/* ================================================================
   Hendrix Schied LLC — "Clean Portal" design system
   Blue/teal, app-like, rounded, soft shadows.
   ================================================================ */
:root{
  --blue:#2b6fb3; --blue-dark:#215788; --blue-tint:#eaf2fb;
  --teal:#14b8a6; --teal-dark:#0e9384; --teal-tint:#e6faf6;
  --ink:#0f2537; --slate:#4a5a6a; --muted:#6b7a89;
  --line:#e5ecf2; --bg:#ffffff; --bg-soft:#f6f9fc; --white:#ffffff;
  --good:#0e9384; --good-tint:#e6faf6;
  --warn:#b7791f; --warn-tint:#fdf3e2;
  --bad:#c02b3a; --bad-tint:#fdeaec;
  --shadow-sm:0 1px 2px rgba(15,37,55,.06),0 4px 12px rgba(15,37,55,.06);
  --shadow-md:0 6px 24px rgba(15,37,55,.10);
  --shadow-lg:0 18px 48px rgba(20,63,110,.16);
  --r-sm:10px; --r-md:16px; --r-lg:24px; --r-pill:999px;
  --sans:system-ui,-apple-system,"Segoe UI",Roboto,Helvetica,Arial,sans-serif;
}
*{box-sizing:border-box;}
html{scroll-behavior:smooth;}
body{margin:0;font-family:var(--sans);color:var(--ink);background:var(--bg);line-height:1.6;-webkit-font-smoothing:antialiased;}
a{color:inherit;text-decoration:none;}
img{max-width:100%;}
h1,h2,h3,h4{text-wrap:balance;}
.wrap{width:100%;max-width:1160px;margin:0 auto;padding:0 20px;}
.text-teal{color:var(--teal-dark);}
.tabular{font-variant-numeric:tabular-nums;}

/* Buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:8px;font-family:var(--sans);font-weight:650;font-size:15px;padding:13px 22px;border-radius:var(--r-pill);border:1px solid transparent;cursor:pointer;line-height:1;transition:transform .12s ease, box-shadow .12s ease, background .12s ease;}
.btn:active{transform:translateY(1px);}
.btn:focus-visible{outline:2px solid var(--blue);outline-offset:2px;}
.btn-primary{background:var(--blue);color:#fff;box-shadow:0 8px 18px rgba(43,111,179,.28);}
.btn-primary:hover{background:var(--blue-dark);color:#fff;}
.btn-teal{background:var(--teal);color:#04322d;box-shadow:0 8px 18px rgba(20,184,166,.30);}
.btn-teal:hover{background:var(--teal-dark);color:#fff;}
.btn-ghost{background:#fff;color:var(--blue);border-color:#d6e4f2;box-shadow:var(--shadow-sm);}
.btn-ghost:hover{border-color:var(--blue);}
.btn-white{background:#fff;color:var(--teal-dark);}
.btn-white:hover{background:#f0fdfa;}
.btn-sm{padding:9px 15px;font-size:13.5px;}
.btn-block{width:100%;}

/* Header */
header.site{position:sticky;top:0;z-index:50;background:rgba(255,255,255,.90);backdrop-filter:saturate(160%) blur(12px);border-bottom:1px solid var(--line);}
.nav{display:flex;align-items:center;gap:20px;height:70px;}
.brand{display:flex;align-items:center;gap:11px;font-weight:800;letter-spacing:-.2px;font-size:19px;color:var(--ink);}
.brand .mark{flex:0 0 auto;width:38px;height:38px;border-radius:11px;background:linear-gradient(135deg,var(--blue),var(--teal));display:flex;align-items:center;justify-content:center;box-shadow:0 6px 14px rgba(20,63,110,.28);}
.brand small{display:block;font-size:11px;font-weight:600;color:var(--muted);letter-spacing:.3px;}
.nav-links{display:flex;gap:6px;margin-left:auto;}
.nav-links a{font-size:14.5px;font-weight:550;color:var(--slate);padding:9px 13px;border-radius:var(--r-pill);}
.nav-links a:hover{color:var(--blue);background:var(--blue-tint);}
.nav-links a.active{color:var(--blue);background:var(--blue-tint);}
.nav-cta{display:flex;align-items:center;gap:10px;}
.menu-toggle{display:none;}

/* Hero */
.hero{position:relative;overflow:hidden;background:radial-gradient(1000px 460px at 88% -8%, rgba(20,184,166,.16), transparent 60%),radial-gradient(900px 500px at 5% 0%, rgba(43,111,179,.14), transparent 55%),linear-gradient(180deg,#fbfdff,#f4f9fd);border-bottom:1px solid var(--line);}
.hero-grid{display:grid;grid-template-columns:1.05fr .95fr;gap:48px;align-items:center;padding:74px 0 82px;}
.pill-tag{display:inline-flex;align-items:center;gap:8px;background:var(--teal-tint);color:var(--teal-dark);font-weight:650;font-size:13px;padding:7px 14px;border-radius:var(--r-pill);border:1px solid #c8f0e8;margin-bottom:20px;}
.pill-tag .dot{width:8px;height:8px;border-radius:50%;background:var(--teal);box-shadow:0 0 0 4px rgba(20,184,166,.20);}
.hero h1{font-size:clamp(34px,5vw,54px);line-height:1.06;letter-spacing:-1.4px;margin:0 0 18px;font-weight:820;color:var(--ink);}
.hero h1 .accent{background:linear-gradient(120deg,var(--blue),var(--teal));-webkit-background-clip:text;background-clip:text;color:transparent;}
.hero p.sub{font-size:18px;color:var(--slate);max-width:520px;margin:0 0 30px;}
.hero-cta{display:flex;flex-wrap:wrap;gap:14px;}
.trust{display:flex;gap:24px;margin-top:30px;flex-wrap:wrap;}
.trust div{font-size:13px;color:var(--muted);}
.trust strong{display:block;font-size:22px;color:var(--ink);font-weight:800;letter-spacing:-.5px;}

/* Hero portal card mock */
.hero-visual{position:relative;}
.app-card{background:#fff;border-radius:var(--r-lg);box-shadow:var(--shadow-lg);border:1px solid #eef3f8;overflow:hidden;}
.app-top{display:flex;align-items:center;gap:8px;padding:14px 18px;border-bottom:1px solid var(--line);background:#fbfdff;}
.app-top .d{width:11px;height:11px;border-radius:50%;background:#dbe6f0;}
.app-top .d.b{background:#bfe9e1;}
.app-top .label{margin-left:auto;font-size:12px;color:var(--muted);font-weight:600;}
.app-body{padding:22px;}
.app-hello{font-size:13px;color:var(--muted);font-weight:600;}
.app-name{font-size:19px;font-weight:800;letter-spacing:-.3px;margin:2px 0 16px;}
.balance-card{background:linear-gradient(135deg,var(--blue),#3f8fd6);color:#fff;border-radius:var(--r-md);padding:18px 20px;box-shadow:0 12px 26px rgba(43,111,179,.30);}
.balance-card .lbl{font-size:12.5px;opacity:.85;font-weight:600;}
.balance-card .amt{font-size:30px;font-weight:850;letter-spacing:-.6px;margin:3px 0 4px;}
.balance-card .due{font-size:12.5px;opacity:.9;}
.pay-btn{margin-top:14px;width:100%;background:var(--teal);color:#04322d;font-weight:750;border:none;padding:13px;border-radius:var(--r-pill);cursor:pointer;font-size:15px;font-family:var(--sans);box-shadow:0 8px 16px rgba(20,184,166,.34);}
.app-rows{margin-top:16px;display:flex;flex-direction:column;gap:10px;}
.app-row{display:flex;align-items:center;gap:12px;padding:11px 13px;border:1px solid var(--line);border-radius:var(--r-sm);}
.app-row .ic{width:34px;height:34px;border-radius:9px;background:var(--blue-tint);color:var(--blue);display:flex;align-items:center;justify-content:center;flex:0 0 auto;}
.app-row .ic.t{background:var(--teal-tint);color:var(--teal-dark);}
.app-row .txt{font-size:13.5px;font-weight:600;color:var(--ink);}
.app-row .txt span{display:block;font-size:11.5px;color:var(--muted);font-weight:500;}
.app-row .chev{margin-left:auto;color:#b9c6d3;}
.float-badge{position:absolute;top:-16px;right:-10px;background:#fff;border:1px solid var(--line);border-radius:var(--r-pill);padding:8px 14px;box-shadow:var(--shadow-md);font-size:12.5px;font-weight:700;color:var(--teal-dark);display:flex;align-items:center;gap:7px;}
.float-badge .dot{width:8px;height:8px;border-radius:50%;background:var(--teal);}

/* Section shells */
section{padding:78px 0;}
.sec-head{text-align:center;max-width:640px;margin:0 auto 44px;}
.eyebrow{font-size:13px;font-weight:750;letter-spacing:1.4px;text-transform:uppercase;color:var(--teal-dark);}
.sec-head h2{font-size:clamp(27px,3.6vw,38px);letter-spacing:-1px;margin:10px 0 12px;font-weight:820;}
.sec-head p{color:var(--slate);font-size:17px;margin:0;}

/* Rentals */
.rentals{background:var(--bg-soft);}
.cards{display:grid;grid-template-columns:repeat(3,1fr);gap:26px;}
.card{background:#fff;border-radius:var(--r-md);overflow:hidden;box-shadow:var(--shadow-sm);border:1px solid #eef3f8;display:flex;flex-direction:column;transition:transform .16s ease, box-shadow .16s ease;}
.card:hover{transform:translateY(-4px);box-shadow:var(--shadow-md);}
.card-img{position:relative;aspect-ratio:16/10;width:100%;overflow:hidden;}
.card-img svg{width:100%;height:100%;display:block;object-fit:cover;}
.badge{position:absolute;top:12px;left:12px;z-index:2;background:rgba(255,255,255,.94);color:var(--teal-dark);font-size:12px;font-weight:750;padding:6px 12px;border-radius:var(--r-pill);display:inline-flex;align-items:center;gap:6px;box-shadow:var(--shadow-sm);}
.badge.leased{color:var(--slate);}
.badge .dot{width:7px;height:7px;border-radius:50%;background:var(--teal);box-shadow:0 0 0 3px rgba(20,184,166,.22);}
.badge.leased .dot{background:#9db2c4;box-shadow:0 0 0 3px rgba(157,178,196,.22);}
.card-body{padding:18px 20px 20px;display:flex;flex-direction:column;gap:12px;flex:1;}
.price{font-size:25px;font-weight:850;letter-spacing:-.6px;color:var(--ink);}
.price span{font-size:14px;font-weight:600;color:var(--muted);letter-spacing:0;}
.specs{display:flex;gap:14px;font-size:13.5px;color:var(--slate);flex-wrap:wrap;}
.specs .s{display:inline-flex;align-items:center;gap:6px;font-weight:600;}
.specs svg{color:var(--blue);}
.city{font-size:13.5px;color:var(--muted);display:flex;align-items:center;gap:6px;}
.card-foot{margin-top:auto;padding-top:6px;border-top:1px solid var(--line);}
.view-link{display:inline-flex;align-items:center;gap:7px;font-weight:700;color:var(--blue);font-size:14.5px;padding-top:14px;}
.view-link:hover{color:var(--blue-dark);gap:11px;}
.rentals-all{text-align:center;margin-top:40px;}

/* Owner band */
.owner{background:linear-gradient(135deg,#173f66,#215788 55%,#0e9384);color:#fff;position:relative;overflow:hidden;}
.owner:before{content:"";position:absolute;inset:0;background:radial-gradient(600px 300px at 90% 10%,rgba(20,184,166,.35),transparent 60%);pointer-events:none;}
.owner-grid{display:grid;grid-template-columns:1.1fr .9fr;gap:44px;align-items:center;position:relative;}
.owner .eyebrow{color:#8ff0e2;}
.owner h2{font-size:clamp(26px,3.5vw,36px);letter-spacing:-.8px;margin:10px 0 16px;font-weight:820;}
.owner p{color:#dbe8f2;font-size:17px;max-width:520px;margin:0 0 26px;}
.owner-feats{display:grid;gap:14px;}
.ofeat{display:flex;gap:14px;align-items:flex-start;background:rgba(255,255,255,.08);border:1px solid rgba(255,255,255,.14);padding:16px 18px;border-radius:var(--r-md);}
.ofeat .oic{width:42px;height:42px;flex:0 0 auto;border-radius:11px;background:rgba(255,255,255,.16);display:flex;align-items:center;justify-content:center;}
.ofeat h4{margin:0 0 3px;font-size:15.5px;font-weight:750;}
.ofeat p{margin:0;font-size:13.5px;color:#c9dcec;}
.ofeat .rt{font-weight:750;color:#8ff0e2;}

/* Portal promo strip */
.portal{background:var(--bg);}
.portal-card{background:radial-gradient(700px 340px at 12% 0%,rgba(20,184,166,.14),transparent 60%),linear-gradient(135deg,var(--blue-tint),#f4fbff);border:1px solid #dcebf7;border-radius:var(--r-lg);padding:52px;box-shadow:var(--shadow-md);display:grid;grid-template-columns:1fr 1fr;gap:44px;align-items:center;}
.portal-copy .eyebrow{color:var(--blue);}
.portal-copy h2{font-size:clamp(26px,3.4vw,36px);letter-spacing:-.9px;margin:10px 0 14px;font-weight:820;}
.portal-copy p{color:var(--slate);font-size:17px;margin:0 0 24px;}
.portal-feats{list-style:none;padding:0;margin:0 0 28px;display:grid;gap:12px;}
.portal-feats li{display:flex;align-items:center;gap:12px;font-weight:600;font-size:15px;color:var(--ink);}
.portal-feats .chk{width:26px;height:26px;border-radius:8px;flex:0 0 auto;background:var(--teal);color:#fff;display:flex;align-items:center;justify-content:center;box-shadow:0 4px 10px rgba(20,184,166,.3);}
.portal-visual{display:flex;justify-content:center;}
.phone{width:250px;background:#0f2537;border-radius:32px;padding:12px;box-shadow:0 26px 60px rgba(15,37,55,.28);border:1px solid #1b3348;}
.phone-screen{background:#fff;border-radius:22px;overflow:hidden;}
.ps-top{background:linear-gradient(135deg,var(--blue),var(--teal));padding:20px 18px 26px;color:#fff;}
.ps-top .greet{font-size:12px;opacity:.9;font-weight:600;}
.ps-top .amt{font-size:26px;font-weight:850;letter-spacing:-.5px;margin-top:3px;}
.ps-top .sub{font-size:11.5px;opacity:.9;margin-top:2px;}
.ps-pay{margin:14px 16px 0;background:var(--teal);color:#04322d;text-align:center;font-weight:800;padding:12px;border-radius:var(--r-pill);font-size:14px;box-shadow:0 8px 16px rgba(20,184,166,.3);}
.ps-list{padding:16px;display:flex;flex-direction:column;gap:10px;}
.ps-item{display:flex;align-items:center;gap:10px;padding:10px;border:1px solid var(--line);border-radius:12px;}
.ps-item .pic{width:30px;height:30px;border-radius:8px;background:var(--blue-tint);color:var(--blue);display:flex;align-items:center;justify-content:center;flex:0 0 auto;}
.ps-item .pic.t{background:var(--teal-tint);color:var(--teal-dark);}
.ps-item span{font-size:12.5px;font-weight:650;color:var(--ink);}

/* Footer */
footer.site{background:#0f2537;color:#c3d2df;padding:60px 0 26px;}
.foot-grid{display:grid;grid-template-columns:1.4fr 1fr 1fr;gap:36px;padding-bottom:36px;border-bottom:1px solid rgba(255,255,255,.10);}
.foot-brand .brand{color:#fff;}
.foot-brand .brand small{color:#8aa0b4;}
.foot-brand p{font-size:14px;color:#9db2c4;margin:16px 0 0;max-width:300px;}
.foot-col h5{font-size:13px;text-transform:uppercase;letter-spacing:1px;color:#7f97ab;margin:4px 0 14px;font-weight:750;}
.foot-col a{display:block;font-size:14.5px;color:#c3d2df;padding:6px 0;}
.foot-col a:hover{color:var(--teal);}
.eho{display:flex;align-items:center;gap:12px;margin-top:26px;font-size:13px;color:#9db2c4;}
.eho .eho-mark{width:34px;height:34px;flex:0 0 auto;border:1.5px solid #4a6377;border-radius:7px;display:flex;align-items:center;justify-content:center;color:#8aa0b4;}
.foot-bottom{display:flex;justify-content:space-between;align-items:center;gap:16px;flex-wrap:wrap;padding-top:22px;font-size:13px;color:#8aa0b4;}
.foot-bottom .mini-nav{display:flex;gap:18px;flex-wrap:wrap;}
.foot-bottom .mini-nav a:hover{color:var(--teal);}

/* ---------- App surfaces (portal + admin) ---------- */
.app-main{min-height:60vh;padding:36px 0 64px;background:var(--bg-soft);}
.page-head{display:flex;flex-wrap:wrap;align-items:flex-end;gap:12px 20px;margin-bottom:24px;}
.page-head h1{font-size:clamp(24px,3vw,32px);letter-spacing:-.6px;margin:0;font-weight:820;}
.page-head .sub{color:var(--muted);font-size:15px;}
.page-head .spacer{margin-left:auto;}
.crumbs{font-size:13.5px;color:var(--muted);margin-bottom:14px;}
.crumbs a{color:var(--blue);font-weight:600;}
.panel{background:#fff;border:1px solid var(--line);border-radius:var(--r-md);box-shadow:var(--shadow-sm);padding:24px;}
.panel + .panel{margin-top:20px;}
.panel > h2,.panel > h3{margin-top:0;}
.panel-head{display:flex;align-items:center;gap:12px;margin-bottom:16px;}
.panel-head h2,.panel-head h3{margin:0;}
.panel-head .spacer{margin-left:auto;}
.grid-2{display:grid;grid-template-columns:1fr 1fr;gap:20px;}
.grid-3{display:grid;grid-template-columns:repeat(3,1fr);gap:20px;}
.grid-4{display:grid;grid-template-columns:repeat(4,1fr);gap:16px;}
.stat{background:#fff;border:1px solid var(--line);border-radius:var(--r-md);box-shadow:var(--shadow-sm);padding:20px 22px;}
.stat .k{font-size:13px;color:var(--muted);font-weight:600;}
.stat .v{font-size:28px;font-weight:850;letter-spacing:-.6px;margin-top:4px;font-variant-numeric:tabular-nums;}
.stat .v.bad{color:var(--bad);}
.stat .v.good{color:var(--good);}

/* Tables */
.table-wrap{overflow-x:auto;}
table.data{width:100%;border-collapse:collapse;font-size:14.5px;}
table.data th{text-align:left;font-size:12px;text-transform:uppercase;letter-spacing:.6px;color:var(--muted);font-weight:700;padding:10px 14px;border-bottom:2px solid var(--line);white-space:nowrap;}
table.data td{padding:12px 14px;border-bottom:1px solid var(--line);vertical-align:middle;}
table.data tr:last-child td{border-bottom:none;}
table.data tbody tr:hover{background:var(--bg-soft);}
table.data td.num,table.data th.num{text-align:right;font-variant-numeric:tabular-nums;}

/* Status pills */
.pill{display:inline-flex;align-items:center;gap:6px;font-size:12.5px;font-weight:700;padding:5px 11px;border-radius:var(--r-pill);}
.pill .dot{width:7px;height:7px;border-radius:50%;}
.pill.current{background:var(--good-tint);color:var(--good);}
.pill.current .dot{background:var(--good);}
.pill.late,.pill.pastdue,.pill.overdue{background:var(--bad-tint);color:var(--bad);}
.pill.late .dot,.pill.pastdue .dot,.pill.overdue .dot{background:var(--bad);}
.pill.draft{background:var(--blue-tint);color:var(--blue);}
.pill.draft .dot{background:var(--blue);}
.pill.sent{background:var(--warn-tint);color:var(--warn);}
.pill.sent .dot{background:var(--warn);}
.pill.paid,.pill.partiallypaid{background:var(--good-tint);color:var(--good);}
.pill.paid .dot,.pill.partiallypaid .dot{background:var(--good);}
.pill.vacant{background:#eef2f6;color:var(--slate);}
.pill.vacant .dot{background:#9db2c4;}

/* Forms */
.field{margin-bottom:16px;}
.field label{display:block;font-size:13.5px;font-weight:650;color:var(--slate);margin-bottom:6px;}
.field input,.field select,.field textarea{width:100%;font-family:var(--sans);font-size:15px;color:var(--ink);padding:11px 13px;border:1px solid #d6e0ea;border-radius:var(--r-sm);background:#fff;}
.field input:focus,.field select:focus,.field textarea:focus{outline:none;border-color:var(--blue);box-shadow:0 0 0 3px rgba(43,111,179,.15);}
.field .hint{font-size:12.5px;color:var(--muted);margin-top:5px;}
.form-row{display:grid;grid-template-columns:1fr 1fr;gap:16px;}
.form-actions{display:flex;gap:12px;flex-wrap:wrap;margin-top:8px;}
.alert{padding:13px 16px;border-radius:var(--r-sm);font-size:14px;margin-bottom:18px;}
.alert-success{background:var(--good-tint);color:var(--good);border:1px solid #b6ece4;}
.alert-error{background:var(--bad-tint);color:var(--bad);border:1px solid #f4c2c8;}
.alert-info{background:var(--blue-tint);color:var(--blue-dark);border:1px solid #cfe1f2;}
.text-danger{color:var(--bad);font-size:13px;}
.muted{color:var(--muted);}
.right{text-align:right;}

/* Auth card */
.auth-shell{min-height:70vh;display:flex;align-items:center;justify-content:center;padding:48px 20px;background:radial-gradient(900px 460px at 50% -10%, rgba(43,111,179,.10), transparent 60%),var(--bg-soft);}
.auth-card{width:100%;max-width:420px;background:#fff;border:1px solid var(--line);border-radius:var(--r-lg);box-shadow:var(--shadow-lg);padding:36px 32px;}
.auth-card h1{font-size:24px;margin:0 0 6px;letter-spacing:-.4px;}
.auth-card .lead{color:var(--muted);font-size:14.5px;margin:0 0 24px;}

/* Responsive */
@media (max-width:900px){
  .hero-grid{grid-template-columns:1fr;gap:44px;padding:52px 0 60px;}
  .hero-visual{max-width:420px;margin:0 auto;width:100%;}
  .owner-grid{grid-template-columns:1fr;gap:32px;}
  .portal-card{grid-template-columns:1fr;gap:36px;padding:38px 30px;}
  .portal-visual{order:-1;}
  .cards{grid-template-columns:1fr 1fr;}
  .foot-grid{grid-template-columns:1fr 1fr;}
  .grid-3,.grid-4{grid-template-columns:1fr 1fr;}
}
@media (max-width:760px){
  .nav-links{display:none;}
  .nav-links.open{display:flex;flex-direction:column;position:absolute;top:70px;left:0;right:0;background:#fff;border-bottom:1px solid var(--line);padding:12px 20px 18px;gap:4px;box-shadow:var(--shadow-md);}
  .nav-links.open a{padding:12px 14px;}
  .menu-toggle{display:inline-flex;align-items:center;justify-content:center;width:44px;height:44px;border:1px solid var(--line);border-radius:12px;background:#fff;cursor:pointer;color:var(--ink);}
  .nav .brand{margin-right:auto;}
  .nav-links{margin-left:0;}
  .hide-sm{display:none;}
  .grid-2,.grid-3,.grid-4,.form-row{grid-template-columns:1fr;}
}
@media (max-width:560px){
  .cards{grid-template-columns:1fr;}
  .foot-grid{grid-template-columns:1fr;gap:26px;}
  .trust{gap:18px;}
  section{padding:56px 0;}
  .portal-card{padding:30px 20px;}
  .hero-cta{flex-direction:column;align-items:stretch;}
  .hero-cta .btn{width:100%;}
}