:root{--navy:#071d2d;--navy-2:#0d3047;--blue:#1f6686;--sand:#d8b77b;--cream:#f6f3ed;--white:#fff;--ink:#172631;--muted:#5d6a72;--line:#dce1e2}
*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;color:var(--ink);font-family:"DM Sans",sans-serif;background:var(--cream);font-size:16px;line-height:1.6}a{color:inherit;text-decoration:none}h1,h2,h3,p{margin-top:0}h1,h2{font-family:"Libre Franklin",sans-serif;letter-spacing:-.04em;line-height:1.08}h1{font-size:clamp(2.8rem,7vw,6rem);max-width:820px;margin-bottom:1.5rem}h2{font-size:clamp(2rem,4vw,3.8rem);margin-bottom:1.3rem}.site-header{height:82px;padding:0 clamp(1.2rem,4vw,4.5rem);display:flex;align-items:center;justify-content:space-between;background:var(--navy);color:white;position:relative;z-index:5}.brand{display:flex;align-items:center;gap:.8rem;font-size:1.05rem;letter-spacing:.02em}.brand-mark{width:40px;height:40px;border:1px solid rgba(255,255,255,.65);display:grid;place-items:center;color:var(--sand);font-weight:700;font-size:.85rem}.brand strong{display:block;font-weight:400;color:#a9bac4;font-size:.75rem;letter-spacing:.18em;text-transform:uppercase}.site-header nav{display:flex;align-items:center;gap:2rem;font-size:.9rem}.site-header nav a:hover{color:var(--sand)}.nav-call{border-left:1px solid #365061;padding-left:2rem;color:var(--sand)}.hero{min-height:calc(100vh - 82px);position:relative;display:grid;align-items:center;color:white;overflow:hidden}.hero>img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}.hero-shade{position:absolute;inset:0;background:linear-gradient(90deg,rgba(3,18,29,.94) 0%,rgba(4,24,38,.78) 42%,rgba(4,23,36,.15) 78%)}.hero-content{position:relative;z-index:1;padding:8vh clamp(1.2rem,7vw,7.5rem);max-width:1000px}.eyebrow{text-transform:uppercase;letter-spacing:.2em;color:var(--sand);font-weight:700;font-size:.75rem;margin-bottom:1.25rem}.eyebrow.dark{color:var(--blue)}.hero-copy{font-size:clamp(1.05rem,1.8vw,1.3rem);max-width:700px;color:#dce6ec;margin-bottom:2rem}.hero-actions{display:flex;gap:1rem;flex-wrap:wrap}.button{display:inline-flex;align-items:center;justify-content:center;border:0;padding:.95rem 1.35rem;font:600 .9rem "DM Sans",sans-serif;cursor:pointer;border-radius:2px}.button-primary{background:var(--sand);color:var(--navy)}.button-primary:hover{background:#e5c98f}.button-ghost{border:1px solid rgba(255,255,255,.55);color:white;background:rgba(0,0,0,.12)}.hero-note{margin:2rem 0 0;color:#aebec8;font-size:.85rem}.intro{display:grid;grid-template-columns:1.1fr .9fr;gap:8vw;padding:8rem clamp(1.2rem,7vw,7.5rem) 4rem;max-width:1500px;margin:auto}.intro>p{font-size:1.15rem;color:var(--muted);padding-top:2rem}.situations{max-width:1500px;margin:auto;padding:0 clamp(1.2rem,7vw,7.5rem) 8rem;display:grid;grid-template-columns:repeat(4,1fr)}.situations article{padding:2rem;border-top:1px solid #b9c3c6;border-right:1px solid var(--line);background:white}.situations article:last-child{border-right:0}.situations span{color:var(--blue);font-size:.78rem;font-weight:700}.situations h3{margin:1.7rem 0 .7rem;font-size:1.1rem}.situations p{color:var(--muted);font-size:.95rem;margin:0}.process{background:white;padding:8rem clamp(1.2rem,7vw,7.5rem);display:grid;grid-template-columns:.8fr 1.2fr;gap:9vw}.process ol{list-style:none;padding:0;margin:0}.process li{display:grid;grid-template-columns:48px 1fr;gap:1.2rem;padding:1.4rem 0;border-top:1px solid var(--line)}.process li:last-child{border-bottom:1px solid var(--line)}.process li b{color:var(--sand);font-size:1.4rem}.process h3{margin:0 0 .25rem}.process p{color:var(--muted);margin:0}.partners{background:var(--navy);color:white;padding:8rem clamp(1.2rem,7vw,7.5rem);display:grid;grid-template-columns:1fr 1fr;gap:9vw}.partner-copy>p:not(.eyebrow){color:#b8c9d3;font-size:1.08rem}.text-link{display:inline-flex;gap:.7rem;color:var(--sand);font-weight:700;margin-top:1rem}.partner-grid{display:grid;grid-template-columns:1fr 1fr;align-content:center}.partner-grid span{padding:2rem 1rem;border-top:1px solid #375063;font-size:1.05rem}.partner-grid span:nth-child(odd){border-right:1px solid #375063}.partner-grid span:nth-last-child(-n+2){border-bottom:1px solid #375063}.contact{padding:8rem clamp(1.2rem,7vw,7.5rem);display:grid;grid-template-columns:.8fr 1.2fr;gap:9vw;max-width:1500px;margin:auto}.contact-copy>p:not(.eyebrow){color:var(--muted)}.contact-copy>a{display:block;color:var(--blue);font-weight:700;margin:.35rem 0}.contact form{background:white;padding:clamp(1.3rem,4vw,3rem);box-shadow:0 20px 50px rgba(7,29,45,.08)}label{display:grid;gap:.4rem;font-size:.85rem;font-weight:700;margin-bottom:1rem}input,select,textarea{width:100%;border:1px solid #cbd3d6;background:#fbfcfc;padding:.85rem;font:400 1rem "DM Sans",sans-serif;color:var(--ink);border-radius:2px}input:focus,select:focus,textarea:focus{outline:2px solid var(--blue);outline-offset:1px}.field-row{display:grid;grid-template-columns:1fr 1fr;gap:1rem}.consent{grid-template-columns:20px 1fr;align-items:start;font-weight:400;color:var(--muted);font-size:.78rem}.consent input{width:17px;height:17px;margin-top:.2rem}.form-status{margin:.8rem 0 0;color:var(--blue);font-weight:600;font-size:.9rem}footer{background:#041520;color:#9fb0ba;padding:4rem clamp(1.2rem,7vw,7.5rem);display:grid;grid-template-columns:1fr 1fr;gap:2rem;font-size:.78rem}.footer-brand{color:white}.footer-contact{text-align:right}.footer-contact a{display:block;color:white;font-size:.9rem}footer p{max-width:800px;margin:0}footer p:last-child{text-align:right;align-self:end}@media(max-width:850px){.site-header{height:auto;padding-block:1rem}.site-header nav a:not(.nav-call){display:none}.nav-call{border:0;padding:0}.hero{min-height:760px}.hero-shade{background:linear-gradient(90deg,rgba(3,18,29,.94),rgba(4,24,38,.65))}.intro,.process,.partners,.contact{grid-template-columns:1fr;gap:2rem;padding-top:5rem;padding-bottom:5rem}.situations{grid-template-columns:1fr 1fr;padding-bottom:5rem}.situations article:nth-child(2){border-right:0}.situations article:nth-child(-n+2){border-bottom:1px solid var(--line)}}@media(max-width:560px){h1{font-size:2.65rem}.brand>span:last-child{font-size:.9rem}.site-header .nav-call{font-size:.8rem}.hero-content{padding-top:5rem}.hero-actions{display:grid}.situations,.field-row,.partner-grid,footer{grid-template-columns:1fr}.situations article{border-right:0}.partner-grid span:nth-child(odd){border-right:0}.partner-grid span{border-bottom:0!important}.partner-grid span:last-child{border-bottom:1px solid #375063!important}.footer-contact,footer p:last-child{text-align:left}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}}

/* Expanded acquisition, development, and careers messaging */
.services{max-width:1500px;margin:auto;padding:0 clamp(1.2rem,7vw,7.5rem) 8rem;display:grid;grid-template-columns:repeat(3,1fr)}
.services article{padding:2rem;border-top:1px solid #b9c3c6;border-right:1px solid var(--line);background:white}
.services article:nth-child(3n){border-right:0}
.services article:nth-child(-n+3){border-bottom:1px solid var(--line)}
.services span{color:var(--blue);font-size:.78rem;font-weight:700}
.services h3{margin:1.7rem 0 .7rem;font-size:1.1rem}
.services p{color:var(--muted);font-size:.95rem;margin:0}
.careers{padding:7rem clamp(1.2rem,7vw,7.5rem);display:grid;grid-template-columns:.8fr 1.2fr;gap:9vw;background:#e9eef0}
.careers>div:last-child>p:first-child{font-size:1.1rem;color:var(--muted)}
.career-button{background:var(--navy);color:white;margin:1rem 0}
.career-button:hover{background:var(--navy-2)}
.career-note{font-size:.8rem;color:var(--muted);margin:0}
@media(max-width:850px){.services{grid-template-columns:1fr 1fr;padding-bottom:5rem}.services article{border-right:1px solid var(--line)!important;border-bottom:1px solid var(--line)}.services article:nth-child(even){border-right:0!important}.careers{grid-template-columns:1fr;gap:2rem;padding-top:5rem;padding-bottom:5rem}}
@media(max-width:560px){.services{grid-template-columns:1fr}.services article{border-right:0!important}}

/* Above-the-fold seller inquiry */
.hero-inner{position:relative;z-index:1;width:100%;padding:5vh clamp(1.2rem,5vw,5.5rem);display:grid;grid-template-columns:minmax(0,1.25fr) minmax(360px,.75fr);gap:clamp(2rem,5vw,6rem);align-items:center}
.hero-content{position:static;padding:0;max-width:850px}
.hero-content h1{font-size:clamp(2.8rem,5.8vw,5.5rem)}
.hero-form{background:rgba(255,255,255,.97);color:var(--ink);padding:clamp(1.4rem,2.5vw,2.3rem);box-shadow:0 24px 70px rgba(0,0,0,.3);border-top:4px solid var(--sand)}
.hero-form h2{font-size:clamp(1.65rem,2.5vw,2.2rem);margin-bottom:1.2rem}
.hero-form label{margin-bottom:.75rem}
.hero-form input,.hero-form select,.hero-form textarea{padding:.7rem}
.hero-form .button{width:100%}
.hero-form .form-status{margin-bottom:0}
.form-kicker{margin:0 0 .35rem;color:var(--blue);text-transform:uppercase;letter-spacing:.12em;font-size:.7rem;font-weight:700}
.contact-prompt{background:white;padding:2rem;border-left:4px solid var(--sand);align-self:start}
.contact-prompt strong{font-family:"Libre Franklin",sans-serif;font-size:1.3rem}
.contact-prompt p{color:var(--muted);margin:.5rem 0 1rem}
.dark-link{color:var(--blue)}
@media(max-width:1000px){.hero{min-height:auto}.hero-inner{grid-template-columns:1fr;padding-top:5rem;padding-bottom:5rem}.hero-content{max-width:800px}.hero-form{max-width:680px;width:100%}}
@media(max-width:560px){.hero-inner{padding-top:3.5rem;padding-bottom:3.5rem}.hero-form{padding:1.2rem}.hero-form .field-row{grid-template-columns:1fr}.hero-content h1{font-size:2.55rem}}
.form-status.success{color:#17653a}.form-status.error{color:#a12b2b}.hero-form button:disabled{opacity:.7;cursor:wait}

/* Beach Life Investments brand logo */
.brand-logo{display:block;width:auto;height:62px;object-fit:contain}
.footer-logo{height:72px}
@media(max-width:560px){.brand-logo{height:48px}.footer-logo{height:62px}}

/* High-contrast logo presentation */
.site-header{background:var(--white);color:var(--navy);box-shadow:0 1px 0 rgba(7,29,45,.12)}
.site-header nav a:hover{color:var(--blue)}
.nav-call{border-left-color:var(--line);color:var(--blue)}
.footer-brand{background:var(--white);padding:.6rem .85rem;border-radius:2px;width:max-content}

/* Consolidated property-owner journey */
.owners-process{max-width:1500px;margin:auto;padding:8rem clamp(1.2rem,7vw,7.5rem) 4rem;display:grid;grid-template-columns:.9fr 1.1fr;gap:8vw}
.owners-intro>p:not(.eyebrow){font-size:1.08rem;color:var(--muted)}
.owner-steps{list-style:none;padding:0;margin:0}
.owner-steps li{display:grid;grid-template-columns:42px 1fr;gap:1rem;padding:1.25rem 0;border-top:1px solid #b9c3c6}
.owner-steps li:last-child{border-bottom:1px solid #b9c3c6}
.owner-steps b{color:var(--blue);font-size:1.2rem}.owner-steps h3{margin:0 0 .2rem}.owner-steps p{color:var(--muted);margin:0}
.services{grid-template-columns:repeat(2,1fr)}
.services article,.services article:nth-child(3n){border-right:1px solid var(--line)}
.services article:nth-child(even){border-right:0}
.services article:nth-child(-n+2){border-bottom:1px solid var(--line)}
.partner-grid article{padding:1.7rem 1rem;border-top:1px solid #375063}
.partner-grid article:nth-child(even){border-right:1px solid #375063}
.partner-grid article:nth-last-child(-n+2){border-bottom:1px solid #375063}
.partner-grid h3{margin:0;font-size:1.05rem}.realtor-callout{grid-column:1/-1;border-right:0!important}.realtor-callout p{color:#b8c9d3;margin:.6rem 0 0}.realtor-callout .text-link{margin-top:.7rem}
@media(max-width:850px){.owners-process{grid-template-columns:1fr;gap:2rem;padding-top:5rem}.partner-grid article:nth-child(even){border-right:0}}
@media(max-width:560px){.services{grid-template-columns:1fr}.services article{border-right:0!important}.partner-grid article{border-bottom:0!important}.partner-grid article:last-child{border-bottom:1px solid #375063!important}}

/* Balanced two-by-two professional partner grid */
.realtor-callout{grid-column:auto}
.partner-grid article:nth-child(odd){border-right:1px solid #375063}
.partner-grid article:nth-child(even){border-right:0}
@media(max-width:560px){.partner-grid article:nth-child(odd){border-right:0}}

/* Exact equal-cell partner grid */
.partner-grid{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:1px;background:#375063;border-top:1px solid #375063;border-bottom:1px solid #375063}
.partner-grid article,.partner-grid article:nth-child(odd),.partner-grid article:nth-child(even),.partner-grid .realtor-callout{grid-column:auto;min-width:0;min-height:84px;padding:1.5rem 1rem;display:flex;align-items:center;background:var(--navy);border:0!important}
@media(max-width:560px){.partner-grid{grid-template-columns:1fr}.partner-grid article,.partner-grid article:nth-child(odd),.partner-grid article:nth-child(even){border:0!important}}

/* Remove grid-fill blocks; keep dividers on cells only */
.partner-grid{gap:0;background:transparent;border:0}
.partner-grid article,.partner-grid article:nth-child(odd),.partner-grid article:nth-child(even),.partner-grid .realtor-callout{border-top:1px solid #375063!important}
.partner-grid article:nth-child(odd){border-right:1px solid #375063!important}
.partner-grid article:nth-last-child(-n+2){border-bottom:1px solid #375063!important}
@media(max-width:560px){.partner-grid article,.partner-grid article:nth-child(odd),.partner-grid article:nth-child(even){border-top:1px solid #375063!important;border-right:0!important;border-bottom:0!important}.partner-grid article:last-child{border-bottom:1px solid #375063!important}}