:root{--black:#090a0a;--cream:#f4f0e8;--gold:#cda968;--gold2:#e2c78f;--ink:#171717;--max:1200px}
*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;font-family:Arial,Helvetica,sans-serif;background:var(--black);color:#fff;line-height:1.5}a{color:inherit;text-decoration:none}img{max-width:100%;display:block}
.header{position:sticky;top:0;z-index:20;height:78px;background:rgba(7,8,8,.97);padding:0 4vw;display:flex;align-items:center;justify-content:space-between;border-bottom:1px solid rgba(205,169,104,.2)}
.brand img{width:215px;height:56px;object-fit:contain}.nav{display:flex;align-items:center;gap:22px;font-size:13px}.portal{border:1px solid var(--gold);padding:11px 15px;text-transform:uppercase;letter-spacing:.07em}.menu{display:none;background:none;border:0;color:#fff;font-size:28px}
.hero{min-height:430px;background:linear-gradient(90deg,rgba(5,6,6,.94),rgba(5,6,6,.58)),url('assets/hero.jpg') center/cover;display:flex;align-items:flex-end;padding:88px max(5vw,calc((100vw - var(--max))/2)) 60px}
.eyebrow{color:var(--gold);font-size:12px;letter-spacing:.23em;text-transform:uppercase;font-weight:700}h1,h2,h3{font-family:Georgia,'Times New Roman',serif;font-weight:400;margin:0 0 20px}h1{font-size:clamp(54px,6vw,82px);line-height:1}h2{font-size:clamp(38px,4vw,58px);line-height:1.05}
.hero p{max-width:700px;color:#ddd;font-size:18px}.switch{display:flex;gap:12px;margin-top:28px}.switch a,.btn{padding:13px 18px;border:1px solid var(--gold);text-transform:uppercase;letter-spacing:.08em;font-size:11px;font-weight:700}.switch a:first-child,.gold{background:var(--gold);color:#111}
.section{padding:76px max(5vw,calc((100vw - var(--max))/2))}.light{background:var(--cream);color:var(--ink)}.dark{background:#090a0a}.res-grid{display:grid;grid-template-columns:.9fr 1.1fr;gap:60px}.res-grid p{color:#5f5b55}.info{background:#fff;border:1px solid #d8d0c4;padding:28px}.info h3{font-family:Arial,sans-serif;font-size:15px;font-weight:700;text-transform:uppercase;letter-spacing:.08em}.mred{margin-top:35px;border:1px solid rgba(205,169,104,.45);padding:28px}.mockgrid{display:grid;grid-template-columns:repeat(3,1fr);gap:16px;margin-top:20px}.mock{background:#131515;border:1px solid #282a2a}.mockphoto{height:145px;background:linear-gradient(135deg,#2d3131,#111)}.mockbody{padding:15px}.mock strong{display:block;font:19px Georgia,serif;margin-bottom:4px}.mock span{font-size:12px;color:#aaa}
.com-head{display:flex;justify-content:space-between;gap:20px;align-items:end;flex-wrap:wrap}.filters{display:flex;gap:8px;flex-wrap:wrap}.filters button{background:transparent;color:#ddd;border:1px solid #3a3a3a;padding:10px 13px;text-transform:uppercase;font-size:10px;letter-spacing:.1em;cursor:pointer}.filters button.active,.filters button:hover{border-color:var(--gold);color:var(--gold2)}
.cards{display:grid;grid-template-columns:repeat(2,1fr);gap:24px;margin-top:30px}.card{background:#111313;border:1px solid #262828;overflow:hidden}.card[hidden]{display:none}.photo{height:240px;background-size:cover;background-position:center;position:relative}.tag{position:absolute;top:15px;left:15px;background:rgba(6,7,7,.9);border:1px solid var(--gold);color:var(--gold2);padding:7px 10px;font-size:10px;letter-spacing:.12em;text-transform:uppercase}.body{padding:21px}.body h3{font-size:28px;margin-bottom:8px}.meta{display:flex;gap:15px;flex-wrap:wrap;color:#aaa;font-size:13px;margin-bottom:14px}.body p{color:#ccc}.link{font-size:11px;text-transform:uppercase;letter-spacing:.09em;font-weight:700;color:var(--gold2)}
.note{border-top:1px solid #333;margin-top:38px;padding-top:24px;color:#aaa;font-size:14px}.featured{display:grid;grid-template-columns:repeat(3,1fr);gap:20px;margin-top:26px}.featured article{background:#fff;border:1px solid #d9d0c3;padding:20px}.featured h3{font-family:Arial,sans-serif;font-size:15px;font-weight:700;text-transform:uppercase;letter-spacing:.09em;margin-bottom:5px}.featured p{color:#716c64}
.footer{padding:50px max(5vw,calc((100vw - var(--max))/2));display:grid;grid-template-columns:240px 1fr 1fr;gap:42px;background:#070808;color:#ccc;border-top:1px solid rgba(205,169,104,.2)}.footer img{width:190px;height:150px;object-fit:contain}.footer nav{display:grid;gap:10px}.footer small{grid-column:1/-1;border-top:1px solid #282828;padding-top:18px;color:#888}
@media(max-width:900px){.header{height:70px}.brand img{width:165px}.menu{display:block}.nav{display:none;position:absolute;top:70px;left:0;right:0;background:#090a0a;padding:22px 6vw;flex-direction:column;align-items:flex-start}.nav.open{display:flex}.portal{width:100%;text-align:center}.hero{min-height:440px;padding:90px 7vw 44px}.hero h1{font-size:56px}.res-grid,.cards,.featured,.footer{grid-template-columns:1fr}.mockgrid{grid-template-columns:1fr}.section{padding:58px 7vw}.photo{height:220px}.footer small{grid-column:1}.switch{flex-direction:column}}


/* Commercial Space Detail */
.detail-hero{
  min-height:520px;
  position:relative;
  background:
    linear-gradient(90deg,rgba(5,6,6,.90),rgba(5,6,6,.38)),
    url('assets/commercial.jpg') center/cover no-repeat;
  display:flex;align-items:flex-end;
  padding:105px max(5vw,calc((100vw - var(--max))/2)) 54px;
}
.detail-hero .content{max-width:820px}
.detail-hero h1{font-size:clamp(52px,6vw,78px);margin-bottom:14px}
.detail-sub{display:flex;gap:18px;flex-wrap:wrap;color:#ddd;font-size:15px}
.detail-sub span{padding-right:18px;border-right:1px solid rgba(255,255,255,.25)}
.detail-sub span:last-child{border-right:0}
.detail-actions{display:flex;gap:12px;flex-wrap:wrap;margin-top:28px}
.detail-grid{display:grid;grid-template-columns:1.5fr .75fr;gap:46px;align-items:start}
.detail-copy p{color:#625d56;font-size:17px}
.specs{display:grid;grid-template-columns:repeat(2,1fr);gap:1px;background:#d8d0c4;border:1px solid #d8d0c4;margin-top:30px}
.spec{background:#fff;padding:22px}
.spec small{display:block;font-size:10px;letter-spacing:.12em;text-transform:uppercase;color:#8b8276;margin-bottom:7px}
.spec strong{font:22px Georgia,serif;color:#1a1a1a}
.sidebar-box{background:#0d0e0e;color:#fff;border:1px solid #282a2a;padding:26px;position:sticky;top:98px}
.sidebar-box h3{font-family:Arial,sans-serif;font-size:15px;font-weight:700;text-transform:uppercase;letter-spacing:.08em;margin-bottom:16px}
.sidebar-box label{font-size:11px;text-transform:uppercase;letter-spacing:.08em;color:#bbb;display:block;margin:14px 0 6px}
.sidebar-box input,.sidebar-box textarea,.sidebar-box select{
  width:100%;background:#151717;border:1px solid #333;color:#fff;padding:12px;font:inherit
}
.sidebar-box textarea{min-height:110px;resize:vertical}
.sidebar-box button{margin-top:16px;width:100%;background:var(--gold);color:#111;border:0;padding:14px;font-weight:700;text-transform:uppercase;letter-spacing:.08em;cursor:pointer}
.gallery{display:grid;grid-template-columns:2fr 1fr 1fr;grid-template-rows:210px 210px;gap:12px}
.gallery .g{background-size:cover;background-position:center}
.gallery .g:first-child{grid-row:1/3}
.downloads{display:flex;gap:12px;flex-wrap:wrap;margin-top:24px}
.downloads a{border:1px solid #c9c0b5;padding:12px 15px;text-transform:uppercase;font-size:11px;letter-spacing:.08em}
.map-placeholder{height:330px;background:
  linear-gradient(135deg,#dad6cf,#f3efe7);
  border:1px solid #cfc7bb;
  display:flex;align-items:center;justify-content:center;
  color:#6e675e;text-align:center;padding:30px
}
.admin-fields{display:grid;grid-template-columns:repeat(3,1fr);gap:14px;margin-top:25px}
.admin-field{border:1px solid #343434;background:#111313;padding:16px}
.admin-field small{display:block;color:var(--gold2);text-transform:uppercase;letter-spacing:.09em;margin-bottom:6px}
.admin-field span{color:#c9c9c9;font-size:13px}
@media(max-width:900px){
  .detail-hero{min-height:460px;padding:100px 7vw 42px}
  .detail-grid{grid-template-columns:1fr}
  .sidebar-box{position:static}
  .gallery{grid-template-columns:1fr 1fr;grid-template-rows:220px 150px 150px}
  .gallery .g:first-child{grid-column:1/3;grid-row:auto}
  .admin-fields{grid-template-columns:1fr}
}


/* Development & Acquisitions */
.dev-hero{
  min-height:560px;
  background:
    linear-gradient(90deg,rgba(5,6,6,.94),rgba(5,6,6,.44)),
    url('assets/development.jpg') center/cover no-repeat;
  display:flex;align-items:flex-end;
  padding:110px max(5vw,calc((100vw - var(--max))/2)) 66px;
}
.dev-hero .content{max-width:820px}
.dev-hero h1{font-size:clamp(54px,6vw,82px);margin-bottom:16px}
.dev-hero p{max-width:760px;color:#ddd;font-size:18px}
.dev-cta{display:flex;gap:12px;flex-wrap:wrap;margin-top:28px}
.dev-two{display:grid;grid-template-columns:1fr 1fr;gap:56px;align-items:start}
.dev-two p{color:#5f5a53;font-size:17px}
.pillars{display:grid;grid-template-columns:repeat(3,1fr);gap:18px;margin-top:28px}
.pillar{background:#fff;border:1px solid #d8d0c4;padding:26px}
.pillar h3{font-family:Arial,sans-serif;font-size:14px;font-weight:700;text-transform:uppercase;letter-spacing:.09em;margin-bottom:10px}
.pillar p{color:#6a645d;margin:0}
.criteria-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:18px;margin-top:30px}
.criteria{border:1px solid #303030;background:#111313;padding:25px}
.criteria small{display:block;color:var(--gold2);text-transform:uppercase;letter-spacing:.1em;margin-bottom:8px}
.criteria strong{display:block;font:25px Georgia,serif;margin-bottom:8px}
.criteria p{color:#aaa;margin:0}
.process{display:grid;grid-template-columns:repeat(4,1fr);gap:1px;background:#cfc6b8;border:1px solid #cfc6b8;margin-top:30px}
.process article{background:#fff;padding:25px}
.process .num{font:30px Georgia,serif;color:var(--gold);margin-bottom:18px}
.process h3{font-family:Arial,sans-serif;font-size:14px;font-weight:700;text-transform:uppercase;letter-spacing:.08em}
.process p{color:#6a645d;margin:0}
.opportunity-box{display:grid;grid-template-columns:1fr .9fr;gap:40px;align-items:start}
.opportunity-form{background:#0d0e0e;border:1px solid #2a2b2b;padding:28px}
.opportunity-form label{display:block;font-size:11px;text-transform:uppercase;letter-spacing:.08em;color:#bbb;margin:14px 0 6px}
.opportunity-form input,.opportunity-form textarea,.opportunity-form select{
  width:100%;background:#151717;border:1px solid #333;color:#fff;padding:12px;font:inherit
}
.opportunity-form textarea{min-height:120px}
.opportunity-form button{width:100%;margin-top:18px;padding:14px;background:var(--gold);border:0;color:#111;font-weight:700;text-transform:uppercase;letter-spacing:.08em}
@media(max-width:900px){
  .dev-hero{min-height:480px;padding:100px 7vw 46px}
  .dev-two,.opportunity-box{grid-template-columns:1fr}
  .pillars,.criteria-grid,.process{grid-template-columns:1fr}
}


/* River North Realty affiliate page */
.rnr-hero{min-height:520px;background:linear-gradient(90deg,rgba(5,6,6,.95),rgba(5,6,6,.48)),url('assets/hero.jpg') center/cover;display:flex;align-items:flex-end;padding:110px max(5vw,calc((100vw - var(--max))/2)) 62px}
.rnr-hero .content{max-width:820px}.rnr-hero h1{font-size:clamp(54px,6vw,82px)}.rnr-hero p{max-width:720px;color:#ddd;font-size:18px}
.affiliate-label{display:inline-block;border:1px solid var(--gold);color:var(--gold2);padding:8px 11px;text-transform:uppercase;letter-spacing:.12em;font-size:10px;margin-bottom:20px}
.rnr-grid{display:grid;grid-template-columns:.9fr 1.1fr;gap:60px;align-items:start}.rnr-grid p{color:#615c55;font-size:17px}
.services{display:grid;grid-template-columns:repeat(2,1fr);gap:18px}.service{background:#fff;border:1px solid #d8d0c4;padding:26px}.service h3{font-family:Arial,sans-serif;font-size:14px;font-weight:700;text-transform:uppercase;letter-spacing:.09em}.service p{color:#69635c;margin:0}
.relationship{display:grid;grid-template-columns:1fr 1fr;gap:24px;margin-top:28px}.relbox{border:1px solid #303030;background:#111313;padding:28px}.relbox small{color:var(--gold2);text-transform:uppercase;letter-spacing:.1em}.relbox h3{font-size:30px;margin-top:10px}.relbox p{color:#aaa}
.rnr-cta{text-align:center;max-width:780px;margin:auto}.rnr-cta p{color:#c7c7c7;font-size:17px}.rnr-cta .btn{display:inline-block;margin-top:12px}
@media(max-width:900px){.rnr-hero{min-height:470px;padding:100px 7vw 45px}.rnr-grid,.services,.relationship{grid-template-columns:1fr}}


/* About page */
.about-hero{min-height:535px;background:linear-gradient(90deg,rgba(5,6,6,.94),rgba(5,6,6,.43)),url('assets/hero.jpg') center/cover;display:flex;align-items:flex-end;padding:110px max(5vw,calc((100vw - var(--max))/2)) 62px}
.about-hero .content{max-width:840px}.about-hero h1{font-size:clamp(54px,6vw,82px)}.about-hero p{max-width:730px;color:#ddd;font-size:18px}
.about-story{display:grid;grid-template-columns:.9fr 1.1fr;gap:64px;align-items:start}.about-story p{color:#605b54;font-size:17px}
.experience{border-left:2px solid var(--gold);padding-left:22px;margin-top:28px}.experience strong{display:block;font:38px Georgia,serif}.experience span{color:#756e65;font-size:13px;text-transform:uppercase;letter-spacing:.1em}
.values{display:grid;grid-template-columns:repeat(3,1fr);gap:18px;margin-top:30px}.value{border:1px solid #303030;background:#111313;padding:27px}.value h3{font-family:Arial,sans-serif;font-size:14px;font-weight:700;text-transform:uppercase;letter-spacing:.09em}.value p{color:#aaa;margin:0}
.owner-grid{display:grid;grid-template-columns:1.15fr .85fr;gap:56px;align-items:center}.owner-photo{min-height:420px;background:url('assets/development.jpg') center/cover}.owner-grid p{color:#615c55;font-size:17px}
.focus-strip{display:grid;grid-template-columns:repeat(4,1fr);gap:1px;background:#d2c9bc;border:1px solid #d2c9bc;margin-top:28px}.focus-strip div{background:#fff;padding:24px}.focus-strip small{display:block;color:#9b7d48;text-transform:uppercase;letter-spacing:.1em;margin-bottom:8px}.focus-strip strong{font:22px Georgia,serif}
@media(max-width:900px){.about-hero{min-height:470px;padding:100px 7vw 46px}.about-story,.owner-grid{grid-template-columns:1fr}.values,.focus-strip{grid-template-columns:1fr}.owner-photo{min-height:300px}}


/* Contact page */
.contact-hero{min-height:430px;background:linear-gradient(90deg,rgba(5,6,6,.95),rgba(5,6,6,.5)),url('assets/hero.jpg') center/cover;display:flex;align-items:flex-end;padding:105px max(5vw,calc((100vw - var(--max))/2)) 58px}
.contact-hero .content{max-width:760px}.contact-hero h1{font-size:clamp(54px,6vw,80px)}.contact-hero p{color:#ddd;font-size:18px;max-width:700px}
.contact-grid{display:grid;grid-template-columns:.85fr 1.15fr;gap:56px;align-items:start}
.contact-copy p{color:#615c55;font-size:17px}
.contact-details{display:grid;gap:16px;margin-top:28px}.contact-detail{border-top:1px solid #d5cdc2;padding-top:16px}.contact-detail small{display:block;text-transform:uppercase;letter-spacing:.1em;color:#9b7d48;margin-bottom:6px}.contact-detail strong{font:22px Georgia,serif}
.contact-form{background:#0d0e0e;border:1px solid #2c2d2d;padding:28px}.contact-form h3{font-family:Arial,sans-serif;font-size:15px;font-weight:700;text-transform:uppercase;letter-spacing:.09em}
.contact-form label{display:block;font-size:11px;text-transform:uppercase;letter-spacing:.08em;color:#bbb;margin:14px 0 6px}.contact-form input,.contact-form textarea,.contact-form select{width:100%;background:#151717;border:1px solid #343434;color:#fff;padding:12px;font:inherit}.contact-form textarea{min-height:120px}.contact-form button{width:100%;margin-top:18px;background:var(--gold);color:#111;border:0;padding:14px;font-weight:700;text-transform:uppercase;letter-spacing:.08em}
.contact-panels{display:grid;grid-template-columns:repeat(3,1fr);gap:18px;margin-top:30px}.contact-panel{border:1px solid #303030;background:#111313;padding:25px}.contact-panel h3{font-family:Arial,sans-serif;font-size:14px;font-weight:700;text-transform:uppercase;letter-spacing:.08em}.contact-panel p{color:#aaa}.contact-panel a{color:var(--gold2);font-size:11px;text-transform:uppercase;letter-spacing:.09em;font-weight:700}
@media(max-width:900px){.contact-hero{min-height:420px;padding:100px 7vw 44px}.contact-grid,.contact-panels{grid-template-columns:1fr}}


/* Tenant portal */
.portal-hero{min-height:520px;background:linear-gradient(90deg,rgba(5,6,6,.96),rgba(5,6,6,.56)),url('assets/hero.jpg') center/cover;display:flex;align-items:center;padding:120px max(5vw,calc((100vw - var(--max))/2)) 70px}
.portal-hero .content{max-width:760px}.portal-hero h1{font-size:clamp(54px,6vw,80px)}.portal-hero p{color:#ddd;font-size:18px;max-width:680px}
.portal-actions{display:flex;gap:12px;flex-wrap:wrap;margin-top:26px}
.portal-intro{display:grid;grid-template-columns:.9fr 1.1fr;gap:60px;align-items:start}.portal-intro p{color:#615c55;font-size:17px}
.portal-tools{display:grid;grid-template-columns:repeat(4,1fr);gap:16px;margin-top:30px}.portal-tool{border:1px solid #d8d0c5;background:#fff;padding:24px}.portal-tool span{display:block;font:28px Georgia,serif;color:#9b7d48;margin-bottom:12px}.portal-tool h3{font-family:Arial,sans-serif;font-size:13px;text-transform:uppercase;letter-spacing:.08em}.portal-tool p{font-size:14px;color:#6d675f;margin-bottom:0}
.portal-login{max-width:780px;margin:auto;text-align:center;border:1px solid #343434;background:#111313;padding:48px}.portal-login p{color:#aaa;max-width:610px;margin:0 auto 24px}.powered{font-size:11px!important;text-transform:uppercase;letter-spacing:.1em;color:#777!important;margin-top:16px!important}
.tenant-help{display:grid;grid-template-columns:1fr 1fr;gap:18px;margin-top:28px}.tenant-help article{border-top:1px solid #d5cdc2;padding-top:20px}.tenant-help p{color:#615c55}
@media(max-width:900px){.portal-hero{min-height:470px;padding:110px 7vw 55px}.portal-intro,.tenant-help{grid-template-columns:1fr}.portal-tools{grid-template-columns:1fr 1fr}.portal-login{padding:32px 22px}}@media(max-width:560px){.portal-tools{grid-template-columns:1fr}}


/* Consolidation / homepage */
.home-hero{min-height:680px;background:linear-gradient(90deg,rgba(5,6,6,.91),rgba(5,6,6,.34)),url('assets/hero.jpg') center/cover;display:flex;align-items:flex-end;padding:125px max(5vw,calc((100vw - var(--max))/2)) 78px}
.home-hero .content{max-width:860px}.home-hero h1{font-size:clamp(58px,7vw,92px);max-width:850px}.home-hero p{max-width:760px;color:#ddd;font-size:18px}
.home-actions{display:flex;gap:12px;flex-wrap:wrap;margin-top:28px}
.home-about{display:grid;grid-template-columns:.88fr 1.12fr;gap:64px;align-items:start}.home-about p{color:#625d56;font-size:17px}
.home-about .experience{margin-top:32px}
.avail-panels{display:grid;grid-template-columns:1fr 1fr;gap:20px;margin-top:30px}.avail-panel{min-height:390px;position:relative;display:flex;align-items:flex-end;padding:30px;overflow:hidden}.avail-panel:before{content:"";position:absolute;inset:0;background:linear-gradient(0deg,rgba(5,6,6,.86),rgba(5,6,6,.08));z-index:1}.avail-panel>*{position:relative;z-index:2}.avail-panel.residential{background:url('assets/community2.jpg') center/cover}.avail-panel.commercial{background:url('assets/commercial.jpg') center/cover}.avail-panel h3{font-size:38px;margin-bottom:5px}.avail-panel p{color:#d0d0d0;margin:0 0 15px}
.community-cards{display:grid;grid-template-columns:repeat(3,1fr);gap:20px;margin-top:28px}.community-card{background:#fff;border:1px solid #d9d0c3;overflow:hidden}.community-card img{width:100%;height:230px;object-fit:cover}.community-card .copy{padding:22px}.community-card h3{font-family:Arial,sans-serif;font-size:15px;font-weight:700;text-transform:uppercase;letter-spacing:.09em;margin-bottom:5px}.community-card p{color:#716c64;margin:0 0 15px}
.dev-home{display:grid;grid-template-columns:1fr 1fr;gap:52px;align-items:center}.dev-home .image{min-height:420px;background:url('assets/development.jpg') center/cover}.dev-home p{color:#bbb;font-size:17px}
.rnr-home{display:grid;grid-template-columns:.92fr 1.08fr;gap:56px;align-items:center}.rnr-home p{color:#615c55;font-size:17px}.rnr-home .mark{background:#fff;border:1px solid #d7cfc4;min-height:320px;display:flex;align-items:center;justify-content:center;padding:50px}.rnr-home .mark img{max-width:260px;opacity:.88}
.tenant-band{background:#d1ad6c;color:#111;padding:54px max(5vw,calc((100vw - var(--max))/2));display:flex;align-items:center;justify-content:space-between;gap:30px}.tenant-band h2{font-size:42px;margin-bottom:8px}.tenant-band p{max-width:700px;margin:0;color:#3b3020}.tenant-band .btn{border-color:#111}
.site-note{font-size:12px;color:#857f77}
.nav a[aria-current="page"]{color:var(--gold2)}
button.menu{cursor:pointer}
@media(max-width:900px){
  .home-hero{min-height:570px;padding:110px 7vw 56px}.home-hero h1{font-size:58px}
  .home-about,.avail-panels,.community-cards,.dev-home,.rnr-home{grid-template-columns:1fr}
  .avail-panel{min-height:320px}.tenant-band{align-items:flex-start;flex-direction:column;padding:48px 7vw}
}
@media(max-width:560px){.home-hero h1{font-size:48px}.tenant-band h2{font-size:36px}}
/* Production imagery */
.avail-panel.commercial{background-image:url('assets/hubbard-exterior.jpg')}
.rnr-hero{background:linear-gradient(90deg,rgba(5,6,6,.94),rgba(5,6,6,.55)),url('assets/general-property-1.jpg') center/cover}

/* V13: hero backgrounds use clean image asset only; no baked-in/duplicate typography. */