/* ===================================================================
   Bernstein Investments — greatshoppingcenters.com
   Brand system extracted from the existing site:
     Primary green  #10523e   Secondary green #197a63
     Crimson accent #8b0000   Dark teal       #003448
     Light blue     #a1dcf2   Grays #8f8f8f / #e2e2e2
   =================================================================== */

:root{
  --green:#10523e;
  --green-2:#197a63;
  --green-dk:#0c3d2e;
  --crimson:#8b0000;
  --teal:#003448;
  --blue:#a1dcf2;
  --ink:#1f2422;
  --muted:#5f6360;
  --line:#e2e2e2;
  --bg:#ffffff;
  --bg-soft:#f6f8f7;
  --radius:14px;
  --shadow:0 10px 30px rgba(16,82,62,.10);
  --shadow-lg:0 24px 60px rgba(16,82,62,.16);
  --maxw:1180px;
  --font:'Poppins',-apple-system,BlinkMacSystemFont,'Segoe UI',Helvetica,Arial,sans-serif;
}

*{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth}
body{
  font-family:var(--font);
  color:var(--ink);
  background:var(--bg);
  line-height:1.6;
  -webkit-font-smoothing:antialiased;
}
img{max-width:100%;display:block}
a{color:inherit;text-decoration:none}

.wrap{max-width:var(--maxw);margin:0 auto;padding:0 24px}
.section{padding:88px 0}
.section--soft{background:var(--bg-soft)}
.center{text-align:center}

h1,h2,h3{line-height:1.15;font-weight:700;color:var(--green)}
h1{font-size:clamp(2.1rem,5vw,3.6rem);letter-spacing:-.5px}
h2{font-size:clamp(1.7rem,3.5vw,2.5rem);letter-spacing:-.3px}
h3{font-size:1.2rem}
p{color:var(--muted)}
.lead{font-size:1.15rem;color:var(--muted);max-width:680px}
.eyebrow{
  text-transform:uppercase;letter-spacing:.18em;font-size:.8rem;
  font-weight:600;color:var(--green-2);margin-bottom:14px;display:block;
}
.center .lead{margin-left:auto;margin-right:auto}

/* ---------- Buttons ---------- */
.btn{
  display:inline-flex;align-items:center;gap:.5em;
  padding:14px 28px;border-radius:999px;font-weight:600;font-size:.98rem;
  border:2px solid transparent;cursor:pointer;transition:.2s ease;
}
.btn--primary{background:var(--green);color:#fff}
.btn--primary:hover{background:var(--green-dk);transform:translateY(-2px)}
.btn--ghost{background:transparent;color:var(--green);border-color:var(--green)}
.btn--ghost:hover{background:var(--green);color:#fff}
.btn--light{background:#fff;color:var(--green)}
.btn--light:hover{transform:translateY(-2px);box-shadow:var(--shadow)}
.btn--outline-light{background:transparent;color:#fff;border-color:rgba(255,255,255,.7)}
.btn--outline-light:hover{background:#fff;color:var(--green)}

/* ---------- Header ---------- */
.site-header{
  position:sticky;top:0;z-index:50;background:#ffffff;
  border-bottom:1px solid var(--line);
}
.nav{display:flex;align-items:center;justify-content:space-between;height:74px}
.nav__logo img{height:42px;width:auto}
.nav__links{display:flex;align-items:center;gap:34px;list-style:none}
.nav__links a{font-weight:500;color:var(--ink);font-size:.98rem;transition:.15s}
.nav__links a:hover,.nav__links a.active{color:var(--green)}
.nav__links a.nav__cta{color:#fff}
.nav__links a.nav__cta:hover,.nav__links a.nav__cta.active{color:#fff}
.nav__cta{padding:10px 22px}
.nav__toggle{display:none;background:none;border:0;cursor:pointer;flex-direction:column;gap:5px}
.nav__toggle span{width:26px;height:2px;background:var(--green);border-radius:2px}

/* ---------- Hero ---------- */
.hero{
  position:relative;color:#fff;text-align:center;
  padding:130px 0 120px;overflow:hidden;
  background:linear-gradient(180deg,rgba(12,61,46,.86),rgba(16,82,62,.92)),
             url('../img/hero-houston.png') center/cover no-repeat;
}
.hero h1{color:#fff;max-width:900px;margin:0 auto}
.hero .lead{color:rgba(255,255,255,.9);margin:22px auto 34px}
.hero__accent{color:var(--blue)}
.hero__cta{display:flex;gap:16px;justify-content:center;flex-wrap:wrap}
.tagline{
  display:inline-block;color:var(--blue);font-weight:600;
  letter-spacing:.14em;text-transform:uppercase;font-size:.85rem;margin-bottom:18px;
}

/* ---------- Stats band ---------- */
.stats{background:var(--green);color:#fff}
.stats .wrap{display:grid;grid-template-columns:repeat(4,1fr);gap:24px;padding-top:52px;padding-bottom:52px}
.stat{text-align:center}
.stat__num{font-size:2.6rem;font-weight:700;color:#fff;line-height:1}
.stat__label{color:var(--blue);font-size:.92rem;margin-top:8px;letter-spacing:.04em}

/* ---------- About / two-column ---------- */
.split{display:grid;grid-template-columns:1.05fr .95fr;gap:60px;align-items:center}
.split img{border-radius:var(--radius);box-shadow:var(--shadow-lg)}
.split p+p{margin-top:16px}

/* ---------- What we do (cards) ---------- */
.cards{display:grid;grid-template-columns:repeat(2,1fr);gap:28px;margin-top:48px}
.card{
  background:#fff;border:1px solid var(--line);border-radius:var(--radius);
  padding:38px 34px;transition:.25s;
}
.card:hover{transform:translateY(-4px);box-shadow:var(--shadow-lg);border-color:transparent}
.card__icon{
  width:56px;height:56px;border-radius:14px;background:var(--bg-soft);
  display:flex;align-items:center;justify-content:center;margin-bottom:20px;
  color:var(--green);
}
.card h3{margin-bottom:10px}

/* ---------- Properties ---------- */
.props{display:grid;grid-template-columns:repeat(3,1fr);gap:28px;margin-top:48px}
.prop{
  background:#fff;border-radius:var(--radius);overflow:hidden;
  border:1px solid var(--line);transition:.25s;display:flex;flex-direction:column;
}
.prop:hover{transform:translateY(-5px);box-shadow:var(--shadow-lg);border-color:transparent}
.prop__img{aspect-ratio:16/11;overflow:hidden}
.prop__img img{width:100%;height:100%;object-fit:cover;transition:.4s}
.prop__img--placeholder{background:var(--bg-soft) repeating-linear-gradient(45deg,transparent,transparent 12px,rgba(16,82,62,.05) 12px,rgba(16,82,62,.05) 24px)}
.prop:hover .prop__img img{transform:scale(1.05)}
.prop__body{padding:24px 24px 28px;display:flex;flex-direction:column;flex:1}
.prop__loc{color:var(--green-2);font-weight:600;font-size:.85rem;letter-spacing:.04em;margin-bottom:6px}
.prop h3{color:var(--green);margin-bottom:10px}
.prop p{font-size:.95rem;flex:1}
.badge{
  display:inline-block;background:var(--bg-soft);color:var(--green);
  font-size:.78rem;font-weight:600;padding:6px 14px;border-radius:999px;margin-top:16px;
  border:1px solid var(--line);
}

/* ---------- CTA band ---------- */
.cta-band{
  background:linear-gradient(120deg,var(--green),var(--green-2));
  color:#fff;text-align:center;border-radius:0;
}
.cta-band h2{color:#fff}
.cta-band .lead{color:rgba(255,255,255,.9)}
.cta-band .hero__cta{margin-top:30px}

/* ---------- Leadership ---------- */
.team{display:grid;grid-template-columns:repeat(2,1fr);gap:32px;margin-top:48px;max-width:820px;margin-left:auto;margin-right:auto}
.person{
  background:#fff;border:1px solid var(--line);border-radius:var(--radius);
  padding:40px 34px;text-align:center;transition:.25s;
}
.person:hover{box-shadow:var(--shadow-lg);transform:translateY(-4px);border-color:transparent}
.avatar{
  width:96px;height:96px;border-radius:50%;margin:0 auto 20px;
  background:linear-gradient(135deg,var(--green),var(--green-2));
  color:#fff;display:flex;align-items:center;justify-content:center;
  font-size:2rem;font-weight:700;letter-spacing:.02em;
}
.person h3{font-size:1.35rem;margin-bottom:4px}
.person .role{color:var(--crimson);font-weight:600;font-size:.9rem;margin-bottom:18px;display:block}
.person__contact{list-style:none;font-size:.95rem}
.person__contact li{margin:6px 0;color:var(--muted)}
.person__contact a:hover{color:var(--green)}

/* ---------- Contact ---------- */
.contact-grid{display:grid;grid-template-columns:.9fr 1.1fr;gap:56px;align-items:start}
.contact-info li{list-style:none;margin-bottom:22px;display:flex;gap:14px;align-items:flex-start}
.contact-center{max-width:600px;margin:0 auto;text-align:center}
.contact-item{margin-bottom:22px}
.contact-item strong{display:block;color:var(--ink);font-weight:600;margin-bottom:2px}
.contact-item span,.contact-item a{color:var(--muted)}
.contact-item a:hover{color:var(--green)}
.contact-info .ico{color:var(--green-2);flex:0 0 auto;margin-top:3px}
.contact-info strong{display:block;color:var(--ink);font-weight:600}
.contact-info span,.contact-info a{color:var(--muted)}
.contact-info a:hover{color:var(--green)}
.form{background:#fff;border:1px solid var(--line);border-radius:var(--radius);padding:36px;box-shadow:var(--shadow)}
.field{margin-bottom:20px}
.field label{display:block;font-weight:600;font-size:.9rem;margin-bottom:7px;color:var(--ink)}
.field input,.field textarea{
  width:100%;padding:13px 16px;border:1px solid var(--line);border-radius:10px;
  font-family:inherit;font-size:1rem;color:var(--ink);transition:.15s;background:#fdfdfd;
}
.field input:focus,.field textarea:focus{outline:none;border-color:var(--green-2);box-shadow:0 0 0 3px rgba(25,122,99,.12)}
.field textarea{resize:vertical;min-height:130px}
.form .btn{width:100%;justify-content:center}
.form__note{font-size:.82rem;color:var(--muted);margin-top:14px;text-align:center}

/* ---------- Footer ---------- */
.site-footer{background:var(--green);color:rgba(255,255,255,.75);padding:40px 0}
.footer-simple{display:flex;align-items:center;justify-content:space-between;gap:20px;flex-wrap:wrap}
.footer-copy{font-size:.88rem;color:rgba(255,255,255,.8)}
@media(max-width:560px){.footer-simple{flex-direction:column;text-align:center}}
.site-footer a{color:rgba(255,255,255,.75)}
.site-footer a:hover{color:#fff}
.footer-grid{display:grid;grid-template-columns:1.4fr 1fr 1fr;gap:40px;margin-bottom:40px}
.footer-logo{background:#fff;padding:14px 18px;border-radius:10px;display:inline-block;margin-bottom:18px}
.footer-logo img{height:38px}
.site-footer h4{color:#fff;font-size:.95rem;margin-bottom:16px;letter-spacing:.03em}
.site-footer ul{list-style:none}
.site-footer li{margin-bottom:9px;font-size:.93rem}
.footer-bottom{border-top:1px solid rgba(255,255,255,.15);padding-top:22px;font-size:.85rem;display:flex;justify-content:space-between;flex-wrap:wrap;gap:10px}

/* ---------- Responsive ---------- */
@media(max-width:860px){
  .nav__links{
    position:absolute;top:74px;left:0;right:0;background:#fff;flex-direction:column;
    gap:0;padding:10px 0;border-bottom:1px solid var(--line);box-shadow:var(--shadow);
    display:none;
  }
  .nav__links.open{display:flex}
  .nav__links li{width:100%;text-align:center;padding:12px 0}
  .nav__links .nav__cta{display:inline-block;margin:8px auto}
  .nav__toggle{display:flex}
  .split,.contact-grid{grid-template-columns:1fr;gap:36px}
  .cards,.props,.team,.footer-grid{grid-template-columns:1fr}
  .stats .wrap{grid-template-columns:repeat(2,1fr);gap:32px}
  .section{padding:60px 0}
  .split .split__media{order:-1}
}
@media(max-width:480px){
  .stats .wrap{grid-template-columns:1fr}
  .footer-bottom{flex-direction:column}
}