@font-face{font-family:Manrope;src:url('/assets/fonts/manrope-regular.ttf') format('truetype');font-weight:400;font-display:swap}@font-face{font-family:Manrope;src:url('/assets/fonts/manrope-semibold.ttf') format('truetype');font-weight:600;font-display:swap}@font-face{font-family:Manrope;src:url('/assets/fonts/manrope-bold.ttf') format('truetype');font-weight:700;font-display:swap}@font-face{font-family:Sora;src:url('/assets/fonts/sora-medium.ttf') format('truetype');font-weight:500;font-display:swap}@font-face{font-family:Sora;src:url('/assets/fonts/sora-semibold.ttf') format('truetype');font-weight:600;font-display:swap}
:root{--navy:#10283e;--dark:#081a2a;--gold:#d9ba72;--ink:#132b40;--muted:#526473;--line:#dce4e9;--light:#f2f5f7;--display:Sora,system-ui,sans-serif;--body:Manrope,system-ui,sans-serif;scroll-padding-top:6.8rem}*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;background:#fff;color:var(--ink);font-family:var(--body);font-size:1rem;line-height:1.7}body.dialog-open{overflow:hidden}a{color:inherit;text-decoration:none}button,input,textarea{font:inherit}button,a,summary{touch-action:manipulation}button{cursor:pointer}img{display:block;max-width:100%}h1,h2,h3,p,figure{margin:0}h1,h2,h3{font-family:var(--display);font-weight:500;letter-spacing:-.055em;line-height:1.15}h1{font-weight:600}h2{font-size:clamp(2rem,3.2vw,3rem)}h3{font-size:1.15rem;line-height:1.4;letter-spacing:-.035em}p{color:var(--muted)}[hidden]{display:none!important}.sr-only{position:absolute;width:1px;height:1px;margin:-1px;padding:0;overflow:hidden;clip:rect(0,0,0,0);white-space:nowrap;border:0}.skip-link{position:fixed;z-index:60;top:-5rem;left:1rem;background:var(--navy);color:white;padding:1rem}.skip-link:focus{top:1rem}:focus-visible{outline:3px solid #a77c25;outline-offset:5px}.eyebrow{font-size:.75rem;font-weight:700;letter-spacing:.13em;text-transform:uppercase;line-height:1.65}.button{display:inline-flex;align-items:center;justify-content:center;min-height:3.4rem;padding:.85rem 1.55rem;background:var(--navy);border:1px solid var(--navy);border-radius:4px;color:white;font-family:var(--body);font-size:.95rem;font-weight:700;line-height:1.4;text-align:center;transition:background .15s,transform .15s}.button:hover{background:#214760;border-color:#214760;transform:translateY(-1px)}.button-small{min-height:2.8rem;padding:.65rem 1.15rem;font-size:.875rem}.button-gold{color:var(--dark);background:var(--gold);border-color:var(--gold)}.button-gold:hover{background:#e7cb8d;border-color:#e7cb8d}.text-link,.underlined-link,.text-button{font-size:.9rem;font-weight:600;border-bottom:1px solid #b19660;padding-bottom:.25rem}.text-link:hover,.underlined-link:hover,.text-button:hover{color:#906c25}.text-button{background:none;border:0;border-bottom:1px solid #b19660;padding:.2rem 0;color:var(--ink)}
.site-header{position:sticky;top:0;z-index:20;background:#fff;border-bottom:1px solid var(--line)}.header-inner{max-width:1440px;margin:auto;min-height:5.5rem;padding:1rem 3.5rem;display:flex;align-items:center;gap:2rem}.brand{display:block;flex-shrink:0}.brand img{width:13rem;height:auto}.header-inner nav{display:flex;align-items:center;gap:2rem;margin-left:auto}.header-inner nav a{font-family:var(--display);font-size:.875rem;font-weight:500;letter-spacing:-.035em;padding:.5rem 0}.header-inner nav a:hover{color:#906c25}.menu-toggle{display:none}.hero{display:grid;grid-template-columns:49% 51%;max-width:1800px;margin:auto;background:var(--navy);color:white;min-height:36.5rem}.hero-copy{padding:3.9rem 3.5rem 3.2rem;display:flex;align-items:flex-start;flex-direction:column;justify-content:center;min-width:0}.hero .eyebrow{display:flex;align-items:center;gap:.7rem;color:var(--gold)}.gold-rule{height:1px;width:1.8rem;background:var(--gold)}h1{font-size:clamp(2.65rem,4.6vw,4.55rem);margin:1.5rem 0;line-height:1.13}h1 span{color:var(--gold)}.hero-description{max-width:26rem;color:#e0e8ee;font-size:1.05rem;line-height:1.8}.hero-actions{display:flex;flex-wrap:wrap;align-items:center;gap:1.5rem;margin-top:1.9rem}.hero .text-link{color:white;border-color:#7990a1}.hero .text-link:hover{color:var(--gold);border-color:var(--gold)}.hero-note{font-size:.875rem;color:#bbcbd7;max-width:27rem;line-height:1.7;margin-top:1rem}.hero-photo{position:relative;overflow:hidden;min-width:0}.hero-photo>img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:center}.hero-photo:after{content:'';position:absolute;inset:42% 0 0;background:linear-gradient(transparent,rgba(5,20,34,.9));pointer-events:none}.hero-photo figcaption{position:absolute;z-index:1;left:2.5rem;right:2.5rem;bottom:2rem;color:white;display:flex;flex-direction:column}.caption-label{color:#e2d4b3;font-size:.75rem;font-weight:600;letter-spacing:.09em;text-transform:uppercase}.hero-photo strong{font-family:var(--display);font-weight:500;font-size:1.75rem;letter-spacing:-.05em;line-height:1.3;margin:.55rem 0}.hero-photo small{font-size:.75rem;color:#d6e1e9;line-height:1.6}
.credentials{max-width:1325px;margin:auto;padding:2.2rem 3.5rem;display:grid;grid-template-columns:repeat(3,1fr);gap:2rem;border-bottom:1px solid var(--line)}.credential{border-left:1px solid var(--line);padding-left:2rem}.credential:first-child{border:0;padding:0}.credential strong{font-family:var(--display);font-size:1.75rem;font-weight:500;letter-spacing:-.055em;line-height:1.3}.credential strong span{color:#987438}.credential p{font-size:.875rem;margin-top:.45rem;line-height:1.6}.section{max-width:1325px;margin:auto;padding:5rem 3.5rem}.section-heading .eyebrow{color:#8a6930;margin-bottom:1rem}.section-lead{max-width:39rem;margin-top:1.25rem;font-size:1.05rem;line-height:1.85}.approach-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:3rem;margin-top:2.8rem}.approach-grid article{border-top:1px solid var(--line);padding-top:1.3rem}.article-number{font-size:.75rem;font-weight:700;text-transform:uppercase;letter-spacing:.09em;color:#856a3f}.approach-grid h3{margin:.9rem 0 .6rem}.approach-grid p{font-size:1rem;line-height:1.8}.portfolio-story{max-width:1800px;margin:auto;background:var(--light);display:grid;grid-template-columns:1fr 1fr}.portfolio-story figure{min-height:27rem;position:relative;overflow:hidden}.portfolio-story img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}.portfolio-story figcaption{position:absolute;bottom:0;left:0;right:0;background:linear-gradient(transparent,rgba(6,23,42,.9));color:#fff;padding:2rem 1.7rem 1.1rem;font-size:.75rem}.portfolio-copy{padding:4rem;display:flex;flex-direction:column;align-items:flex-start;justify-content:center}.portfolio-copy .eyebrow{color:#8a6930;margin-bottom:1rem}.portfolio-copy p:not(.eyebrow){margin:1.25rem 0 1.7rem;max-width:28rem;font-size:1rem;line-height:1.85}.questions{display:grid;grid-template-columns:1fr 1.5fr;gap:5rem}.questions .eyebrow{color:#8a6930;margin-bottom:1rem}.faq-list details{border-bottom:1px solid var(--line)}.faq-list details:first-child{border-top:1px solid var(--line)}.faq-list summary{cursor:pointer;list-style:none;position:relative;padding:1.2rem 2rem 1.2rem 0;font-size:1rem;font-weight:600;line-height:1.6}.faq-list summary::-webkit-details-marker{display:none}.faq-list summary:after{content:'+';position:absolute;right:.3rem;top:1rem;font-size:1.5rem;color:#99733a;font-weight:400}.faq-list details[open] summary:after{content:'−'}.faq-list details p{font-size:1rem;line-height:1.85;padding:0 2rem 1.3rem 0}.closing{background:var(--navy);color:#fff;padding:3.5rem max(3.5rem,calc((100vw - 1213px)/2));display:flex;align-items:center;justify-content:space-between;gap:2.5rem}.closing .eyebrow{color:var(--gold);margin-bottom:.8rem}.closing h2{font-size:clamp(1.8rem,3vw,2.7rem)}.closing p:not(.eyebrow){color:#c7d5df;margin-top:.75rem}.closing .button{flex-shrink:0}.site-footer{background:var(--dark);color:#b9cbd8;padding:2.5rem max(3.5rem,calc((100vw - 1213px)/2)) 1.5rem}.footer-top{display:flex;align-items:flex-start;justify-content:space-between;gap:2rem;margin-bottom:2rem}.footer-top .brand img{width:12rem}.footer-contact{display:flex;flex-direction:column;font-size:.875rem;gap:.3rem}.footer-contact a{overflow-wrap:anywhere}.footer-offerings{display:flex;gap:1rem;flex-wrap:wrap;font-size:.875rem}.footer-offerings span{flex:0 0 100%;font-size:.75rem;color:#8fa6b9}.footer-offerings a[aria-current]{color:var(--gold);border-bottom:1px solid var(--gold)}.disclosure p{color:#9eb4c6;font-size:.75rem;line-height:1.85;margin-top:.6rem;max-width:72rem}.footer-bottom{display:flex;justify-content:space-between;gap:1rem;border-top:1px solid #2b4154;margin-top:1.8rem;padding-top:1.25rem;font-size:.75rem}.footer-bottom nav{display:flex;gap:1.4rem;flex-wrap:wrap}.site-footer a:hover{color:white}
.inquiry-dialog{padding:0;border:0;background:white;color:var(--ink);width:min(850px,calc(100% - 3rem));max-height:calc(100dvh - 3rem);border-radius:10px;overflow:auto;box-shadow:0 28px 90px #0005;margin:auto;overscroll-behavior:contain}.inquiry-dialog::backdrop{background:rgba(4,16,28,.76);backdrop-filter:blur(5px)}.dialog-shell{display:grid;grid-template-columns:35% 65%;position:relative;min-height:35rem}.dialog-close{position:sticky;top:1rem;z-index:2;grid-column:2;grid-row:1;width:2.4rem;height:2.4rem;justify-self:end;margin:1rem 1rem 0 0;padding:0;background:#edf1f4;color:var(--ink);border:0;border-radius:50%;line-height:1;align-self:start}.dialog-close span{font-size:1.65rem;font-weight:400;display:block;transform:translateY(-1px)}.dialog-close:hover{background:#d9e2e8}.dialog-intro{grid-column:1;grid-row:1;background:var(--navy);color:white;padding:3rem 1.8rem 2rem;display:flex;flex-direction:column;border-radius:10px 0 0 10px}.dialog-intro .eyebrow{color:var(--gold);font-size:.7rem}.dialog-intro h2{font-size:2rem;line-height:1.22;margin:1.4rem 0 1.2rem;letter-spacing:-.06em}.dialog-intro h2 span{color:var(--gold)}.dialog-intro>p:not(.eyebrow){color:#c4d4df;font-size:1rem;line-height:1.85}.dialog-contact{margin-top:auto;padding-top:2.5rem;display:flex;flex-direction:column;gap:.5rem;font-size:.875rem}.dialog-contact span{color:#94adbf;font-size:.75rem}.dialog-contact a{color:white}.dialog-content{grid-column:2;grid-row:1;padding:3.6rem 2.2rem 2rem;min-width:0}.form-instruction{font-size:1rem;font-weight:700;color:var(--ink);margin-bottom:1.2rem}.form-instruction span{display:block;color:var(--muted);font-size:.75rem;font-weight:400;margin-top:.2rem}.form-row{display:grid;grid-template-columns:1fr 1fr;gap:1rem}.field{display:flex;flex-direction:column;gap:.35rem;margin-bottom:1rem;min-width:0}.field label{font-size:.875rem;font-weight:600}.optional{font-size:.75rem;font-weight:400;color:#627789;margin-left:.35rem}.field input,.field textarea,#email-preview{width:100%;color:var(--ink);border:1px solid #c8d3db;border-radius:4px;padding:.7rem .8rem;min-height:2.85rem;background:#fff;font-family:var(--body);font-size:1rem}.field textarea,#email-preview{resize:vertical}.field input:focus,.field textarea:focus{border-color:#96712c}.field textarea::placeholder{color:#61798b;font-size:.95rem}.form-submit{width:100%;margin-top:.2rem}.form-explanation{font-size:.75rem;color:#647889;line-height:1.8;margin-top:.9rem}.inquiry-ready .eyebrow{color:#856933;font-size:.7rem;margin-bottom:.7rem}.inquiry-ready h3{font-size:1.5rem}.inquiry-ready>p:not(.eyebrow):not(.form-explanation):not(.copy-status){font-size:1rem;margin:.9rem 0 1.2rem}.inquiry-ready .button{width:100%;margin-top:1rem}#email-preview{font-size:.875rem;line-height:1.75;min-height:12rem;background:var(--light)}.ready-secondary{display:flex;justify-content:space-between;gap:1rem;margin-top:1.1rem}.copy-status{font-size:.875rem;margin-top:.7rem;color:var(--ink)}.noscript-note{padding:1rem;background:var(--light);text-align:center}.noscript-note a{text-decoration:underline}
.inquiry-dialog{position:fixed;inset:0}h1{letter-spacing:-.04em}
@media(min-width:1500px){.hero-copy{padding-left:6rem;padding-right:4rem}.hero{min-height:40rem}.hero-photo figcaption{left:3.5rem;bottom:2.5rem}}@media(max-width:1100px){.header-inner{padding:1rem 2rem;gap:1.5rem}.header-inner nav{gap:1.5rem}.hero-copy{padding:3.2rem 2rem}.hero{min-height:34rem}h1{font-size:clamp(2.55rem,4.9vw,4rem)}.credentials{padding:2rem}.section{padding:4.5rem 2rem}.portfolio-copy{padding:3rem 2.5rem}.questions{gap:3rem}.closing,.site-footer{padding-left:2rem;padding-right:2rem}.approach-grid{gap:2rem}}
@media(max-width:800px){:root{scroll-padding-top:5.5rem}.header-inner{min-height:4.8rem;padding:.9rem 1.5rem;gap:1rem;flex-wrap:wrap}.brand img{width:11rem}.header-cta{display:none}.menu-toggle{display:flex;align-items:center;gap:.7rem;margin-left:auto;border:0;background:transparent;color:var(--navy);padding:.6rem 0;font-family:var(--display);font-weight:600;font-size:.875rem;letter-spacing:-.035em}.menu-icon{display:flex;flex-direction:column;gap:5px;width:18px}.menu-icon i{display:block;height:2px;background:currentColor;width:18px;transition:transform .15s}.menu-toggle[aria-expanded=true] .menu-icon i:first-child{transform:translateY(3.5px) rotate(45deg)}.menu-toggle[aria-expanded=true] .menu-icon i:last-child{transform:translateY(-3.5px) rotate(-45deg)}.header-inner nav{display:none;flex:0 0 100%;margin:0;border-top:1px solid var(--line);padding-top:.7rem;gap:2rem}.header-inner nav[data-open]{display:flex}.hero{grid-template-columns:1fr;min-height:0}.hero-copy{padding:2.6rem 1.5rem 2.5rem}h1{font-size:clamp(2.5rem,7.8vw,3.9rem);margin:1.3rem 0;line-height:1.16}.hero-description{font-size:1rem;max-width:35rem}.hero .eyebrow{font-size:.7rem;letter-spacing:.11em}.hero-actions{margin-top:1.5rem;gap:1.3rem}.hero-note{font-size:.8rem;margin-top:.8rem}.hero-photo{height:24rem}.hero-photo figcaption{left:1.5rem;right:1.5rem;bottom:1.5rem}.hero-photo strong{font-size:1.5rem}.credentials{padding:1.8rem 1.5rem;gap:1.3rem}.credential{padding-left:1.2rem}.credential strong{font-size:1.3rem}.credential p{font-size:.8rem}.section{padding:3.6rem 1.5rem}h2{font-size:clamp(2rem,5.6vw,2.8rem)}.section-lead{font-size:1rem}.approach-grid{gap:1.5rem;margin-top:2.2rem}.approach-grid h3{font-size:1.05rem}.portfolio-story{grid-template-columns:1fr}.portfolio-story figure{min-height:22rem}.portfolio-copy{padding:3rem 1.5rem}.portfolio-copy p:not(.eyebrow){max-width:35rem}.questions{grid-template-columns:1fr;gap:2rem}.closing{padding:3rem 1.5rem;flex-wrap:wrap;gap:1.8rem}.site-footer{padding:2rem 1.5rem 1.2rem}.footer-top{flex-wrap:wrap;gap:1.7rem}.footer-top .brand{flex:0 0 100%}.footer-bottom{flex-direction:column;gap:1rem}.inquiry-dialog{width:calc(100% - 2rem);max-height:calc(100dvh - 2rem)}.dialog-shell{grid-template-columns:1fr;min-height:0}.dialog-intro{grid-column:1;grid-row:1;border-radius:10px 10px 0 0;padding:1.8rem 1.5rem 1.5rem}.dialog-intro .eyebrow{padding-right:3rem}.dialog-intro h2{font-size:1.75rem;margin:.8rem 0 .7rem}.dialog-intro h2 br{display:none}.dialog-intro>p:not(.eyebrow){font-size:1rem;max-width:32rem}.dialog-contact{display:none}.dialog-close{grid-column:1;grid-row:1;background:#fff2;color:white;margin:.8rem .8rem 0 0;top:.8rem}.dialog-close:hover{background:#fff3}.dialog-content{grid-column:1;grid-row:2;padding:1.5rem}.form-instruction{margin-bottom:1rem}.field{margin-bottom:.85rem}}
@media(max-width:480px){.hero-photo{height:20rem}h1{font-size:clamp(2.2rem,8.6vw,2.8rem)}.hero-actions{gap:1rem}.hero-actions .button{padding:.85rem 1.2rem}.text-link{font-size:.875rem}.credentials{grid-template-columns:1fr;gap:1rem}.credential{display:flex;align-items:center;justify-content:space-between;gap:1rem;border:0;border-top:1px solid var(--line);padding:1rem 0 0}.credential:first-child{border:0;padding:0}.credential strong{font-size:1.45rem;flex-shrink:0}.credential p{font-size:.875rem;max-width:12rem;text-align:right;margin:0}.approach-grid{grid-template-columns:1fr;gap:1.5rem}.approach-grid h3{font-size:1.15rem}.approach-grid article{padding-top:1.1rem}.form-row{gap:.8rem}.dialog-content{padding:1.2rem}.dialog-intro{padding:1.5rem 1.2rem 1.3rem}.dialog-intro h2{font-size:1.65rem}.footer-contact{font-size:.875rem}.footer-offerings{gap:.8rem}.inquiry-dialog{width:calc(100% - 1.25rem);max-height:calc(100dvh - 1.25rem)}}@media(max-width:360px){.form-row{grid-template-columns:1fr;gap:0}.brand img{width:10rem}.header-inner{padding-left:1rem;padding-right:1rem}.hero-copy{padding-left:1rem;padding-right:1rem}.hero .eyebrow{letter-spacing:.07em;font-size:.65rem}}@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*:before,*:after{transition:none!important;animation:none!important}}
/* Property and inquiry details */
.header-inner{gap:1.3rem}.header-inner nav{gap:1.2rem}h1{letter-spacing:-.035em}.hero-description{max-width:29rem}.credential small{display:block;font-size:.75rem;color:#657786;margin-top:.25rem;line-height:1.5}.property-source{margin-top:2rem;font-size:.875rem;line-height:1.7}.property-source a{border-bottom:1px solid #b19660;color:var(--ink);font-weight:600}.property-source a:hover{color:#906c25}.portfolio-copy p.operator-detail{margin-top:0}.inquiry-dialog{position:fixed;inset:0}
@media(max-width:960px){.header-inner nav{gap:1rem;justify-content:space-between;flex-wrap:wrap}.hero-copy{padding-top:2.3rem}.credential strong{font-size:1.3rem}.credential small{font-size:.75rem}}
@media(max-width:480px){.credential strong{font-size:1.45rem}.credential p{max-width:13.5rem}}
@media(max-width:360px){}
h1,h2,h3{max-width:100%;overflow-wrap:anywhere}.button{max-width:100%;overflow-wrap:anywhere}
@media(max-width:640px){.credentials{grid-template-columns:1fr;gap:1rem}.credential{display:flex;align-items:center;justify-content:space-between;gap:1rem;border:0;border-top:1px solid var(--line);padding:1rem 0 0}.credential:first-child{border:0;padding:0}.credential strong{font-size:1.45rem;flex-shrink:0}.credential p{font-size:.875rem;max-width:13.5rem;min-width:0;text-align:right;margin:0;overflow-wrap:anywhere}.approach-grid{grid-template-columns:1fr;gap:1.5rem}.approach-grid article{min-width:0}.article-number{overflow-wrap:anywhere}}

/* Investment campaign hero */
.hero{position:relative;display:block;min-height:38rem;isolation:isolate;background:#10283e}.hero-copy{position:relative;z-index:2;width:min(900px,75%);min-height:38rem;padding:4rem 4rem 4.5rem;justify-content:center}.hero h1{font-size:clamp(2.7rem,4.65vw,4.8rem);letter-spacing:-.055em;max-width:780px;line-height:1.13;margin:1.3rem 0 1.5rem}.hero-description{max-width:35rem;font-size:1.1rem;color:#e4edf2;line-height:1.8}.hero-note{max-width:35rem;font-size:.875rem}.hero-photo{position:absolute;inset:0;z-index:0}.hero-photo:after{inset:0;background:linear-gradient(90deg,rgba(8,27,44,.98) 0%,rgba(8,27,44,.93) 35%,rgba(8,27,44,.45) 70%,rgba(8,27,44,.13) 100%),linear-gradient(0deg,rgba(8,27,44,.55),transparent 55%)}.hero-photo figcaption{left:auto;right:3rem;bottom:2.5rem;width:18rem;padding:1.25rem 1.4rem;border:1px solid #ffffff3b;background:#10283eb8;backdrop-filter:blur(8px)}.hero-photo strong{font-size:1.3rem;letter-spacing:-.035em}.hero-photo small{font-size:.875rem}.caption-label{font-size:.75rem;letter-spacing:.08em}.credentials{max-width:1440px;padding:2.25rem 4rem;gap:3rem}.credential strong{font-size:2.15rem}.credential p{font-size:.9rem}.header-inner{max-width:1440px;gap:1.5rem}.header-inner nav{gap:1.5rem}.hero .text-link{font-size:.95rem}.button{border-radius:2px;min-height:3.55rem;padding:.9rem 1.65rem}.button-small{min-height:2.9rem;font-size:.875rem;padding:.7rem 1.25rem}
@media(max-width:1100px){.hero-copy{padding:3.5rem 2.5rem;width:76%;min-height:37rem}.hero-photo figcaption{right:2rem;width:15rem;padding:1rem}.hero-photo strong{font-size:1.15rem}.credentials{padding:2rem 2.5rem;gap:2rem}.credential strong{font-size:1.75rem}}
@media(max-width:800px){.hero{display:flex;flex-direction:column;min-height:0}.hero-copy{width:100%;min-height:0;padding:2.7rem 1.5rem 2.5rem}.hero h1{font-size:clamp(2.4rem,6.5vw,3.9rem);line-height:1.17;max-width:38rem;margin:1.2rem 0}.hero-description{font-size:1rem;max-width:36rem}.hero-actions{margin-top:1.6rem;gap:1.4rem}.hero-photo{position:relative;inset:auto;height:21rem;z-index:0}.hero-photo:after{inset:35% 0 0;background:linear-gradient(transparent,rgba(8,27,44,.9))}.hero-photo figcaption{left:1.5rem;right:1.5rem;bottom:1.5rem;width:auto;padding:0;border:0;background:transparent;backdrop-filter:none}.hero-photo strong{font-size:1.5rem}.credentials{padding:1.8rem 1.5rem;gap:1.5rem}.header-inner{gap:1rem}.header-inner nav{gap:1rem}}
@media(max-width:640px){.credentials{gap:1rem}.credential strong{font-size:1.65rem}.credential p{font-size:.875rem}.hero-note{font-size:.875rem}.hero-copy{padding-top:2.3rem}.hero h1{font-size:clamp(2.3rem,7.3vw,3.5rem)}.hero-photo{height:18rem}}

/* Investor narrative */
.investment-heading{display:grid;grid-template-columns:1fr 1fr;align-items:end;gap:4rem}.investment-heading .eyebrow,.asset-copy .eyebrow{color:#89652b;margin-bottom:1rem}.investment-heading .section-lead{margin:0;max-width:33rem;font-size:1.1rem}
.investment-pillars{display:grid;grid-template-columns:repeat(3,1fr);gap:2.5rem;margin-top:3rem}.investment-pillars article{border-top:2px solid var(--gold);padding-top:1.5rem;min-width:0}.investment-pillars h3{font-size:1.25rem;margin:1rem 0 .8rem;max-width:19rem}.investment-pillars p{font-size:1rem;line-height:1.85}.article-number{font-size:.875rem;letter-spacing:.05em}.investment-context{margin-top:2rem;font-size:.875rem}
.asset-story{max-width:1800px;margin:auto;display:grid;grid-template-columns:1fr 1fr;background:#f2f5f7}.asset-photo{position:relative;min-height:35rem;overflow:hidden}.asset-photo img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}.asset-photo figcaption{position:absolute;bottom:0;left:0;right:0;color:white;font-size:.875rem;padding:3rem 2rem 1.5rem;background:linear-gradient(transparent,#081a2ae6)}.asset-copy{padding:4rem;display:flex;flex-direction:column;align-items:flex-start;justify-content:center;min-width:0}.asset-copy h2{font-size:clamp(2rem,3vw,2.8rem)}.asset-copy .asset-name{font-family:var(--display);font-size:1.2rem;color:var(--ink);font-weight:600;margin:1.4rem 0 .8rem;letter-spacing:-.035em}.asset-copy>p:not(.eyebrow):not(.asset-name){max-width:31rem;font-size:1rem;line-height:1.85}.asset-facts{width:100%;margin:1.6rem 0 1.8rem}.asset-facts div{display:grid;grid-template-columns:42% 58%;gap:1rem;border-top:1px solid #ccd7df;padding:.65rem 0;font-size:.875rem;line-height:1.65}.asset-facts dt{color:#607585}.asset-facts dd{margin:0;color:var(--ink);font-weight:600}.underlined-link{font-size:.95rem}
.operator-experience{background:#10283e;color:white}.experience-inner{max-width:1325px;margin:auto;display:grid;grid-template-columns:1fr 1.6fr;gap:6rem;padding:5rem 3.5rem}.experience-stat{border-right:1px solid #ffffff30;padding-right:3rem}.experience-stat .eyebrow{color:var(--gold);font-size:.875rem}.experience-stat>strong{display:block;font-family:var(--display);font-size:clamp(6rem,10vw,9rem);letter-spacing:-.09em;font-weight:600;line-height:1.1;margin:1.8rem 0 1rem}.experience-stat>strong span{color:var(--gold)}.experience-stat>p:not(.eyebrow){font-size:1.05rem;color:#d3dfe7;max-width:15rem}.experience-markets{border-top:1px solid #ffffff30;margin-top:2.5rem;padding-top:1.3rem;color:#e4c582;font-size:1rem;display:flex;gap:1.3rem}.experience-markets span{color:#7991a3}.experience-copy h2{font-size:clamp(2rem,3.1vw,2.8rem);line-height:1.25}.experience-copy>p{color:#cad8e2;font-size:1rem;line-height:1.85;margin:1.4rem 0 1.5rem}.execution-list{margin-bottom:1.7rem}.execution-list>div{display:flex;gap:1.2rem;border-top:1px solid #ffffff25;padding:.9rem 0}.execution-list>div>span{color:#e4c582;font-size:.875rem;padding-top:.2rem}.execution-list p{color:#bfd0dc;font-size:.95rem;line-height:1.8}.execution-list strong{color:white;font-weight:600}.experience-copy .underlined-link{color:#e4c582;border-color:#8e7952}.experience-copy .underlined-link:hover{color:white}.questions{grid-template-columns:1fr 1.45fr;gap:4rem}.questions h2{font-size:clamp(2rem,3vw,2.7rem)}.eyebrow{font-size:.875rem;letter-spacing:.1em}.hero .eyebrow{font-size:.8rem}.caption-label{font-size:.8rem}.form-instruction span,.optional,.form-explanation,.dialog-intro .eyebrow,.inquiry-ready .eyebrow,.dialog-contact span{font-size:.875rem}.disclosure p,.footer-bottom{font-size:.8125rem}.footer-offerings span{font-size:.875rem}.dialog-intro h2{letter-spacing:-.04em}.closing h2{line-height:1.2}
@media(max-width:1100px){.investment-heading{gap:2.5rem}.investment-pillars{gap:2rem}.asset-copy{padding:3rem 2.5rem}.experience-inner{gap:3rem;padding:4.5rem 2rem}.experience-stat{padding-right:2rem}.questions{gap:3rem}.asset-facts div{grid-template-columns:42% 58%;gap:.75rem}}
@media(max-width:800px){.investment-heading{grid-template-columns:1fr;gap:1.2rem}.investment-heading .section-lead{font-size:1rem;max-width:38rem}.investment-pillars{gap:1.5rem;margin-top:2rem}.investment-pillars h3{font-size:1.15rem}.investment-pillars p{font-size:1rem}.asset-story{grid-template-columns:1fr}.asset-photo{min-height:0;height:24rem}.asset-copy{padding:3rem 1.5rem}.asset-facts div{grid-template-columns:42% 58%}.experience-inner{grid-template-columns:1fr;gap:2.5rem;padding:3.5rem 1.5rem}.experience-stat{border-right:0;border-bottom:1px solid #ffffff30;padding:0 0 2rem;display:grid;grid-template-columns:1fr 1fr;column-gap:1.5rem}.experience-stat .eyebrow{grid-column:1/-1}.experience-stat>strong{grid-row:2/4;font-size:6.5rem;margin:1rem 0 0;align-self:center}.experience-stat>p:not(.eyebrow){grid-row:2;align-self:end;margin-top:1.5rem}.experience-markets{grid-column:2;margin-top:1rem;padding-top:1rem;gap:.8rem;flex-wrap:wrap}.experience-copy h2{font-size:2rem}.questions{grid-template-columns:1fr;gap:2rem}.eyebrow{font-size:.8rem}.hero .eyebrow{font-size:.8rem}.hero-note{line-height:1.8}.header-inner nav[data-open]{justify-content:space-between}}
@media(max-width:640px){.investment-pillars{grid-template-columns:1fr;gap:1.6rem}.investment-pillars article{padding-top:1rem}.investment-pillars h3{max-width:none;margin:.7rem 0 .5rem;font-size:1.25rem}.investment-pillars p{max-width:35rem}.asset-photo{height:20rem}.asset-facts div{grid-template-columns:40% 60%;font-size:.875rem;gap:.5rem}.asset-facts dd{overflow-wrap:anywhere}.asset-photo figcaption{padding:2.5rem 1.5rem 1rem}.experience-stat>strong{font-size:5.7rem}.experience-stat>p:not(.eyebrow){font-size:1rem}.experience-markets{font-size:.875rem}.experience-copy h2{font-size:1.9rem}.hero h1{letter-spacing:-.045em}.hero-actions{align-items:flex-start}.disclosure p{font-size:.8125rem;line-height:1.85}}

/* Offering-specific presentation */
.hero--portfolio .hero-photo>img{object-position:65% center}.hero--portfolio .hero-copy{width:70%;max-width:950px}.hero--portfolio h1{font-size:clamp(2.7rem,4.45vw,4.65rem);max-width:730px}.hero--portfolio .hero-description{max-width:34rem}.hero--portfolio .hero-photo:after{background:linear-gradient(90deg,rgba(8,27,44,.98),rgba(8,27,44,.94) 34%,rgba(8,27,44,.52) 65%,rgba(8,27,44,.12)),linear-gradient(0deg,rgba(8,27,44,.55),transparent 60%)}
.hero--overview{display:grid;grid-template-columns:1.7fr 1fr;background:var(--navy);overflow:hidden}.hero--overview .hero-copy{width:100%;max-width:900px;padding-right:2.5rem}.hero--overview h1{font-size:clamp(2.7rem,4.2vw,4.5rem)}.hero-guide{margin:3.5rem 3.5rem 3.5rem 0;padding:2.5rem 2.3rem;border:1px solid #d9ba7259;align-self:center;position:relative;background:linear-gradient(140deg,#1c3c53,#10283e);min-width:0}.hero-guide:before{content:'';position:absolute;width:3rem;height:3px;left:2.3rem;top:-2px;background:var(--gold)}.guide-label{color:var(--gold);text-transform:uppercase;letter-spacing:.11em;font-weight:700;font-size:.75rem}.hero-guide .guide-title{font-family:var(--display);font-size:clamp(2rem,3vw,3.2rem);line-height:1.2;letter-spacing:-.05em;color:#fff;margin:1.3rem 0}.hero-guide>p:not(.guide-title){color:#c6d6e1;font-size:.95rem;max-width:19rem}.hero-guide>a{display:inline-flex;gap:1rem;align-items:center;font-size:.875rem;font-weight:600;margin-top:1.5rem;border-bottom:1px solid #8194a2;padding-bottom:.3rem;color:#fff}.hero-guide>a:hover{color:var(--gold)}
.portfolio-section{background:#f2f5f7}.portfolio-section .section{padding-bottom:3.5rem}.portfolio-section .eyebrow{color:#89652b;margin-bottom:1rem}.property-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:1.5rem;margin-top:2.7rem}.property-card{background:#fff;border:1px solid #dce4e9;min-width:0}.property-card figure{aspect-ratio:1.5;overflow:hidden}.property-card img{width:100%;height:100%;object-fit:cover}.property-card-copy{padding:1.4rem 1.5rem 1.6rem}.property-card .article-number{font-size:.7rem;letter-spacing:.07em;line-height:1.7}.property-card h3{font-size:1.25rem;margin:.7rem 0 .9rem;letter-spacing:-.04em}.property-card p{font-size:.9rem;color:#526473;padding-top:.85rem;border-top:1px solid var(--line)}.property-card p strong{color:var(--ink);font-family:var(--display);font-size:1.35rem;font-weight:500;margin-right:.2rem}.portfolio-context{font-size:.875rem;line-height:1.8;margin-top:1.7rem;max-width:46rem}
@media(max-width:1100px){.hero--overview .hero-copy{padding-left:2rem;padding-right:2rem}.hero-guide{margin:2.5rem 2rem 2.5rem 0;padding:2rem 1.5rem}.hero-guide:before{left:1.5rem}.hero--portfolio .hero-copy{width:72%;padding-left:2rem}.property-card-copy{padding:1.2rem}.property-grid{gap:1rem}.property-card h3{font-size:1.15rem}}
@media(max-width:800px){.hero--overview{display:block}.hero--overview .hero-copy,.hero--portfolio .hero-copy{width:100%;padding:2.7rem 1.5rem 2.5rem;min-height:0}.hero--overview h1,.hero--portfolio h1{font-size:clamp(2.4rem,6.5vw,3.9rem);max-width:38rem}.hero-guide{margin:0 1.5rem 2.5rem;padding:1.4rem 1.5rem}.hero-guide .guide-title{font-size:1.7rem;margin:.8rem 0;line-height:1.5}.hero-guide .guide-title br{display:none}.hero-guide .guide-title br:after{content:' '}.hero-guide>p:not(.guide-title){max-width:34rem}.hero-guide>a{margin-top:1rem}.hero--portfolio .hero-photo:after{background:linear-gradient(transparent,rgba(8,27,44,.9));inset:35% 0 0}.property-grid{grid-template-columns:1fr;gap:1.5rem}.property-card{display:grid;grid-template-columns:1fr 1fr;align-items:center}.property-card figure{aspect-ratio:auto;height:13.5rem}.property-card-copy{padding:1.5rem}.property-card h3{font-size:1.4rem}.portfolio-section .section{padding-bottom:3rem}}
@media(max-width:480px){.hero--overview h1,.hero--portfolio h1{font-size:clamp(2.2rem,7.5vw,2.9rem)}.hero--overview .hero-copy,.hero--portfolio .hero-copy{padding-top:2.3rem}.hero-guide{margin-bottom:2rem}.hero-guide .guide-title{font-size:1.55rem}.property-card{display:block}.property-card figure{height:auto;aspect-ratio:1.5}.property-card-copy{padding:1.4rem}.property-card h3{font-size:1.35rem}}
@media(max-width:360px){.hero--overview .hero-copy,.hero--portfolio .hero-copy{padding-left:1rem;padding-right:1rem}.hero-guide{margin-left:1rem;margin-right:1rem}}

/* Company proof and direct contact inquiry */
.inquiry-dialog{overflow:hidden}.dialog-shell{overflow:auto;max-height:calc(100dvh - 3rem);min-height:0;overscroll-behavior:contain}.dialog-close{position:absolute;top:1rem;right:1rem;margin:0;z-index:3;background:#edf1f4;color:var(--ink)}.dialog-close:hover{background:#d9e2e8}.dialog-content{padding-top:4rem}
@media(max-width:800px){.dialog-shell{max-height:calc(100dvh - 2rem)}.dialog-close{top:.8rem;right:.8rem}.dialog-content{padding-top:1.5rem}.dialog-intro{padding-right:3.8rem}}
@media(max-width:480px){.dialog-shell{max-height:calc(100dvh - 1.25rem)}.dialog-content{padding-top:1.2rem}}
.hero--overview{grid-template-columns:minmax(0,1.85fr) minmax(0,1fr)}.hero--overview h1{font-size:clamp(2.4rem,3.6vw,3.85rem);max-width:46rem;line-height:1.16}.hero--overview .hero-description{max-width:34rem}.company-snapshot h2{font-size:clamp(1.65rem,2.4vw,2.35rem);line-height:1.25;margin:1.2rem 0 1.8rem;color:white}.company-snapshot dl{margin:0}.company-snapshot dl>div{border-top:1px solid #ffffff25;padding:.9rem 0}.company-snapshot dt{font-size:.8rem;color:#c0d1dd}.company-snapshot dd{font-family:var(--display);font-size:1.05rem;letter-spacing:-.025em;margin:.25rem 0 0;color:white}.leadership-profile h3{font-size:clamp(2rem,3vw,2.7rem);line-height:1.25;color:var(--gold);margin:1.8rem 0 .8rem}.leadership-profile>p:not(.eyebrow){max-width:none}.leadership-profile .experience-markets{margin:1.6rem 0 1.3rem;font-size:.95rem}.leadership-profile .underlined-link{font-size:.875rem;color:#e4c582;border-color:#8e7952}.leadership-profile .underlined-link:hover{color:white}.contact-consent{display:flex;gap:.7rem;align-items:flex-start;font-size:.8125rem;color:var(--muted);line-height:1.7;margin:.2rem 0 1.2rem;cursor:pointer}.contact-consent input{accent-color:var(--navy);width:1.1rem;height:1.1rem;flex:0 0 1.1rem;margin:.2rem 0 0}.form-trap{position:absolute;left:-10000px;width:1px;height:1px;overflow:hidden}.form-status{font-size:.875rem;line-height:1.75;color:#8b2f24;margin-top:1rem}.form-status:empty{display:none}.form-explanation a{text-decoration:underline;text-underline-offset:3px}.button:disabled{opacity:.7;cursor:wait;transform:none}.inquiry-ready{padding-top:1rem}.inquiry-ready h3{line-height:1.4}.dialog-intro h2{font-size:1.9rem}
@media(max-width:1100px){.hero--overview{grid-template-columns:minmax(0,1.7fr) minmax(0,1fr)}.hero--overview h1{font-size:clamp(2.4rem,3.8vw,3.2rem)}}
@media(max-width:800px){.hero--overview{display:block}.hero--overview h1{font-size:clamp(2.25rem,5.8vw,3.45rem)}.company-snapshot h2{font-size:1.7rem;margin:.8rem 0 1.1rem}.company-snapshot dl{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:1rem}.company-snapshot dt{font-size:.75rem}.company-snapshot dd{font-size:.95rem}.leadership-profile{display:block}.leadership-profile h3{margin:1rem 0 .7rem;font-size:2.3rem}.leadership-profile>p:not(.eyebrow){margin:0}.leadership-profile .experience-markets{margin:1rem 0 .8rem;padding-top:.8rem}.dialog-intro h2{font-size:1.75rem;max-width:24rem}}
@media(max-width:480px){.hero--overview h1{font-size:clamp(1.95rem,6.85vw,2.6rem)}.company-snapshot dl{display:block}.company-snapshot dl>div{display:flex;justify-content:space-between;gap:1rem;align-items:baseline;padding:.7rem 0}.company-snapshot dd{margin:0;text-align:right}.company-snapshot dt{font-size:.8rem}.dialog-intro h2{font-size:1.65rem}.contact-consent{font-size:.8125rem}.leadership-profile h3{font-size:2.15rem}}

/* SER34: Regal Court investment introduction */
.hero--regal{display:grid;grid-template-columns:minmax(0,1.15fr) minmax(0,1fr)}.hero--regal .hero-copy{width:100%;max-width:none;padding:3.7rem 3.5rem;min-height:38rem}.hero--regal h1{font-size:clamp(2.7rem,4.25vw,4.2rem);line-height:1.15}.hero--regal .hero-description{max-width:33rem}.hero--regal .hero-photo{position:relative;inset:auto;min-height:38rem;height:auto}.hero--regal .hero-photo>img{object-position:center center}.hero--regal .hero-photo:after{inset:48% 0 0;background:linear-gradient(transparent,rgba(8,27,44,.92))}.hero--regal .hero-photo figcaption{left:2rem;right:2rem;bottom:2rem;width:auto;padding:0;border:0;background:none;backdrop-filter:none}.hero--regal .hero-photo strong{font-size:1.65rem}.regal-opportunity{background:#f2f5f7}.regal-property-grid{display:grid;grid-template-columns:minmax(0,1.1fr) minmax(0,1fr);gap:2.7rem;align-items:center;margin-top:2.8rem}.regal-property-photo{overflow:hidden;background:var(--navy)}.regal-property-photo img{width:100%;height:auto}.regal-property-photo figcaption{color:#dce7ef;font-size:.875rem;line-height:1.7;padding:.8rem 1.2rem}.regal-property-facts .eyebrow{color:#89652b;margin-bottom:.9rem}.regal-property-facts dl{margin:0}.regal-property-facts dl>div{display:grid;grid-template-columns:minmax(0,.45fr) minmax(0,1fr);gap:1.2rem;padding:.9rem 0;border-top:1px solid #ccd7df}.regal-property-facts dt{font-size:.875rem;color:#526473;padding-top:.15rem}.regal-property-facts dd{margin:0;color:var(--ink);font-size:1rem;font-weight:600;line-height:1.7;overflow-wrap:anywhere}.regal-location{border-top:1px solid #ccd7df;margin-top:2rem;padding-top:1.5rem;display:grid;grid-template-columns:1fr 1.4fr;gap:2rem}.regal-location h3{font-size:1.15rem;line-height:1.5;max-width:22rem}.regal-location p{font-size:1rem;line-height:1.85}
@media(max-width:1100px){.hero--regal .hero-copy{padding:3rem 2rem}.hero--regal h1{font-size:clamp(2.6rem,4.4vw,3.4rem)}.hero--regal .hero-photo figcaption{left:1.5rem;right:1.5rem}.regal-property-grid{gap:2rem}.regal-property-facts dl>div{gap:.9rem}}
@media(max-width:800px){.hero--regal{display:flex;flex-direction:column}.hero--regal .hero-copy{padding:2.7rem 1.5rem 2.5rem;min-height:0}.hero--regal h1{font-size:clamp(2.5rem,6.7vw,3.8rem)}.hero--regal .hero-photo{height:23rem;min-height:0}.hero--regal .hero-photo figcaption{bottom:1.5rem}.regal-property-grid{grid-template-columns:1fr;gap:2rem;margin-top:2rem}.regal-property-facts dl>div{grid-template-columns:minmax(0,.45fr) minmax(0,1fr)}.regal-location{grid-template-columns:1fr;gap:.7rem}.regal-location h3{max-width:32rem}}
@media(max-width:480px){.hero--regal .hero-copy{padding-top:2.3rem}.hero--regal h1{font-size:clamp(2.3rem,7.5vw,2.9rem)}.hero--regal .hero-photo{height:20rem}.hero--regal .hero-photo strong{font-size:1.45rem}.regal-property-facts dl>div{grid-template-columns:minmax(0,.45fr) minmax(0,1fr);gap:.8rem}.regal-property-facts dd{font-size:.95rem}.regal-property-photo figcaption{font-size:.8125rem}}
@media(max-width:360px){.hero--regal .hero-copy{padding-left:1rem;padding-right:1rem}.hero--regal h1{font-size:2.3rem}.regal-property-facts dl>div{grid-template-columns:1fr;gap:.2rem}.regal-property-facts dd{font-size:1rem}}