:root {
  --ink-900: #171D2A;
  --ink-600: #46536C;
  --vermilion-500: #E4502A;
  --paper-50: #FAF8F4;
  --paper-100: #F4F0E9;
  --positive: #2E6B4F;
  --caution: #A77828;
  --negative: #8C2F22;
  --slate: #3E5C76;
  --sidebar-w: 260px;
}

* { box-sizing: border-box; margin: 0; padding: 0; }

body {
  font-family: Arial, sans-serif;
  background: var(--paper-50);
  color: var(--ink-900);
  font-size: 14px;
  line-height: 1.6;
}

/* ── NAV ── */
.site-nav {
  background: var(--ink-900);
  padding: 0 40px;
  display: flex;
  align-items: center;
  justify-content: space-between;
  height: 56px;
  position: sticky;
  top: 0;
  z-index: 100;
  box-shadow: 0 2px 8px rgba(0,0,0,0.25);
}
.nav-brand {
  font-size: 11px;
  font-weight: 700;
  text-transform: uppercase;
  letter-spacing: 2.5px;
  color: var(--vermilion-500);
  text-decoration: none;
}
.nav-brand span { color: rgba(255,255,255,0.45); font-weight: 400; }
.nav-back {
  font-size: 11px;
  color: rgba(255,255,255,0.5);
  text-decoration: none;
  display: flex;
  align-items: center;
  gap: 6px;
  transition: color 0.15s;
}
.nav-back:hover { color: white; }
.nav-back::before { content: "←"; }

/* ── HERO ── */
.hero {
  background: var(--ink-900);
  color: white;
  padding: 64px 40px 56px;
}
.hero-eyebrow {
  font-size: 10px;
  text-transform: uppercase;
  letter-spacing: 3px;
  color: var(--vermilion-500);
  font-weight: 700;
  margin-bottom: 16px;
}
.hero-accent { width: 48px; height: 3px; background: var(--vermilion-500); margin-bottom: 20px; }
.hero h1 {
  font-size: 42px;
  font-weight: 300;
  line-height: 1.15;
  margin-bottom: 10px;
  font-family: Georgia, serif;
}
.hero-sub {
  font-size: 15px;
  color: rgba(255,255,255,0.5);
  margin-bottom: 4px;
}
.hero-meta {
  display: flex;
  gap: 40px;
  margin-top: 40px;
  padding-top: 24px;
  border-top: 1px solid rgba(255,255,255,0.1);
  flex-wrap: wrap;
}
.hero-meta-item label {
  font-size: 9px;
  text-transform: uppercase;
  letter-spacing: 2px;
  color: rgba(255,255,255,0.35);
  display: block;
  margin-bottom: 4px;
}
.hero-meta-item span {
  font-size: 13px;
  color: white;
}

/* ── MAIN LAYOUT ── */
.main-wrap { max-width: 1200px; margin: 0 auto; padding: 48px 40px 80px; }

/* ── SECTION HEADERS ── */
.section-label {
  font-size: 9px;
  text-transform: uppercase;
  letter-spacing: 3px;
  color: var(--vermilion-500);
  font-weight: 700;
  margin-bottom: 6px;
}
h2.section-title {
  font-size: 22px;
  font-weight: 400;
  font-family: Georgia, serif;
  color: var(--ink-900);
  margin-bottom: 24px;
  padding-bottom: 12px;
  border-bottom: 2px solid var(--vermilion-500);
}

/* ── PORTFOLIO SUMMARY TABLE ── */
.summary-table-wrap { overflow-x: auto; margin-bottom: 48px; }
.summary-table {
  width: 100%;
  border-collapse: collapse;
  font-size: 12px;
  min-width: 600px;
}
.summary-table thead th {
  background: var(--ink-900);
  color: white;
  padding: 10px 14px;
  text-align: left;
  font-size: 10px;
  text-transform: uppercase;
  letter-spacing: 1px;
  font-weight: 600;
}
.summary-table tbody tr:nth-child(even) { background: var(--paper-100); }
.summary-table tbody tr:nth-child(odd) { background: white; }
.summary-table tbody td {
  padding: 10px 14px;
  border-bottom: 1px solid var(--paper-100);
  vertical-align: middle;
}
.summary-table tbody tr:last-child td { border-bottom: none; }
.summary-table tfoot td {
  padding: 10px 14px;
  background: var(--ink-900);
  color: white;
  font-weight: 700;
  font-size: 11px;
}
.summary-table .num { text-align: right; }
.summary-table a { color: var(--vermilion-500); text-decoration: none; font-weight: 600; }
.summary-table a:hover { text-decoration: underline; }

/* ── PROPERTY CARDS ── */
.card-grid {
  display: grid;
  grid-template-columns: repeat(auto-fill, minmax(280px, 1fr));
  gap: 20px;
  margin-bottom: 48px;
}
.property-card {
  background: white;
  border-radius: 8px;
  border-top: 3px solid var(--vermilion-500);
  box-shadow: 0 1px 4px rgba(23,29,42,0.07);
  padding: 24px;
  text-decoration: none;
  color: inherit;
  display: block;
  transition: box-shadow 0.15s, transform 0.15s;
}
.property-card:hover {
  box-shadow: 0 4px 16px rgba(23,29,42,0.12);
  transform: translateY(-2px);
}
.card-label {
  font-size: 9px;
  text-transform: uppercase;
  letter-spacing: 2px;
  color: var(--vermilion-500);
  font-weight: 700;
  margin-bottom: 8px;
}
.property-card h3 {
  font-size: 17px;
  font-weight: 600;
  font-family: Georgia, serif;
  margin-bottom: 6px;
  color: var(--ink-900);
  line-height: 1.2;
}
.card-address {
  font-size: 11px;
  color: var(--ink-600);
  margin-bottom: 16px;
  line-height: 1.5;
}
.card-stats {
  display: flex;
  gap: 20px;
  margin-bottom: 16px;
  border-top: 1px solid var(--paper-100);
  padding-top: 14px;
}
.card-stat label {
  font-size: 9px;
  text-transform: uppercase;
  letter-spacing: 1.5px;
  color: var(--ink-600);
  display: block;
  margin-bottom: 3px;
}
.card-stat .val {
  font-size: 14px;
  font-weight: 700;
  color: var(--ink-900);
}
.card-link {
  font-size: 11px;
  font-weight: 700;
  color: var(--vermilion-500);
  text-transform: uppercase;
  letter-spacing: 1px;
  display: inline-flex;
  align-items: center;
  gap: 4px;
}
.card-link::after { content: "→"; }

/* ── BADGE ── */
.badge {
  display: inline-block;
  padding: 2px 9px;
  border-radius: 12px;
  font-size: 10px;
  font-weight: 700;
}
.badge-hap { background: #E6EFF8; color: var(--slate); }
.badge-lihtc { background: #E6F3EC; color: var(--positive); }
.badge-mkt { background: var(--paper-100); color: var(--ink-600); }
.badge-placeholder { background: #FBF5E6; color: var(--caution); }

/* ── PLACEHOLDER PAGE ── */
.placeholder-wrap {
  max-width: 700px;
  margin: 64px auto;
  padding: 0 40px;
  text-align: center;
}
.placeholder-icon {
  font-size: 48px;
  margin-bottom: 24px;
  opacity: 0.3;
}
.placeholder-wrap h2 {
  font-size: 24px;
  font-weight: 400;
  font-family: Georgia, serif;
  margin-bottom: 16px;
  color: var(--ink-900);
}
.placeholder-wrap p {
  color: var(--ink-600);
  font-size: 14px;
  line-height: 1.8;
  margin-bottom: 32px;
}
.btn-back {
  display: inline-block;
  padding: 10px 24px;
  background: var(--ink-900);
  color: white;
  text-decoration: none;
  border-radius: 4px;
  font-size: 12px;
  font-weight: 700;
  text-transform: uppercase;
  letter-spacing: 1px;
}
.btn-back:hover { background: var(--vermilion-500); }

/* ── HOME PAGE ── */
.home-portfolios { display: grid; grid-template-columns: 1fr 1fr; gap: 20px; margin-bottom: 48px; }
.portfolio-card {
  background: var(--ink-900);
  border-radius: 8px;
  padding: 28px;
  text-decoration: none;
  color: white;
  display: block;
  transition: background 0.15s, transform 0.15s;
  position: relative;
  overflow: hidden;
}
.portfolio-card::after {
  content: "";
  position: absolute;
  bottom: 0; left: 0; right: 0;
  height: 3px;
  background: var(--vermilion-500);
}
.portfolio-card:hover {
  background: #1e2638;
  transform: translateY(-2px);
}
.portfolio-card .card-label { color: rgba(228,80,42,0.8); }
.portfolio-card h3 {
  font-size: 20px;
  font-family: Georgia, serif;
  font-weight: 400;
  margin-bottom: 10px;
  color: white;
}
.portfolio-card p {
  font-size: 12px;
  color: rgba(255,255,255,0.5);
  line-height: 1.7;
}
.portfolio-card .card-link { color: rgba(228,80,42,0.8); margin-top: 16px; display: block; }

/* ── FOOTER ── */
.site-footer {
  background: var(--ink-900);
  color: rgba(255,255,255,0.3);
  font-size: 10px;
  text-align: center;
  padding: 20px 40px;
  letter-spacing: 0.5px;
}

/* ── RESPONSIVE ── */
@media (max-width: 768px) {
  .hero { padding: 40px 24px 36px; }
  .hero h1 { font-size: 28px; }
  .hero-meta { gap: 20px; }
  .main-wrap { padding: 32px 24px 60px; }
  .home-portfolios { grid-template-columns: 1fr; }
  .site-nav { padding: 0 24px; }
  .card-grid { grid-template-columns: 1fr; }
}