/* =====================================================================
   IMPACT EQUITY PROS — Design System
   Boutique real estate investment brand
   ===================================================================== */

:root {
  /* Brand — matched to IIG logo */
  --blue:        #1a4fc4;   /* Primary royal blue */
  --blue-deep:   #123a97;
  --navy:        #0a1a3a;   /* Dark navy */
  --navy-soft:   #122349;
  --orange:      #f5851f;   /* Accent amber — CTAs only */
  --orange-deep: #db7212;

  /* Neutrals */
  --charcoal:    #1c2230;
  --ink:         #222836;
  --gray:        #5b6472;
  --gray-light:  #8b93a1;
  --line:        #e7eaf0;
  --soft:        #f6f8fc;   /* Soft white */
  --light-gray:  #eef1f6;
  --white:       #ffffff;

  /* Type */
  --font-head: "Poppins", -apple-system, BlinkMacSystemFont, "Segoe UI", sans-serif;
  --font-body: "Inter", -apple-system, BlinkMacSystemFont, "Segoe UI", sans-serif;

  /* System */
  --radius:    18px;
  --radius-sm: 12px;
  --radius-lg: 28px;
  --shadow-sm: 0 2px 10px rgba(16,32,64,.06);
  --shadow:    0 18px 50px rgba(16,32,64,.10);
  --shadow-lg: 0 30px 80px rgba(16,32,64,.16);
  --maxw: 1200px;
  --ease: cubic-bezier(.22,.61,.36,1);
}

/* ---------- Reset ---------- */
*,*::before,*::after { box-sizing: border-box; }
html { scroll-behavior: smooth; -webkit-text-size-adjust: 100%; }
body {
  margin: 0;
  font-family: var(--font-body);
  color: var(--ink);
  background: var(--white);
  line-height: 1.65;
  font-size: 17px;
  -webkit-font-smoothing: antialiased;
  text-rendering: optimizeLegibility;
  overflow-x: hidden;
}
img { max-width: 100%; display: block; }
a { color: inherit; text-decoration: none; }
button { font-family: inherit; cursor: pointer; }

h1,h2,h3,h4,h5 {
  font-family: var(--font-head);
  color: var(--navy);
  line-height: 1.12;
  font-weight: 600;
  letter-spacing: -.02em;
  margin: 0 0 .5em;
}
h1 { font-size: clamp(2.4rem, 6vw, 4.4rem); font-weight: 700; }
h2 { font-size: clamp(1.9rem, 4vw, 3rem); }
h3 { font-size: clamp(1.3rem, 2.5vw, 1.7rem); }
p  { margin: 0 0 1.1rem; color: var(--gray); }
.lead { font-size: clamp(1.1rem, 1.6vw, 1.35rem); color: var(--charcoal); line-height: 1.6; }

/* ---------- Layout ---------- */
.container { width: 100%; max-width: var(--maxw); margin: 0 auto; padding: 0 28px; }
.section { padding: clamp(72px, 10vw, 130px) 0; }
.section--soft { background: var(--soft); }
.section--navy { background: var(--navy); }
.section--navy h1,.section--navy h2,.section--navy h3 { color: #fff; }
.section--navy p { color: #b8c3da; }
.narrow { max-width: 760px; }
.center { text-align: center; margin-left: auto; margin-right: auto; }
.grid { display: grid; gap: 30px; }
.g-2 { grid-template-columns: repeat(2,1fr); }
.g-3 { grid-template-columns: repeat(3,1fr); }
.g-4 { grid-template-columns: repeat(4,1fr); }

/* ---------- Eyebrow / labels ---------- */
.eyebrow {
  display: inline-flex; align-items: center; gap: 9px;
  font-family: var(--font-head);
  font-size: .78rem; font-weight: 600; letter-spacing: .16em;
  text-transform: uppercase; color: var(--blue);
  margin-bottom: 18px;
}
.eyebrow::before { content:""; width: 26px; height: 2px; background: var(--orange); display:inline-block; }
.section--navy .eyebrow { color: #6fa0ff; }

/* ---------- Buttons ---------- */
.btn {
  display: inline-flex; align-items: center; gap: 10px;
  font-family: var(--font-head); font-weight: 600; font-size: .98rem;
  padding: 15px 30px; border-radius: 50px; border: 0;
  transition: transform .25s var(--ease), box-shadow .25s var(--ease), background .25s;
  white-space: nowrap;
}
.btn svg { width: 18px; height: 18px; }
.btn--primary { background: var(--orange); color: #fff; box-shadow: 0 10px 26px rgba(245,133,31,.32); }
.btn--primary:hover { background: var(--orange-deep); transform: translateY(-2px); box-shadow: 0 16px 34px rgba(245,133,31,.4); }
.btn--dark { background: var(--navy); color: #fff; }
.btn--dark:hover { background: var(--navy-soft); transform: translateY(-2px); }
.btn--ghost { background: transparent; color: var(--navy); border: 1.5px solid var(--line); }
.btn--ghost:hover { border-color: var(--blue); color: var(--blue); transform: translateY(-2px); }
.btn--light { background: #fff; color: var(--navy); }
.btn--light:hover { transform: translateY(-2px); box-shadow: var(--shadow); }
.btn--lg { padding: 18px 38px; font-size: 1.05rem; }
.link-arrow { display:inline-flex; align-items:center; gap:8px; font-family:var(--font-head); font-weight:600; color:var(--blue); }
.link-arrow svg { width:16px;height:16px; transition: transform .25s var(--ease); }
.link-arrow:hover svg { transform: translateX(5px); }

/* ---------- Header ---------- */
.site-header {
  position: fixed; inset: 0 0 auto 0; z-index: 100;
  transition: background .35s var(--ease), box-shadow .35s, padding .35s;
  padding: 20px 0;
}
.site-header.scrolled {
  background: rgba(255,255,255,.86);
  backdrop-filter: saturate(180%) blur(16px);
  -webkit-backdrop-filter: saturate(180%) blur(16px);
  box-shadow: 0 1px 0 var(--line);
  padding: 12px 0;
}
.nav { display: flex; align-items: center; justify-content: space-between; gap: 20px; }
.brand { display: flex; align-items: center; gap: 12px; }
.brand__mark { width: 40px; height: 40px; flex: 0 0 40px; }
.brand__text { font-family: var(--font-head); font-weight: 700; font-size: 1.08rem; color: var(--navy); letter-spacing: -.02em; line-height: 1.05; white-space: nowrap; }
.brand__text span { display:block; font-size: .58rem; font-weight: 500; letter-spacing: .16em; text-transform: uppercase; color: var(--blue); margin-top: 3px; white-space: nowrap; }
/* header on dark hero (top of page, not scrolled) */
.site-header:not(.scrolled) .brand__text { color: #fff; }
.site-header:not(.scrolled) .nav-links a { color: rgba(255,255,255,.85); }
.site-header:not(.scrolled) .nav-links a:hover { color: #fff; }
.site-header:not(.scrolled) .nav-toggle span { background:#fff; }
.site-header.light-hero:not(.scrolled) .brand__text { color: var(--navy); }
.site-header.light-hero:not(.scrolled) .nav-links a { color: var(--charcoal); }
.site-header.light-hero:not(.scrolled) .nav-toggle span { background: var(--navy); }

.nav-links { display: flex; align-items: center; gap: 26px; list-style: none; margin: 0; padding: 0; }
.nav-links a { font-family: var(--font-head); font-weight: 500; font-size: .92rem; color: var(--charcoal); transition: color .2s; white-space: nowrap; }
/* keep everything on one line down to smaller desktops */
@media (max-width: 1180px){ .nav-links { gap: 20px; } .nav-links a { font-size: .88rem; } .brand__text { font-size: 1rem; } }
@media (max-width: 1040px){ .nav-links { gap: 16px; } .nav-links a { font-size: .84rem; } }
.nav-links a:hover { color: var(--blue); }
.nav-actions { display: flex; align-items: center; gap: 14px; }
.nav-toggle { display: none; background: none; border: 0; width: 30px; height: 22px; position: relative; }
.nav-toggle span { position: absolute; left: 0; width: 100%; height: 2px; background: var(--navy); border-radius: 2px; transition: .3s var(--ease); }
.nav-toggle span:nth-child(1){ top: 0; }
.nav-toggle span:nth-child(2){ top: 10px; }
.nav-toggle span:nth-child(3){ top: 20px; }
body.nav-open .nav-toggle span:nth-child(1){ top:10px; transform: rotate(45deg); }
body.nav-open .nav-toggle span:nth-child(2){ opacity: 0; }
body.nav-open .nav-toggle span:nth-child(3){ top:10px; transform: rotate(-45deg); }

/* ---------- Hero ---------- */
.hero {
  position: relative; min-height: 92vh; display: flex; align-items: center;
  color: #fff; overflow: hidden; padding: 140px 0 90px;
}
.hero__bg { position: absolute; inset: 0; z-index: -2; }
.hero__bg img { width: 100%; height: 100%; object-fit: cover; }
.hero::after {
  content:""; position: absolute; inset: 0; z-index: -1;
  background: linear-gradient(120deg, rgba(10,26,60,.92) 0%, rgba(10,26,60,.7) 45%, rgba(10,26,60,.35) 100%);
}
.hero h1 { color: #fff; max-width: 15ch; }
.hero .lead { color: rgba(255,255,255,.9); max-width: 54ch; }
.hero__actions { display: flex; flex-wrap: wrap; gap: 16px; margin-top: 34px; }
.hero__trust { display:flex; flex-wrap:wrap; gap: 28px; margin-top: 50px; color: rgba(255,255,255,.75); font-size: .9rem; }
.hero__trust b { color:#fff; font-family:var(--font-head); }

/* page hero (interior, shorter) */
.page-hero { position: relative; color:#fff; padding: 190px 0 90px; overflow:hidden; }
.page-hero__bg { position:absolute; inset:0; z-index:-2; }
.page-hero__bg img { width:100%;height:100%;object-fit:cover; }
.page-hero::after { content:""; position:absolute; inset:0; z-index:-1; background: linear-gradient(115deg, rgba(10,26,60,.94), rgba(10,26,60,.6)); }
.page-hero h1 { color:#fff; max-width: 18ch; }
.page-hero .lead { color: rgba(255,255,255,.88); max-width: 58ch; }

/* ---------- Cards ---------- */
.card {
  background: #fff; border: 1px solid var(--line); border-radius: var(--radius);
  padding: 34px; transition: transform .3s var(--ease), box-shadow .3s, border-color .3s;
}
.card:hover { transform: translateY(-6px); box-shadow: var(--shadow); border-color: transparent; }
.card__icon {
  width: 56px; height: 56px; border-radius: 14px; display: grid; place-items: center;
  background: linear-gradient(135deg, rgba(26,79,196,.12), rgba(26,79,196,.04));
  color: var(--blue); margin-bottom: 22px;
}
.card__icon svg { width: 27px; height: 27px; }
.card h3 { font-size: 1.28rem; }
.card p { margin-bottom: 0; }
.card--dark { background: var(--navy-soft); border-color: rgba(255,255,255,.08); }
.card--dark h3 { color:#fff; } .card--dark p { color:#aeb9d2; }
.card--dark .card__icon { background: rgba(111,160,255,.14); color:#6fa0ff; }

/* Division cards */
.division {
  position: relative; border-radius: var(--radius-lg); overflow: hidden; min-height: 420px;
  display: flex; align-items: flex-end; color: #fff; padding: 38px;
}
.division img { position:absolute; inset:0; width:100%; height:100%; object-fit:cover; z-index:-2; transition: transform .6s var(--ease); }
.division::after { content:""; position:absolute; inset:0; z-index:-1; background: linear-gradient(to top, rgba(8,18,42,.94), rgba(8,18,42,.25) 70%); }
.division:hover img { transform: scale(1.06); }
.division h3 { color:#fff; }
.division p { color: rgba(255,255,255,.85); }
.division__tag { font-family:var(--font-head); font-size:.72rem; letter-spacing:.16em; text-transform:uppercase; color:var(--orange); font-weight:600; margin-bottom:12px; display:block; }

/* ---------- Stats ---------- */
.stats { display:grid; grid-template-columns: repeat(4,1fr); gap: 30px; }
.stat__num { font-family:var(--font-head); font-weight:700; font-size: clamp(2.4rem,5vw,3.4rem); color: var(--blue); line-height:1; letter-spacing:-.03em; }
.section--navy .stat__num { color:#6fa0ff; }
.stat__label { font-size:.95rem; color: var(--gray); margin-top:8px; }
.section--navy .stat__label { color:#9aa8c6; }

/* ---------- Steps / timeline ---------- */
.steps { counter-reset: step; display:grid; gap: 26px; }
.step { display:grid; grid-template-columns: 62px 1fr; gap: 24px; align-items:start; position:relative; }
.step__num {
  counter-increment: step; width:58px; height:58px; border-radius:50%;
  background: var(--soft); border:1.5px solid var(--line); color:var(--blue);
  font-family:var(--font-head); font-weight:700; font-size:1.2rem; display:grid; place-items:center;
}
.step__num::before { content: counter(step,decimal-leading-zero); }
.step h3 { font-size:1.25rem; margin-bottom:6px; }
.step p { margin-bottom:0; }

/* Vertical connector timeline */
.flow { position:relative; }
.flow__line { position:absolute; left:29px; top:40px; bottom:40px; width:2px; background: linear-gradient(var(--blue),var(--orange)); opacity:.35; }

/* ---------- Before / After slider ---------- */
.ba {
  position: relative; width: 100%; aspect-ratio: 16/10; border-radius: var(--radius);
  overflow: hidden; user-select: none; box-shadow: var(--shadow); cursor: ew-resize;
}
.ba img { position:absolute; inset:0; width:100%; height:100%; object-fit:cover; }
.ba__after { clip-path: inset(0 0 0 50%); }
.ba__handle { position:absolute; top:0; bottom:0; left:50%; width:3px; background:#fff; z-index:3; }
.ba__grip {
  position:absolute; top:50%; left:50%; transform: translate(-50%,-50%);
  width:46px; height:46px; border-radius:50%; background:#fff; box-shadow: var(--shadow);
  display:grid; place-items:center; z-index:4;
}
.ba__grip svg { width:22px; height:22px; color: var(--navy); }
.ba__label { position:absolute; bottom:16px; z-index:3; font-family:var(--font-head); font-size:.75rem; letter-spacing:.12em; text-transform:uppercase; color:#fff; background: rgba(10,26,60,.6); padding:6px 14px; border-radius:50px; backdrop-filter: blur(6px); }
.ba__label--b { left:16px; } .ba__label--a { right:16px; }

/* ---------- Forms ---------- */
.form-card { background:#fff; border:1px solid var(--line); border-radius: var(--radius-lg); padding: clamp(28px,4vw,48px); box-shadow: var(--shadow); }
.field { margin-bottom: 20px; }
.field label { display:block; font-family:var(--font-head); font-weight:500; font-size:.9rem; color:var(--navy); margin-bottom:8px; }
.field .req { color: var(--orange); }
.field input, .field select, .field textarea {
  width:100%; padding: 14px 16px; font-family:var(--font-body); font-size:1rem; color:var(--ink);
  background: var(--soft); border:1.5px solid var(--line); border-radius: var(--radius-sm);
  transition: border-color .2s, background .2s, box-shadow .2s;
}
.field input:focus, .field select:focus, .field textarea:focus {
  outline:none; border-color: var(--blue); background:#fff; box-shadow: 0 0 0 4px rgba(26,79,196,.1);
}
.field textarea { resize: vertical; min-height: 120px; }
.field--half { }
.form-row { display:grid; grid-template-columns: 1fr 1fr; gap: 20px; }
.form-row-3 { display:grid; grid-template-columns: 1fr 1fr 1fr; gap: 20px; }
.filedrop {
  border: 1.5px dashed var(--line); border-radius: var(--radius-sm); padding: 26px; text-align:center;
  background: var(--soft); transition: border-color .2s, background .2s; cursor:pointer;
}
.filedrop:hover { border-color: var(--blue); background:#fff; }
.filedrop svg { width:30px;height:30px;color:var(--blue); margin-bottom:8px; }
.filedrop p { margin:0; font-size:.92rem; }
.filedrop input { display:none; }
.file-list { margin-top:12px; font-size:.86rem; color:var(--gray); }
.file-list span { display:inline-block; background:var(--light-gray); border-radius:50px; padding:4px 12px; margin:4px 4px 0 0; }
.form-note { font-size:.82rem; color:var(--gray-light); margin-top:6px; }
.form-disclaimer { font-size:.8rem; color:var(--gray-light); margin-top:18px; line-height:1.5; }
.setup-flag {
  background:#fff7ed; border:1px solid #ffd9b8; color:#9a4a12; border-radius: var(--radius-sm);
  padding: 12px 16px; font-size:.82rem; margin-bottom:22px; line-height:1.5;
}
.setup-flag b { color:#7a3a0e; }

/* ---------- Misc ---------- */
.pill { display:inline-block; font-family:var(--font-head); font-size:.72rem; font-weight:600; letter-spacing:.12em; text-transform:uppercase; color:var(--blue); background: rgba(26,79,196,.08); padding:6px 14px; border-radius:50px; }
.divider { height:1px; background: var(--line); border:0; margin:0; }
.check-list { list-style:none; padding:0; margin: 20px 0 0; }
.check-list li { display:flex; gap:12px; align-items:flex-start; margin-bottom:14px; color:var(--charcoal); }
.check-list svg { width:22px;height:22px;flex:0 0 22px; color:var(--blue); margin-top:2px; }
.section--navy .check-list li { color:#cdd6ea; }
.section--navy .check-list svg { color:#6fa0ff; }

.quote { font-family:var(--font-head); font-weight:500; font-size: clamp(1.4rem,3vw,2.1rem); line-height:1.4; color:var(--navy); letter-spacing:-.02em; }
.section--navy .quote { color:#fff; }

/* Feature split */
.split { display:grid; grid-template-columns: 1fr 1fr; gap: clamp(40px,6vw,80px); align-items:center; }
.split__media { border-radius: var(--radius-lg); overflow:hidden; box-shadow: var(--shadow); }
.split__media img { width:100%; aspect-ratio: 4/3.2; object-fit:cover; }

/* Blog */
.post-card { background:#fff; border:1px solid var(--line); border-radius: var(--radius); overflow:hidden; transition: transform .3s var(--ease), box-shadow .3s; display:flex; flex-direction:column; }
.post-card:hover { transform: translateY(-6px); box-shadow: var(--shadow); }
.post-card__img { aspect-ratio: 16/10; overflow:hidden; }
.post-card__img img { width:100%;height:100%;object-fit:cover; transition: transform .5s var(--ease); }
.post-card:hover .post-card__img img { transform: scale(1.06); }
.post-card__body { padding: 26px; display:flex; flex-direction:column; flex:1; }
.post-card__cat { font-family:var(--font-head); font-size:.72rem; font-weight:600; letter-spacing:.12em; text-transform:uppercase; color:var(--orange); margin-bottom:10px; }
.post-card h3 { font-size:1.24rem; margin-bottom:10px; }
.post-card__meta { margin-top:auto; padding-top:16px; font-size:.85rem; color:var(--gray-light); }

/* Article body */
.article { max-width: 720px; margin: 0 auto; }
.article p { color: var(--charcoal); font-size: 1.12rem; line-height: 1.8; }
.article h2 { margin-top: 2em; }
.article h3 { margin-top: 1.6em; }
.article ul { color: var(--charcoal); line-height: 1.8; }
.article blockquote { border-left: 3px solid var(--orange); padding-left: 24px; margin: 30px 0; font-family: var(--font-head); font-size: 1.3rem; color: var(--navy); }

/* FAQ */
.faq { border-top:1px solid var(--line); }
.faq__item { border-bottom:1px solid var(--line); }
.faq__q { width:100%; text-align:left; background:none; border:0; padding: 24px 0; display:flex; justify-content:space-between; align-items:center; gap:20px; font-family:var(--font-head); font-weight:600; font-size:1.12rem; color:var(--navy); }
.faq__q svg { width:22px;height:22px;flex:0 0 22px; color:var(--blue); transition: transform .3s var(--ease); }
.faq__item.open .faq__q svg { transform: rotate(45deg); }
.faq__a { max-height:0; overflow:hidden; transition: max-height .35s var(--ease); }
.faq__a p { padding-bottom: 24px; margin:0; }

/* CTA band */
.cta-band { background: linear-gradient(120deg, var(--navy), var(--navy-soft)); border-radius: var(--radius-lg); padding: clamp(44px,6vw,72px); text-align:center; color:#fff; position:relative; overflow:hidden; }
.cta-band::before { content:""; position:absolute; width:420px;height:420px; border-radius:50%; background: radial-gradient(circle, rgba(245,133,31,.25), transparent 70%); top:-140px; right:-120px; }
.cta-band h2 { color:#fff; position:relative; }
.cta-band p { color:#c3cde3; position:relative; max-width: 52ch; margin-left:auto;margin-right:auto; }

/* ---------- Footer ---------- */
.site-footer { background: var(--navy); color:#c3cde3; padding: 78px 0 34px; }
.footer-grid { display:grid; grid-template-columns: 1.6fr 1fr 1fr 1fr; gap: 40px; }
.site-footer .brand__text { color:#fff; }
.site-footer h4 { color:#fff; font-family:var(--font-head); font-size:.82rem; letter-spacing:.14em; text-transform:uppercase; margin-bottom:18px; font-weight:600; }
.footer-links { list-style:none; padding:0; margin:0; }
.footer-links li { margin-bottom:11px; }
.footer-links a { color:#9fabc6; font-size:.94rem; transition: color .2s; }
.footer-links a:hover { color:#fff; }
.footer-about p { color:#9fabc6; font-size:.94rem; max-width: 34ch; margin-top:18px; }
.footer-contact a { color:#fff; font-family:var(--font-head); }
.footer-bottom { border-top:1px solid rgba(255,255,255,.1); margin-top:54px; padding-top:26px; display:flex; flex-wrap:wrap; justify-content:space-between; gap:14px; font-size:.85rem; color:#8090ad; }
.footer-bottom a { color:#8090ad; } .footer-bottom a:hover { color:#fff; }
.footer-disclaimer { font-size:.78rem; color:#6b7a99; margin-top:18px; line-height:1.6; max-width: 70ch; }

/* ---------- Reveal animation ---------- */
.reveal { opacity:0; transform: translateY(28px); transition: opacity .7s var(--ease), transform .7s var(--ease); }
.reveal.in { opacity:1; transform:none; }
.reveal.d1{ transition-delay:.08s; } .reveal.d2{ transition-delay:.16s; }
.reveal.d3{ transition-delay:.24s; } .reveal.d4{ transition-delay:.32s; }

/* ---------- Responsive ---------- */
@media (max-width: 980px){
  .g-4 { grid-template-columns: repeat(2,1fr); }
  .stats { grid-template-columns: repeat(2,1fr); gap:36px; }
  .split { grid-template-columns: 1fr; }
  .split__media { order:-1; }
  .footer-grid { grid-template-columns: 1fr 1fr; gap:34px; }
  .footer-about { grid-column: 1 / -1; }
}
@media (max-width: 760px){
  body { font-size: 16px; }
  .nav-links {
    position: fixed; inset: 0 0 0 auto; width: min(82vw, 340px);
    background: #fff; flex-direction: column; align-items: flex-start; justify-content: flex-start;
    padding: 100px 32px 40px; gap: 4px; transform: translateX(105%); transition: transform .4s var(--ease);
    box-shadow: var(--shadow-lg); z-index: 90;
  }
  body.nav-open .nav-links { transform: none; }
  .nav-links a { color: var(--navy) !important; font-size: 1.15rem; padding: 12px 0; width:100%; border-bottom:1px solid var(--line); }
  .site-header:not(.scrolled) .nav-links a { color: var(--navy) !important; }
  .nav-toggle { display:block; z-index:95; }
  .nav-actions .btn { display:none; }
  .nav-links .btn { display:inline-flex; margin-top:16px; }
  .g-2,.g-3,.g-4 { grid-template-columns: 1fr; }
  .form-row, .form-row-3 { grid-template-columns: 1fr; }
  .hero { min-height: auto; padding: 130px 0 70px; }
  .hero__trust { gap:18px; }
}
.nav-scrim { position:fixed; inset:0; background:rgba(10,26,60,.4); opacity:0; pointer-events:none; transition:opacity .3s; z-index:80; }
body.nav-open .nav-scrim { opacity:1; pointer-events:auto; }