:root{
  --stone:#FBF4E3;
  --stone-dark:#F3E4C0;
  --ink:#211D12;
  --ink-soft:#5C5138;
  --olive:#3F8F1C;
  --olive-deep:#1F5C13;
  --gold:#E8960A;
  --brick:#C1481D;
  --line:#EAD8A6;
  --paper:#FFFCF3;
}
*{box-sizing:border-box; margin:0; padding:0;}
html{scroll-behavior:smooth;}
body{
  background:var(--stone);
  color:var(--ink);
  font-family:'Inter', sans-serif;
  line-height:1.5;
  -webkit-font-smoothing:antialiased;
  overflow-x:hidden;
}
h1,h2,h3,.display{
  font-family:'Fraunces', serif;
  font-weight:500;
  letter-spacing:-0.01em;
  color:var(--ink);
}
a{color:inherit;}
img{max-width:100%; display:block;}
.wrap{
  max-width:1140px;
  margin:0 auto;
  padding:0 32px;
}
@media (max-width:640px){ .wrap{padding:0 20px;} }

/* Accessibility: focus states */
a:focus-visible, button:focus-visible, input:focus-visible, textarea:focus-visible, select:focus-visible{
  outline:2px solid var(--gold);
  outline-offset:2px;
}
.skip-link{
  position:absolute; left:-999px; top:0; background:var(--olive-deep); color:#fff;
  padding:10px 16px; z-index:200; font-size:13px;
}
.skip-link:focus{ left:12px; top:12px; }

/* ---------- Header ---------- */
header{
  position:sticky; top:0; z-index:50;
  background:rgba(251,244,227,0.94);
  backdrop-filter:blur(6px);
  border-bottom:1px solid var(--line);
}
.nav{
  display:flex; align-items:center; justify-content:space-between;
  padding:18px 0;
  gap:16px;
}
.brand{
  font-family:'Fraunces', serif;
  font-size:19px;
  font-weight:500;
  display:flex; align-items:center; gap:10px;
  white-space:nowrap;
}
.brand img{ width:32px; height:32px; }
.brand span{ color:var(--olive); }
.nav-links{
  display:flex; gap:28px;
  font-size:14px;
}
.nav-links a{
  text-decoration:none;
  color:var(--ink-soft);
  border-bottom:1px solid transparent;
  padding-bottom:2px;
  transition:border-color .2s ease, color .2s ease;
}
.nav-links a:hover{ color:var(--ink); border-color:var(--gold); }
.nav-cta{
  font-size:13.5px;
  padding:9px 16px;
  background:var(--olive-deep);
  color:var(--paper);
  text-decoration:none;
  border-radius:2px;
  white-space:nowrap;
}

/* Burger (mobile) */
.burger{
  display:none;
  width:40px; height:40px;
  background:transparent; border:1px solid var(--line); border-radius:3px;
  align-items:center; justify-content:center;
  cursor:pointer;
  flex-shrink:0;
}
.burger .bl{ display:block; width:18px; height:2px; background:var(--ink); position:relative; }
.burger .bl::before, .burger .bl::after{
  content:""; position:absolute; left:0; width:18px; height:2px; background:var(--ink); transition:transform .2s ease, opacity .2s ease;
}
.burger .bl::before{ top:-6px; }
.burger .bl::after{ top:6px; }
body.nav-open .burger .bl{ background:transparent; }
body.nav-open .burger .bl::before{ top:0; transform:rotate(45deg); }
body.nav-open .burger .bl::after{ top:0; transform:rotate(-45deg); }

.mobile-nav{
  display:none;
  position:fixed; inset:0; z-index:100;
  background:var(--stone);
  padding:20px 24px;
  overflow-y:auto;
}
body.nav-open .mobile-nav{ display:block; }
.mobile-nav-top{ display:flex; justify-content:space-between; align-items:center; margin-bottom:32px; }
.mobile-nav a{
  display:block; padding:16px 0; font-size:19px; border-bottom:1px solid var(--line);
  text-decoration:none; color:var(--ink); font-family:'Fraunces', serif;
}
.mobile-nav .mn-cta{ margin-top:24px; }
.mobile-nav-close{
  width:40px; height:40px; border:1px solid var(--line); border-radius:3px; background:none;
  font-size:20px; cursor:pointer; color:var(--ink);
}

@media (max-width:860px){
  .nav-links{ display:none; }
  .nav-cta{ display:none; }
  .burger{ display:flex; }
}

.lang-switch{
  background:var(--stone-dark);
  border-bottom:1px solid var(--line);
}
.lang-switch .wrap{
  padding:8px 32px;
  display:flex;
  gap:14px;
  justify-content:flex-end;
}
.lang-switch a{
  font-size:12px;
  letter-spacing:0.04em;
  text-decoration:none;
  color:var(--ink-soft);
  padding:2px 4px;
}
.lang-switch a.active{
  color:var(--ink);
  font-weight:600;
  border-bottom:1px solid var(--gold);
}

/* ---------- Hero ---------- */
.hero{
  position:relative;
  padding:72px 0 56px;
  overflow:hidden;
}
.hero-grid{
  display:grid;
  grid-template-columns:1.05fr 0.95fr;
  gap:52px;
  align-items:start;
}
@media (max-width:900px){ .hero-grid{ grid-template-columns:1fr; gap:36px; } }

.kicker{
  font-size:13px;
  color:var(--olive);
  font-weight:600;
  letter-spacing:0.08em;
  text-transform:uppercase;
  margin-bottom:16px;
}
.hero h1{
  font-size:clamp(32px, 4.2vw, 46px);
  line-height:1.12;
  max-width:16ch;
}
.hero-sub{
  margin-top:18px;
  max-width:52ch;
  font-size:16.5px;
  color:var(--ink-soft);
}

/* Investment snapshot */
.snapshot{
  margin-top:28px;
  display:grid;
  grid-template-columns:repeat(3,1fr);
  gap:1px;
  background:var(--line);
  border:1px solid var(--line);
  max-width:520px;
}
@media (max-width:480px){ .snapshot{ grid-template-columns:repeat(2,1fr); max-width:none; } }
.snap-item{
  background:var(--paper);
  padding:14px 12px;
}
.snap-num{
  font-family:'Fraunces', serif;
  font-size:20px;
  color:var(--olive-deep);
  line-height:1.1;
}
.snap-label{
  margin-top:4px;
  font-size:10.5px;
  color:var(--ink-soft);
  line-height:1.25;
}

.hero-actions{
  margin-top:28px;
  display:flex;
  gap:14px;
  flex-wrap:wrap;
  align-items:center;
}
.btn{
  display:inline-block;
  padding:13px 24px;
  font-size:14.5px;
  font-weight:500;
  text-decoration:none;
  border-radius:2px;
  transition:transform .15s ease, background .2s ease;
}
.btn-primary{ background:var(--gold); color:var(--paper); }
.btn-primary:hover{ background:#C77F08; }
.btn-ghost{ border:1px solid var(--ink); color:var(--ink); }
.btn-ghost:hover{ background:var(--ink); color:var(--paper); }
.btn-text{
  font-size:13.5px; color:var(--ink-soft); text-decoration:underline; padding:13px 4px;
}
.btn-text:hover{ color:var(--ink); }

.hero-loc{
  margin-top:28px;
  font-size:13.5px;
  color:var(--ink-soft);
  display:flex;
  align-items:center;
  gap:8px;
  flex-wrap:wrap;
}
.hero-loc svg{ width:15px; height:15px; flex-shrink:0; }
.hero-rating{
  display:inline-flex; align-items:center; gap:6px; margin-top:8px;
  font-size:13px; color:var(--ink-soft); text-decoration:none;
}

.valuation-inline{
  margin-top:22px; display:inline-flex; align-items:baseline; gap:9px;
  padding:12px 18px; background:var(--paper); border:1px solid var(--line);
}
.valuation-inline .num{ font-family:'Fraunces',serif; font-size:19px; color:var(--olive-deep); }
.valuation-inline .lbl{ font-size:12px; color:var(--ink-soft); }

.plot-art{
  position:relative;
  aspect-ratio:4/3.4;
  border:1px solid var(--line);
}
.plot-art img{ width:100%; height:100%; object-fit:cover; display:block; }

/* ---------- Section shared ---------- */
section{ padding:72px 0; border-top:1px solid var(--line); }
.section-eyebrow{
  font-size:12px; font-weight:600; letter-spacing:0.1em; text-transform:uppercase;
  color:var(--gold); margin-bottom:10px;
}
.section-head{
  display:flex;
  justify-content:space-between;
  align-items:flex-end;
  gap:24px;
  margin-bottom:40px;
  flex-wrap:wrap;
}
.section-head h2{
  font-size:clamp(24px,3vw,32px);
  max-width:20ch;
}
.section-note{
  font-size:13.5px;
  color:var(--ink-soft);
  max-width:34ch;
}

/* ---------- Investment profile ---------- */
.profile-grid{
  display:grid;
  grid-template-columns:repeat(3,1fr);
  border-top:1px solid var(--line);
  border-left:1px solid var(--line);
}
@media (max-width:760px){ .profile-grid{ grid-template-columns:1fr 1fr; } }
@media (max-width:480px){ .profile-grid{ grid-template-columns:1fr; } }
.profile-cell{
  border-right:1px solid var(--line);
  border-bottom:1px solid var(--line);
  padding:20px 22px;
  background:var(--paper);
}
.profile-cell .pk{ font-size:11.5px; text-transform:uppercase; letter-spacing:0.06em; color:var(--ink-soft); margin-bottom:8px; }
.profile-cell .pv{ font-size:15.5px; line-height:1.4; }
.profile-note{ margin-top:16px; font-size:13px; color:var(--ink-soft); font-style:italic; }

/* ---------- Includes / crops ---------- */
.includes-grid{
  display:grid;
  grid-template-columns:1fr 1fr;
  gap:10px 28px;
}
@media (max-width:640px){ .includes-grid{ grid-template-columns:1fr; } }
.includes-item{
  display:flex; align-items:flex-start; gap:10px;
  padding:9px 0; border-bottom:1px solid var(--line);
  font-size:14.5px;
}
.includes-item svg{ flex-shrink:0; margin-top:3px; width:15px; height:15px; color:var(--olive); }

.crop-tags{ display:flex; flex-wrap:wrap; gap:8px; margin-top:6px; }
.tag{
  display:inline-block; background:var(--paper); border:1px solid var(--line);
  padding:7px 13px; font-size:13.5px; color:var(--ink-soft); border-radius:2px;
}
.crop-age{ margin-top:18px; font-size:13.5px; color:var(--ink-soft); }
.crop-age b{ color:var(--ink); }

/* ---------- Commercial footprint ---------- */
.footprint{
  display:grid; grid-template-columns:1fr 1fr; gap:40px;
}
@media (max-width:720px){ .footprint{ grid-template-columns:1fr; gap:28px; } }
.footprint-group .fg-label{
  font-size:11.5px; text-transform:uppercase; letter-spacing:0.08em; color:var(--ink-soft); margin-bottom:14px;
}
.footprint-names{ display:flex; flex-wrap:wrap; gap:10px 24px; align-items:baseline; }
.footprint-names span{
  font-family:'Fraunces', serif; font-size:20px; color:var(--ink);
}
.footprint-names .sep{ color:var(--line); font-family:'Inter',sans-serif; }

/* ---------- Stats / infrastructure ---------- */
.stat-grid{
  display:grid;
  grid-template-columns:repeat(4,1fr);
  gap:1px;
  background:var(--line);
  border:1px solid var(--line);
}
@media (max-width:900px){ .stat-grid{ grid-template-columns:repeat(2,1fr);} }
.stat-card{
  background:var(--paper);
  padding:28px 22px;
}
.stat-num{
  font-family:'Fraunces', serif;
  font-size:30px;
  color:var(--olive-deep);
}
.stat-label{
  margin-top:8px;
  font-size:12.5px;
  color:var(--ink-soft);
}

/* ---------- About ---------- */
.about-grid{
  display:grid;
  grid-template-columns:0.9fr 1.1fr;
  gap:56px;
}
@media (max-width:900px){ .about-grid{ grid-template-columns:1fr; } }
.about-text p{
  font-size:15.5px;
  color:var(--ink-soft);
  margin-bottom:16px;
  max-width:58ch;
}
.about-text strong{ color:var(--ink); font-weight:600; }
.fact-list{ border-top:1px solid var(--line); }
.fact-row{
  display:flex; justify-content:space-between; gap:20px;
  padding:16px 0; border-bottom:1px solid var(--line); font-size:14.5px;
}
.fact-row .k{ color:var(--ink-soft); }
.fact-row .v{ font-weight:500; text-align:right; }
.placeholder{ color:var(--gold); font-style:italic; }

/* ---------- Why now ---------- */
.reasons{ display:grid; grid-template-columns:repeat(4,1fr); gap:28px; }
@media (max-width:900px){ .reasons{ grid-template-columns:1fr 1fr; } }
@media (max-width:560px){ .reasons{ grid-template-columns:1fr; } }
.reason h3{ font-size:16.5px; margin-bottom:9px; font-weight:500; }
.reason p{ font-size:13.5px; color:var(--ink-soft); }
.reason .mark{ width:30px; height:1px; background:var(--gold); margin-bottom:14px; }

/* ---------- Financials ---------- */
.fin-split{ display:grid; grid-template-columns:1.3fr 1fr; gap:40px; align-items:start; }
@media (max-width:860px){ .fin-split{ grid-template-columns:1fr; } }
.fin-panel-label{
  display:flex; align-items:center; gap:8px; margin-bottom:14px;
  font-size:12px; font-weight:600; text-transform:uppercase; letter-spacing:0.06em;
}
.fin-panel-label.confirmed{ color:var(--olive-deep); }
.fin-panel-label.pending{ color:var(--ink-soft); }
.fin-panel-label .dot{ width:8px; height:8px; border-radius:50%; }
.fin-panel-label.confirmed .dot{ background:var(--olive); }
.fin-panel-label.pending .dot{ background:var(--line); border:1px solid var(--ink-soft); }
.table-scroll{ overflow-x:auto; -webkit-overflow-scrolling:touch; }
.fin-table{ width:100%; border-collapse:collapse; font-size:14px; min-width:340px; }
.fin-table th{
  text-align:left; font-weight:500; font-size:12px; color:var(--ink-soft);
  padding:10px 14px; border-bottom:1px solid var(--ink);
}
.fin-table td{ padding:14px; border-bottom:1px solid var(--line); }
.fin-table tr td:not(:first-child){ text-align:right; }
.fin-table th:not(:first-child){ text-align:right; }
.fin-pending-box{
  background:var(--paper); border:1px dashed var(--line); padding:20px; font-size:13.5px; color:var(--ink-soft);
}
.fin-pending-box ul{ margin-top:10px; padding-left:18px; }
.fin-pending-box li{ margin-bottom:6px; }
.fin-note{ margin-top:18px; font-size:12.5px; color:var(--ink-soft); line-height:1.6; }

/* ---------- NDA ---------- */
.nda-grid{ display:grid; grid-template-columns:1fr 1fr; gap:48px; }
@media (max-width:800px){ .nda-grid{ grid-template-columns:1fr; } }
.nda-list{ list-style:none; }
.nda-list li{
  padding:11px 0; border-bottom:1px solid var(--line); font-size:14.5px;
  display:flex; gap:10px; align-items:flex-start;
}
.nda-list li svg{ flex-shrink:0; margin-top:3px; width:14px; height:14px; color:var(--gold); }

/* ---------- Transaction process ---------- */
.process-grid{ display:grid; grid-template-columns:repeat(5,1fr); gap:20px; }
@media (max-width:900px){ .process-grid{ grid-template-columns:1fr 1fr; } }
@media (max-width:520px){ .process-grid{ grid-template-columns:1fr; } }
.process-step{ border-top:2px solid var(--olive); padding-top:14px; }
.process-num{ font-family:'Fraunces',serif; font-size:22px; color:var(--line); }
.process-title{ font-size:14.5px; font-weight:600; margin:8px 0 6px; }
.process-desc{ font-size:12.5px; color:var(--ink-soft); line-height:1.5; }
.process-caveat{ margin-top:24px; font-size:12px; color:var(--ink-soft); font-style:italic; }

/* ---------- Gallery (masonry) ---------- */
.gallery{
  column-count:3; column-gap:14px;
}
@media (max-width:860px){ .gallery{ column-count:2; } }
@media (max-width:480px){ .gallery{ column-count:1; } }
.gal-item{
  break-inside:avoid; margin-bottom:14px; position:relative; overflow:hidden;
  border:1px solid var(--line); background:var(--paper);
}
.gal-item img{ width:100%; display:block; }
.gal-cap{
  font-size:11.5px; color:var(--ink-soft); padding:8px 10px; background:var(--paper);
  border-top:1px solid var(--line);
}

/* ---------- Video ---------- */
.video-frame{ position:relative; padding-bottom:56.25%; height:0; overflow:hidden; border:1px solid var(--line); background:var(--paper); }
.video-frame iframe, .video-frame video{ position:absolute; top:0; left:0; width:100%; height:100%; border:0; }
.video-toggle{
  margin-top:18px; background:none; border:1px solid var(--line); color:var(--ink-soft);
  padding:10px 18px; font-size:13.5px; cursor:pointer; border-radius:2px;
}
.video-toggle:hover{ border-color:var(--ink); color:var(--ink); }
.video-secondary{ margin-top:16px; }
.video-secondary[hidden]{ display:none; }

/* ---------- Contact ---------- */
.contact{ background:var(--olive-deep); color:var(--paper); border-top:none; }
.contact h2{ color:var(--paper); }
.contact-grid{ display:grid; grid-template-columns:1fr 1fr; gap:56px; }
@media (max-width:900px){ .contact-grid{ grid-template-columns:1fr; } }
.contact-info p{ color:#D9D3C0; font-size:15.5px; max-width:44ch; margin-bottom:24px; }
.contact-line{
  display:flex; gap:14px; align-items:baseline; padding:12px 0;
  border-bottom:1px solid rgba(242,238,226,0.18); font-size:14.5px;
}
.contact-line .k{ color:#B7AE93; min-width:130px; font-size:12.5px; }
.wa-label{ font-size:11.5px; color:#B7AE93; margin-top:6px; }

form{ display:flex; flex-direction:column; gap:14px; }
.form-row2{ display:grid; grid-template-columns:1fr 1fr; gap:14px; }
@media (max-width:480px){ .form-row2{ grid-template-columns:1fr; } }
label{ font-size:12.5px; color:#C9C1A8; margin-bottom:5px; display:block; }
input, textarea, select{
  width:100%; background:transparent; border:1px solid rgba(242,238,226,0.35);
  color:var(--paper); padding:11px 13px; font-family:'Inter', sans-serif;
  font-size:14.5px; border-radius:2px;
}
select{ background:var(--olive-deep); }
select option{ background:var(--olive-deep); color:var(--paper); }
input::placeholder, textarea::placeholder{ color:#8C8570; }
textarea{ resize:vertical; min-height:80px; }
.submit-btn{
  align-self:flex-start; margin-top:4px; background:var(--gold); color:var(--paper);
  border:none; padding:13px 26px; font-size:14.5px; font-weight:500; cursor:pointer; border-radius:2px;
}
.submit-btn:hover{ background:#C77F08; }
.consent{ font-size:11px; color:#B7AE93; line-height:1.5; margin-top:-2px; }

footer{
  padding:24px 0; font-size:12.5px; color:var(--ink-soft);
  display:flex; justify-content:space-between; background:var(--stone-dark); flex-wrap:wrap; gap:8px;
}
@media (max-width:600px){ footer{ flex-direction:column; gap:6px; } }

@media (prefers-reduced-motion: reduce){
  html{ scroll-behavior:auto; }
  *{ animation:none !important; transition:none !important; }
}