{} *{} #IE-warning { display: none; position: fixed; width: 100%; height: 100%; z-index: 9999; background: white; } .IE-warning-message { position: absolute; left: 50%; top: 50%; transform: translate(-50%, -50%); text-align: center; } @import url('https://fonts.googleapis.com/css2?family=Playfair+Display:wght@400;700&family=Source+Sans+3:wght@300;400;600;700&display=swap'); :root { --hh-navy:#1a2332; --hh-gold:#c8a44e; --hh-cream:#faf8f4; --hh-slate:#4a5568; --hh-light:#f0ece4; --hh-green:#2d6a4f; --hh-white:#ffffff; } .hh-page * { box-sizing:border-box; margin:0; padding:0; } .hh-page { font-family:'Source Sans 3',sans-serif; color:var(--hh-navy); background:var(--hh-cream); min-height:100vh; } .hh-nav { background:var(--hh-navy); padding:0.8rem 2rem; display:flex; align-items:center; justify-content:space-between; flex-wrap:wrap; } .hh-nav-brand { font-family:'Playfair Display',serif; color:var(--hh-gold); font-size:1.5rem; font-weight:700; text-decoration:none; } .hh-nav-links { display:flex; gap:1.5rem; align-items:center; flex-wrap:wrap; } .hh-nav-links a { color:var(--hh-cream); text-decoration:none; font-size:0.9rem; transition:color 0.2s; } .hh-nav-links a:hover,.hh-nav-links a.active { color:var(--hh-gold); } .hh-hero { background:linear-gradient(135deg,var(--hh-navy),#2a3a4e); padding:3rem 2rem 2rem; text-align:center; } .hh-hero h1 { font-family:'Playfair Display',serif; color:var(--hh-gold); font-size:2.2rem; margin-bottom:0.5rem; } .hh-hero p { color:var(--hh-cream); font-size:1rem; opacity:0.85; } .hh-pipeline { max-width:1100px; margin:2rem auto; padding:0 1.5rem; } .hh-pipeline-section { margin-bottom:2.5rem; } .hh-pipeline-header { display:flex; align-items:center; gap:0.75rem; margin-bottom:1rem; } .hh-pipeline-dot { width:14px; height:14px; border-radius:50%; } .hh-pipeline-header h2 { font-family:'Playfair Display',serif; font-size:1.3rem; } .hh-pipeline-count { font-size:0.85rem; color:var(--hh-slate); background:var(--hh-light); padding:0.2rem 0.6rem; border-radius:12px; } .hh-pipeline-table { width:100%; border-collapse:collapse; background:var(--hh-white); border-radius:10px; overflow:hidden; box-shadow:0 2px 10px rgba(0,0,0,0.06); } .hh-pipeline-table th { background:var(--hh-navy); color:var(--hh-cream); padding:0.7rem 1rem; text-align:left; font-size:0.78rem; text-transform:uppercase; letter-spacing:0.05em; } .hh-pipeline-table td { padding:0.7rem 1rem; border-bottom:1px solid var(--hh-light); font-size:0.9rem; } .hh-pipeline-table tr:last-child td { border-bottom:none; } .hh-pipeline-table tr:hover td { background:rgba(200,164,78,0.05); } .hh-loading { text-align:center; padding:3rem; color:var(--hh-slate); } .hh-empty { text-align:center; padding:3rem; color:var(--hh-slate); } @media(max-width:700px) { .hh-pipeline-table { font-size:0.8rem; } .hh-pipeline-table th,.hh-pipeline-table td { padding:0.5rem; } } @import url('https://fonts.googleapis.com/css2?family=Playfair+Display:wght@400;700&family=Source+Sans+3:wght@300;400;600;700&display=swap'); :root { --hh-navy:#1a2332; --hh-gold:#c8a44e; --hh-cream:#faf8f4; --hh-slate:#4a5568; --hh-light:#f0ece4; --hh-green:#2d6a4f; --hh-white:#ffffff; } .hh-page * { box-sizing:border-box; margin:0; padding:0; } .hh-page { font-family:'Source Sans 3',sans-serif; color:var(--hh-navy); background:var(--hh-cream); min-height:100vh; } .hh-nav { background:var(--hh-navy); padding:0.8rem 2rem; display:flex; align-items:center; justify-content:space-between; flex-wrap:wrap; } .hh-nav-brand { font-family:'Playfair Display',serif; color:var(--hh-gold); font-size:1.5rem; font-weight:700; text-decoration:none; } .hh-nav-links { display:flex; gap:1.5rem; align-items:center; flex-wrap:wrap; } .hh-nav-links a { color:var(--hh-cream); text-decoration:none; font-size:0.9rem; transition:color 0.2s; } .hh-nav-links a:hover,.hh-nav-links a.active { color:var(--hh-gold); } .hh-hero { background:linear-gradient(135deg,var(--hh-navy),#2a3a4e); padding:3rem 2rem 2rem; text-align:center; } .hh-hero h1 { font-family:'Playfair Display',serif; color:var(--hh-gold); font-size:2.2rem; margin-bottom:0.5rem; } .hh-hero p { color:var(--hh-cream); font-size:1rem; opacity:0.85; } .hh-pipeline { max-width:1100px; margin:2rem auto; padding:0 1.5rem; } .hh-pipeline-section { margin-bottom:2.5rem; } .hh-pipeline-header { display:flex; align-items:center; gap:0.75rem; margin-bottom:1rem; } .hh-pipeline-dot { width:14px; height:14px; border-radius:50%; } .hh-pipeline-header h2 { font-family:'Playfair Display',serif; font-size:1.3rem; } .hh-pipeline-count { font-size:0.85rem; color:var(--hh-slate); background:var(--hh-light); padding:0.2rem 0.6rem; border-radius:12px; } .hh-pipeline-table { width:100%; border-collapse:collapse; background:var(--hh-white); border-radius:10px; overflow:hidden; box-shadow:0 2px 10px rgba(0,0,0,0.06); } .hh-pipeline-table th { background:var(--hh-navy); color:var(--hh-cream); padding:0.7rem 1rem; text-align:left; font-size:0.78rem; text-transform:uppercase; letter-spacing:0.05em; } .hh-pipeline-table td { padding:0.7rem 1rem; border-bottom:1px solid var(--hh-light); font-size:0.9rem; } .hh-pipeline-table tr:last-child td { border-bottom:none; } .hh-pipeline-table tr:hover td { background:rgba(200,164,78,0.05); } .hh-loading { text-align:center; padding:3rem; color:var(--hh-slate); } .hh-empty { text-align:center; padding:3rem; color:var(--hh-slate); } @media(max-width:700px) { .hh-pipeline-table { font-size:0.8rem; } .hh-pipeline-table th,.hh-pipeline-table td { padding:0.5rem; } } @import url('https://fonts.googleapis.com/css2?family=Playfair+Display:wght@400;700&family=Source+Sans+3:wght@300;400;600;700&display=swap'); :root { --hh-navy:#1a2332; --hh-gold:#c8a44e; --hh-cream:#faf8f4; --hh-slate:#4a5568; --hh-light:#f0ece4; --hh-green:#2d6a4f; --hh-white:#ffffff; } .hh-page * { box-sizing:border-box; margin:0; padding:0; } .hh-page { font-family:'Source Sans 3',sans-serif; color:var(--hh-navy); background:var(--hh-cream); min-height:100vh; } .hh-nav { background:var(--hh-navy); padding:0.8rem 2rem; display:flex; align-items:center; justify-content:space-between; flex-wrap:wrap; } .hh-nav-brand { font-family:'Playfair Display',serif; color:var(--hh-gold); font-size:1.5rem; font-weight:700; text-decoration:none; } .hh-nav-links { display:flex; gap:1.5rem; align-items:center; flex-wrap:wrap; } .hh-nav-links a { color:var(--hh-cream); text-decoration:none; font-size:0.9rem; transition:color 0.2s; } .hh-nav-links a:hover,.hh-nav-links a.active { color:var(--hh-gold); } .hh-hero { background:linear-gradient(135deg,var(--hh-navy),#2a3a4e); padding:3rem 2rem 2rem; text-align:center; } .hh-hero h1 { font-family:'Playfair Display',serif; color:var(--hh-gold); font-size:2.2rem; margin-bottom:0.5rem; } .hh-hero p { color:var(--hh-cream); font-size:1rem; opacity:0.85; } .hh-pipeline { max-width:1100px; margin:2rem auto; padding:0 1.5rem; } .hh-pipeline-section { margin-bottom:2.5rem; } .hh-pipeline-header { display:flex; align-items:center; gap:0.75rem; margin-bottom:1rem; } .hh-pipeline-dot { width:14px; height:14px; border-radius:50%; } .hh-pipeline-header h2 { font-family:'Playfair Display',serif; font-size:1.3rem; } .hh-pipeline-count { font-size:0.85rem; color:var(--hh-slate); background:var(--hh-light); padding:0.2rem 0.6rem; border-radius:12px; } .hh-pipeline-table { width:100%; border-collapse:collapse; background:var(--hh-white); border-radius:10px; overflow:hidden; box-shadow:0 2px 10px rgba(0,0,0,0.06); } .hh-pipeline-table th { background:var(--hh-navy); color:var(--hh-cream); padding:0.7rem 1rem; text-align:left; font-size:0.78rem; text-transform:uppercase; letter-spacing:0.05em; } .hh-pipeline-table td { padding:0.7rem 1rem; border-bottom:1px solid var(--hh-light); font-size:0.9rem; } .hh-pipeline-table tr:last-child td { border-bottom:none; } .hh-pipeline-table tr:hover td { background:rgba(200,164,78,0.05); } .hh-loading { text-align:center; padding:3rem; color:var(--hh-slate); } .hh-empty { text-align:center; padding:3rem; color:var(--hh-slate); } @media(max-width:700px) { .hh-pipeline-table { font-size:0.8rem; } .hh-pipeline-table th,.hh-pipeline-table td { padding:0.5rem; } } *, *::before, *::after { box-sizing: border-box; margin: 0; padding: 0; } :root { --blue-50: #EEF4FF; --blue-100: #DBEAFE; --blue-200: #BFDBFE; --blue-500: #3B82F6; --blue-600: #2563EB; --blue-700: #1D4ED8; --navy: #1E3A8A; --navy-dark: #0F2361; --white: #FFFFFF; --gray-50: #F8FAFC; --gray-500: #64748B; --gray-700: #334155; --amber-100: #FEF3C7; --amber-700: #B45309; --green-100: #DCFCE7; --green-700: #15803D; --purple-100: #EDE9FE; --purple-700: #6D28D9; --radius-sm: 8px; --radius-md: 12px; --radius-lg: 20px; --radius-xl: 28px; } html { scroll-behavior: smooth; } body { font-family: 'DM Sans', sans-serif; color: var(--gray-700); background: var(--white); line-height: 1.6; } nav { position: sticky; top: 0; z-index: 100; background: rgba(255,255,255,0.92); backdrop-filter: blur(12px); -webkit-backdrop-filter: blur(12px); border-bottom: 1px solid var(--blue-100); padding: 0 2rem; } .nav-inner { max-width: 1200px; margin: 0 auto; display: flex; align-items: center; justify-content: space-between; height: 68px; } .nav-logo { display: flex; align-items: center; gap: 10px; text-decoration: none; } .nav-logo-icon { width: 40px; height: 40px; background: var(--blue-600); border-radius: var(--radius-sm); display: flex; align-items: center; justify-content: center; } .nav-logo-text { font-family: 'DM Sans', sans-serif; font-size: 17px; font-weight: 600; color: var(--navy); } .nav-links { display: flex; align-items: center; gap: 8px; list-style: none; } .nav-links a { text-decoration: none; font-size: 14px; font-weight: 500; color: var(--gray-700); padding: 8px 14px; border-radius: var(--radius-sm); transition: background 0.18s, color 0.18s; } .nav-links a:hover, .nav-links a.active { background: var(--blue-50); color: var(--blue-600); } .btn-nav { background: var(--blue-600) !important; color: white !important; font-weight: 600 !important; } .page-hero { background: linear-gradient(145deg, var(--blue-50) 0%, #E8F0FE 55%, var(--blue-100) 100%); padding: 72px 2rem 80px; text-align: center; position: relative; overflow: hidden; } .page-hero::before { content: ''; position: absolute; top: -100px; left: 50%; transform: translateX(-50%); width: 600px; height: 400px; background: radial-gradient(ellipse, rgba(59,130,246,0.1) 0%, transparent 70%); } .page-hero-eyebrow { display: inline-flex; align-items: center; gap: 8px; font-size: 12px; font-weight: 600; letter-spacing: 0.1em; text-transform: uppercase; color: var(--blue-600); margin-bottom: 16px; } .page-hero-eyebrow::before { content: ''; display: block; width: 20px; height: 2px; background: var(--blue-500); border-radius: 2px; } .page-hero h1 { font-family: 'Playfair Display', serif; font-size: clamp(38px, 5vw, 64px); font-weight: 900; color: var(--navy); line-height: 1.1; margin-bottom: 20px; position: relative; } .page-hero h1 span { color: var(--blue-600); } .page-hero-desc { font-size: 17px; color: var(--gray-500); max-width: 580px; margin: 0 auto; line-height: 1.75; position: relative; } .section { padding: 80px 2rem; } .section-inner { max-width: 1100px; margin: 0 auto; } .section-eyebrow { display: flex; align-items: center; gap: 10px; font-size: 12px; font-weight: 600; letter-spacing: 0.1em; text-transform: uppercase; color: var(--blue-600); margin-bottom: 14px; } .section-eyebrow::before { content: ''; display: block; width: 24px; height: 2px; background: var(--blue-500); border-radius: 2px; } .section-title { font-family: 'Playfair Display', serif; font-size: clamp(28px, 3.5vw, 44px); font-weight: 700; color: var(--navy); line-height: 1.15; margin-bottom: 36px; } /* PHASE LEGEND */ .phase-legend { display: flex; gap: 16px; flex-wrap: wrap; margin-bottom: 36px; } .phase-dot { display: flex; align-items: center; gap: 8px; font-size: 13px; color: var(--gray-700); font-weight: 500; } .dot { width: 12px; height: 12px; border-radius: 50%; flex-shrink: 0; } .dot-sourcing { background: var(--amber-700); } .dot-rehab { background: var(--blue-600); } .dot-leased { background: var(--green-700); } .dot-analysis { background: var(--purple-700); } /* PIPELINE TABLE */ .pipeline-table { width: 100%; border-collapse: collapse; } .pipeline-table th { text-align: left; font-size: 12px; font-weight: 600; letter-spacing: 0.07em; text-transform: uppercase; color: var(--gray-500); padding: 12px 16px; border-bottom: 2px solid var(--blue-100); } .pipeline-table td { padding: 18px 16px; border-bottom: 1px solid var(--blue-100); font-size: 14px; vertical-align: middle; } .pipeline-table tr:last-child td { border-bottom: none; } .pipeline-table tr:hover td { background: var(--blue-50); } .prop-name { font-weight: 600; color: var(--navy); margin-bottom: 2px; } .prop-address { font-size: 12px; color: var(--gray-500); } .phase-badge { display: inline-block; border-radius: 999px; padding: 4px 12px; font-size: 12px; font-weight: 600; } .phase-sourcing { background: var(--amber-100); color: var(--amber-700); } .phase-rehab { background: var(--blue-100); color: var(--blue-700); } .phase-leased { background: var(--green-100); color: var(--green-700); } .phase-analysis { background: var(--purple-100); color: var(--purple-700); } .progress-bar-wrap { width: 100%; background: var(--blue-100); border-radius: 999px; height: 6px; min-width: 80px; } .progress-bar-fill { height: 6px; border-radius: 999px; background: var(--blue-600); } /* SUMMARY CARDS */ .summary-grid { display: grid; grid-template-columns: repeat(4, 1fr); gap: 20px; margin-bottom: 56px; } .summary-card { background: white; border: 1px solid var(--blue-100); border-radius: var(--radius-md); padding: 24px; text-align: center; } .summary-value { font-family: 'Playfair Display', serif; font-size: 36px; font-weight: 900; color: var(--blue-600); line-height: 1; } .summary-label { font-size: 13px; color: var(--gray-500); margin-top: 6px; } .cta-banner { background: linear-gradient(135deg, var(--blue-600) 0%, var(--navy) 100%); border-radius: var(--radius-xl); padding: 64px 48px; text-align: center; position: relative; overflow: hidden; } .cta-banner::before { content: ''; position: absolute; top: -80px; right: -80px; width: 320px; height: 320px; background: radial-gradient(circle, rgba(255,255,255,0.08) 0%, transparent 70%); } .cta-banner h2 { font-family: 'Playfair Display', serif; font-size: clamp(28px,4vw,44px); font-weight: 900; color: white; margin-bottom: 14px; position: relative; } .cta-banner p { font-size: 16px; color: rgba(255,255,255,0.75); max-width: 480px; margin: 0 auto 32px; line-height: 1.7; position: relative; } .btn-white { display: inline-flex; align-items: center; gap: 8px; background: white; color: var(--blue-700); text-decoration: none; font-size: 15px; font-weight: 700; padding: 14px 28px; border-radius: var(--radius-sm); transition: transform 0.15s; } .btn-white:hover { transform: translateY(-2px); } footer { background: var(--navy-dark); color: rgba(255,255,255,0.7); padding: 48px 2rem 32px; } .footer-inner { max-width: 1200px; margin: 0 auto; display: grid; grid-template-columns: 2fr 1fr 1fr 1fr; gap: 48px; margin-bottom: 40px; } .footer-brand-name { font-family: 'Playfair Display', serif; font-size: 20px; color: white; margin-bottom: 10px; } .footer-brand-desc { font-size: 13px; line-height: 1.7; } .footer-col-title { font-size: 13px; font-weight: 600; color: white; letter-spacing: 0.06em; text-transform: uppercase; margin-bottom: 16px; } .footer-col-links { list-style: none; display: flex; flex-direction: column; gap: 10px; } .footer-col-links a { text-decoration: none; color: rgba(255,255,255,0.6); font-size: 14px; transition: color 0.15s; } .footer-col-links a:hover { color: white; } .footer-bottom { border-top: 1px solid rgba(255,255,255,0.1); padding-top: 24px; display: flex; justify-content: space-between; font-size: 13px; } @media (max-width: 900px) { .summary-grid { grid-template-columns: repeat(2,1fr); } .footer-inner { grid-template-columns: 1fr 1fr; } .pipeline-table { font-size: 13px; } } @media (max-width: 600px) { .nav-links { display: none; } .footer-inner { grid-template-columns: 1fr; } } :root{--navy:#0B1A2E;--navy-mid:#14284A;--navy-soft:#1E3A5F;--gold:#C8A55A;--gold-lt:#DFC088;--cream:#F6F3EE;--cream-dk:#EAE6DD;--text-dk:#111827;--text-md:#4B5563;--text-lt:#9CA3AF;--white:#FFFFFF;--bdr:rgba(11,26,46,.09)} *,*::before,*::after{box-sizing:border-box;margin:0;padding:0}html{scroll-behavior:smooth}body{font-family:'DM Sans',sans-serif;color:var(--text-dk);background:var(--white);overflow-x:hidden} h1,h2,h3,h4{font-family:'Cormorant Garamond',serif}img{max-width:100%;display:block}a{text-decoration:none} nav{position:fixed;top:0;left:0;right:0;z-index:200;height:66px;display:flex;align-items:center;justify-content:space-between;padding:0 5vw;background:rgba(11,26,46,.97);backdrop-filter:blur(12px);border-bottom:1px solid rgba(200,165,90,.18)} .nav-brand{display:flex;align-items:center;gap:10px}.nav-mark{width:32px;height:32px;background:var(--gold);display:flex;align-items:center;justify-content:center;font-family:'Cormorant Garamond',serif;font-size:16px;font-weight:600;color:var(--navy)} .nav-name{font-family:'Cormorant Garamond',serif;font-size:18px;font-weight:400;color:var(--white);letter-spacing:.3px}.nav-name span{color:var(--gold)} .nav-links{display:flex;align-items:center;gap:4px;list-style:none} .nav-links li a{font-size:12px;font-weight:400;letter-spacing:.9px;text-transform:uppercase;color:rgba(255,255,255,.68);padding:6px 11px;transition:color .2s;white-space:nowrap} .nav-links li a:hover,.nav-links li a.active{color:var(--gold)}.nav-cta-li a{background:var(--gold) !important;color:var(--navy) !important;padding:8px 18px !important}.nav-cta-li a:hover{background:var(--gold-lt) !important} .nav-hamburger{display:none;flex-direction:column;gap:5px;cursor:pointer;background:none;border:none;padding:6px}.nav-hamburger span{width:22px;height:1.5px;background:var(--white);display:block} .nav-mobile{display:none;position:fixed;top:66px;left:0;right:0;background:rgba(11,26,46,.98);z-index:190;padding:16px 5vw 24px;border-bottom:1px solid rgba(200,165,90,.18)} .nav-mobile.open{display:block}.nav-mobile a{display:block;padding:12px 0;font-size:13px;letter-spacing:.8px;text-transform:uppercase;color:rgba(255,255,255,.7);border-bottom:1px solid rgba(255,255,255,.06)} .nav-mobile a:hover,.nav-mobile a.active{color:var(--gold)}.mob-cta{display:inline-block !important;margin-top:16px;background:var(--gold);color:var(--navy) !important;padding:10px 24px;font-size:11px;letter-spacing:1.2px;font-weight:500;border-bottom:none !important} section{padding:88px 5vw}.eyebrow{font-size:10px;letter-spacing:3px;text-transform:uppercase;color:var(--gold);display:flex;align-items:center;gap:10px;margin-bottom:14px}.eyebrow::before{content:'';width:26px;height:1px;background:var(--gold)} .section-h{font-size:clamp(28px,4vw,52px);font-weight:300;line-height:1.05;color:var(--navy);margin-bottom:14px}.section-h em{font-style:italic} .section-sub{font-size:14px;font-weight:300;line-height:1.85;color:var(--text-md);max-width:540px} .btn-gold{display:inline-block;font-size:11px;font-weight:500;letter-spacing:1.4px;text-transform:uppercase;background:var(--gold);color:var(--navy);padding:13px 30px;transition:background .2s}.btn-gold:hover{background:var(--gold-lt)} .cta-band{background:var(--navy);padding:72px 5vw;display:flex;align-items:center;justify-content:space-between;gap:36px;flex-wrap:wrap} .cta-band h2{font-size:clamp(24px,3.5vw,44px);font-weight:300;color:var(--white);max-width:500px;line-height:1.1}.cta-band h2 em{font-style:italic;color:var(--gold)}.cta-btns{display:flex;gap:14px;flex-wrap:wrap} footer{background:var(--navy);padding:60px 5vw 28px} .footer-grid{display:grid;grid-template-columns:1.6fr 1fr 1fr;gap:48px;padding-bottom:44px;border-bottom:1px solid rgba(255,255,255,.07)} .footer-brand h3{font-family:'Cormorant Garamond',serif;font-size:22px;font-weight:300;color:var(--white);margin-bottom:12px}.footer-brand h3 span{color:var(--gold)} .footer-brand p{font-size:13px;line-height:1.8;color:rgba(255,255,255,.38);margin-bottom:18px}.footer-tagline{font-family:'Cormorant Garamond',serif;font-style:italic;font-size:15px;color:rgba(200,165,90,.45)} .footer-col h4{font-size:10px;letter-spacing:2px;text-transform:uppercase;color:var(--gold);margin-bottom:18px;font-weight:500;font-family:'DM Sans',sans-serif} .footer-col ul{list-style:none}.footer-col li{margin-bottom:9px}.footer-col a{font-size:13px;color:rgba(255,255,255,.38);transition:color .2s}.footer-col a:hover{color:var(--white)} .footer-bottom{display:flex;justify-content:space-between;align-items:center;padding-top:22px;flex-wrap:wrap;gap:8px}.footer-bottom p{font-size:11px;color:rgba(255,255,255,.22)} .fi{opacity:0;transform:translateY(18px);transition:opacity .65s ease,transform .65s ease}.fi.v{opacity:1;transform:translateY(0)} @media(max-width:900px){.nav-links{display:none}.nav-hamburger{display:flex}.footer-grid{grid-template-columns:1fr}} .page-hero{ background:var(--navy); position:relative;overflow:hidden; height:58vh;min-height:380px;max-height:620px; margin-top:66px; display:flex;align-items:flex-end; } .page-hero-photo{ position:absolute;top:0;left:0;width:100%;height:100%; object-fit:cover;object-position:center 30%; z-index:0;display:block; } .page-hero-tint{ position:absolute;inset:0;z-index:1; background:linear-gradient( to right, rgba(11,26,46,0.88) 0%, rgba(11,26,46,0.58) 50%, rgba(11,26,46,0.28) 100% ); } .page-hero-tint::after{ content:'';position:absolute;inset:0; background:linear-gradient(to bottom,rgba(11,26,46,0.08) 0%,rgba(11,26,46,0.65) 100%); } .ph-inner{position:relative;z-index:2;max-width:680px;padding:0 5vw 32px;} .ph-inner h1{ font-size:clamp(36px,6vw,76px);font-weight:300;line-height:1.0; color:var(--white);margin-bottom:18px;letter-spacing:-1px; } .ph-inner h1 em{font-style:italic;color:var(--gold)} .ph-inner p{font-size:15px;font-weight:300;line-height:1.85;color:rgba(255,255,255,.65);max-width:500px} /* PIPELINE SPECIFIC */ .kpi-strip{display:grid;grid-template-columns:repeat(4,1fr);gap:1px;background:rgba(200,165,90,.12);border:1px solid rgba(200,165,90,.12);margin-top:36px;position:relative;z-index:1} .kpi-cell{padding:22px 26px} .kpi-cell .big{font-family:'Cormorant Garamond',serif;font-size:34px;font-weight:300;color:var(--gold);line-height:1} .kpi-cell .lbl{font-size:10px;letter-spacing:1.5px;text-transform:uppercase;color:rgba(255,255,255,.32);margin-top:4px} .pipeline-cards{display:flex;flex-direction:column;gap:2px;margin-top:52px} .pipe-card{background:var(--white);border:1px solid var(--bdr);display:grid;grid-template-columns:3fr 1fr 1fr 1fr 1.5fr 100px;align-items:center;padding:0} .pipe-card:hover{background:var(--cream)} .pipe-main{padding:22px 24px} .pipe-main .addr{font-family:'Cormorant Garamond',serif;font-size:18px;font-weight:400;color:var(--navy)} .pipe-main .sub{font-size:11px;color:var(--text-lt);margin-top:3px} .pipe-main .type{font-size:11px;color:var(--text-md);margin-top:6px;letter-spacing:.3px} .pipe-cell{padding:22px 18px;border-left:1px solid var(--bdr)} .pipe-cell .val{font-size:15px;font-weight:400;color:var(--text-dk)} .pipe-cell .key{font-size:9px;letter-spacing:1.5px;text-transform:uppercase;color:var(--text-lt);margin-top:3px} .pipe-phase{padding:22px 18px;border-left:1px solid var(--bdr);display:flex;align-items:center} .phase-pill{font-size:9px;letter-spacing:1.5px;text-transform:uppercase;padding:5px 10px} .p-rehab{background:rgba(200,165,90,.15);color:#7A6020} .p-contract{background:rgba(11,26,46,.08);color:var(--navy)} .p-analysis{background:rgba(156,163,175,.18);color:var(--text-md)} .p-stable{background:rgba(16,185,129,.1);color:#065F46} .pipe-progress{padding:22px 18px;border-left:1px solid var(--bdr)} .prog-bar{height:4px;background:var(--cream-dk);margin-bottom:5px} .prog-fill{height:100%;background:var(--gold)} .prog-lbl{font-size:10px;color:var(--text-lt)} .table-head{display:grid;grid-template-columns:3fr 1fr 1fr 1fr 1.5fr 100px;background:var(--navy);padding:0;margin-top:0} .th{padding:12px 18px;font-size:9px;letter-spacing:1.5px;text-transform:uppercase;color:rgba(255,255,255,.4);font-weight:400;font-family:'DM Sans',sans-serif} .th:first-child{padding:12px 24px} .pipe-note{font-size:11px;color:var(--text-lt);margin-top:14px} @media(max-width:900px){.kpi-strip{grid-template-columns:repeat(2,1fr)}.table-head{display:none}.pipe-card{grid-template-columns:1fr;border-bottom:2px solid var(--bdr)}.pipe-cell,.pipe-phase,.pipe-progress{border-left:none;border-top:1px solid var(--bdr)}} .pipe-root{font-family:'DM Sans',sans-serif} .pipe-root h1,.pipe-root h2,.pipe-root h3,.pipe-root h4{font-family:'Cormorant Garamond',serif} .pipe-hero{position:relative;height:clamp(380px,52vh,520px);overflow:hidden;display:flex;align-items:flex-end} .pipe-hero-photo{position:absolute;inset:0;width:100%;height:100%;object-fit:cover} .pipe-hero-tint{position:absolute;inset:0;background:linear-gradient(to bottom,rgba(11,26,46,.08) 0%,rgba(11,26,46,.65) 100%)} .pipe-hero-inner{position:relative;z-index:2;max-width:680px;padding:0 5vw 32px} .pipe-hero-inner .pipe-eyebrow{font-size:10px;letter-spacing:3px;text-transform:uppercase;color:#C8A55A;display:flex;align-items:center;gap:10px;margin-bottom:14px} .pipe-hero-inner .pipe-eyebrow::before{content:'';width:26px;height:1px;background:#C8A55A} .pipe-hero-inner h1{font-size:clamp(36px,6vw,76px);font-weight:300;line-height:1;color:#fff;margin-bottom:18px;letter-spacing:-1px} .pipe-hero-inner h1 em{font-style:italic;color:#C8A55A} .pipe-hero-inner p{font-size:15px;font-weight:300;line-height:1.85;color:rgba(255,255,255,.65);max-width:500px} .pipe-section{padding:88px 5vw;background:#F6F3EE} .pipe-section .pipe-eyebrow{font-size:10px;letter-spacing:3px;text-transform:uppercase;color:#C8A55A;display:flex;align-items:center;gap:10px;margin-bottom:14px} .pipe-section .pipe-eyebrow::before{content:'';width:26px;height:1px;background:#C8A55A} .pipe-section-h{font-size:clamp(28px,4vw,52px);font-weight:300;line-height:1.05;color:#0B1A2E;margin-bottom:14px} .pipe-section-h em{font-style:italic} .pipe-section-sub{font-size:14px;font-weight:300;line-height:1.85;color:#4B5563;max-width:560px} .kpi-strip{display:grid;grid-template-columns:repeat(4,1fr);gap:1px;background:#0B1A2E;border:1px solid #0B1A2E;margin-top:36px} .kpi-cell{padding:22px 26px;background:#0B1A2E} .kpi-cell .big{font-family:'Cormorant Garamond',serif;font-size:34px;font-weight:300;color:#C8A55A;line-height:1} .kpi-cell .lbl{font-size:10px;letter-spacing:1.5px;text-transform:uppercase;color:rgba(255,255,255,.42);margin-top:6px} .table-head{display:grid;grid-template-columns:3fr 1fr 1fr 1fr 1.5fr 110px;background:#0B1A2E;margin-top:52px} .table-head .th{padding:12px 18px;font-size:9px;letter-spacing:1.5px;text-transform:uppercase;color:rgba(255,255,255,.4);font-weight:400;font-family:'DM Sans',sans-serif} .table-head .th:first-child{padding:12px 24px} .pipeline-cards{display:flex;flex-direction:column;gap:2px} .pipe-card{background:#fff;border:1px solid rgba(11,26,46,.09);display:grid;grid-template-columns:3fr 1fr 1fr 1fr 1.5fr 110px;align-items:center;padding:0;transition:background .15s} .pipe-card:hover{background:#FAF8F4} .pipe-main{padding:22px 24px} .pipe-main .addr{font-family:'Cormorant Garamond',serif;font-size:18px;font-weight:400;color:#0B1A2E} .pipe-main .sub{font-size:11px;color:#9CA3AF;margin-top:3px} .pipe-main .type{font-size:11px;color:#4B5563;margin-top:6px;letter-spacing:.3px} .pipe-cell{padding:22px 18px;border-left:1px solid rgba(11,26,46,.09)} .pipe-cell .val{font-size:15px;font-weight:400;color:#111827} .pipe-cell .key{font-size:9px;letter-spacing:1.5px;text-transform:uppercase;color:#9CA3AF;margin-top:3px} .pipe-phase{padding:22px 18px;border-left:1px solid rgba(11,26,46,.09);display:flex;align-items:center} .phase-pill{font-size:9px;letter-spacing:1.5px;text-transform:uppercase;padding:5px 10px;display:inline-block} .p-rehab{background:rgba(200,165,90,.15);color:#7A6020} .p-contract{background:rgba(11,26,46,.08);color:#0B1A2E} .p-analysis{background:rgba(156,163,175,.18);color:#4B5563} .p-stable{background:rgba(16,185,129,.1);color:#065F46} .pipe-progress{padding:22px 18px;border-left:1px solid rgba(11,26,46,.09)} .prog-bar{height:4px;background:#EAE6DD;margin-bottom:5px} .prog-fill{height:100%;background:#C8A55A;transition:width .4s ease} .prog-lbl{font-size:10px;color:#9CA3AF} .pipe-empty{padding:64px 24px;text-align:center;color:#9CA3AF;background:#fff;border:1px solid rgba(11,26,46,.09)} .pipe-empty p{font-size:13px;line-height:1.8} .pipe-note{font-size:11px;color:#9CA3AF;margin-top:14px} .pipe-cta{background:#0B1A2E;padding:72px 5vw;display:flex;align-items:center;justify-content:space-between;gap:36px;flex-wrap:wrap} .pipe-cta h2{font-size:clamp(24px,3.5vw,44px);font-weight:300;color:#fff;max-width:500px;line-height:1.1;font-family:'Cormorant Garamond',serif} .pipe-cta h2 em{font-style:italic;color:#C8A55A} .pipe-cta-btns{display:flex;gap:14px;flex-wrap:wrap} .pipe-btn-gold{display:inline-block;font-size:11px;font-weight:500;letter-spacing:1.4px;text-transform:uppercase;background:#C8A55A;color:#0B1A2E;padding:13px 30px;text-decoration:none;transition:background .2s;font-family:'DM Sans',sans-serif} .pipe-btn-gold:hover{background:#DFC088} .pipe-btn-outline{display:inline-block;font-size:11px;font-weight:400;letter-spacing:1.4px;text-transform:uppercase;color:#C8A55A;border:1px solid #C8A55A;padding:12px 28px;text-decoration:none;transition:all .2s;font-family:'DM Sans',sans-serif} .pipe-btn-outline:hover{background:#C8A55A;color:#0B1A2E} @media(max-width:900px){ .kpi-strip{grid-template-columns:repeat(2,1fr)} .table-head{display:none} .pipe-card{grid-template-columns:1fr;gap:0} .pipe-cell,.pipe-phase,.pipe-progress{border-left:none;border-top:1px solid rgba(11,26,46,.06);padding:14px 24px;display:flex;justify-content:space-between;align-items:center} .pipe-cell .key,.pipe-progress .prog-lbl{order:-1} .pipe-progress{flex-direction:column;align-items:stretch;gap:6px} .prog-bar{margin-bottom:0} } /* ============= HAIKU HOMES — SHARED NAV + FOOTER STYLES ============= */ :root{ --navy:#0B1A2E; --navy-mid:#14284A; --gold:#C8A55A; --gold-lt:#DFC088; --cream:#F6F3EE; --cream-dk:#EAE6DD; --text-dk:#111827; --text-md:#4B5563; --text-lt:#9CA3AF; --white:#FFFFFF; --bdr:rgba(11,26,46,.09); --red:#DC2626; } /* NAV */ nav{position:fixed;top:0;left:0;right:0;z-index:200;height:66px;display:flex;align-items:center;justify-content:space-between;padding:0 5vw;background:rgba(11,26,46,.97);backdrop-filter:blur(12px);border-bottom:1px solid rgba(200,165,90,.18);font-family:'DM Sans',sans-serif} nav .nav-brand{display:flex;align-items:center;gap:10px;text-decoration:none} nav .nav-mark{width:32px;height:32px;background:var(--gold);display:flex;align-items:center;justify-content:center;font-family:'Cormorant Garamond',serif;font-size:16px;font-weight:600;color:var(--navy)} nav .nav-name{font-family:'Cormorant Garamond',serif;font-size:18px;font-weight:400;color:var(--white);letter-spacing:.3px} nav .nav-name span{color:var(--gold)} nav .nav-links{display:flex;align-items:center;gap:4px;list-style:none;margin:0;padding:0} nav .nav-links li a{font-size:12px;font-weight:400;letter-spacing:.9px;text-transform:uppercase;color:rgba(255,255,255,.68);padding:6px 11px;transition:color .2s;white-space:nowrap;text-decoration:none;display:inline-block} nav .nav-links li a:hover, nav .nav-links li a.active{color:var(--gold)} nav .nav-cta-li a{background:var(--gold) !important;color:var(--navy) !important;padding:8px 18px !important} nav .nav-cta-li a:hover{background:var(--gold-lt) !important} nav .nav-hamburger{display:none;flex-direction:column;gap:5px;cursor:pointer;background:none;border:none;padding:6px} nav .nav-hamburger span{width:22px;height:1.5px;background:var(--white);display:block} .nav-mobile{display:none;position:fixed;top:66px;left:0;right:0;background:rgba(11,26,46,.98);z-index:190;padding:16px 5vw 24px;border-bottom:1px solid rgba(200,165,90,.18);font-family:'DM Sans',sans-serif} .nav-mobile.open{display:block} .nav-mobile a{display:block;padding:12px 0;font-size:13px;letter-spacing:.8px;text-transform:uppercase;color:rgba(255,255,255,.7);border-bottom:1px solid rgba(255,255,255,.06);text-decoration:none} .nav-mobile a:hover, .nav-mobile a.active{color:var(--gold)} .nav-mobile .mob-cta{display:inline-block !important;margin-top:16px;background:var(--gold);color:var(--navy) !important;padding:10px 24px;font-size:11px;letter-spacing:1.2px;font-weight:500;border-bottom:none !important} /* FOOTER */ footer{background:var(--navy);padding:60px 5vw 28px;font-family:'DM Sans',sans-serif} footer .footer-grid{display:grid;grid-template-columns:1.6fr 1fr 1fr;gap:48px;padding-bottom:44px;border-bottom:1px solid rgba(255,255,255,.07)} footer .footer-brand h3{font-family:'Cormorant Garamond',serif;font-size:22px;font-weight:300;color:var(--white);margin:0 0 12px} footer .footer-brand h3 span{color:var(--gold)} footer .footer-brand p{font-size:13px;line-height:1.8;color:rgba(255,255,255,.38);margin:0 0 18px} footer .footer-tagline{font-family:'Cormorant Garamond',serif;font-style:italic;font-size:15px;color:rgba(200,165,90,.45)} footer .footer-col h4{font-size:10px;letter-spacing:2px;text-transform:uppercase;color:var(--gold);margin:0 0 18px;font-weight:500;font-family:'DM Sans',sans-serif} footer .footer-col ul{list-style:none;margin:0;padding:0} footer .footer-col li{margin-bottom:9px} footer .footer-col a{font-size:13px;color:rgba(255,255,255,.38);transition:color .2s;text-decoration:none} footer .footer-col a:hover{color:var(--white)} footer .footer-bottom{display:flex;justify-content:space-between;align-items:center;padding-top:22px;flex-wrap:wrap;gap:8px} footer .footer-bottom p{font-size:11px;color:rgba(255,255,255,.22);margin:0} @media(max-width:900px){ nav .nav-links{display:none} nav .nav-hamburger{display:flex} footer .footer-grid{grid-template-columns:1fr} }