family: var(--font-display);
  font-size: clamp(2rem, 4vw, 3rem);
  font-weight: 700;
  color: var(--gold);
  margin-bottom: 8px;
}

.track-stat-label {
  font-size: 0.875rem;
  color: rgba(255, 255, 255, 0.6);
  text-transform: uppercase;
  letter-spacing: 0.1em;
  font-weight: 500;
}

@media (max-width: 768px) {
  .track-stats { grid-template-columns: 1fr 1fr; gap: 30px; }
}

/* ================================================
   FEATURED CATEGORIES
   ================================================ */
.categories-grid {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 20px;
  margin-top: 56px;
}

.category-card {
  background: var(--white);
  border: 1px solid var(--gray-200);
  border-radius: 10px;
  padding: 28px 20px;
  text-align: center;
  transition: var(--transition);
}

.category-card:hover {
  border-color: var(--gold);
  transform: translateY(-4px);
  box-shadow: 0 12px 32px rgba(11, 37, 69, 0.06);
}

.category-amount {
  font-family: var(--font-display);
  font-size: 1.4rem;
  font-weight: 700;
  color: var(--navy);
  margin-bottom: 4px;
}

.category-name {
  font-size: 0.8125rem;
  color: var(--gray-500);
  text-transform: uppercase;
  letter-spacing: 0.08em;
  font-weight: 600;
}

@media (max-width: 900px) {
  .categories-grid { grid-template-columns: 1fr 1fr; }
}

@media (max-width: 480px) {
  .categories-grid { grid-template-columns: 1fr; }
}

/* ================================================
   TESTIMONIALS
   ================================================ */
.testimonials-section { background: var(--off-white); }

.testimonials-grid {
  display: grid;
  grid-template-columns: repeat(2, 1fr);
  gap: 28px;
  margin-top: 56px;
}

.testimonial-card {
  background: var(--white);
  border-radius: 12px;
  padding: 36px 32px;
  border: 1px solid var(--gray-200);
  position: relative;
}

.testimonial-card::before {
  content: '\201C';
  font-family: var(--font-display);
  font-size: 4rem;
  color: var(--gold);
  opacity: 0.3;
  position: absolute;
  top: 12px; left: 24px;
  line-height: 1;
}

.testimonial-card p {
  font-size: 0.9375rem;
  color: var(--gray-700);
  line-height: 1.8;
  margin-bottom: 20px;
  position: relative;
  z-index: 2;
}

.testimonial-author {
  font-weight: 700;
  color: var(--navy);
  font-size: 0.875rem;
}

.testimonial-role {
  font-size: 0.8125rem;
  color: var(--gray-500);
}

@media (max-width: 768px) {
  .testimonials-grid { grid-template-columns: 1fr; }
}

/* ================================================
   CTA BANNER
   ================================================ */
.cta-banner {
  background: linear-gradient(135deg, rgba(7,26,51,0.92), rgba(11,37,69,0.88), rgba(22,58,107,0.85)),
              url('images/walgreens-6.jpg') center/cover no-repeat;
  padding: 80px 0;
  text-align: center;
  position: relative;
  overflow: hidden;
}

.cta-banner::before {
  content: '';
  position: absolute;
  top: -50%; left: -50%;
  width: 200%; height: 200%;
  background: radial-gradient(ellipse, rgba(200, 151, 46, 0.06) 0%, transparent 60%);
}

.cta-banner h2 {
  font-family: var(--font-display);
  font-size: clamp(1.8rem, 3vw, 2.4rem);
  color: var(--white);
  margin-bottom: 16px;
  position: relative;
}

.cta-banner p {
  color: rgba(255, 255, 255, 0.7);
  font-size: 1.0625rem;
  margin-bottom: 32px;
  position: relative;
}

.cta-banner .btn { position: relative; }

/* ================================================
   FOOTER
   ================================================ */
.site-footer {
  background: var(--navy-dark);
  color: rgba(255, 255, 255, 0.6);
  padding: 60px 0 30px;
}

.footer-grid {
  display: grid;
  grid-template-columns: 2fr 1fr 1fr 1.5fr;
  gap: 40px;
  margin-bottom: 40px;
}

.footer-brand img {
  height: 40px;
  margin-bottom: 16px;
  filter: brightness(1.2);
}

.footer-brand p {
  font-size: 0.875rem;
  line-height: 1.7;
  max-width: 280px;
}

.footer-col h4 {
  font-family: var(--font-display);
  font-size: 1rem;
  color: var(--white);
  margin-bottom: 16px;
}

.footer-col a {
  display: block;
  font-size: 0.875rem;
  color: rgba(255, 255, 255, 0.5);
  padding: 4px 0;
}

.footer-col a:hover { color: var(--gold); }

.footer-contact-item {
  font-size: 0.875rem;
  margin-bottom: 8px;
}

.footer-contact-item strong {
  color: var(--white);
}

.footer-bottom {
  border-top: 1px solid rgba(255, 255, 255, 0.08);
  padding-top: 24px;
  display: flex;
  justify-content: space-between;
  align-items: center;
  font-size: 0.8125rem;
}

.footer-bottom a:hover { color: var(--gold); }

@media (max-width: 768px) {
  .footer-grid { grid-template-columns: 1fr; gap: 30px; }
  .footer-bottom { flex-direction: column; gap: 12px; text-align: center; }
}

/* ================================================
   UTILITY ANIMATIONS
   ================================================ */
.fade-up {
  opacity: 0;
  transform: translateY(30px);
  transition: opacity 0.7s ease, transform 0.7s ease;
}

.fade-up.visible {
  opacity: 1;
  transform: translateY(0);
}

/* ================================================
   PAGE-SPECIFIC: ABOUT
   ================================================ */
.page-hero {
  background: linear-gradient(135deg, rgba(7,26,51,0.92), rgba(11,37,69,0.88)),
              url('images/walgreens-11.jpg') center/cover no-repeat;
  padding: 140px 0 80px;
  text-align: center;
  color: var(--white);
}

.page-hero h1 {
  font-family: var(--font-display);
  font-size: clamp(2rem, 4vw, 3rem);
  margin-bottom: 12px;
}

.page-hero p {
  color: rgba(255, 255, 255, 0.6);
  font-size: 1.0625rem;
}

/* Bio card */
.bio-section {
  display: grid;
  grid-template-columns: 300px 1fr;
  gap: 48px;
  align-items: start;
  margin-top: 56px;
}

.bio-photo img {
  width: 100%;
  border-radius: 12px;
  box-shadow: 0 12px 40px rgba(11, 37, 69, 0.12);
  background: var(--white);
}

.bio-details h2 {
  font-family: var(--font-display);
  font-size: 1.8rem;
  color: var(--navy);
  margin-bottom: 4px;
}

.bio-details .bio-title {
  font-size: 1rem;
  color: var(--gold);
  font-weight: 600;
  margin-bottom: 20px;
}

.bio-details p {
  color: var(--gray-500);
  margin-bottom: 16px;
  line-height: 1.8;
}

.bio-contact-links {
  display: flex;
  gap: 16px;
  margin-top: 20px;
  flex-wrap: wrap;
}

.bio-contact-link {
  display: inline-flex;
  align-items: center;
  gap: 6px;
  font-size: 0.875rem;
  font-weight: 600;
  color: var(--navy);
  padding: 8px 16px;
  border: 1px solid var(--gray-200);
  border-radius: 6px;
}

.bio-contact-link:hover {
  border-color: var(--gold);
  color: var(--gold);
}

/* ================================================
   PETER'S SUPPORT TEAM TOGGLE
   ================================================ */
.support-team-toggle {
  margin: 16px 0 24px;
}

.support-team-btn {
  display: inline-flex;
  align-items: center;
  gap: 6px;
  background: none;
  border: 1px solid var(--gold);
  border-radius: 6px;
  padding: 8px 18px;
  font-family: var(--font-body);
  font-size: 0.8125rem;
  font-weight: 700;
  color: var(--gold);
  cursor: pointer;
  transition: var(--transition);
  letter-spacing: 0.03em;
}

.support-team-btn:hover {
  background: rgba(200, 151, 46, 0.08);
}

.support-team-btn .toggle-arrow {
  display: inline-block;
  transition: transform 0.3s ease;
  font-size: 1rem;
  line-height: 1;
}

.support-team-btn.open .toggle-arrow {
  transform: rotate(90deg);
}

.support-team-panel {
  max-height: 0;
  overflow: hidden;
  opacity: 0;
  transition: max-height 0.4s ease, opacity 0.3s ease, margin 0.3s ease;
  margin-top: 0;
}

.support-team-panel.open {
  max-height: 400px;
  opacity: 1;
  margin-top: 16px;
}

.support-team-intro {
  font-size: 0.8125rem;
  color: var(--gray-500);
  line-height: 1.6;
  margin-bottom: 16px;
  padding-bottom: 12px;
  border-bottom: 1px solid var(--gray-100);
}

.support-team-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 12px;
}

.support-member {
  padding: 12px 14px;
  border-radius: 8px;
  background: var(--off-white);
  border: 1px solid var(--gray-100);
  transition: var(--transition);
}

.support-member:hover {
  border-color: var(--gray-200);
}

.support-member.leadership {
  border-left: 3px solid var(--gold);
}

.support-member strong {
  display: block;
  font-size: 0.8125rem;
  color: var(--navy);
  font-weight: 700;
}

.support-member span {
  font-size: 0.6875rem;
  color: var(--gray-500);
  text-transform: uppercase;
  letter-spacing: 0.06em;
  font-weight: 600;
}

@media (max-width: 600px) {
  .support-team-grid {
    grid-template-columns: 1fr 1fr;
  }
}

@media (max-width: 768px) {
  .bio-section { grid-template-columns: 1fr; }
  .bio-photo img { max-width: 300px; margin: 0 auto; }
}

/* ================================================
   LISTINGS PAGE
   ================================================ */
.listings-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 28px;
  margin-top: 56px;
}

.listing-card {
  background: var(--white);
  border-radius: 12px;
  overflow: hidden;
  border: 1px solid var(--gray-200);
  transition: var(--transition);
}

.listing-card:hover {
  transform: translateY(-6px);
  box-shadow: 0 16px 48px rgba(11, 37, 69, 0.08);
}

.listing-image {
  height: 220px;
  background: var(--gray-100);
  display: flex;
  align-items: center;
  justify-content: center;
  font-size: 0.875rem;
  color: var(--gray-500);
  position: relative;
  overflow: hidden;
}

.listing-image img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  transition: transform 0.5s ease;
}

.listing-card:hover .listing-image img {
  transform: scale(1.05);
}

.listing-badge {
  position: absolute;
  top: 12px; left: 12px;
  background: var(--gold);
  color: var(--white);
  font-size: 0.6875rem;
  font-weight: 700;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  padding: 4px 10px;
  border-radius: 4px;
}

.listing-info { padding: 24px; }

.listing-info h3 {
  font-family: var(--font-display);
  font-size: 1.125rem;
  color: var(--navy);
  margin-bottom: 8px;
}

.listing-meta {
  font-size: 0.8125rem;
  color: var(--gray-500);
  margin-bottom: 12px;
}

.listing-price {
  font-family: var(--font-display);
  font-size: 1.25rem;
  font-weight: 700;
  color: var(--gold);
}

.listing-details-row {
  display: flex;
  gap: 16px;
  margin-top: 12px;
  padding-top: 12px;
  border-top: 1px solid var(--gray-100);
  font-size: 0.8125rem;
  color: var(--gray-500);
}

@media (max-width: 900px) {
  .listings-grid { grid-template-columns: 1fr 1fr; }
}

@media (max-width: 480px) {
  .listings-grid { grid-template-columns: 1fr; }
}

/* ================================================
   1031 EXCHANGE PAGE
   ================================================ */
.exchange-content {
  max-width: 800px;
  margin: 0 auto;
}

.exchange-content h2 {
  font-family: var(--font-display);
  font-size: 1.6rem;
  color: var(--navy);
  margin: 40px 0 16px;
}

.exchange-content p {
  color: var(--gray-500);
  line-height: 1.8;
  margin-bottom: 16px;
}

.exchange-steps {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 24px;
  margin: 48px 0;
}

.exchange-step {
  text-align: center;
  padding: 28px 16px;
  background: var(--off-white);
  border-radius: 10px;
  position: relative;
}

.step-number {
  width: 40px; height: 40px;
  background: var(--gold);
  color: var(--white);
  font-weight: 700;
  border-radius: 50%;
  display: flex;
  align-items: center;
  justify-content: center;
  margin: 0 auto 12px;
  font-size: 0.875rem;
}

.exchange-step h4 {
  font-size: 0.9375rem;
  color: var(--navy);
  margin-bottom: 8px;
}

.exchange-step p {
  font-size: 0.8125rem;
  color: var(--gray-500);
}

@media (max-width: 768px) {
  .exchange-steps { grid-template-columns: 1fr 1fr; }
}

/* ================================================
   CONTACT PAGE
   ================================================ */
.contact-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 48px;
  margin-top: 56px;
}

.contact-form label {
  display: block;
  font-size: 0.8125rem;
  font-weight: 600;
  color: var(--navy);
  margin-bottom: 6px;
  text-transform: uppercase;
  letter-spacing: 0.05em;
}

.contact-form input,
.contact-form select,
.contact-form textarea {
  width: 100%;
  padding: 12px 16px;
  border: 1px solid var(--gray-200);
  border-radius: 8px;
  font-family: var(--font-body);
  font-size: 0.9375rem;
  margin-bottom: 20px;
  transition: var(--transition);
  background: var(--white);
}

.contact-form input:focus,
.contact-form select:focus,
.contact-form textarea:focus {
  outline: none;
  border-color: var(--gold);
  box-shadow: 0 0 0 3px rgba(200, 151, 46, 0.1);
}

.contact-form textarea { resize: vertical; min-height: 120px; }

.contact-info-card {
  background: var(--off-white);
  border-radius: 12px;
  padding: 36px;
}

.contact-info-item {
  margin-bottom: 24px;
}

.contact-info-item h4 {
  font-size: 0.8125rem;
  font-weight: 700;
  text-transform: uppercase;
  letter-spacing: 0.1em;
  color: var(--gold);
  margin-bottom: 6px;
}

.contact-info-item p, .contact-info-item a {
  font-size: 1rem;
  color: var(--navy);
}

.contact-info-item a:hover { color: var(--gold); }

@media (max-width: 768px) {
  .contact-grid { grid-template-columns: 1fr; }
}

/* ================================================
   TESTIMONIALS PAGE (full)
   ================================================ */
.testimonials-full-grid {
  display: grid;
  grid-template-columns: 1fr;
  gap: 28px;
  margin-top: 56px;
  max-width: 800px;
  margin-left: auto;
  margin-right: auto;
}

.testimonial-full {
  background: var(--white);
  border-radius: 12px;
  padding: 40px;
  border: 1px solid var(--gray-200);
  position: relative;
}

.testimonial-full::before {
  content: '\201C';
  font-family: var(--font-display);
  font-size: 5rem;
  color: var(--gold);
  opacity: 0.2;
  position: absolute;
  top: 8px; left: 28px;
  line-height: 1;
}

.testimonial-full p {
  font-size: 1rem;
  color: var(--gray-700);
  line-height: 1.9;
  margin-bottom: 20px;
  position: relative;
  z-index: 2;
}


/* ================================================
   PROPERTY PHOTO STRIP
   ================================================ */
.property-strip {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 0;
}

.property-strip-item {
  height: 280px;
  overflow: hidden;
  position: relative;
}

.property-strip-item img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  transition: transform 0.6s ease;
}

.property-strip-item:hover img {
  transform: scale(1.08);
}

/* ================================================
   ASK PETER SECTION
   ================================================ */
.ask-peter-section {
  background: var(--off-white);
  padding: 80px 0;
}

.ask-peter-card {
  display: flex;
  align-items: center;
  gap: 48px;
  max-width: 720px;
  margin: 0 auto;
  background: var(--white);
  border-radius: 16px;
  padding: 48px 52px;
  box-shadow: 0 8px 40px rgba(11, 37, 69, 0.06);
  border: 1px solid var(--gray-200);
}

.ask-peter-photo-wrap {
  flex-shrink: 0;
  width: 110px;
  height: 110px;
  border-radius: 50%;
  overflow: hidden;
  position: relative;
}

.ask-peter-photo {
  width: 100%;
  height: 100%;
  object-fit: cover;
  opacity: 0.35;
  filter: grayscale(40%) brightness(1.1);
  transition: var(--transition);
}

.ask-peter-card:hover .ask-peter-photo {
  opacity: 0.55;
}

.ask-peter-content {
  flex: 1;
}

.ask-peter-content h3 {
  font-family: var(--font-display);
  font-size: 1.5rem;
  color: var(--navy);
  margin-bottom: 2px;
}

.ask-peter-content h3 em {
  font-style: normal;
  color: var(--gold);
}

.ask-peter-tagline {
  font-size: 0.9375rem;
  color: var(--gray-500);
  margin-bottom: 20px;
  font-weight: 500;
  letter-spacing: 0.02em;
}

.ask-peter-form {
  display: flex;
  flex-direction: column;
  gap: 10px;
}

.ask-peter-input-wrap {
  display: flex;
  align-items: center;
  background: var(--off-white);
  border: 1px solid var(--gray-200);
  border-radius: 8px;
  overflow: hidden;
  transition: var(--transition);
}

.ask-peter-input-wrap:focus-within {
  border-color: var(--gold);
  box-shadow: 0 0 0 3px rgba(200, 151, 46, 0.1);
}

.ask-peter-input-wrap input {
  flex: 1;
  border: none;
  background: transparent;
  padding: 14px 18px;
  font-family: var(--font-body);
  font-size: 0.9375rem;
  color: var(--gray-900);
  outline: none;
}

.ask-peter-input-wrap input::placeholder {
  color: var(--gray-300);
}

.ask-peter-send {
  background: var(--gold);
  border: none;
  color: var(--white);
  padding: 12px 16px;
  cursor: pointer;
  transition: var(--transition);
  display: flex;
  align-items: center;
}

.ask-peter-send:hover {
  background: var(--gold-dark);
}

.ask-peter-email {
  border: 1px solid var(--gray-200);
  border-radius: 8px;
  padding: 12px 18px;
  font-family: var(--font-body);
  font-size: 0.875rem;
  color: var(--gray-900);
  background: var(--off-white);
  transition: var(--transition);
  width: 100%;
}

.ask-peter-email:focus {
  outline: none;
  border-color: var(--gold);
  box-shadow: 0 0 0 3px rgba(200, 151, 46, 0.1);
}

.ask-peter-email::placeholder {
  color: var(--gray-300);
}

@media (max-width: 600px) {
  .ask-peter-card {
    flex-direction: column;
    text-align: center;
    padding: 36px 28px;
    gap: 24px;
  }
}

/* ================================================
   ASK PETER — HERO INLINE (compact)
   ================================================ */
.ask-peter-hero {
  display: flex;
  align-items: center;
  gap: 16px;
  margin-top: 40px;
  padding: 16px 24px;
  background: rgba(255, 255, 255, 0.06);
  backdrop-filter: blur(14px);
  border: 1px solid rgba(255, 255, 255, 0.1);
  border-radius: 12px;
  position: relative;
  z-index: 2;
}

.ask-peter-hero-photo {
  flex-shrink: 0;
  width: 48px;
  height: 48px;
  border-radius: 50%;
  overflow: hidden;
}

.ask-peter-hero-photo img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  opacity: 0.4;
  filter: grayscale(30%) brightness(1.2);
}

.ask-peter-hero-text {
  flex-shrink: 0;
  display: flex;
  flex-direction: column;
  line-height: 1.3;
}

.ask-peter-hero-text span {
  font-family: var(--font-display);
  font-size: 0.95rem;
  color: var(--white);
  font-weight: 600;
}

.ask-peter-hero-text em {
  font-style: normal;
  color: var(--gold);
  animation: peter-pulse 2.5s ease-in-out infinite;
}

@keyframes peter-pulse {
  0%, 100% { color: var(--gold); text-shadow: none; }
  50% { color: var(--gold-light); text-shadow: 0 0 8px rgba(200, 151, 46, 0.4); }
}

.ask-peter-hero-text small {
  font-size: 0.75rem;
  color: rgba(255, 255, 255, 0.45);
  font-weight: 400;
}

.ask-peter-hero-form {
  flex: 1;
  display: flex;
  align-items: center;
  gap: 8px;
}

.ask-peter-hero-form input[type="text"],
.ask-peter-hero-form input[type="email"] {
  flex: 1;
  min-width: 0;
  padding: 10px 14px;
  border: 1px solid rgba(255, 255, 255, 0.12);
  border-radius: 6px;
  background: rgba(255, 255, 255, 0.07);
  color: var(--white);
  font-family: var(--font-body);
  font-size: 0.8125rem;
  outline: none;
  transition: var(--transition);
}

.ask-peter-hero-form input::placeholder {
  color: rgba(255, 255, 255, 0.35);
}

.ask-peter-hero-form input:focus {
  border-color: var(--gold);
  background: rgba(255, 255, 255, 0.1);
}

.ask-peter-hero-form button {
  flex-shrink: 0;
  background: var(--gold);
  border: none;
  color: var(--white);
  width: 38px;
  height: 38px;
  border-radius: 6px;
  display: flex;
  align-items: center;
  justify-content: center;
  cursor: pointer;
  transition: var(--transition);
}

.ask-peter-hero-form button:hover {
  background: var(--gold-dark);
}

@media (max-width: 900px) {
  .ask-peter-hero {
    flex-wrap: wrap;
    gap: 12px;
  }
  .ask-peter-hero-form {
    width: 100%;
    flex-wrap: wrap;
  }
  .ask-peter-hero-form input[type="text"],
  .ask-peter-hero-form input[type="email"] {
    flex: 1 1 40%;
  }
}

@media (max-width: 480px) {
  .ask-peter-hero {
    flex-direction: column;
    text-align: center;
    padding: 20px 16px;
  }
  .ask-peter-hero-form {
    flex-direction: column;
  }
  .ask-peter-hero-form input[type="text"],
  .ask-peter-hero-form input[type="email"] {
    width: 100%;
  }
}

@media (max-width: 768px) {
  .property-strip {
    grid-template-columns: 1fr 1fr;
  }
  .property-strip-item {
    height: 200px;
  }
}

@media (max-width: 480px) {
  .property-strip {
    grid-template-columns: 1fr;
  }
}