:root {
  --ink: #183137;
  --deep: #143b42;
  --teal: #17606a;
  --accent: #a34035;
  --muted: #56686b;
  --line: #d9e1df;
  --wash: #f3f5f2;
  --sand: #f5f3ed;
  --serif: Georgia, 'Times New Roman', serif;
  --sans: Arial, Helvetica, sans-serif;
}
* { box-sizing: border-box; }
html { scroll-behavior: smooth; scroll-padding-top: 120px; }
body { margin: 0; background: #fff; color: var(--ink); font: 16px/1.65 var(--sans); }
button, input, select, textarea { font: inherit; }
a { color: inherit; text-underline-offset: 5px; }
button, a, select { -webkit-tap-highlight-color: transparent; }
button { cursor: pointer; }
button:disabled { cursor: default; opacity: .5; }
img { display: block; width: 100%; height: auto; }
.responsive-image { display: contents; }
svg.icon { width: 20px; height: 20px; flex-shrink: 0; }
h1, h2, h3, p { margin-top: 0; }
h1, h2, h3 { font-family: var(--serif); font-weight: 400; line-height: 1.12; letter-spacing: -.035em; }
h1 { font-size: clamp(3.1rem, 5.2vw, 5rem); }
h2 { font-size: clamp(2.2rem, 3.5vw, 3.4rem); }
h3 { font-size: 1.8rem; }
p { margin-bottom: 1.3rem; }
:where(a, button, input, textarea, select, summary, [tabindex]):focus-visible { outline: 3px solid #b45139; outline-offset: 4px; }
[hidden] { display: none !important; }
.container { width: min(1280px, calc(100% - 80px)); margin-inline: auto; }
.eyebrow { margin-bottom: 20px; color: var(--teal); font-size: 14px; font-weight: 600; letter-spacing: .12em; line-height: 1.6; text-transform: uppercase; }
.button { display: inline-flex; align-items: center; justify-content: center; gap: 12px; min-height: 52px; padding: 14px 24px; border: 1px solid var(--deep); border-radius: 2px; background: var(--deep); color: #fff; text-decoration: none; font-size: 15px; font-weight: 600; line-height: 1.4; transition: background .2s, border-color .2s; }
.button:hover { background: var(--teal); border-color: var(--teal); }
.button.light { background: #fff; border-color: #fff; color: var(--deep); }
.button.light:hover { background: #e4eeea; border-color: #e4eeea; }
.button.outline { background: transparent; color: var(--deep); border-color: #899d9d; }
.button.outline:hover { background: #e9efeb; }
.button.small { padding: 11px 18px; min-height: 44px; font-size: 14px; }
.button.full { width: 100%; margin-top: 12px; }
.text-link { display: inline-flex; align-items: center; gap: 13px; padding-bottom: 5px; border-bottom: 1px solid var(--accent); text-decoration: none; font-size: 15px; font-weight: 600; line-height: 1.55; }
.text-link:hover { color: var(--accent); }
.text-link .icon { width: 18px; height: 18px; }
.text-button { min-height: 44px; padding: 8px 0; border: 0; background: transparent; color: var(--ink); font-size: 14px; text-decoration: underline; text-underline-offset: 5px; }
.skip { position: fixed; z-index: 100; top: -80px; left: 20px; padding: 12px 20px; background: #fff; }
.skip:focus { top: 10px; }
.sr-only { position: absolute; width: 1px; height: 1px; padding: 0; margin: -1px; overflow: hidden; clip: rect(0,0,0,0); white-space: nowrap; border: 0; }
.site-header { position: sticky; z-index: 30; top: 0; background: #fffffffa; border-bottom: 1px solid var(--line); }
.header-inner { display: flex; align-items: center; justify-content: space-between; gap: 26px; max-width: 1520px; min-height: 100px; margin: auto; padding: 20px 40px; }
.wordmark { white-space: nowrap; color: var(--ink); font: 32px/1.15 var(--serif); letter-spacing: -.045em; text-decoration: none; }
.wordmark span { display: block; margin-top: 9px; color: var(--muted); font: 600 10px/1.5 var(--sans); letter-spacing: .16em; }
nav { order: 2; display: flex; align-items: center; gap: 20px; margin-left: auto; }
nav > a { padding: 8px 0; text-decoration: none; white-space: nowrap; font-size: 14px; }
nav > a:hover, nav > a[aria-current="page"] { color: var(--teal); text-decoration: underline; text-decoration-color: var(--accent); text-underline-offset: 8px; }
nav > a.button { padding: 11px 18px; color: #fff; text-decoration: none; }
.site-header .nav-feature { color: var(--teal); font-weight: 600; }
.header-actions { order: 3; display: flex; align-items: center; gap: 16px; }
.shortlist-link { position: relative; display: inline-flex; align-items: center; justify-content: center; gap: 7px; min-height: 44px; text-decoration: none; font-size: 14px; }
.shortlist-link .icon { width: 21px; height: 21px; }
.saved-count { display: inline-flex; justify-content: center; align-items: center; min-width: 24px; height: 24px; padding: 2px 5px; background: var(--deep); color: #fff; border-radius: 50%; font-size: 14px; }
.menu-toggle { display: none; align-items: center; justify-content: center; width: 44px; height: 44px; padding: 8px; background: transparent; border: 0; color: var(--ink); }
.menu-toggle .icon { width: 26px; height: 26px; }
.hero { display: grid; grid-template-columns: 44% 56%; max-width: 1600px; min-height: 620px; margin: auto; background: var(--sand); }
.hero-copy { display: flex; flex-direction: column; align-items: flex-start; padding: 76px 34px 40px max(40px, calc((100vw - 1280px)/2)); }
.hero h1 { margin-bottom: 28px; font-size: clamp(3.4rem, 5.2vw, 5rem); line-height: 1.08; }
.hero .eyebrow { font-size: 14px; letter-spacing: .1em; }
.accent-dot { color: var(--accent); }
.hero-sub { color: var(--muted); font-size: 18px; line-height: 1.75; margin-bottom: 32px; }
.hero-buttons { display: flex; flex-direction: column; align-items: flex-start; gap: 22px; }
.hero-buttons .text-link { font-size: 14px; }
.hero-foot { display: flex; flex-wrap: wrap; gap: 8px 22px; margin-top: auto; padding-top: 45px; color: var(--muted); font-size: 14px; letter-spacing: .025em; }
.hero-image { position: relative; min-height: 620px; overflow: hidden; }
.hero-image img { position: absolute; inset: 0; height: 100%; object-fit: cover; object-position: 55% center; }
.hero-image::after { content: ''; position: absolute; inset: 40% 0 0; background: linear-gradient(transparent, #082428d9); pointer-events: none; }
.hero-caption { position: absolute; z-index: 1; right: 36px; bottom: 43px; left: 36px; color: #fff; text-decoration: none; }
.hero-caption > span { display: block; font-size: 14px; letter-spacing: .08em; }
.hero-caption strong { display: block; margin: 12px 0; font: 400 clamp(1.8rem, 2.7vw, 2.7rem)/1.2 var(--serif); letter-spacing: -.03em; }
.hero-caption > span:last-child { display: flex; align-items: center; justify-content: space-between; gap: 16px; letter-spacing: 0; }
.search-wrap { position: relative; z-index: 2; }
.search-form { background: var(--wash); border: 1px solid var(--line); }
.home-search { background: #fff; box-shadow: 0 8px 32px #143b420a; }
.property-search { display: grid; grid-template-columns: 1.35fr 1fr 1fr auto; align-items: end; gap: 22px; padding: 30px; }
.field { display: flex; flex-direction: column; min-width: 0; }
.field label { font-size: 14px; font-weight: 600; margin-bottom: 8px; }
.field label span { color: var(--muted); font-weight: 400; }
.field input, .field select, .field textarea { width: 100%; min-height: 50px; padding: 12px; border: 1px solid #bac9c6; border-radius: 2px; background: #fff; color: var(--ink); font-size: 16px; }
.field select { padding-right: 24px; }
.field textarea { resize: vertical; line-height: 1.6; }
::placeholder { color: #667577; opacity: 1; }
.advanced-filters { padding: 0 30px 24px; }
.advanced-filters summary { display: inline-list-item; padding: 7px 0; cursor: pointer; color: var(--teal); font-size: 14px; font-weight: 600; }
.advanced-grid { display: grid; grid-template-columns: 1fr .8fr 2fr; align-items: start; gap: 24px; margin-top: 18px; }
.feature-filters { display: flex; flex-wrap: wrap; gap: 10px 20px; margin: 0; padding: 0; border: 0; }
.feature-filters legend { padding: 0; margin-bottom: 8px; font-size: 14px; font-weight: 600; }
.feature-filters label { display: inline-flex; align-items: center; gap: 9px; min-height: 32px; font-size: 14px; }
input[type="checkbox"] { width: 18px; height: 18px; margin: 0; accent-color: var(--deep); flex-shrink: 0; }
.pathways { display: grid; grid-template-columns: repeat(3,1fr); gap: 0; padding-block: 55px 60px; border-bottom: 1px solid var(--line); }
.pathways > a { position: relative; padding: 0 38px; text-decoration: none; border-left: 1px solid var(--line); }
.pathways > a:first-child { padding-left: 0; border: 0; }
.pathways > a:last-child { padding-right: 0; }
.pathways span { display: block; margin-bottom: 15px; color: var(--teal); font-size: 14px; letter-spacing: .04em; }
.pathways h2 { margin-bottom: 13px; font-size: 26px; letter-spacing: -.02em; line-height: 1.2; }
.pathways p { max-width: 315px; margin: 0 0 16px; font-size: 15px; color: var(--muted); }
.pathways > a > .icon { color: var(--accent); transition: transform .2s; }
.pathways a:hover > .icon { transform: translateX(6px); }
.section { padding-block: 80px; }
.section-heading { display: flex; justify-content: space-between; align-items: flex-end; gap: 35px; margin-bottom: 28px; }
.section-heading .eyebrow { margin-bottom: 14px; }
.section-heading h2 { max-width: 790px; margin-bottom: 0; }
.section-heading > .text-link { flex-shrink: 0; }
.section-intro { max-width: 670px; color: var(--muted); margin-bottom: 35px; }
.property-grid { display: grid; grid-template-columns: repeat(2,minmax(0,1fr)); gap: 36px; }
.property-card { min-width: 0; }
.card-photo { position: relative; }
.card-image { display: block; aspect-ratio: 1.62; overflow: hidden; background: var(--wash); }
.card-image img { height: 100%; object-fit: cover; transition: transform .45s; }
.card-image:hover img { transform: scale(1.035); }
.badge { position: absolute; top: 18px; left: 18px; padding: 8px 12px; background: #fff; color: var(--ink); font-size: 14px; line-height: 1.3; }
.save-property { display: inline-flex; align-items: center; justify-content: center; width: 44px; min-height: 44px; padding: 10px; border: 1px solid #ffffff80; border-radius: 50%; background: #fff; color: var(--ink); }
.card-photo > .save-property { position: absolute; top: 16px; right: 16px; box-shadow: 0 1px 12px #102e3312; }
.save-property:hover { background: #f4e5e0; }
.save-property[aria-pressed="true"] { color: var(--accent); }
.save-property[aria-pressed="true"] .icon { fill: currentColor; }
.save-property.with-label { gap: 10px; width: auto; border-color: var(--line); border-radius: 2px; font-size: 14px; padding-inline: 15px; }
.card-details { padding: 23px 0 25px; border-bottom: 1px solid var(--line); }
.location { font-size: 14px; color: var(--muted); margin-bottom: 13px; }
.card-title-row { display: flex; justify-content: space-between; align-items: flex-start; gap: 24px; }
.card-title-row h3 { font-size: 28px; line-height: 1.22; margin-bottom: 18px; }
.card-title-row h3 a { text-decoration: none; }
.card-title-row h3 a:hover { color: var(--teal); }
.card-price { flex-shrink: 0; margin: 0; font: 26px/1.2 var(--serif); white-space: nowrap; }
.card-price span { display: block; margin-top: 8px; text-align: right; color: var(--muted); font: 14px/1.4 var(--sans); }
.card-facts { display: flex; flex-wrap: wrap; gap: 9px 15px; margin-bottom: 12px; font-size: 14px; }
.card-facts > span + span { padding-left: 15px; border-left: 1px solid var(--line); }
.ownership-line { color: var(--muted); font-size: 14px; margin-bottom: 20px; }
.card-bottom { display: flex; align-items: center; justify-content: space-between; flex-wrap: wrap; gap: 15px; }
.card-bottom > span { color: var(--muted); font-size: 14px; }
.card-bottom .text-link { font-size: 14px; }
.private-panel { padding-block: 70px; background: var(--deep); color: #fff; }
.private-grid { display: grid; grid-template-columns: 1.2fr 1fr; gap: 90px; align-items: center; }
.private-panel .eyebrow { color: #c3d8d7; }
.private-panel h2 { margin-bottom: 0; }
.private-panel p:not(.eyebrow) { max-width: 480px; color: #e1e9e7; font-size: 17px; }
.private-panel .button { margin-top: 10px; }
.journal-grid { display: grid; grid-template-columns: repeat(3,minmax(0,1fr)); gap: 30px; }
.journal-card { min-width: 0; }
.journal-art { position: relative; display: flex; flex-direction: column; justify-content: space-between; aspect-ratio: 1.42; padding: 25px; overflow: hidden; background: var(--deep); color: #fff; text-decoration: none; }
.journal-art::after { position: absolute; content: ''; right: -30px; bottom: -40px; width: 180px; height: 180px; border: 1px solid #ffffff20; border-radius: 50%; }
.journal-art > span { position: relative; z-index: 1; font-size: 14px; letter-spacing: .1em; }
.journal-art > b { position: relative; z-index: 1; font: 400 clamp(1.5rem,2.5vw,2.2rem)/1.2 var(--serif); letter-spacing: -.03em; }
.journal-art > .icon { position: relative; z-index: 1; align-self: flex-end; }
.art-investing { background: #236069; }
.art-selling { background: #984b3e; }
.journal-copy { padding-block: 22px 10px; }
.journal-copy .eyebrow { margin-bottom: 12px; letter-spacing: .04em; }
.journal-copy h3 { font-size: 28px; line-height: 1.22; margin-bottom: 15px; }
.journal-copy h3 a { text-decoration: none; }
.journal-copy h3 a:hover { color: var(--teal); }
.journal-copy > p:not(.eyebrow) { font-size: 16px; color: var(--muted); }
.journal-copy .text-link { font-size: 14px; }
.advisor-feature { display: grid; grid-template-columns: .8fr 1.2fr; gap: 80px; align-items: center; margin-bottom: 85px; background: var(--sand); }
.advisor-photo { height: 510px; overflow: hidden; }
.advisor-photo img { height: 100%; object-fit: cover; object-position: center 20%; }
.advisor-feature > div:last-child { padding: 38px 65px 38px 0; }
.advisor-feature p:not(.eyebrow) { max-width: 565px; color: var(--muted); }
.advisor-signature { margin-top: 30px; font: 24px/1.3 var(--serif); }
.advisor-signature span { display: block; margin-top: 7px; color: var(--muted); font: 14px/1.4 var(--sans); letter-spacing: .04em; }
footer { padding: 60px 0 25px; border-top: 1px solid var(--line); background: var(--wash); }
.footer-main { display: grid; grid-template-columns: 1.5fr 1fr 1.1fr; gap: 55px; padding-bottom: 45px; }
.footer-main > div > p { margin-top: 23px; color: var(--muted); font-size: 14px; }
.footer-main h2 { margin-bottom: 24px; font: 600 15px/1.4 var(--sans); letter-spacing: 0; }
.footer-main > div > a:not(.wordmark):not(.text-link) { display: block; font-size: 14px; margin: 12px 0; text-decoration: none; }
.footer-main a:hover { color: var(--accent); }
.footer-main .text-link { font-size: 14px; }
.footer-bottom { display: flex; justify-content: space-between; gap: 25px; padding-top: 23px; border-top: 1px solid var(--line); color: var(--muted); font-size: 14px; }
.footer-bottom p { margin: 0; }
.footer-bottom a { flex-shrink: 0; }
.footer-copy { flex: 1; min-width: 0; }
.footer-bottom .footer-affiliation { max-width: 600px; margin-top: 18px; font-size: 13px; }
.footer-bottom .footer-disclosure { max-width: 630px; margin: 8px 0 18px; font-size: 12px; line-height: 1.7; }
.footer-affiliate-mark { align-self: flex-end; display: block; width: 320px; max-width: 100%; padding: 32px; background: #002349; }
.footer-affiliate-mark img { width: 100%; height: auto; }
.page-intro { padding-block: 66px 34px; }
.page-intro h1 { max-width: 1000px; margin-bottom: 25px; }
.page-intro > p:not(.eyebrow) { max-width: 690px; color: var(--muted); font-size: 18px; }
.catalog { padding-bottom: 80px; }
.catalog-tools, .shortlist-tools { display: flex; flex-wrap: wrap; align-items: center; gap: 24px; margin-block: 26px; }
.catalog-tools > p, .shortlist-tools > p { margin: 0 auto 0 0; color: var(--muted); font-size: 14px; }
.sort-label { display: inline-flex; align-items: center; gap: 7px; font-size: 14px; }
.sort-label select { min-height: 44px; max-width: 170px; padding: 8px 2px; border: 0; background: #fff; color: var(--ink); font-size: 14px; }
.unit-control { display: inline-flex; padding: 3px; border: 1px solid var(--line); border-radius: 2px; flex-shrink: 0; }
.unit-control button { min-width: 43px; min-height: 35px; border: 0; background: transparent; color: var(--muted); font-size: 14px; }
.unit-control button[aria-pressed="true"] { color: #fff; background: var(--deep); }
.fineprint { margin-top: 25px; color: var(--muted); font-size: 14px; line-height: 1.7; }
.empty-state { margin-block: 28px; padding: 60px 30px; text-align: center; background: var(--wash); }
.empty-state h2 { font-size: 36px; }
.empty-state > p:not(.eyebrow) { max-width: 560px; margin-inline: auto; color: var(--muted); }
.breadcrumb { display: inline-block; font-size: 14px; color: var(--muted); margin-bottom: 25px; }
.property-page { padding-block: 30px 65px; }
.property-topline { display: flex; align-items: center; justify-content: space-between; gap: 20px; margin-bottom: 26px; }
.property-topline .breadcrumb { margin: 0; }
.property-heading { display: flex; justify-content: space-between; align-items: center; gap: 40px; margin-bottom: 34px; }
.property-heading .eyebrow { margin-bottom: 15px; }
.property-heading h1 { max-width: 840px; margin: 0; font-size: clamp(2.7rem,4vw,4rem); }
.property-price { flex-shrink: 0; text-align: right; white-space: nowrap; font: 38px/1.3 var(--serif); }
.property-price > span { display: block; margin-top: 6px; font: 14px/1.4 var(--sans); color: var(--muted); letter-spacing: .04em; }
.property-gallery { position: relative; display: grid; grid-template-columns: 2fr 1fr; grid-template-rows: 225px 225px; gap: 10px; }
.gallery-item { border: 0; padding: 0; overflow: hidden; background: var(--wash); }
.gallery-item:first-child { grid-row: span 2; }
.gallery-item:nth-child(n+4) { display: none; }
.gallery-item img { height: 100%; object-fit: cover; transition: transform .4s; }
.gallery-item:hover img { transform: scale(1.025); }
.gallery-open { position: absolute; right: 20px; bottom: 20px; box-shadow: 0 3px 15px #0002; }
.property-layout { display: grid; grid-template-columns: minmax(0,2fr) minmax(300px,1fr); gap: 65px; align-items: start; padding-top: 40px; }
.property-facts-head { display: flex; align-items: center; justify-content: space-between; gap: 25px; margin-bottom: 24px; }
.property-facts-head .eyebrow { margin: 0; }
.specs { display: grid; grid-template-columns: repeat(4,minmax(0,1fr)); gap: 20px; padding: 0 0 32px; margin: 0 0 36px; border-bottom: 1px solid var(--line); }
.specs dt { margin-bottom: 8px; color: var(--muted); font-size: 14px; }
.specs dd { margin: 0; font-size: 18px; line-height: 1.4; }
.property-description h2 { font-size: 38px; }
.property-description p { color: #40595f; }
.lead { font-size: 20px; line-height: 1.8; }
.feature-list { display: grid; grid-template-columns: 1fr 1fr; gap: 0 28px; padding: 0; margin: 20px 0 38px; list-style: none; }
.feature-list li { display: flex; align-items: flex-start; gap: 10px; padding: 13px 0; border-bottom: 1px solid var(--line); font-size: 16px; }
.feature-list .icon { margin-top: 3px; color: var(--teal); width: 17px; height: 17px; }
.ownership-note { background: var(--sand); border-left: 3px solid var(--accent); padding: 28px 30px; margin-block: 35px; }
.ownership-note h3 { font-size: 29px; }
.ownership-note .eyebrow { color: var(--accent); }
.ownership-note p:last-child { margin-bottom: 0; }
.viewing-questions { padding-block: 20px 35px; }
.viewing-questions ul { margin: 20px 0 28px; padding-left: 23px; }
.viewing-questions li { padding-left: 5px; margin-bottom: 13px; color: #40595f; }
.property-faq { margin-top: 15px; }
.faq-list details { padding: 20px 0; border-top: 1px solid var(--line); }
.faq-list details:last-child { border-bottom: 1px solid var(--line); }
.faq-list summary { cursor: pointer; font-weight: 600; line-height: 1.65; padding-right: 10px; }
.faq-list p { margin: 16px 0 0; }
.inquiry-card { position: sticky; top: 125px; padding: 30px; background: var(--wash); }
.inquiry-card h2 { font-size: 33px; }
.inquiry-card > p:not(.eyebrow) { font-size: 16px; color: var(--muted); }
.inquiry-card .button { font-size: 14px; padding-inline: 15px; }
.shortlist-inline { display: block; text-align: center; margin-top: 21px; font-size: 14px; color: var(--muted); }
.advisor-line { display: flex; align-items: center; gap: 15px; margin-top: 26px; padding-top: 23px; border-top: 1px solid var(--line); }
.advisor-line img { width: 55px; height: 55px; object-fit: cover; object-position: center 10%; border-radius: 50%; }
.advisor-line strong, .advisor-line span { display: block; font-size: 14px; }
.advisor-line span { margin-top: 4px; color: var(--muted); }
.purchase-detail { padding-top: 20px; font-size: 14px; }
.purchase-detail span { display: block; color: var(--muted); margin-bottom: 4px; }
.purchase-detail strong { font-weight: 500; }
.related-properties { margin-top: 70px; padding-top: 60px; border-top: 1px solid var(--line); }
.related-properties .property-grid { grid-template-columns: minmax(0,620px); }
.photo-dialog { max-width: 1250px; width: 95vw; max-height: 96vh; max-height: 96dvh; border: 0; padding: 22px; color: #fff; background: #10282d; }
.photo-dialog::backdrop { background: #00171aea; }
.photo-dialog figure { margin: 0; }
.photo-dialog figure > img { height: 65vh; height: 65dvh; object-fit: contain; }
.photo-dialog figcaption { font-size: 14px; color: #d6e4df; text-align: center; min-height: 25px; margin-top: 10px; }
.lightbox-toolbar { display: flex; align-items: center; justify-content: space-between; gap: 20px; margin-bottom: 12px; font-size: 14px; }
.lightbox-toolbar button, .lightbox-controls > button { display: flex; justify-content: center; align-items: center; gap: 10px; min-height: 44px; padding: 10px 17px; color: #fff; background: transparent; border: 1px solid #ffffff80; border-radius: 2px; font-size: 14px; white-space: nowrap; }
.lightbox-controls { display: flex; align-items: center; justify-content: space-between; gap: 20px; margin-top: 16px; }
.gallery-thumbnails { display: flex; justify-content: center; gap: 10px; }
.gallery-thumbnails button { width: 65px; height: 44px; padding: 0; border: 2px solid transparent; background: transparent; }
.gallery-thumbnails button[aria-pressed="true"] { border-color: #fff; }
.gallery-thumbnails img { height: 100%; object-fit: cover; }
.mobile-property-cta { display: none; }
.private-intro { padding-block: 70px; background: var(--deep); color: #fff; }
.private-intro .eyebrow { color: #c4d8d6; }
.private-intro h1 { margin-bottom: 28px; }
.private-intro p:not(.eyebrow) { max-width: 670px; color: #e1eae8; font-size: 18px; }
.brief-layout { display: grid; grid-template-columns: 1fr 1.15fr; align-items: start; gap: 80px; padding-block: 70px 90px; }
.brief-explainer > p { color: var(--muted); }
.process { list-style: none; padding: 0; margin: 35px 0; }
.process li { display: flex; gap: 25px; padding-block: 24px; border-top: 1px solid var(--line); }
.process li > span { color: var(--teal); font: 30px/1.3 var(--serif); }
.process h3 { font-size: 26px; margin: 3px 0 12px; }
.process p { color: var(--muted); margin: 0; font-size: 16px; }
.brief-form { padding: 35px; background: var(--wash); }
.brief-form h2 { font-size: 34px; }
.brief-form > p:not(.eyebrow) { color: var(--muted); }
.form-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 24px 20px; margin: 30px 0 25px; }
.full-field { grid-column: 1/-1; }
.brief-include { display: flex; align-items: center; gap: 10px; padding: 8px 0; font-size: 14px; }
.brief-form .fineprint { margin-bottom: 0; }
.brief-form .brief-direct { margin: 18px 0 0; font-size: 14px; }
.inquiry-email { display: block; margin-top: 18px; text-align: center; font-size: 14px; }
.contact-person { margin-top: 28px; padding-top: 25px; border-top: 1px solid var(--line); }
.contact-person h3 { font-size: 27px; margin-bottom: 13px; }
.contact-person a { display: block; font-size: 16px; margin-bottom: 10px; overflow-wrap: anywhere; }
.article-note { padding: 25px 28px; margin: 30px 0; background: var(--wash); border-left: 3px solid var(--teal); }
.article-note strong { font-size: 16px; }
.article-note p { font-size: 16px; margin: 12px 0 0; color: #40595f; }
.article-note .text-link { margin-top: 18px; }
.shortlist-section { padding-bottom: 80px; }
.shortlist-section #saved-properties > .property-card { display: none; }
.shortlist-section #saved-properties > .property-card.is-saved { display: block; }
.shortlist-tools { margin-top: 0; }
.comparison { padding-top: 65px; }
.comparison > p { color: var(--muted); }
.compare-options { display: flex; flex-wrap: wrap; gap: 12px 25px; margin-block: 25px; }
.compare-options label { display: inline-flex; align-items: center; gap: 10px; font-size: 14px; min-height: 36px; }
.table-scroll { width: 100%; overflow: auto; border: 1px solid var(--line); }
#comparison-table { width: 100%; min-width: 620px; border-collapse: collapse; text-align: left; table-layout: fixed; }
#comparison-table th, #comparison-table td { vertical-align: top; padding: 20px; border-bottom: 1px solid var(--line); border-right: 1px solid var(--line); overflow-wrap: anywhere; }
#comparison-table th:last-child, #comparison-table td:last-child { border-right: 0; }
#comparison-table tr:last-child > * { border-bottom: 0; }
#comparison-table thead { background: var(--deep); color: #fff; }
#comparison-table thead th { font-weight: 500; }
#comparison-table thead th:first-child { width: 185px; }
#comparison-table thead a { display: inline-block; }
#comparison-table tbody th { background: var(--wash); font-size: 14px; font-weight: 600; }
#comparison-table tbody td { font-size: 16px; }
.journal-toolbar { display: flex; flex-wrap: wrap; align-items: center; justify-content: space-between; gap: 25px; padding-block: 22px 32px; border-top: 1px solid var(--line); }
.tabs { display: flex; flex-wrap: wrap; gap: 8px; }
.tabs button { min-height: 44px; padding: 10px 14px; border: 1px solid var(--line); border-radius: 2px; color: var(--ink); background: #fff; font-size: 14px; }
.tabs button.active { color: #fff; background: var(--deep); border-color: var(--deep); }
.journal-search { min-width: 230px; max-width: 300px; flex: 1; }
.journal-section { padding-bottom: 45px; }
.journal-section .journal-grid { row-gap: 35px; }
.journal-cta { text-align: center; padding: 55px 35px; margin-bottom: 75px; background: var(--sand); }
.journal-cta h2 { font-size: 40px; }
.journal-cta p:not(.eyebrow) { color: var(--muted); }
.article-page { padding-block: 45px 70px; }
.article-heading { max-width: 940px; margin: 0 auto 45px; }
.article-heading h1 { margin-bottom: 27px; }
.article-deck { max-width: 750px; color: var(--muted); font-size: 20px; line-height: 1.7; }
.article-meta { display: flex; flex-wrap: wrap; gap: 12px 25px; padding: 12px 0 26px; border-bottom: 1px solid var(--line); color: var(--muted); font-size: 14px; }
.article-layout { display: grid; grid-template-columns: 250px minmax(0,720px); align-items: start; justify-content: center; gap: 65px; }
.article-toc { position: sticky; top: 130px; }
.article-toc > a:not(.text-link) { display: block; padding: 10px 0; color: var(--muted); font-size: 14px; text-decoration: none; line-height: 1.5; }
.article-toc > a:not(.text-link):hover { color: var(--accent); }
.article-toc > .text-link { margin-top: 22px; font-size: 14px; }
.article-body { max-width: 720px; margin-inline: auto; min-width: 0; }
.article-body p { color: #40595f; font-size: 18px; line-height: 1.85; }
.article-body .lead { color: var(--ink); font-size: 21px; }
.article-body h2 { font-size: 33px; margin: 40px 0 18px; }
.article-body .article-note p { font-size: 16px; }
.article-takeaway { margin-bottom: 35px; padding: 25px 28px; background: var(--sand); border-left: 3px solid var(--accent); }
.article-takeaway .eyebrow { margin-bottom: 10px; color: var(--accent); font-size: 14px; }
.article-takeaway p:last-child { margin: 0; font-size: 18px; color: var(--ink); line-height: 1.7; }
.article-sources { margin-top: 35px; padding-top: 20px; border-top: 1px solid var(--line); }
.article-sources h2 { font: 600 18px/1.4 var(--sans); letter-spacing: 0; }
.article-sources a { display: block; font-size: 14px; margin: 13px 0; }
.article-sources p { font-size: 14px; }
.article-end { margin-top: 40px; padding-top: 12px; border-top: 1px solid var(--line); }
.journal-art-photo { isolation: isolate; }
.journal-art-photo img { position: absolute; z-index: -2; inset: 0; width: 100%; height: 100%; object-fit: cover; }
.journal-art.journal-art-photo::after { z-index: -1; inset: 0; width: auto; height: auto; border: 0; border-radius: 0; background: linear-gradient(180deg,#143b4280,transparent 50%,#143b4260); }
.journal-copy .journal-byline { margin-bottom: 12px; color: var(--teal); font-size: 14px; }
.article-breadcrumb { display: flex; position: static; flex-wrap: wrap; align-items: center; justify-content: flex-start; gap: 10px; padding: 0; margin: 0 auto 35px; max-width: 940px; border: 0; background: transparent; box-shadow: none; color: var(--muted); font-size: 13px; }
.article-breadcrumb > a { padding: 0; min-height: 0; white-space: normal; font-size: inherit; }
.article-affiliation { margin-top: 16px; color: var(--muted); font-size: 13px; }
.article-hero { margin: 32px 0 0; }
.article-hero img { max-height: 530px; object-fit: cover; aspect-ratio: 1.8; }
.article-hero figcaption { padding-top: 12px; color: var(--muted); font-size: 13px; line-height: 1.6; }
.article-faq { margin-top: 45px; padding-top: 5px; border-top: 1px solid var(--line); }
.article-faq h3 { font: 600 18px/1.5 var(--sans); letter-spacing: 0; margin-block: 30px 10px; }
.article-faq p { font-size: 17px; }
.article-closing { margin-top: 35px; }
.article-list { padding-left: 24px; color: #40595f; font-size: 18px; line-height: 1.85; }
.article-list li { margin-bottom: 10px; padding-left: 5px; }
.article-table { margin-block: 24px; border: 0; }
.article-table table { width: 100%; border-collapse: collapse; text-align: left; }
.article-table caption { padding-bottom: 12px; text-align: left; color: var(--muted); font-size: 14px; }
.article-table th, .article-table td { padding: 16px 18px; border: 1px solid var(--line); font-size: 15px; vertical-align: top; overflow-wrap: anywhere; }
.article-table thead { background: var(--deep); color: white; }
.article-table th { font-weight: 600; }
.article-table tbody th { background: var(--wash); width: 40%; }
.financing-table { min-width: 640px; }
.article-table .financing-table tbody th { width: 23%; }
.financing-intro { max-width: 750px; color: var(--muted); font-size: 18px; line-height: 1.75; }
.financing-guide .article-heading > .text-link { margin-top: 20px; }
.financing-guide .article-body > h3 { font: 600 21px/1.5 var(--sans); letter-spacing: 0; margin-block: 30px 14px; }
.education-grid .education-financing { grid-column: 1 / -1; }
.financing-guide .article-toc { max-height: calc(100vh - 160px); overflow-y: auto; }
@media (max-width: 1000px) {
  .financing-guide .article-toc { max-height: none; overflow-y: visible; }
}
.article-author { display: grid; grid-template-columns: 96px minmax(0,1fr); align-items: start; gap: 24px; padding: 30px 0; margin-top: 35px; border-block: 1px solid var(--line); }
.article-author-photo img { width: 96px; height: 112px; object-fit: cover; object-position: center 25%; }
.article-author .eyebrow { font-size: 12px; line-height: 1.5; margin-bottom: 10px; }
.article-author h2 { font-size: 27px; margin: 0 0 10px; }
.article-author h2 a { text-decoration: none; }
.article-author p { font-size: 16px; line-height: 1.75; }
.article-author .author-role { font-size: 13px; line-height: 1.6; }
.article-author .text-link { font-size: 14px; }
.article-author-email { display: block; width: fit-content; margin-top: 16px; font-size: 13px; overflow-wrap: anywhere; }
.story-contact-links, .story-guide-links { display: flex; flex-wrap: wrap; gap: 16px 24px; margin-top: 24px; }
.story-properties, .story-next-step { padding-block: 30px 75px; }
.story-next-step { max-width: 940px; padding-top: 20px; }
.story-next-step > p:not(.eyebrow) { color: var(--muted); max-width: 700px; }
.relocation-teaser { display: grid; grid-template-columns: minmax(0,1.5fr) minmax(240px,1fr); align-items: center; gap: 48px; padding: 40px; margin-top: 32px; background: var(--wash); border-left: 3px solid var(--accent); }
.relocation-teaser h2 { font-size: 38px; margin-bottom: 20px; }
.relocation-teaser p:not(.eyebrow) { color: var(--muted); max-width: 640px; }
.relocation-teaser .fineprint { font-size: 13px; margin: 18px 0 0; }
.relocation-teaser-compact { margin-top: 36px; }
.relocation-breadcrumb { max-width: none; margin-top: 35px; margin-bottom: 0; }
.relocation-hero { display: grid; grid-template-columns: minmax(0,1.6fr) minmax(300px,1fr); gap: 65px; align-items: start; padding-block: 55px 60px; }
.relocation-hero h1 { font-size: clamp(2.7rem,4.3vw,4rem); line-height: 1.13; margin-bottom: 28px; }
.relocation-deck { max-width: 720px; color: var(--muted); font-size: 20px; line-height: 1.7; }
.relocation-affiliation { margin-block: 24px; color: var(--teal); font-size: 14px; line-height: 1.7; }
.relocation-start { background: var(--sand); border-top: 3px solid var(--accent); padding: 32px; }
.relocation-start h2 { font-size: 34px; margin-bottom: 20px; }
.relocation-start p:not(.eyebrow) { color: var(--muted); }
.relocation-start .fineprint { margin: 20px 0 0; }
.relocation-guide { padding-bottom: 65px; }
.relocation-section:first-child > h2 { margin-top: 0; }
.relocation-section { padding-bottom: 12px; }
.relocation-terms { padding: 18px 22px; background: var(--sand); }
.article-body .relocation-terms { font-size: 15px; line-height: 1.7; }
.relocation-region-links { display: flex; flex-wrap: wrap; gap: 14px 24px; margin: 25px 0; }
.relocation-region-links a { font-size: 15px; }
.relocation-team { padding-block: 30px 60px; border-top: 1px solid var(--line); }
.relocation-team > h2 { font-size: 40px; max-width: 760px; margin-bottom: 35px; }
.relocation-advisors { display: grid; grid-template-columns: repeat(2,minmax(0,1fr)); gap: 40px; }
.relocation-advisor { display: grid; grid-template-columns: 128px minmax(0,1fr); gap: 24px; align-items: start; }
.relocation-advisor-photo img { width: 128px; height: 160px; object-fit: cover; object-position: center 25%; }
.relocation-advisor h3 { font-size: 30px; margin-bottom: 16px; }
.relocation-advisor p { font-size: 16px; color: var(--muted); }
.relocation-advisor .text-link { font-size: 14px; }
.relocation-advisor-email { display: block; width: fit-content; margin-top: 15px; font-size: 13px; overflow-wrap: anywhere; }
.relocation-team-note { margin: 30px 0 0; color: var(--muted); font-size: 13px; }
.relocation-cta > p:not(.eyebrow) { max-width: 720px; margin-inline: auto; }
.relocation-cta .story-contact-links { justify-content: center; margin-bottom: 24px; }
@media (max-width: 1000px) {
  .relocation-hero { grid-template-columns: 1fr; gap: 35px; }
  .relocation-start { max-width: 720px; }
  .relocation-advisors { gap: 30px; }
  .relocation-advisor { grid-template-columns: 96px minmax(0,1fr); gap: 18px; }
  .relocation-advisor-photo img { width: 96px; height: 130px; }
}
@media (max-width: 700px) {
  .article-breadcrumb { display: flex; padding: 0; margin-bottom: 25px; }
  .article-hero img { aspect-ratio: 1.35; }
  .article-author { grid-template-columns: 72px minmax(0,1fr); gap: 18px; }
  .article-author-photo img { width: 72px; height: 92px; }
  .article-author h2 { font-size: 25px; }
  .article-table th, .article-table td { padding: 12px 10px; font-size: 14px; }
  .article-list { font-size: 17px; }
  .story-contact-links { gap: 12px; }
  .story-contact-links .button { flex: 1 1 190px; }
  .story-properties, .story-next-step { padding-bottom: 55px; }
  .relocation-teaser { grid-template-columns: 1fr; gap: 20px; padding: 28px 25px; }
  .relocation-teaser h2 { font-size: 33px; }
  .relocation-hero { padding-block: 38px 45px; }
  .relocation-hero h1 { font-size: 42px; }
  .relocation-deck { font-size: 18px; }
  .relocation-start { padding: 28px 25px; }
  .relocation-guide { padding-bottom: 45px; }
  .relocation-advisors { grid-template-columns: 1fr; gap: 35px; }
  .relocation-team > h2 { font-size: 33px; }
}
.related-reading { padding-bottom: 65px; }
.related-reading .journal-grid { grid-template-columns: repeat(2,minmax(0,1fr)); max-width: 920px; }
.about-layout { display: grid; grid-template-columns: 1fr 1fr; gap: 70px; align-items: center; padding-block: 20px 70px; }
.about-image { position: relative; height: 680px; overflow: hidden; background: var(--wash); }
.about-image img { height: 100%; object-fit: cover; object-position: center 20%; }
.about-image > span { position: absolute; bottom: 24px; left: 24px; padding: 10px 15px; background: #fff; color: var(--ink); font-size: 14px; letter-spacing: .04em; }
.about-layout h2 { font-size: 40px; }
.about-layout p:not(.eyebrow) { color: var(--muted); }
.about-contacts { display: flex; flex-wrap: wrap; gap: 15px; margin-top: 28px; }
.values { display: grid; grid-template-columns: repeat(3,minmax(0,1fr)); gap: 45px; padding-block: 55px 70px; border-top: 1px solid var(--line); }
.values span { color: var(--teal); font: 36px/1.2 var(--serif); }
.values h3 { margin: 17px 0; }
.values p { color: var(--muted); }
.error-page { min-height: 60vh; padding-bottom: 75px; }
.toast { position: fixed; z-index: 60; right: 25px; bottom: 24px; max-width: min(420px,calc(100vw - 40px)); padding: 16px 22px; background: var(--deep); box-shadow: 0 4px 25px #00171a33; color: #fff; font-size: 14px; border-radius: 3px; }
@media (min-width: 1600px) {
  .hero-copy { padding-left: 95px; }
}
@media (max-width: 1400px) {
  .header-inner { min-height: 88px; padding: 18px 28px; }
  .wordmark { font-size: 30px; }
  .header-actions { margin-left: auto; gap: 24px; }
  .menu-toggle { display: inline-flex; }
  nav { display: none; position: absolute; top: 100%; left: 0; right: 0; margin: 0; padding: 26px 28px; border-bottom: 1px solid var(--line); background: #fff; box-shadow: 0 15px 20px #143b420c; }
  nav.open { display: flex; flex-wrap: wrap; }
  nav > a { font-size: 16px; }
  .site-header nav { max-height: calc(100vh - 100px); max-height: calc(100dvh - 100px); overflow-y: auto; }
}
@media (max-width: 1180px) {
  .container { width: calc(100% - 56px); }
  .hero-copy { padding: 55px 28px 35px; }
  .hero h1 { font-size: 62px; }
  .hero-image { min-height: 600px; }
  .hero-sub { font-size: 17px; }
  .hero .eyebrow { letter-spacing: .03em; }
  .property-search { gap: 16px; padding: 25px; }
  .property-search .button { padding-inline: 18px; }
  .card-title-row h3 { font-size: 26px; }
  .card-price { font-size: 24px; }
  .card-bottom { align-items: flex-start; flex-direction: column; gap: 15px; }
  .private-grid { gap: 55px; }
  .advisor-feature { gap: 50px; }
  .advisor-feature > div:last-child { padding-right: 35px; }
  .property-layout { gap: 35px; }
  .inquiry-card { top: 110px; padding: 25px; }
  .brief-layout { gap: 50px; }
  .article-layout { gap: 40px; grid-template-columns: 210px minmax(0,720px); }
  .about-layout { gap: 40px; }
  .about-image { height: 620px; }
}
@media (max-width: 920px) {
  .hero { grid-template-columns: 47% 53%; }
  .hero h1 { font-size: 54px; }
  .hero-sub br { display: none; }
  .hero .eyebrow { max-width: 240px; }
  .hero-caption { left: 25px; right: 25px; }
  .hero-caption strong { font-size: 31px; }
  .hero-caption > span:last-child { font-size: 14px; }
  .property-search { grid-template-columns: 1fr 1fr; gap: 20px; }
  .advanced-grid { grid-template-columns: 1fr 1fr; }
  .feature-filters { grid-column: 1/-1; }
  .pathways { padding-block: 40px; }
  .pathways > a { padding-inline: 24px; }
  .pathways h2 { font-size: 25px; }
  .section-heading { align-items: flex-start; flex-direction: column; gap: 22px; }
  .property-grid { gap: 28px; }
  .card-title-row { flex-direction: column; gap: 0; }
  .card-price { margin-bottom: 16px; }
  .card-price span { display: inline; margin-left: 9px; }
  .private-grid { grid-template-columns: 1fr; gap: 30px; }
  .private-panel p:not(.eyebrow) { max-width: 650px; }
  .journal-grid { gap: 22px; }
  .journal-art { padding: 20px; aspect-ratio: .95; }
  .journal-art > b { font-size: 27px; }
  .journal-copy h3 { font-size: 26px; }
  .advisor-feature { gap: 35px; grid-template-columns: .9fr 1.1fr; }
  .advisor-photo { height: 550px; }
  .advisor-feature > div:last-child { padding: 30px 28px 30px 0; }
  .footer-main { gap: 30px; }
  .property-heading { align-items: flex-start; }
  .property-heading h1 { font-size: 42px; }
  .property-price { font-size: 32px; }
  .property-gallery { grid-template-rows: 180px 180px; }
  .property-layout { grid-template-columns: 1fr; }
  .inquiry-card { position: static; max-width: 620px; }
  .related-properties { margin-top: 55px; padding-top: 45px; }
  .brief-layout { grid-template-columns: 1fr; gap: 40px; padding-block: 50px 70px; }
  .brief-form { max-width: 720px; }
  .article-layout { grid-template-columns: 1fr; gap: 30px; }
  .article-toc { position: static; max-width: 720px; width: 100%; margin-inline: auto; padding: 22px; border: 1px solid var(--line); }
  .article-toc > a:not(.text-link) { display: inline-block; margin-right: 22px; padding: 6px 0; }
  .article-toc > .text-link { display: flex; width: fit-content; margin-top: 12px; }
  .about-layout { grid-template-columns: 1fr; }
  .about-image { max-width: 650px; height: 650px; }
  .values { gap: 28px; }
}
@media (max-width: 700px) {
  .container { width: calc(100% - 40px); }
  .header-inner { min-height: 82px; padding: 16px 20px; gap: 12px; }
  .wordmark { font-size: 28px; }
  .wordmark span { font-size: 9px; letter-spacing: .14em; margin-top: 7px; }
  .header-actions { gap: 11px; }
  .shortlist-label { display: none; }
  .saved-count { position: absolute; top: -2px; right: -10px; min-width: 22px; height: 22px; }
  .shortlist-link { width: 32px; }
  nav { padding: 18px 22px 24px; }
  nav.open { flex-direction: column; align-items: stretch; gap: 12px; }
  nav > a { min-height: 44px; padding: 9px 0; }
  nav > a.button { margin-top: 5px; }
  .hero { display: flex; flex-direction: column; min-height: 0; }
  .hero-copy { padding: 40px 24px 35px; }
  .hero .eyebrow { max-width: none; margin-bottom: 20px; font-size: 14px; letter-spacing: .05em; }
  .hero h1 { margin-bottom: 22px; font-size: clamp(48px,8.7vw,64px); }
  .hero-sub { max-width: 410px; font-size: 17px; margin-bottom: 25px; }
  .hero-buttons { flex-direction: row; flex-wrap: wrap; align-items: center; gap: 22px; }
  .hero-buttons .button { padding-inline: 20px; }
  .hero-foot { display: none; }
  .hero-image { min-height: 0; height: 370px; }
  .hero-caption { bottom: 30px; left: 24px; right: 24px; }
  .hero-caption strong { font-size: 32px; }
  .hero-caption > span:last-child { line-height: 1.6; }
  .search-wrap { width: 100%; }
  .home-search { border-width: 0 0 1px; box-shadow: none; }
  .property-search { padding: 25px 20px; gap: 18px 14px; }
  .property-search > .field:first-child { grid-column: 1/-1; }
  .property-search > .button { grid-column: 1/-1; }
  .advanced-filters { padding: 0 20px 22px; }
  .advanced-grid { gap: 22px 15px; }
  .feature-filters { flex-direction: column; gap: 7px; }
  .pathways { grid-template-columns: 1fr; padding-block: 15px; }
  .pathways > a, .pathways > a:first-child, .pathways > a:last-child { border: 0; padding: 24px 40px 24px 0; }
  .pathways > a + a { border-top: 1px solid var(--line); }
  .pathways > a > .icon { position: absolute; right: 0; top: 58px; }
  .pathways span { margin-bottom: 10px; }
  .pathways h2 { font-size: 27px; margin-bottom: 10px; }
  .pathways p { max-width: none; margin-bottom: 0; font-size: 16px; }
  .section { padding-block: 50px; }
  .section-heading { margin-bottom: 25px; gap: 20px; }
  .section-heading h2 { font-size: 38px; }
  .section-heading .eyebrow { margin-bottom: 12px; }
  .property-grid { grid-template-columns: 1fr; gap: 32px; }
  .card-title-row { flex-direction: row; gap: 18px; }
  .card-title-row h3 { font-size: 27px; }
  .card-price { font-size: 25px; margin: 0; }
  .card-price span { display: block; margin: 7px 0 0; }
  .card-image { aspect-ratio: 1.48; }
  .card-details { padding-top: 20px; }
  .card-bottom { flex-direction: row; gap: 18px; }
  .badge { top: 14px; left: 14px; }
  .card-photo > .save-property { top: 12px; right: 12px; }
  .private-panel { padding-block: 50px; }
  .private-panel h2 { font-size: 38px; }
  .private-panel .button { width: 100%; }
  .journal-grid { grid-template-columns: 1fr; gap: 30px; }
  .journal-card { display: grid; grid-template-columns: 115px minmax(0,1fr); align-items: start; gap: 20px; }
  .journal-art { min-height: 190px; aspect-ratio: auto; padding: 16px 13px; }
  .journal-art > b { font-size: 24px; }
  .journal-art > span { font-size: 14px; letter-spacing: 0; }
  .journal-art::after { right: -100px; }
  .journal-copy { padding: 0; }
  .journal-copy h3 { font-size: 26px; }
  .journal-copy > p:not(.eyebrow) { font-size: 16px; }
  .journal-copy .eyebrow { margin-bottom: 10px; }
  .advisor-feature { width: 100%; grid-template-columns: 1fr; gap: 0; margin-bottom: 50px; }
  .advisor-photo { height: 440px; }
  .advisor-photo img { object-position: center 15%; }
  .advisor-feature > div:last-child { padding: 35px 24px 40px; }
  .advisor-feature h2 { font-size: 38px; }
  .advisor-signature { margin-top: 26px; }
  footer { padding-top: 45px; }
  .footer-main { grid-template-columns: 1fr 1fr; gap: 35px 25px; padding-bottom: 35px; }
  .footer-main > div:first-child { grid-column: 1/-1; }
  .footer-main > div > a:not(.wordmark):not(.text-link) { font-size: 14px; }
  .footer-bottom { flex-direction: column; gap: 20px; }
  .page-intro { padding-block: 40px 25px; }
  .page-intro h1 { font-size: 49px; }
  .page-intro > p:not(.eyebrow) { font-size: 17px; }
  .catalog { padding-bottom: 50px; }
  .catalog-tools { gap: 15px; }
  .catalog-tools > p { flex-basis: calc(100% - 120px); }
  .catalog-tools .sort-label { margin-right: auto; }
  .sort-label select { max-width: 148px; }
  .empty-state { padding: 38px 22px; }
  .empty-state h2 { font-size: 32px; }
  .property-page { padding-top: 22px; padding-bottom: 50px; }
  .property-topline { gap: 12px; align-items: flex-start; }
  .property-topline .breadcrumb { max-width: 165px; line-height: 1.7; }
  .save-property.with-label { padding-inline: 10px; gap: 8px; }
  .property-heading { display: block; margin-bottom: 26px; }
  .property-heading h1 { font-size: 41px; }
  .property-price { margin-top: 25px; text-align: left; font-size: 34px; }
  .property-price > span { display: inline; margin-left: 12px; letter-spacing: 0; }
  .property-gallery { grid-template-columns: 1fr 1fr; grid-template-rows: 270px 130px; gap: 7px; }
  .gallery-item:first-child { grid-row: auto; grid-column: span 2; }
  .gallery-open { right: 12px; bottom: 12px; }
  .property-layout { padding-top: 30px; gap: 35px; }
  .specs { grid-template-columns: 1fr 1fr; gap: 22px; }
  .property-description h2 { font-size: 33px; }
  .lead { font-size: 19px; }
  .feature-list { grid-template-columns: 1fr; }
  .ownership-note { padding: 25px; }
  .ownership-note h3 { font-size: 29px; }
  .viewing-questions { padding-bottom: 25px; }
  .inquiry-card { padding: 28px 24px; }
  .related-properties { margin-top: 45px; padding-top: 40px; }
  .photo-dialog { padding: 14px; width: 96vw; }
  .photo-dialog figure > img { height: 55vh; height: 55dvh; }
  .lightbox-controls { flex-wrap: wrap; gap: 12px; justify-content: space-between; }
  .gallery-thumbnails { order: -1; flex-basis: 100%; }
  .gallery-thumbnails button { width: 52px; }
  .lightbox-controls > button { font-size: 14px; }
  .mobile-property-cta { position: fixed; z-index: 25; display: flex; align-items: center; justify-content: space-between; gap: 15px; bottom: 0; left: 0; right: 0; padding: 13px 20px max(13px,env(safe-area-inset-bottom)); background: #fff; border-top: 1px solid var(--line); box-shadow: 0 -4px 20px #143b420a; }
  .mobile-property-cta > span { font: 24px/1.3 var(--serif); }
  .mobile-property-cta small { display: block; margin-top: 3px; color: var(--muted); font: 14px/1.3 var(--sans); }
  .mobile-property-cta .button { gap: 8px; padding-inline: 13px; font-size: 14px; }
  body:has(.mobile-property-cta) { padding-bottom: 91px; }
  body:has(.mobile-property-cta) .toast { bottom: 104px; }
  .private-intro { padding-block: 45px; }
  .private-intro h1 { font-size: 49px; }
  .private-intro p:not(.eyebrow) { font-size: 17px; }
  .brief-layout { padding-block: 45px 60px; gap: 25px; }
  .brief-explainer h2 { font-size: 36px; }
  .process li { gap: 20px; }
  .brief-form { padding: 27px 22px; }
  .brief-form h2 { font-size: 32px; }
  .form-grid { grid-template-columns: 1fr; gap: 22px; }
  .shortlist-tools { gap: 15px; }
  .shortlist-tools > p { flex-basis: 100%; }
  .comparison { padding-top: 45px; }
  #comparison-table th, #comparison-table td { padding: 16px; }
  #comparison-table thead th:first-child { width: 150px; }
  .journal-toolbar { gap: 23px; }
  .journal-search { max-width: none; flex-basis: 100%; }
  .tabs { gap: 9px; }
  .tabs button { padding-inline: 12px; }
  .journal-cta { padding: 35px 25px; margin-bottom: 50px; }
  .journal-cta h2 { font-size: 34px; }
  .article-page { padding-block: 30px 50px; }
  .article-heading { margin-bottom: 30px; }
  .article-heading h1 { font-size: 46px; }
  .article-deck { font-size: 18px; }
  .article-body p { font-size: 17px; }
  .article-body .lead { font-size: 19px; }
  .article-body h2 { font-size: 30px; margin-top: 32px; }
  .article-takeaway { padding: 23px; }
  .article-takeaway p:last-child { font-size: 17px; }
  .article-note { padding: 23px; }
  .related-reading .journal-grid { grid-template-columns: 1fr; }
  .related-reading { padding-bottom: 45px; }
  .about-layout { padding-bottom: 45px; }
  .about-image { height: 480px; }
  .about-image > span { left: 20px; bottom: 20px; padding-inline: 10px; letter-spacing: 0; }
  .about-layout h2 { font-size: 35px; }
  .about-contacts .button { width: 100%; }
  .values { grid-template-columns: 1fr; padding-block: 35px 45px; gap: 25px; }
  .values > div { padding-bottom: 12px; border-bottom: 1px solid var(--line); }
  .toast { right: 20px; bottom: 20px; }
}
@media (max-width: 390px) {
  .header-inner { padding-inline: 16px; }
  .wordmark { font-size: 25px; }
  .header-actions { gap: 8px; }
  .hero-copy { padding-inline: 20px; }
  .hero h1 { font-size: 48px; }
  .hero-image { height: 340px; }
  .hero-caption { left: 20px; right: 20px; }
  .hero-caption strong { font-size: 29px; }
  .card-title-row { flex-direction: column; }
  .card-price { margin-bottom: 15px; }
  .card-price span { display: inline; margin-left: 8px; }
  .journal-card { grid-template-columns: 90px minmax(0,1fr); gap: 16px; }
  .journal-art { padding-inline: 10px; }
  .journal-art > b { font-size: 21px; }
  .journal-copy h3 { font-size: 24px; }
  .property-topline .breadcrumb { max-width: 145px; }
  .property-price > span { display: block; margin: 5px 0 0; }
  .mobile-property-cta { padding-inline: 16px; gap: 10px; }
  .mobile-property-cta > span { font-size: 22px; }
  .mobile-property-cta .icon { display: none; }
  .mobile-property-cta .button { max-width: 164px; }
  .property-gallery { grid-template-rows: 230px 110px; }
}
@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after { transition: none !important; animation: none !important; }
}
/* Clear entry points for biography, blog, vlog, and education. */
.nav-learn { position: relative; }
.nav-learn > summary { display: flex; align-items: center; gap: 8px; min-height: 44px; padding: 8px 0; list-style: none; cursor: pointer; font-size: 14px; }
.nav-learn > summary::-webkit-details-marker { display: none; }
.nav-learn > summary[aria-current="page"] { color: var(--teal); }
.nav-learn > summary > span { font-size: 19px; line-height: 1; }
.nav-submenu { position: absolute; z-index: 40; top: calc(100% + 14px); right: -25px; width: 255px; padding: 14px 20px; border: 1px solid var(--line); background: #fff; box-shadow: 0 12px 30px #143b4214; }
.nav-submenu a { display: block; padding: 11px 0; font-size: 15px; text-decoration: none; }
.nav-submenu a:hover { color: var(--accent); }
@media (max-width: 1400px) {
  .nav-learn > summary { font-size: 16px; }
  .nav-submenu { position: static; max-width: 100%; margin-top: 8px; background: var(--wash); box-shadow: none; }
}
.learning-links { display: flex; flex-wrap: wrap; gap: 24px 35px; margin-top: 35px; }
.intro-links { margin-top: 27px; }
.learning-channel-grid { display: grid; grid-template-columns: repeat(3,minmax(0,1fr)); gap: 24px; }
.learning-channel { display: flex; flex-direction: column; padding: 32px; background: var(--sand); text-decoration: none; }
.learning-channel h2 { font-size: 34px; margin-bottom: 22px; }
.learning-channel p { color: var(--muted); }
.learning-channel .text-link { align-self: flex-start; margin-top: auto; }
.learning-channel.dark { background: var(--deep); color: #fff; }
.learning-channel.dark p, .learning-channel.dark .eyebrow { color: #d8e6e1; }
.learning-channel.dark .text-link { border-color: #d69b85; }
.learning-hub .journal-grid { row-gap: 40px; }
.education-section { padding-bottom: 30px; }
.education-grid { display: grid; grid-template-columns: repeat(2,minmax(0,1fr)); gap: 30px; }
.education-grid > article { position: relative; padding: 35px; border: 1px solid var(--line); }
.education-number { display: block; color: var(--teal); font: 36px/1.3 var(--serif); margin-bottom: 30px; }
.education-grid h2 { font-size: 36px; }
.education-grid p:not(.eyebrow) { color: var(--muted); max-width: 520px; }
.education-grid .text-link { margin-top: 10px; }
.education-faq { max-width: 850px; margin: 75px auto; }
.bio-section { padding-block: 15px 80px; }
.bio-grid { display: grid; grid-template-columns: repeat(2,minmax(0,1fr)); gap: 30px; }
.bio-card { padding: 32px; background: var(--wash); }
.bio-card h3 { font-size: 32px; }
.bio-card p { color: var(--muted); }
.bio-monogram { display: flex; align-items: center; justify-content: center; width: 60px; height: 60px; margin-bottom: 28px; border: 1px solid #879f9e; border-radius: 50%; font: 26px/1 var(--serif); color: var(--teal); }
.video-intro { display: grid; grid-template-columns: 1.1fr .9fr; gap: 65px; align-items: center; padding-block: 60px; }
.video-intro > div:first-child { padding-block: 20px; }
.video-intro p:not(.eyebrow) { max-width: 580px; color: var(--muted); font-size: 18px; }
.video-actions { display: flex; flex-direction: column; align-items: flex-start; gap: 25px; margin-top: 30px; }
.video-portrait { position: relative; height: 560px; overflow: hidden; }
.video-portrait img { height: 100%; object-fit: cover; object-position: center 15%; }
.video-portrait > span { position: absolute; bottom: 25px; left: 25px; right: 25px; padding: 10px 14px; background: #fff; font-size: 14px; }
.video-library { padding-block: 15px 25px; }
.video-library-note { padding: 32px; background: var(--sand); }
.video-library-note p { max-width: 750px; color: var(--muted); }
.video-viewing { padding-bottom: 20px; }
.editorial-table { margin-block: 30px; }
.editorial-table table { width: 100%; min-width: 550px; border-collapse: collapse; font-size: 16px; }
.editorial-table th, .editorial-table td { text-align: left; vertical-align: top; padding: 18px; border-bottom: 1px solid var(--line); }
.editorial-table thead { background: var(--wash); }
.editorial-table thead th { font-weight: 600; }
@media (max-width: 1180px) {
  .nav-learn > summary { font-size: 16px; }
  .learning-channel { padding: 26px; }
  .learning-channel h2 { font-size: 31px; }
  .video-intro { gap: 40px; }
}
@media (max-width: 920px) {
  .learning-channel-grid { grid-template-columns: 1fr; gap: 22px; }
  .learning-channel h2 br { display: none; }
  .learning-channel { min-height: 0; }
  .learning-channel .text-link { margin-top: 10px; }
  .video-intro { gap: 30px; }
  .video-portrait { height: 570px; }
}
@media (max-width: 700px) {
  .nav-learn > summary { min-height: 44px; justify-content: space-between; padding: 9px 0; }
  .nav-submenu { position: static; width: 100%; padding: 8px 18px; background: var(--wash); box-shadow: none; margin: 8px 0; }
  .learning-links { gap: 23px; flex-direction: column; align-items: flex-start; }
  .learning-links .text-link { font-size: 15px; }
  .learning-channel { padding: 28px 25px; }
  .learning-channel h2 { font-size: 33px; }
  .education-grid { grid-template-columns: 1fr; gap: 24px; }
  .education-grid > article { padding: 28px 25px; }
  .education-grid h2 { font-size: 33px; }
  .education-number { margin-bottom: 23px; }
  .education-faq { margin-block: 50px; }
  .bio-section { padding-block: 10px 50px; }
  .bio-grid { grid-template-columns: 1fr; gap: 25px; }
  .bio-card { padding: 28px 25px; }
  .video-intro { grid-template-columns: 1fr; gap: 30px; padding-block: 25px 45px; }
  .video-intro h1 { font-size: 49px; }
  .video-portrait { height: 470px; }
  .video-portrait > span { left: 20px; right: 20px; bottom: 20px; }
  .video-library-note { padding: 27px 24px; }
  .editorial-table th, .editorial-table td { padding: 14px; }
}
.bio-card .bio-affiliation { font-size: 14px; line-height: 1.7; color: var(--teal); margin-top: -7px; }

/* Both advisors receive the same image size, type scale, and contact treatment. */
.team-feature { margin-block: 20px 85px; }
.partner-grid { display: grid; grid-template-columns: repeat(2,minmax(0,1fr)); gap: 30px; }
.partner-card { min-width: 0; display: flex; flex-direction: column; background: var(--wash); }
.partner-photo { display: block; aspect-ratio: 5 / 4; overflow: hidden; background: var(--sand); }
.partner-photo img { width: 100%; height: 100%; object-fit: cover; object-position: center 25%; }
.partner-evelyn .partner-photo img { object-position: center 55%; }
.partner-copy { display: flex; flex: 1; flex-direction: column; align-items: flex-start; padding: 32px; }
.partner-copy h3 { font-size: 35px; margin-bottom: 15px; }
.partner-copy p:not(.eyebrow) { color: var(--muted); }
.partner-copy .text-link { margin-top: auto; }
.partner-copy .text-link + .text-link { margin-top: 20px; }
.partner-grid-full .partner-photo { aspect-ratio: 4 / 3; }
.partner-grid-full .partner-copy { padding: 35px; }
.partner-copy .bio-affiliation { color: var(--teal); font-size: 14px; }
.advisor-card-contacts { width: 100%; margin-top: 15px; }
.advisor-card-contacts .button { width: 100%; }
.advisor-email { display: block; margin-top: 15px; overflow-wrap: anywhere; font-size: 15px; }
.team-story { display: grid; grid-template-columns: 1fr 1fr; gap: 70px; padding-block: 20px 45px; }
.team-story h2 { font-size: 43px; }
.team-story p:not(.eyebrow) { color: var(--muted); }
.member-credentials { margin-top: 30px; border-top: 1px solid var(--line); padding-top: 25px; width: 100%; }
.member-artwork { display: flex; gap: 15px; align-items: center; flex-wrap: wrap; background: #fff; }
.member-mark { display: inline-flex; align-items: center; justify-content: center; padding: 20px; }
.member-mark img { display: block; width: 98px; height: auto; object-fit: contain; }
.member-realtor-member { padding: 33px; }
.member-realtor-member img { width: 66px; }
.member-credentials p { font-size: 13px; line-height: 1.8; margin-block: 16px 0; }
.member-credentials a { text-decoration: underline; text-underline-offset: 3px; }
.listing-advisors { display: grid; gap: 20px; margin-block: 25px; scroll-margin-top: 110px; }
.listing-advisor { display: grid; grid-template-columns: 64px minmax(0,1fr); gap: 15px; align-items: start; padding-top: 20px; border-top: 1px solid var(--line); }
.listing-advisor img { width: 64px; height: 80px; object-fit: cover; object-position: center 25%; }
.listing-advisor h3 { font-size: 23px; margin: 0 0 12px; }
.listing-advisor .button { font-size: 13px; }
.listing-advisor .inquiry-email { margin: 12px 0 0; }
.contact-portrait { float: left; margin-right: 18px; width: 80px; }
.contact-portrait img { width: 80px; height: 100px; object-fit: cover; object-position: center 25%; }
.contact-person { display: flow-root; }
.shortlist-share { display: flex; flex-wrap: wrap; gap: 12px; }
.video-team { padding-bottom: 55px; }
@media (max-width: 920px) {
  .partner-copy, .partner-grid-full .partner-copy { padding: 26px; }
  .partner-copy h3 { font-size: 31px; }
  .team-story { gap: 35px; }
}
@media (max-width: 700px) {
  .team-feature { margin-block: 10px 50px; }
  .partner-grid { grid-template-columns: 1fr; gap: 25px; }
  .partner-photo, .partner-grid-full .partner-photo { aspect-ratio: 5 / 4; }
  .partner-copy, .partner-grid-full .partner-copy { padding: 28px 25px; }
  .team-story { grid-template-columns: 1fr; gap: 12px; padding-bottom: 30px; }
  .team-story h2 { font-size: 36px; }
  .member-artwork { gap: 0; }
  .shortlist-share { width: 100%; }
  .shortlist-share .button { flex: 1 1 180px; }
  .video-team { padding-bottom: 35px; }
}

/* Accurate status and longer source-qualified facts in the expanded collection. */
.listing-status-note{padding:18px 24px;margin:0 0 24px;background:#efe8d9;border-left:3px solid #8b6f3e;border-radius:3px}
.listing-status-note p{margin:6px 0 0;max-width:80ch}
.card-title-row h3{overflow-wrap:anywhere}
.card-facts{flex-wrap:wrap}
.ownership-line{line-height:1.55}
.specs dd{overflow-wrap:anywhere}
.gallery-thumbnails button{flex:0 0 auto}

/* Buyer and seller representation, with equal advisor contact options. */
.representation-breadcrumb { max-width: none; margin-block: 35px 0; }
.representation-intro { padding-block: 42px 60px; }
.representation-intro h1 { max-width: 960px; font-size: clamp(40px, 5.2vw, 66px); }
.representation-intro > p:not(.eyebrow) { max-width: 820px; }
.representation-start { display: flex; flex-wrap: wrap; gap: 14px; margin-top: 30px; }
.representation-intro > p.representation-location { margin: 22px 0 0; font-size: 14px; }
.representation-content { padding-bottom: 65px; }
.representation-section + .representation-section { border-top: 1px solid var(--line); margin-top: 45px; padding-top: 15px; }
.representation-section:first-child > h2 { margin-top: 0; }
.representation-section h3 { font: 600 21px/1.5 var(--sans); letter-spacing: 0; margin-block: 32px 14px; }
.representation-section > .button { margin-top: 24px; }
.representation-section .representation-note { font-size: 15px; line-height: 1.7; }
.representation-section .member-credentials p { font-size: 14px; }
.representation-team { padding-block: 15px 75px; }
.representation-cta > p:not(.eyebrow) { max-width: 760px; margin-inline: auto; }
.representation-contacts { display: grid; grid-template-columns: repeat(2,minmax(0,1fr)); gap: 32px; max-width: 720px; margin: 35px auto 0; }
.representation-contact { min-width: 0; padding-top: 26px; border-top: 1px solid var(--line); }
.representation-contact h3 { font-size: 27px; margin-bottom: 20px; }
.representation-contact .button { width: 100%; }
.representation-teaser { display: grid; grid-template-columns: minmax(0,1fr) auto; align-items: center; gap: 40px; padding: 40px; margin-bottom: 75px; background: var(--sand); }
.representation-teaser h2 { font-size: 40px; }
.representation-teaser p:not(.eyebrow) { max-width: 680px; margin-bottom: 0; color: var(--muted); }
.representation-home-link { margin-bottom: 30px; }
.brief-honeypot { position: absolute; left: -10000px; width: 1px; height: 1px; overflow: hidden; }
/* The investment section introduces the strategy and connects its deeper guides. */
.investment-intro { padding-block: 42px 32px; }
.investment-intro h1 { max-width: 1000px; font-size: clamp(40px, 5.2vw, 66px); }
.investment-intro > p:not(.eyebrow) { max-width: 850px; }
.investment-intro > .representation-location { margin-top: 22px; font-size: 14px; }
.investment-image { padding-bottom: 70px; }
.investment-image .article-hero { margin-top: 0; }
.investment-image figcaption .text-link { font-size: 13px; margin-left: 8px; }
.investment-reasons, .investment-approaches, .investment-reading { padding-bottom: 70px; }
.investment-reasons h2, .investment-approaches h2, .investment-reading h2 { max-width: 900px; }
.investment-reason-grid { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 38px; }
.investment-reason-grid article { display: flex; flex-direction: column; align-items: flex-start; padding-top: 28px; border-top: 1px solid var(--line); }
.investment-reason-grid h3 { font-size: 30px; }
.investment-reason-grid p:not(.eyebrow), .investment-guide-grid p { color: var(--muted); }
.investment-reason-grid .text-link { margin-top: auto; }
.investment-source-note { margin: 30px 0 0; max-width: 950px; color: var(--muted); font-size: 13px; }
.investment-approaches .article-table { margin-top: 30px; }
.investment-guide-grid { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 35px 50px; }
.investment-guide-grid article { padding-top: 26px; border-top: 1px solid var(--line); }
.investment-guide-grid h3 { font-size: 30px; }
.investment-guide-grid h3 a { text-decoration: none; }
.investment-guide-grid h3 a:hover { color: var(--teal); }
.investment-faq { margin-top: 0; }
.investment-cta { margin-bottom: 75px; }
@media (max-width: 920px) {
  .investment-reason-grid { grid-template-columns: 1fr; gap: 30px; }
  .investment-reason-grid article { max-width: 720px; }
}
@media (max-width: 700px) {
  .investment-intro { padding-block: 30px 25px; }
  .investment-intro h1 { font-size: 40px; }
  .investment-intro > .representation-location { font-size: 13px; }
  .investment-image, .investment-reasons, .investment-approaches, .investment-reading { padding-bottom: 45px; }
  .investment-image .article-hero img { aspect-ratio: 1.35; }
  .investment-guide-grid { grid-template-columns: 1fr; gap: 28px; }
  .investment-cta { margin-bottom: 50px; }
}
.brief-consent { display: block; margin-block: 25px; color: var(--muted); font-size: 14px; }
.brief-consent input { margin-right: 8px; }
#brief-feedback { margin-top: 20px; color: var(--deep); }
@media (max-width: 920px) {
  .representation-teaser { grid-template-columns: 1fr; gap: 25px; }
  .representation-teaser > .button { justify-self: start; }
}
@media (max-width: 700px) {
  .representation-breadcrumb { margin-top: 25px; }
  .representation-intro { padding-block: 30px 40px; }
  .representation-intro h1 { font-size: 40px; }
  .representation-intro > p.representation-location { font-size: 13px; }
  .representation-start .button { flex: 1 1 140px; }
  .representation-content { padding-bottom: 35px; }
  .representation-section h3 { font-size: 20px; }
  .representation-section + .representation-section { margin-top: 32px; }
  .representation-team { padding-bottom: 45px; }
  .representation-contacts { grid-template-columns: 1fr; gap: 25px; }
  .representation-teaser { padding: 28px 25px; margin-bottom: 50px; }
  .representation-teaser h2 { font-size: 34px; }
}


/* Shared visual foundation. Font files are self-hosted under the SIL OFL. */
@font-face {
  font-family: 'Cormorant Garamond';
  font-style: normal;
  font-weight: 400 600;
  font-display: swap;
  src: url('/assets/fonts/cormorant-garamond-latin-400-600.woff2') format('woff2');
}
@font-face {
  font-family: 'Manrope';
  font-style: normal;
  font-weight: 400 600;
  font-display: swap;
  src: url('/assets/fonts/manrope-latin-400-600.woff2') format('woff2');
}
:root {
  --ink: #22352e;
  --deep: #17362f;
  --teal: #375f50;
  --accent: #806140;
  --muted: #59645f;
  --line: #dedbd2;
  --wash: #f4f1ea;
  --sand: #eeebe3;
  --paper: #fbfaf7;
  --serif: 'Cormorant Garamond', Georgia, 'Times New Roman', serif;
  --sans: 'Manrope', Arial, Helvetica, sans-serif;
}
body { background: var(--paper); font: 400 16px/1.8 var(--sans); }
h1, h2, h3 {
  font-weight: 500;
  line-height: 1.08;
  letter-spacing: -.015em;
  text-wrap: balance;
  overflow-wrap: break-word;
}
h1 { font-size: clamp(54px, 5.7vw, 86px); }
h2 { font-size: clamp(42px, 4.1vw, 60px); }
h3 { font-size: 34px; }
p { text-wrap: pretty; }
strong, b { font-weight: 600; }
:where(a, button, input, textarea, select, summary, [tabindex]):focus-visible {
  outline-color: var(--accent);
}
.eyebrow {
  color: var(--accent);
  font-size: 12.5px;
  font-weight: 600;
  letter-spacing: .15em;
  line-height: 1.7;
}
.button {
  padding: 16px 25px;
  border-radius: 1px;
  font-size: 14px;
  font-weight: 500;
  letter-spacing: .025em;
}
.button.outline { border-color: #9b9f93; }
.button.outline:hover { background: var(--sand); }
.button.light { background: var(--paper); border-color: var(--paper); }
.button.light:hover { background: var(--sand); border-color: var(--sand); }
.text-link { font-size: 14px; font-weight: 500; letter-spacing: .015em; }
.site-header { background: #fbfaf7f5; }
.header-inner { min-height: 106px; gap: 22px; }
.wordmark {
  font: 500 38px/1.05 var(--serif);
  letter-spacing: -.018em;
}
.wordmark span {
  margin-top: 11px;
  font-weight: 500;
  letter-spacing: .19em;
}
nav { gap: 19px; }
nav > a { font-size: 13.5px; font-weight: 500; }
.site-header .nav-feature { font-weight: 500; }
.nav-learn > summary { font-size: 13.5px; font-weight: 500; }
.nav-submenu { background: var(--paper); box-shadow: 0 12px 25px #17362f0a; }
.header-actions { gap: 14px; }
.shortlist-link { min-width: 44px; }
.saved-count { font-size: 12.5px; }
.hero {
  grid-template-columns: 44% 56%;
  min-height: 690px;
  background: var(--wash);
}
.hero-copy {
  padding-top: 82px;
  padding-right: 36px;
  padding-bottom: 45px;
}
.hero .eyebrow { margin-bottom: 28px; font-size: 12.5px; letter-spacing: .15em; }
.hero h1 {
  margin-bottom: 30px;
  font-size: clamp(64px, 5.55vw, 88px);
  line-height: 1.035;
  letter-spacing: -.02em;
}
.hero-sub { max-width: 440px; font-size: 16px; line-height: 1.85; }
.hero-buttons { gap: 25px; }
.hero-foot { gap: 8px 18px; padding-top: 47px; font-size: 12.5px; letter-spacing: .035em; }
.hero-image { min-height: 690px; }
.hero-image img { object-position: center 60%; }
.hero-image::after { inset: 25% 0 0; background: linear-gradient(transparent 15%, #0d211cbf); }
.hero-caption { left: 42px; right: 42px; bottom: 42px; }
.hero-caption > span { font-size: 12.5px; letter-spacing: .12em; }
.hero-caption strong {
  margin-block: 15px 20px;
  max-width: 540px;
  font: 500 clamp(36px, 3.05vw, 49px)/1.08 var(--serif);
  letter-spacing: -.015em;
  text-wrap: balance;
}
.hero-caption > span:last-child { font-size: 13px; letter-spacing: .015em; }
.hero-caption:focus-visible { outline-color: var(--paper); }
.search-wrap { padding-top: 28px; }
.home-search { background: var(--paper); box-shadow: none; }
.property-search { padding: 30px 32px; gap: 24px; }
.field label { margin-bottom: 10px; font-size: 13px; font-weight: 500; }
.field input, .field select, .field textarea {
  min-height: 52px;
  border-color: #bfc2b6;
  border-radius: 1px;
  background: #fff;
  font-size: 16px;
}
::placeholder { color: #626d63; }
.pathways { padding-block: 65px 70px; }
.pathways span { color: var(--accent); font-size: 12.5px; letter-spacing: .075em; }
.pathways h2 { font-size: 33px; line-height: 1.12; letter-spacing: -.01em; }
.pathways p { font-size: 14px; line-height: 1.85; }
.section { padding-block: 95px; }
.section-heading { margin-bottom: 38px; }
.section-heading .eyebrow { margin-bottom: 18px; }
.section-intro { margin-bottom: 42px; line-height: 1.85; }
.property-grid { gap: 46px 38px; }
.card-image { aspect-ratio: 1.55; }
.badge {
  padding: 9px 12px;
  background: #fbfaf7f2;
  font-size: 12.5px;
  letter-spacing: .045em;
}
.save-property { background: var(--paper); }
.card-photo > .save-property { box-shadow: none; }
.save-property:hover { background: var(--sand); }
.card-details { padding-block: 25px 29px; }
.location { margin-bottom: 15px; font-size: 12.5px; letter-spacing: .025em; }
.card-title-row { gap: 22px; }
.card-title-row h3 {
  min-width: 0;
  margin-bottom: 21px;
  font-size: clamp(29px, 2.65vw, 36px);
  line-height: 1.12;
  letter-spacing: -.012em;
}
.card-price {
  padding-top: 3px;
  font: 500 21px/1.5 var(--sans);
  letter-spacing: -.015em;
  font-variant-numeric: tabular-nums;
}
.card-price span { margin-top: 4px; font-size: 12.5px; letter-spacing: .08em; }
.card-facts, .ownership-line, .card-bottom > span { font-size: 13px; }
.ownership-line { margin-bottom: 23px; }
.card-bottom { gap: 16px; }
.card-bottom .text-link { font-size: 13px; }
.private-panel { padding-block: 85px; }
.private-grid { gap: 95px; }
.private-panel .eyebrow, .private-intro .eyebrow { color: #d3c6ae; }
.private-panel p:not(.eyebrow) { line-height: 1.9; }
.page-intro { padding-block: 80px 43px; }
.page-intro > p:not(.eyebrow) { font-size: 17px; line-height: 1.85; }
.property-heading { align-items: flex-end; margin-bottom: 40px; }
.property-heading h1 {
  font-size: clamp(45px, 4.7vw, 68px);
  line-height: 1.07;
}
.property-price {
  font: 500 29px/1.45 var(--sans);
  font-variant-numeric: tabular-nums;
  letter-spacing: -.015em;
}
.property-price > span { font-size: 12.5px; }
.property-layout { gap: 60px; padding-top: 50px; }
.property-description h2 { font-size: 44px; }
.property-description p, .viewing-questions li { color: var(--muted); }
.inquiry-card { padding: 32px; border: 1px solid var(--line); background: var(--wash); }
.inquiry-card h2 { font-size: 38px; }
.inquiry-card > p:not(.eyebrow) { font-size: 15px; line-height: 1.85; }
.specs { padding-bottom: 35px; margin-bottom: 43px; }
.specs dt { font-size: 13px; }
.specs dd { font-size: 17px; }
.ownership-note { border-left-width: 2px; padding: 30px; }
.ownership-note h3 { font-size: 34px; }
.faq-list summary { font-weight: 500; }
.brief-form { border: 1px solid var(--line); background: var(--wash); padding: 38px; }
.brief-form h2 { font-size: 40px; }
.brief-form > p:not(.eyebrow) { font-size: 15px; line-height: 1.85; }
.process h3 { font-size: 32px; }
.contact-person h3 { font-size: 34px; }
.sort-label select { background: transparent; }
.tabs button { background: var(--paper); font-size: 13px; font-weight: 500; }
.photo-dialog { background: #142e27; }
.photo-dialog::backdrop { background: #071610ed; }
footer { padding-top: 78px; background: var(--deep); color: var(--paper); border-top: 0; }
.footer-main { gap: 65px; padding-bottom: 52px; }
.footer-main .wordmark { color: var(--paper); }
.footer-main .wordmark span, .footer-main > div > p { color: #d6ddd5; }
.footer-main h2 { font-size: 13px; font-weight: 500; letter-spacing: .07em; }
.footer-main > div > a:not(.wordmark):not(.text-link) { font-size: 13px; }
.footer-main .text-link { border-color: #c3b18e; font-size: 13px; }
.footer-main a:hover { color: #e6d4b6; }
.footer-bottom { padding-top: 28px; border-color: #ffffff29; color: #d6ddd5; font-size: 12.5px; }
.footer-bottom .footer-affiliation { font-size: 12.5px; }
.footer-bottom .footer-disclosure { font-size: 12.5px; line-height: 1.8; }
.footer-affiliate-mark { width: 255px; padding: 24px; }
footer :focus-visible { outline-color: #e6d4b6; }
@media (min-width: 1600px) {
  .hero-copy { padding-left: 144px; }
}
@media (max-width: 1400px) {
  nav > a, .nav-learn > summary { font-size: 16px; }
  .nav-submenu { box-shadow: none; background: var(--wash); }
}
@media (max-width: 1180px) {
  .hero-copy { padding-top: 66px; padding-right: 30px; }
  .hero h1 { font-size: clamp(56px, 6vw, 66px); }
  .hero-image, .hero { min-height: 650px; }
  .card-title-row { flex-direction: column; gap: 0; }
  .card-price { margin-bottom: 22px; }
  .card-price span { display: inline; margin-left: 10px; text-align: left; }
  .private-grid { gap: 60px; }
}
@media (max-width: 920px) {
  .hero { display: flex; flex-direction: column; min-height: 0; }
  .hero-copy { padding: 60px 40px 48px; }
  .hero h1 { font-size: 76px; }
  .hero-sub { max-width: 590px; }
  .hero-buttons { flex-direction: row; align-items: center; gap: 30px; flex-wrap: wrap; }
  .hero-foot { margin-top: 0; padding-top: 35px; }
  .hero-image { height: 480px; min-height: 0; }
  .hero-image img { object-position: center 60%; }
  .hero-caption strong { font-size: 46px; }
  .property-heading { align-items: flex-start; }
  .property-layout { gap: 35px; }
  .private-grid { gap: 36px; }
  .section { padding-block: 75px; }
  .footer-main { gap: 40px; }
}
@media (max-width: 700px) {
  body { font-size: 16px; }
  .header-inner { min-height: 91px; padding: 19px 20px; gap: 12px; }
  .wordmark { font-size: 31px; }
  .wordmark span { font-size: 9px; letter-spacing: .13em; margin-top: 8px; }
  .header-actions { gap: 8px; }
  .hero-copy { padding: 47px 24px 40px; }
  .hero .eyebrow { margin-bottom: 22px; }
  .hero h1 { font-size: clamp(50px, 10.5vw, 64px); margin-bottom: 25px; }
  .hero-sub { font-size: 16px; line-height: 1.8; margin-bottom: 29px; }
  .hero-buttons { flex-direction: column; align-items: flex-start; gap: 23px; }
  .hero-foot { display: flex; padding-top: 33px; }
  .hero-image { height: 390px; min-height: 0; }
  .hero-caption { left: 25px; right: 25px; bottom: 29px; }
  .hero-caption strong { font-size: 36px; margin-bottom: 16px; }
  .hero-caption > span:last-child { gap: 12px; font-size: 12.5px; }
  .search-wrap { padding-top: 22px; }
  .property-search { padding: 25px 22px; gap: 21px; }
  .pathways { padding-block: 45px; }
  .pathways h2 { font-size: 33px; }
  .section { padding-block: 60px; }
  .section-heading { margin-bottom: 30px; }
  .section-heading h2 { font-size: 44px; }
  .property-grid { gap: 38px; }
  .card-image { aspect-ratio: 1.4; }
  .card-details { padding-block: 23px 27px; }
  .card-title-row { flex-direction: column; gap: 0; }
  .card-title-row h3 { font-size: 34px; margin-bottom: 12px; }
  .card-price { margin-bottom: 22px; padding-top: 0; font-size: 21px; }
  .card-price span { display: inline; margin-left: 10px; text-align: left; }
  .card-bottom { align-items: flex-start; }
  .private-panel { padding-block: 55px; }
  .private-grid { gap: 24px; }
  .page-intro { padding-block: 43px 33px; }
  .page-intro h1 { font-size: 51px; line-height: 1.04; }
  .property-heading { margin-bottom: 30px; }
  .property-heading h1 { font-size: 45px; }
  .property-price { font-size: 27px; margin-top: 22px; }
  .property-price > span { display: inline; margin-left: 10px; }
  .property-layout { padding-top: 35px; gap: 35px; }
  .property-description h2 { font-size: 38px; }
  .inquiry-card { padding: 29px 24px; }
  .brief-form { padding: 29px 24px; }
  .brief-form h2 { font-size: 37px; }
  .mobile-property-cta { background: var(--paper); box-shadow: none; }
  .mobile-property-cta > span { font: 500 20px/1.4 var(--sans); }
  .mobile-property-cta small { font-size: 12.5px; }
  footer { padding-top: 52px; }
  .footer-main { gap: 34px 23px; padding-bottom: 40px; }
  .footer-bottom { gap: 28px; }
  .footer-affiliate-mark { align-self: flex-start; width: 240px; }
}
@media (max-width: 390px) {
  .header-inner { padding-inline: 16px; }
  .wordmark { font-size: 26px; }
  .wordmark span { font-size: 8px; letter-spacing: .12em; }
  .header-actions { gap: 5px; }
  .hero-copy { padding-inline: 20px; }
  .hero h1 { font-size: 48px; }
  .hero-image { height: 350px; }
  .hero-caption { left: 20px; right: 20px; bottom: 25px; }
  .hero-caption strong { font-size: 32px; }
  .page-intro h1 { font-size: 46px; }
  .property-heading h1 { font-size: 40px; }
  .property-price > span { display: block; margin: 5px 0 0; }
  .mobile-property-cta > span { font-size: 18px; }
}


/* Editorial, education, and advisor refinements.
   Shared typefaces and palette are supplied by the site's foundation. */

.journal-grid {
  gap: 42px 32px;
}
.journal-card {
  min-width: 0;
  padding-bottom: 28px;
  border-bottom: 1px solid var(--line);
}
.journal-art {
  aspect-ratio: 1.46;
  min-height: 0;
  padding: 26px;
  background: var(--deep);
}
.journal-art::after {
  display: none;
}
.journal-art > span {
  font-size: 12.5px;
  font-weight: 500;
  letter-spacing: .12em;
}
.journal-art > b {
  max-width: 18ch;
  font-size: clamp(28px, 2.6vw, 38px);
  font-weight: 500;
  line-height: 1.08;
  letter-spacing: -.015em;
}
.journal-art > .icon {
  width: 22px;
  height: 22px;
}
.art-investing {
  background: #395749;
}
.art-selling {
  background: #655343;
}
.journal-art-photo img {
  transition: transform .45s ease;
}
.journal-art.journal-art-photo::after {
  display: block;
  background: linear-gradient(180deg, #10251e99, #10251e1a 48%, #10251e70);
}
.journal-art-photo:hover img {
  transform: scale(1.025);
}
.journal-copy {
  padding: 26px 0 0;
}
.journal-copy .eyebrow {
  margin-bottom: 14px;
  color: var(--accent);
  font-size: 12.5px;
  line-height: 1.6;
  letter-spacing: .09em;
}
.journal-copy h3 {
  margin-bottom: 18px;
  font-size: clamp(31px, 2.45vw, 36px);
  font-weight: 500;
  line-height: 1.11;
  letter-spacing: -.012em;
  overflow-wrap: break-word;
}
.journal-copy > p:not(.eyebrow) {
  font-size: 16px;
  line-height: 1.8;
}
.journal-copy .journal-byline {
  margin-bottom: 16px;
  color: var(--teal);
  font-size: 13px;
  line-height: 1.7;
}
.journal-copy .text-link {
  margin-top: 4px;
  font-size: 13.5px;
}
.journal-toolbar {
  gap: 28px;
  padding-block: 24px 40px;
}
.journal-toolbar .tabs {
  gap: 10px;
}
.journal-toolbar .tabs button {
  min-height: 46px;
  padding: 12px 18px;
  background: transparent;
  border-radius: 0;
  font-size: 13px;
  letter-spacing: .015em;
}
.journal-toolbar .tabs button.active {
  background: var(--deep);
}
.journal-section .journal-grid,
.learning-hub .journal-grid {
  row-gap: 46px;
}
.journal-cta {
  padding: 62px 46px;
  background: var(--sand);
  border: 1px solid var(--line);
}
.journal-cta h2 {
  max-width: 790px;
  margin-inline: auto;
  font-size: clamp(38px, 4vw, 52px);
  font-weight: 500;
  letter-spacing: -.018em;
}
.journal-cta > p:not(.eyebrow) {
  max-width: 700px;
  margin-inline: auto;
  font-size: 17px;
  line-height: 1.85;
}

.article-page {
  padding-block: 54px 88px;
}
.article-heading {
  max-width: 990px;
  margin-bottom: 62px;
}
.article-heading .eyebrow {
  color: var(--accent);
  font-size: 12.5px;
  letter-spacing: .11em;
}
.article-heading h1 {
  max-width: 950px;
  margin-bottom: 28px;
  font-size: clamp(48px, 5.9vw, 78px);
  font-weight: 500;
  line-height: 1.015;
  letter-spacing: -.025em;
  overflow-wrap: break-word;
  text-wrap: balance;
}
.article-deck {
  max-width: 780px;
  margin-bottom: 26px;
  font-size: 20px;
  line-height: 1.8;
}
.financing-intro {
  max-width: 780px;
  font-size: 17px;
  line-height: 1.85;
}
.article-meta {
  gap: 10px 25px;
  padding: 14px 0 23px;
  font-size: 13px;
  line-height: 1.8;
}
.article-meta a {
  text-decoration-thickness: 1px;
}
.article-affiliation {
  margin-top: 20px;
  font-size: 13px;
  line-height: 1.8;
}
.article-breadcrumb {
  max-width: 990px;
  margin-bottom: 38px;
  font-size: 12.5px;
  line-height: 1.7;
}
.article-layout {
  grid-template-columns: 215px minmax(0, 720px);
  gap: 72px;
}
.article-toc {
  padding: 4px 0 22px;
}
.article-toc .eyebrow {
  margin-bottom: 18px;
  color: var(--accent);
  font-size: 12.5px;
  letter-spacing: .1em;
}
.article-toc > a:not(.text-link) {
  padding: 9px 0;
  font-size: 13.5px;
  line-height: 1.75;
  overflow-wrap: anywhere;
}
.article-toc > .text-link {
  margin-top: 26px;
  font-size: 13px;
}
.article-body {
  color: var(--ink);
}
.article-body p {
  color: var(--muted);
  font-size: 17.5px;
  line-height: 1.9;
  margin-bottom: 1.55rem;
}
.article-body .lead {
  color: var(--ink);
  font-size: 21px;
  line-height: 1.85;
}
.article-body h2 {
  margin: 52px 0 24px;
  font-size: 42px;
  font-weight: 500;
  line-height: 1.12;
  letter-spacing: -.013em;
  overflow-wrap: break-word;
}
.article-body > h3,
.financing-guide .article-body > h3,
.representation-section h3 {
  margin-block: 35px 16px;
  font-size: 20px;
  font-weight: 600;
  line-height: 1.6;
  letter-spacing: -.01em;
}
.article-body a:not(.button):not(.text-link) {
  text-decoration-thickness: 1px;
}
.article-list {
  padding-left: 25px;
  color: var(--muted);
  font-size: 17.5px;
  line-height: 1.9;
}
.article-list li {
  padding-left: 7px;
  margin-bottom: 14px;
}
.article-takeaway,
.article-body .article-note {
  padding: 30px 32px;
  background: var(--sand);
  border: 1px solid var(--line);
}
.article-takeaway {
  margin-bottom: 46px;
}
.article-takeaway .eyebrow {
  margin-bottom: 15px;
  color: var(--accent);
  font-size: 12.5px;
  line-height: 1.8;
  letter-spacing: .1em;
}
.article-takeaway p:last-child {
  color: var(--ink);
  font-size: 18px;
  line-height: 1.9;
}
.article-body .article-note p {
  font-size: 16px;
  line-height: 1.85;
}
.article-hero {
  margin-top: 42px;
}
.article-hero img {
  max-height: 560px;
  aspect-ratio: 1.8;
}
.article-hero figcaption {
  max-width: 840px;
  padding-top: 16px;
  font-size: 13px;
  line-height: 1.8;
}
.article-table {
  margin-block: 30px;
}
.article-table th,
.article-table td {
  padding: 20px;
  font-size: 15px;
  line-height: 1.8;
}
.article-table caption {
  padding-bottom: 16px;
  font-size: 13px;
  line-height: 1.8;
}
.article-table tbody th {
  background: var(--sand);
}
.article-sources {
  margin-top: 48px;
  padding-top: 26px;
}
.article-sources h2 {
  margin-top: 0;
  font: 600 17px/1.6 var(--sans);
  letter-spacing: 0;
}
.article-sources a,
.article-sources p {
  font-size: 13px;
  line-height: 1.9;
  overflow-wrap: anywhere;
}
.article-faq {
  margin-top: 56px;
}
.article-faq h3 {
  margin-top: 33px;
  font-size: 18px;
  line-height: 1.65;
}
.article-faq p {
  font-size: 17px;
}
.article-end {
  margin-top: 50px;
  padding-top: 20px;
}
.article-author {
  grid-template-columns: 104px minmax(0, 1fr);
  gap: 26px;
  margin-top: 45px;
  padding: 35px 0;
}
.article-author-photo img {
  width: 104px;
  height: 132px;
}
.article-author .eyebrow {
  font-size: 12.5px;
  letter-spacing: .075em;
}
.article-author h2 {
  margin: 0 0 16px;
  font-size: 34px;
}
.article-author p {
  font-size: 16px;
  line-height: 1.85;
}
.article-author .author-role,
.article-author-email {
  font-size: 13px;
  line-height: 1.8;
}
.article-author .text-link {
  font-size: 13.5px;
}
.related-reading {
  padding-bottom: 88px;
}
.related-reading .journal-grid {
  max-width: 1060px;
  gap: 42px;
}

.learning-channel-grid {
  gap: 28px;
}
.learning-channel {
  padding: 38px 34px;
  background: var(--sand);
  border: 1px solid var(--line);
  transition: background .2s ease;
}
.learning-channel:hover {
  background: #e7e4db;
}
.learning-channel h2 {
  margin-bottom: 25px;
  font-size: 40px;
  font-weight: 500;
  line-height: 1.1;
  letter-spacing: -.013em;
}
.learning-channel p {
  font-size: 16px;
  line-height: 1.85;
}
.learning-channel .eyebrow {
  font-size: 12.5px;
  letter-spacing: .1em;
}
.learning-channel .text-link {
  margin-top: 20px;
  font-size: 13.5px;
}
.learning-channel.dark {
  background: var(--deep);
  border-color: var(--deep);
}
.learning-channel.dark:hover {
  background: #23483e;
}
.learning-channel.dark .text-link {
  border-color: #b99c78;
}
.learning-links {
  gap: 25px 42px;
  margin-top: 42px;
}
.education-grid {
  gap: 32px;
}
.education-grid > article {
  padding: 44px;
  background: var(--paper);
}
.education-number {
  margin-bottom: 27px;
  color: var(--accent);
  font-size: 50px;
  line-height: 1;
}
.education-grid .eyebrow {
  font-size: 12.5px;
  letter-spacing: .1em;
}
.education-grid h2 {
  max-width: 520px;
  font-size: 42px;
  font-weight: 500;
  line-height: 1.1;
  letter-spacing: -.015em;
}
.education-grid p:not(.eyebrow) {
  font-size: 16px;
  line-height: 1.85;
}
.education-grid .text-link {
  font-size: 13.5px;
}
.education-faq {
  margin-block: 88px;
}
.education-faq h2 {
  font-size: clamp(38px, 4vw, 52px);
  font-weight: 500;
  letter-spacing: -.015em;
}
.education-faq .faq-list details {
  padding-block: 26px;
}
.education-faq .faq-list summary,
.education-faq .faq-list p {
  font-size: 16px;
  line-height: 1.8;
}

.team-feature {
  margin-block: 24px 94px;
}
.partner-grid {
  gap: 40px;
}
.partner-card {
  background: var(--paper);
  border-bottom: 1px solid var(--line);
}
.partner-photo,
.partner-grid-full .partner-photo {
  aspect-ratio: 5 / 4;
}
.partner-copy,
.partner-grid-full .partner-copy {
  padding: 38px 8px 36px;
}
.partner-copy .eyebrow {
  margin-bottom: 16px;
  color: var(--accent);
  font-size: 12.5px;
  letter-spacing: .09em;
}
.partner-copy h3 {
  margin-bottom: 21px;
  font-size: 44px;
  font-weight: 500;
  line-height: 1.05;
  letter-spacing: -.014em;
}
.partner-copy p:not(.eyebrow) {
  font-size: 16px;
  line-height: 1.85;
}
.partner-copy p.bio-affiliation {
  font-size: 13px;
  line-height: 1.8;
}
.partner-copy .text-link {
  font-size: 13.5px;
}
.advisor-card-contacts {
  margin-top: 25px;
}
.advisor-email {
  margin-top: 20px;
  font-size: 14px;
}
.member-credentials {
  margin-top: 36px;
  padding-top: 30px;
}
.member-credentials p {
  font-size: 13px;
  line-height: 1.9;
}
.team-story {
  gap: 84px;
  padding-block: 28px 62px;
}
.team-story h2 {
  font-size: clamp(40px, 4vw, 54px);
  font-weight: 500;
  line-height: 1.09;
  letter-spacing: -.015em;
}
.team-story p:not(.eyebrow) {
  font-size: 17px;
  line-height: 1.9;
}
.bio-grid {
  gap: 40px;
}
.bio-card {
  padding: 38px;
  background: var(--sand);
  border: 1px solid var(--line);
}
.bio-card h3 {
  font-size: 39px;
  font-weight: 500;
  letter-spacing: -.014em;
}
.bio-card p {
  font-size: 16px;
  line-height: 1.85;
}
.bio-monogram {
  border-radius: 0;
  border-color: var(--line);
  font-size: 32px;
}
.values {
  gap: 50px;
  padding-block: 58px 88px;
}
.values span {
  color: var(--accent);
  font-size: 43px;
}
.values h3 {
  margin-block: 22px;
  font-size: 36px;
  font-weight: 500;
  line-height: 1.1;
  letter-spacing: -.012em;
}
.values p {
  font-size: 16px;
  line-height: 1.85;
}

.relocation-teaser,
.representation-teaser {
  gap: 50px;
  padding: 48px;
  background: var(--sand);
  border: 1px solid var(--line);
}
.relocation-teaser h2,
.representation-teaser h2 {
  font-size: clamp(37px, 3.5vw, 48px);
  font-weight: 500;
  letter-spacing: -.015em;
}
.relocation-teaser p:not(.eyebrow),
.representation-teaser p:not(.eyebrow) {
  font-size: 16px;
  line-height: 1.85;
}
.relocation-hero {
  gap: 78px;
  padding-block: 60px 78px;
}
.relocation-hero h1,
.representation-intro h1,
.investment-intro h1 {
  font-size: clamp(49px, 5.5vw, 74px);
  font-weight: 500;
  line-height: 1.025;
  letter-spacing: -.02em;
  text-wrap: balance;
  overflow-wrap: break-word;
}
.relocation-deck {
  font-size: 19px;
  line-height: 1.85;
}
.relocation-affiliation {
  font-size: 13px;
  line-height: 1.9;
}
.relocation-start {
  padding: 36px;
  background: var(--sand);
  border: 1px solid var(--line);
}
.relocation-start h2 {
  font-size: 40px;
  font-weight: 500;
  line-height: 1.1;
  letter-spacing: -.015em;
}
.relocation-start p:not(.eyebrow) {
  font-size: 16px;
  line-height: 1.85;
}
.relocation-terms,
.article-body .relocation-terms {
  padding: 24px 28px;
  background: var(--sand);
  font-size: 15px;
  line-height: 1.85;
}
.relocation-team {
  padding-block: 48px 78px;
}
.relocation-team > h2 {
  margin-bottom: 44px;
  font-size: clamp(40px, 4vw, 54px);
  font-weight: 500;
  letter-spacing: -.015em;
}
.relocation-advisors {
  gap: 54px;
}
.relocation-advisor {
  grid-template-columns: 120px minmax(0, 1fr);
  gap: 26px;
}
.relocation-advisor-photo img {
  width: 120px;
  height: 156px;
}
.relocation-advisor h3 {
  font-size: 34px;
  font-weight: 500;
  letter-spacing: -.012em;
}
.relocation-advisor p {
  font-size: 16px;
  line-height: 1.85;
}
.relocation-advisor-email {
  font-size: 13px;
}
.representation-intro {
  padding-block: 50px 72px;
}
.representation-intro > p:not(.eyebrow),
.investment-intro > p:not(.eyebrow) {
  font-size: 19px;
  line-height: 1.85;
}
.representation-intro > p.representation-location,
.investment-intro > .representation-location {
  font-size: 13px;
  line-height: 1.85;
}
.representation-section + .representation-section {
  margin-top: 56px;
  padding-top: 10px;
}
.representation-section .representation-note {
  font-size: 15px;
  line-height: 1.85;
}
.representation-contacts {
  gap: 44px;
}
.representation-contact {
  padding-top: 32px;
}
.representation-contact h3 {
  font-size: 34px;
  font-weight: 500;
  letter-spacing: -.012em;
}
.investment-intro {
  padding-block: 50px 46px;
}
.investment-reasons,
.investment-approaches,
.investment-reading {
  padding-bottom: 88px;
}
.investment-reasons h2,
.investment-approaches h2,
.investment-reading h2 {
  font-size: clamp(40px, 4vw, 54px);
  font-weight: 500;
  line-height: 1.08;
  letter-spacing: -.015em;
}
.investment-reason-grid {
  gap: 40px;
}
.investment-reason-grid article,
.investment-guide-grid article {
  padding-top: 30px;
}
.investment-reason-grid h3,
.investment-guide-grid h3 {
  font-size: 35px;
  font-weight: 500;
  line-height: 1.12;
  letter-spacing: -.012em;
}
.investment-reason-grid p:not(.eyebrow),
.investment-guide-grid p {
  font-size: 16px;
  line-height: 1.85;
}
.investment-source-note {
  font-size: 13px;
  line-height: 1.9;
}
.investment-guide-grid {
  gap: 44px 60px;
}
.investment-guide-grid .text-link,
.investment-reason-grid .text-link {
  font-size: 13.5px;
}
.investment-image figcaption .text-link {
  font-size: 13px;
}
.video-library-note {
  padding: 38px;
  background: var(--sand);
  border: 1px solid var(--line);
}
.video-library-note p {
  font-size: 16px;
  line-height: 1.85;
}

@media (max-width: 1180px) {
  .article-layout {
    grid-template-columns: 190px minmax(0, 720px);
    gap: 44px;
  }
  .learning-channel {
    padding: 32px 26px;
  }
  .learning-channel h2 {
    font-size: 36px;
  }
  .education-grid > article {
    padding: 36px;
  }
  .relocation-hero {
    gap: 44px;
  }
  .relocation-advisors {
    gap: 34px;
  }
  .relocation-advisor {
    grid-template-columns: 96px minmax(0, 1fr);
    gap: 22px;
  }
  .relocation-advisor-photo img {
    width: 96px;
    height: 128px;
  }
  .relocation-advisor h3 {
    font-size: 31px;
  }
}
@media (max-width: 1000px) {
  .article-layout {
    grid-template-columns: 1fr;
    gap: 42px;
  }
  .article-toc,
  .financing-guide .article-toc {
    position: static;
    display: grid;
    grid-template-columns: repeat(2, minmax(0, 1fr));
    gap: 4px 28px;
    width: 100%;
    max-width: 720px;
    max-height: none;
    margin-inline: auto;
    padding: 28px;
    overflow: visible;
    border: 1px solid var(--line);
    background: var(--sand);
  }
  .article-toc > .eyebrow,
  .article-toc > .text-link {
    grid-column: 1 / -1;
  }
  .article-toc > a:not(.text-link) {
    display: block;
    margin-right: 0;
  }
  .article-toc > .text-link {
    width: fit-content;
    max-width: 100%;
    margin-top: 16px;
  }
  .journal-grid {
    gap: 32px 25px;
  }
  .journal-art {
    aspect-ratio: 1.12;
    padding: 23px;
  }
  .journal-art > b {
    font-size: 30px;
  }
  .journal-copy h3 {
    font-size: 31px;
  }
  .partner-grid {
    gap: 32px;
  }
  .partner-copy h3 {
    font-size: 40px;
  }
  .team-story {
    gap: 48px;
  }
}
@media (max-width: 700px) {
  .journal-grid,
  .journal-section .journal-grid,
  .learning-hub .journal-grid {
    gap: 38px;
  }
  .journal-card {
    display: block;
    padding-bottom: 32px;
  }
  .journal-art {
    min-height: 0;
    aspect-ratio: 1.65;
    padding: 25px;
  }
  .journal-art > b {
    max-width: 18ch;
    font-size: 34px;
  }
  .journal-copy {
    padding-top: 24px;
  }
  .journal-copy h3 {
    margin-bottom: 17px;
    font-size: 34px;
  }
  .journal-copy > p:not(.eyebrow) {
    font-size: 16px;
  }
  .journal-toolbar {
    padding-block: 22px 32px;
  }
  .journal-toolbar .tabs button {
    padding-inline: 14px;
  }
  .journal-cta {
    padding: 38px 25px;
  }
  .journal-cta h2 {
    font-size: 38px;
  }
  .journal-cta > p:not(.eyebrow) {
    font-size: 16px;
  }
  .article-page {
    padding-block: 36px 58px;
  }
  .article-breadcrumb {
    margin-bottom: 28px;
  }
  .article-heading {
    margin-bottom: 36px;
  }
  .article-heading h1 {
    margin-bottom: 25px;
    font-size: clamp(43px, 8vw, 57px);
    line-height: 1.04;
    letter-spacing: -.018em;
  }
  .article-deck {
    font-size: 18px;
    line-height: 1.85;
  }
  .financing-intro {
    font-size: 16px;
  }
  .article-meta {
    gap: 8px 18px;
    padding-bottom: 22px;
    font-size: 12.5px;
  }
  .article-layout {
    gap: 32px;
  }
  .article-toc,
  .financing-guide .article-toc {
    grid-template-columns: 1fr;
    gap: 2px;
    padding: 25px;
  }
  .article-toc > a:not(.text-link) {
    font-size: 13.5px;
  }
  .article-body p,
  .article-list {
    font-size: 17px;
    line-height: 1.9;
  }
  .article-body .lead {
    font-size: 19px;
  }
  .article-body h2 {
    margin-block: 42px 21px;
    font-size: 36px;
    line-height: 1.12;
  }
  .article-takeaway,
  .article-body .article-note {
    padding: 26px;
  }
  .article-takeaway p:last-child {
    font-size: 17px;
  }
  .article-hero {
    margin-top: 32px;
  }
  .article-hero img {
    aspect-ratio: 1.42;
  }
  .article-hero figcaption {
    font-size: 12.5px;
  }
  .article-table th,
  .article-table td {
    padding: 16px 13px;
    font-size: 14px;
  }
  .article-author {
    grid-template-columns: 80px minmax(0, 1fr);
    gap: 21px;
    padding-block: 30px;
  }
  .article-author-photo img {
    width: 80px;
    height: 105px;
  }
  .article-author h2 {
    margin: 0 0 15px;
    font-size: 30px;
  }
  .article-author p {
    font-size: 16px;
  }
  .article-author .author-role {
    font-size: 13px;
  }
  .article-sources h2 {
    margin-top: 0;
    font: 600 17px/1.6 var(--sans);
    letter-spacing: 0;
  }
  .related-reading {
    padding-bottom: 58px;
  }
  .learning-channel {
    padding: 32px 27px;
  }
  .learning-channel h2 {
    font-size: 38px;
  }
  .learning-links {
    gap: 24px;
  }
  .education-grid > article {
    padding: 32px 27px;
  }
  .education-number {
    margin-bottom: 25px;
    font-size: 46px;
  }
  .education-grid h2 {
    font-size: 38px;
  }
  .education-faq {
    margin-block: 60px;
  }
  .education-faq h2 {
    font-size: 38px;
  }
  .team-feature {
    margin-block: 15px 60px;
  }
  .partner-grid {
    gap: 40px;
  }
  .partner-copy,
  .partner-grid-full .partner-copy {
    padding: 29px 4px 30px;
  }
  .partner-copy h3 {
    font-size: 40px;
  }
  .team-story {
    gap: 14px;
    padding-block: 15px 42px;
  }
  .team-story h2 {
    font-size: 41px;
  }
  .team-story p:not(.eyebrow) {
    font-size: 16px;
  }
  .bio-card {
    padding: 32px 27px;
  }
  .values {
    padding-block: 38px 60px;
    gap: 28px;
  }
  .values h3 {
    font-size: 34px;
  }
  .relocation-teaser,
  .representation-teaser {
    gap: 28px;
    padding: 32px 27px;
  }
  .relocation-teaser h2,
  .representation-teaser h2 {
    font-size: 38px;
  }
  .relocation-hero {
    gap: 34px;
    padding-block: 42px 55px;
  }
  .relocation-hero h1,
  .representation-intro h1,
  .investment-intro h1 {
    font-size: clamp(44px, 8.5vw, 58px);
    line-height: 1.04;
  }
  .relocation-deck,
  .representation-intro > p:not(.eyebrow),
  .investment-intro > p:not(.eyebrow) {
    font-size: 18px;
    line-height: 1.85;
  }
  .representation-intro > p.representation-location,
  .investment-intro > .representation-location {
    font-size: 13px;
  }
  .relocation-start {
    padding: 32px 27px;
  }
  .relocation-start h2 {
    font-size: 38px;
  }
  .relocation-team {
    padding-block: 38px 55px;
  }
  .relocation-team > h2 {
    font-size: 40px;
  }
  .relocation-advisors {
    gap: 40px;
  }
  .relocation-advisor {
    grid-template-columns: 92px minmax(0, 1fr);
    gap: 22px;
  }
  .relocation-advisor-photo img {
    width: 92px;
    height: 124px;
  }
  .relocation-advisor h3 {
    font-size: 32px;
  }
  .representation-intro {
    padding-block: 36px 52px;
  }
  .representation-section + .representation-section {
    margin-top: 43px;
  }
  .representation-contacts {
    gap: 32px;
  }
  .representation-contact h3 {
    font-size: 32px;
  }
  .investment-intro {
    padding-block: 36px 32px;
  }
  .investment-reasons,
  .investment-approaches,
  .investment-reading {
    padding-bottom: 58px;
  }
  .investment-reasons h2,
  .investment-approaches h2,
  .investment-reading h2 {
    font-size: 40px;
  }
  .investment-guide-grid {
    gap: 35px;
  }
  .investment-reason-grid h3,
  .investment-guide-grid h3 {
    font-size: 34px;
  }
  .video-library-note {
    padding: 32px 27px;
  }
}
@media (max-width: 390px) {
  .journal-art {
    padding: 22px;
    aspect-ratio: 1.5;
  }
  .journal-art > b {
    font-size: 31px;
  }
  .journal-copy h3 {
    font-size: 32px;
  }
  .article-heading h1 {
    font-size: 43px;
  }
  .article-toc,
  .financing-guide .article-toc,
  .article-takeaway,
  .article-body .article-note {
    padding: 23px;
  }
  .article-author {
    grid-template-columns: 64px minmax(0, 1fr);
    gap: 17px;
  }
  .article-author-photo img {
    width: 64px;
    height: 86px;
  }
  .article-author h2 {
    font-size: 28px;
  }
  .education-grid > article,
  .learning-channel {
    padding-inline: 25px;
  }
  .partner-copy h3 {
    font-size: 37px;
  }
  .relocation-advisor {
    grid-template-columns: 74px minmax(0, 1fr);
    gap: 18px;
  }
  .relocation-advisor-photo img {
    width: 74px;
    height: 100px;
  }
  .relocation-advisor h3 {
    font-size: 30px;
  }
}