/* Vale reference adaptation: editorial grids, open space and quiet rules.
   Preserve Metastone's brand assets, approved motion and existing interactions. */
:root {
  --display:'Manrope','DM Sans',Arial,sans-serif;
  --body:'DM Sans',Arial,sans-serif;
  --cream:#f7f7f3;
  --pale:#eae9e3;
  --line:#d5d6d5;
  --ink:var(--navy);
}
body{background:#fff}
h1,h2,h3,.serif{font-family:var(--display);font-weight:400;letter-spacing:-.045em}
.container{width:min(1280px,90%)}
.announcement{background:var(--cream);color:var(--navy);border-bottom:1px solid var(--line);padding:5px 5%;font-size:9px;letter-spacing:.09em;justify-content:space-between}
.announcement span{opacity:1}
.announcement a{font-size:10px;letter-spacing:.04em;min-height:24px}
.site-header{background:var(--navy);border-bottom:1px solid #ffffff30}
.nav-wrap{max-width:1460px;height:88px;gap:24px}
.logo img{width:195px}
.nav-links{gap:24px}
.nav-link{font-size:12px;letter-spacing:0;font-weight:400;color:#f0f1f6;min-height:44px;display:flex;align-items:center}
.nav-link.active{color:var(--gold)}
.nav-cta{background:var(--gold);color:var(--navy);border-color:var(--gold);font-size:12px;letter-spacing:0;text-transform:none;font-weight:500;padding:13px 18px}
.eyebrow{font-size:11px;line-height:1.5;text-transform:none;letter-spacing:.015em;font-weight:500;margin-bottom:22px;color:var(--navy)}
.eyebrow.light{color:var(--gold)}
.section{padding:100px 0;border-top:1px solid var(--line)}
.section-title{font-size:clamp(35px,3.5vw,52px);line-height:1.17;letter-spacing:-.045em}
.section-head{margin-bottom:42px;align-items:flex-end}
.section-head .section-title{max-width:710px}
.body-copy{font-size:15px;line-height:1.8;color:var(--muted)}
.btn{font-size:12px;font-weight:500;letter-spacing:0;text-transform:none;min-height:44px;padding:13px 18px;gap:22px;border-radius:0;transition:background .2s,color .2s}
.btn:hover{transform:none}
.btn-gold:hover{background:#dfc28a}
.btn-navy:hover{background:var(--navy-raised)}
.btn-outline-light:hover{background:#ffffff16}
.text-link{font-size:12px;letter-spacing:0;text-transform:none;font-weight:500;min-height:44px;color:var(--navy)}
.text-link:hover{text-decoration:underline;text-underline-offset:4px}
.hero-mountains,.hero-mountains .hero-text{min-height:640px}
.hero-mountains .hero-text{max-width:1460px;padding:96px 5% 100px;justify-content:center}
.hero-mountains h1{font-size:clamp(50px,5.1vw,76px);line-height:1.1;max-width:880px;margin:0 0 26px;letter-spacing:-.055em;font-weight:400}
.hero-mountains .hero-lead{font-size:15px;line-height:1.7;max-width:470px}
.hero-mountains .eyebrow{color:#f6dfa8;font-size:11px;letter-spacing:0;margin-bottom:28px}
.hero-actions{margin-top:22px;gap:10px}
.hero-mountains .hero-motion-toggle{right:5%;font-size:11px;border:1px solid #ffffff70;min-height:44px;background:#111638b3}
.stats{background:var(--navy);padding:0;border-top:1px solid #ffffff40;color:#fff}
.stats-inner{width:min(1280px,90%)}
.stat{padding:28px 32px 30px;border-right:1px solid #ffffff40}
.stat:first-child{padding-left:0}
.stat strong{font-size:40px;color:white;letter-spacing:-.045em}
.stat span{font-size:10px;text-transform:none;letter-spacing:0;line-height:1.6;font-weight:400;color:var(--on-dark-muted);margin-top:12px}
.statement-section{background:white;border-bottom:1px solid var(--line)}
.statement-grid{display:grid;grid-template-columns:22% minmax(0,1fr)}
.statement-rail{border-right:1px solid var(--line);padding:78px 30px 30px 0;display:flex;flex-direction:column;justify-content:space-between;gap:80px}
.rail-note,.statement-bottom{font-size:10px;line-height:1.5;text-transform:uppercase;letter-spacing:.05em}
.statement-content{padding:78px 0 30px 9%}
.statement-content h2{font-size:clamp(30px,3.1vw,46px);line-height:1.25;max-width:800px;margin-bottom:28px}
.statement-content>p{max-width:650px;font-size:16px;line-height:1.8;color:var(--muted);margin-bottom:28px}
.statement-bottom{display:flex;justify-content:space-between;gap:20px;margin-top:86px}
.portfolio-section,.home-insights{background:var(--cream)}
.asset-grid,.portfolio-full .asset-grid{gap:28px}
.asset{border:0;border-bottom:1px solid #b5b8c2;background:transparent;overflow:visible;box-shadow:none}
.asset:hover{transform:none;box-shadow:none}
.asset-picture{height:280px;width:100%;background:var(--pale)}
.asset-status{left:12px;top:12px;font-size:10px;letter-spacing:0;text-transform:none;font-weight:500;background:#ffffffed;border:1px solid #ffffff80;padding:7px 10px}
.asset-info{padding:23px 0 25px;width:100%}
.asset-location{font-size:11px;line-height:1.6;letter-spacing:0;text-transform:none;color:var(--muted);font-weight:400}
.asset-info h3{font-size:28px;letter-spacing:-.04em;color:var(--navy);margin:9px 0 20px}
.asset-footer{border-top:1px solid var(--line);padding-top:14px;margin-top:14px;font-size:12px}
.asset-footer b{font-weight:500}
.asset-acquired{font-size:11px}
.note{font-size:11px;max-width:860px;line-height:1.75}
.principles{background:var(--pale);color:var(--navy)}
.philosophy-layout{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1.1fr);gap:10%}
.philosophy-intro .section-title{max-width:460px;margin-bottom:24px}
.principles .body-copy{color:var(--navy);max-width:390px}
.philosophy-image{margin:48px 0 0;width:48%;max-width:250px}
.philosophy-image img{height:200px;object-position:74% center;object-fit:cover}
.philosophy-image figcaption{font-size:11px;margin-top:10px;color:var(--muted)}
.principles-grid{grid-template-columns:repeat(2,minmax(0,1fr));border:0;background:transparent;gap:0;margin:0;align-self:start}
.principle{min-width:0;min-height:252px;background:transparent;border-top:1px solid #c3c5c8;padding:24px;color:var(--navy)}
.principle:nth-child(odd){border-right:1px solid #c3c5c8}
.principle .num{color:var(--muted);font-size:10px;letter-spacing:.02em}
.principle h3{font-size:25px;line-height:1.2;letter-spacing:-.04em;margin:42px 0 15px;color:var(--navy);max-width:230px}
.principle p{font-size:13px;line-height:1.75;color:var(--muted)}
.principles .principle:first-child{background:var(--navy);border-color:var(--navy)}
.principles .principle:first-child h3{color:white}
.principles .principle:first-child p{color:var(--on-dark-muted)}
.principles .principle:first-child .num{color:var(--gold)}
.conviction-band{background:var(--pale);padding:12px 5% 70px;border-bottom:1px solid var(--line);overflow:hidden}
.conviction-band p{font:400 clamp(30px,5.1vw,80px)/1.15 var(--display);letter-spacing:-.05em;text-transform:uppercase;margin:0;text-align:center}
.conviction-band span{color:var(--gold-text)}
.leadership-grid{gap:20px}
.person{background:var(--pale);min-height:0;padding:0;position:relative}
.person .portrait{height:325px;object-position:center 18%;filter:saturate(.7)}
.person .person-details{position:relative;z-index:1;margin:-64px 10px 10px;background:#fff;padding:18px 15px;min-height:108px;border:1px solid var(--line)}
.person .tag{font-size:10px;text-transform:none;letter-spacing:0;margin-bottom:9px;color:var(--gold-text);font-weight:400}
.person h3{font-size:21px;line-height:1.2;letter-spacing:-.035em;margin:0 0 7px}
.person small{font-size:10px;line-height:1.5;display:block}
.cta{background:var(--gold);padding:80px 0}
.cta h2{font-size:clamp(34px,4.2vw,64px);line-height:1.15;max-width:840px;letter-spacing:-.05em}
.cta-inner{gap:60px}
.cta .eyebrow{margin-bottom:24px}
.sub-hero,.investor-intro,.insights-intro{background:var(--cream);color:var(--navy);padding:84px 0 66px;border-bottom:1px solid var(--line)}
.sub-hero:after{display:none}
.sub-hero .eyebrow.light{color:var(--gold-text)}
.sub-hero h1,.investor-intro h1,.insights-intro h1{font:400 clamp(48px,6vw,88px)/1.08 var(--display);letter-spacing:-.055em;max-width:1000px;margin:0 0 28px}
.sub-hero p,.investor-intro .body-copy,.insights-intro .body-copy{color:var(--muted);font-size:16px;line-height:1.75;max-width:610px;margin:0}
.story{padding:100px 0}
.story-grid{grid-template-columns:minmax(0,1fr) minmax(0,1.5fr);gap:12%}
.story p{font-size:16px;line-height:1.85}
.quote-panel{background:var(--navy);color:white;padding:85px 0}
.quote-panel .eyebrow{color:var(--gold);text-align:left}
.quote-panel blockquote{font:400 clamp(28px,3.3vw,48px)/1.35 var(--display);letter-spacing:-.035em;text-align:left;max-width:100%;margin:0}
#page-firm .principles-grid{grid-template-columns:repeat(4,minmax(0,1fr));margin-top:48px!important;background:var(--cream)}
#page-firm .principle{border-right:1px solid var(--line);padding:30px}
#page-firm .principle:last-child{border-right:0}
.intro-grid{gap:10%}
.intro-grid .right{padding:0 0 0 36px;border-left:1px solid var(--line)}
.simple-list li{font-size:14px;font-weight:400;padding:19px 0}
.strategy-steps{gap:0}
.step{padding:28px 28px 10px;border-top:1px solid var(--line);border-right:1px solid var(--line)}
.step:first-child{padding-left:0}
.step:last-child{border-right:0}
.step span{font-size:12px;letter-spacing:0}
.step h3{font-size:30px;margin:64px 0 18px}
.step p{font-size:14px;line-height:1.8}
.faq-wrap{max-width:1000px}
.faq button{font-size:16px;font-weight:400;padding:26px 0;line-height:1.5}
.faq-answer{font-size:15px;line-height:1.8}
.portfolio-full{padding:64px 0 100px}
.filter-row,.insight-filters{gap:0;border-bottom:1px solid var(--line);padding-bottom:0}
.filter,.insight-filter{border:0;border-bottom:2px solid transparent;background:transparent;padding:16px 22px;font-size:12px;letter-spacing:0;text-transform:none;font-weight:400;border-radius:0}
.filter.active,.filter:hover,.insight-filter.active,.insight-filter:hover{background:transparent;color:var(--navy);border-color:var(--navy)}
.filter.active,.insight-filter.active{font-weight:600}
.investor-resources{padding:64px 0 100px}
.investors-layout{gap:0;grid-template-columns:minmax(0,1.3fr) minmax(0,1fr)}
.investor-portal-card,.investor-support-card{padding:48px}
.investor-portal-card{background:var(--navy);border-top:0}
.investor-support-card{background:var(--cream);border:1px solid var(--line);border-left:0}
.investor-portal-card h2,.investor-support-card h2{font-size:38px;line-height:1.2;letter-spacing:-.045em}
.investor-support-card .eyebrow{color:var(--gold-text)}
.contact-layout{column-gap:10%;row-gap:40px;align-items:start}
.contact-form{background:var(--cream);border:1px solid var(--line);padding:40px}
.contact-form h3{font-size:30px;letter-spacing:-.035em}
.contact-form label{font-size:12px;text-transform:none;letter-spacing:0;font-weight:500}
.contact-form input,.contact-form textarea,.contact-form select{background:white;border-color:#b6bac4;padding:14px;color:var(--navy)}
.contact-detail small{font-size:11px;letter-spacing:0;text-transform:none;font-weight:400}
.insight-feature{background:var(--navy)}
.insight-feature-link{grid-template-columns:1.15fr 1fr}
.insight-feature-content{padding:48px}
.insight-feature-content h2{font-size:40px;line-height:1.2;letter-spacing:-.045em}
.insight-grid{gap:28px}
.insight-card{border:0;border-bottom:1px solid #b5b8c2;background:transparent}
.insight-card-content{padding:25px 0}
.insight-card h3{font-size:27px;line-height:1.2;letter-spacing:-.035em}
.insight-category{font-size:11px;letter-spacing:0;text-transform:none;font-weight:400}
.insight-read{font-size:12px;letter-spacing:0;text-transform:none;font-weight:400}
.insight-article-header h1{font-family:var(--display);font-weight:400}
.insight-property{border-top:2px solid var(--gold);background:var(--cream)}
.insight-related{background:var(--cream)}
.concierge-section{background:var(--navy);padding:90px 0}
.concierge-paths{gap:0}
.concierge-path{border-color:#ffffff40;background:transparent;padding:30px}
.concierge-path h3{font-size:28px}
.concierge-launcher{border-radius:0;font-size:12px;padding:14px 18px;box-shadow:none;border-color:#b69a5d}
.dialog{background:white;box-shadow:none;border:1px solid var(--line)}
.dialog-close{border-radius:0;background:white}
.dialog h2{font-size:38px}
footer{background:var(--navy);padding:64px 0 26px}
.footer-title{font-size:11px;font-weight:400;letter-spacing:0;text-transform:none}
.footer-links{gap:10px}
.footer-copy,.footer-links a,.footer-links button{font-size:12px;line-height:1.8}
.footer-bottom{border-color:#ffffff40;line-height:1.7}
@media(min-width:851px) and (max-width:1150px){
 .nav-wrap{gap:16px}.nav-links{gap:15px}.nav-link{font-size:11px}.logo img{width:160px}.nav-cta{font-size:11px;padding:12px}
 .hero-mountains h1{font-size:60px}.person .portrait{height:280px}.person h3{font-size:19px}
 .philosophy-layout{gap:6%}.principle{padding:22px}
}
@media(max-width:850px){
 .nav-wrap{height:76px}.logo img{width:180px}.nav-links{top:76px;gap:0;padding:12px 5% 24px}.nav-link{font-size:15px;padding:15px 0}.nav-cta{display:none}.mobile-join{display:flex}
 .hero-mountains,.hero-mountains .hero-text{min-height:680px}
 .hero-mountains .hero-text{padding:110px 5% 92px;justify-content:center}.hero-mountains h1{font-size:clamp(43px,6.8vw,62px)}
 .hero-mountains .hero-lead{font-size:15px}.hero-mountains .eyebrow{font-size:11px;line-height:1.6}
 .section{padding:76px 0}.section-title{font-size:40px}
 .stat{border-bottom:1px solid #ffffff40;padding:24px}.stat:first-child{padding-left:24px}.stat strong{font-size:36px}.stat span{font-size:11px}
 .statement-grid{grid-template-columns:20% minmax(0,1fr)}.statement-rail{padding-top:60px}.statement-content{padding:60px 0 24px 8%}.statement-content h2{font-size:34px}.statement-content>p{font-size:15px}.statement-bottom{margin-top:56px}
 .philosophy-layout{grid-template-columns:1fr;gap:42px}.philosophy-intro{display:grid;grid-template-columns:minmax(0,1fr) 200px;column-gap:40px}.philosophy-intro>:not(figure){grid-column:1}.philosophy-image{grid-column:2;grid-row:1/5;width:100%;margin:0;align-self:center}.philosophy-image img{height:260px}
 .principle{min-height:240px;padding:26px}.principle h3{font-size:28px}
 .conviction-band{padding:0 5% 56px}.conviction-band p{font-size:clamp(28px,5vw,46px)}
 .leadership-grid{grid-template-columns:repeat(2,minmax(0,1fr));gap:25px}.person .portrait{height:350px}.person h3{font-size:24px}.person small{font-size:11px}
 .asset-grid,.portfolio-full .asset-grid{grid-template-columns:repeat(2,minmax(0,1fr));gap:28px 22px}.asset-picture{height:245px}
 .sub-hero,.investor-intro,.insights-intro{padding:62px 0 48px}.sub-hero h1,.investor-intro h1,.insights-intro h1{font-size:58px}
 .story{padding:76px 0}.story-grid{grid-template-columns:1fr;gap:24px}.story p{font-size:15px}
 .intro-grid .right{padding:0;border:0}
 #page-firm .principles-grid{grid-template-columns:repeat(2,minmax(0,1fr))}
 .step,.step:first-child{padding:25px 0;border-right:0}.step h3{margin-top:26px}
 .investor-resources{padding:40px 0 70px}.investors-layout{grid-template-columns:1fr}.investor-support-card{border-left:1px solid var(--line);border-top:0}
 .investor-portal-card,.investor-support-card{padding:38px}
 .insight-feature-content{padding:30px}.insight-feature-content h2{font-size:34px}
 .contact-form{padding:32px}.cta-inner{gap:30px}.cta{padding:64px 0}
}
@media(max-width:560px){
 .announcement{padding:6px 5%;font-size:9px;gap:10px;flex-wrap:nowrap;text-align:left}.announcement span{font-size:9px;line-height:1.5;max-width:210px}.announcement a{font-size:10px;flex-shrink:0}
 .nav-wrap{height:72px}.nav-links{top:72px;max-height:calc(100dvh - 72px)}.logo img{width:172px}
 .hero-mountains,.hero-mountains .hero-text{min-height:670px}.hero-mountains .hero-text{padding:110px 5% 86px;justify-content:center}
 .hero-mountains h1{font-size:clamp(35px,9.5vw,51px);line-height:1.12}.hero-mountains .hero-lead{font-size:14px;line-height:1.7}.hero-mountains .eyebrow{font-size:10px;max-width:270px;line-height:1.7;margin-bottom:22px}
 .hero-actions{align-items:flex-start;gap:10px}.hero-actions .btn{justify-content:space-between;max-width:100%;width:100%}.hero-mountains .hero-motion-toggle{bottom:18px;right:5%}
 .section{padding:58px 0}.section-title{font-size:34px;line-height:1.2}.section-head{gap:16px;margin-bottom:30px}.eyebrow{font-size:11px;margin-bottom:18px}
 .stats-inner{width:90%}.stat,.stat:first-child{padding:24px 16px}.stat:nth-child(odd){padding-left:0}.stat:nth-child(even){padding-right:0}.stat strong{font-size:34px}.stat span{font-size:10px;max-width:125px}
 .statement-grid{display:block}.statement-rail{border:0;padding:32px 0 0;display:block}.statement-rail .eyebrow{margin:0}.rail-note{display:none}.statement-content{padding:26px 0 28px}.statement-content h2{font-size:31px;line-height:1.25}.statement-content>p{font-size:15px}.statement-bottom{font-size:9px;margin-top:48px}
 .asset-grid,.portfolio-full .asset-grid{grid-template-columns:1fr;gap:32px}.asset-picture{height:260px}.asset-info h3{font-size:28px}
 .philosophy-intro{display:block}.philosophy-image{margin-top:30px;max-width:200px;width:52%}.philosophy-image img{height:170px}.principles-grid{grid-template-columns:repeat(2,minmax(0,1fr))}.principle{min-height:238px;padding:22px 16px}.principle h3{font-size:22px;margin-top:36px}.principle p{font-size:12px;line-height:1.7}.principle .num{font-size:9px;line-height:1.6}.conviction-band{padding:0 5% 45px}.conviction-band p{font-size:32px;text-align:left}
 .leadership-grid{gap:20px 12px}.person .portrait{height:235px}.person .person-details{margin:-40px 6px 6px;min-height:112px;padding:14px 10px}.person h3{font-size:20px}.person small{font-size:10px}.person .tag{font-size:10px;margin-bottom:7px}
 .sub-hero,.investor-intro,.insights-intro{padding:48px 0 40px}.sub-hero h1,.investor-intro h1,.insights-intro h1{font-size:clamp(39px,10.5vw,55px);line-height:1.12;margin-bottom:22px}.sub-hero p,.investor-intro .body-copy,.insights-intro .body-copy{font-size:15px}
 .story{padding:58px 0}.quote-panel{padding:60px 0}.quote-panel blockquote{font-size:29px}
 #page-firm .principles-grid{grid-template-columns:1fr;margin-top:30px!important}#page-firm .principle{border-right:0;padding:26px;min-height:210px}
 .step h3{font-size:28px}.faq button{font-size:15px}.faq-answer{font-size:14px;padding-right:15px}
 .portfolio-full,.insights-index{padding:36px 0 60px}.filter,.insight-filter{font-size:11px;padding:14px 12px}
 .investor-resources{padding:28px 0 58px}.investor-portal-card,.investor-support-card{padding:30px 24px}.investor-portal-card h2,.investor-support-card h2{font-size:32px}.investor-portal-card .btn{width:100%;justify-content:space-between}
 .insight-feature-link{grid-template-columns:1fr}.insight-feature-content{padding:30px 24px}.insight-feature-content h2{font-size:33px}.insight-grid{grid-template-columns:1fr}.insight-card-image{height:240px}
 .contact-form{padding:28px 22px}.contact-form label{font-size:12px}.contact-form input,.contact-form textarea,.contact-form select{font-size:16px}
 .cta{padding:58px 0}.cta h2{font-size:37px}.cta-inner{gap:30px}.footer-top{gap:28px}.footer-bottom{margin-top:38px}.footer-copy{font-size:12px}
 .concierge-section{padding:58px 0}.concierge-path{padding:26px}.concierge-launcher{padding:13px 16px;font-size:12px}
}
@media(max-width:380px){
 .leadership-grid{grid-template-columns:1fr}.person .portrait{height:330px}.person .person-details{margin:-56px 10px 10px;min-height:100px;padding:18px}.person h3{font-size:24px}
 .principle{padding:20px 12px}.principle h3{font-size:20px}.principle p{font-size:12px}.principle .num{font-size:8px}
 .hero-mountains h1{font-size:35px}.hero-mountains .hero-text{padding-top:85px}.hero-mountains .eyebrow{font-size:10px}
}
/* Keep the investor menu entry exclusive to the collapsed navigation. */
.nav-links .mobile-join{display:none}
@media(max-width:850px){.nav-links .mobile-join{display:flex}}
/* The optional live concierge link sits over the dark hero. */
.hero .concierge-hero-link{color:#f6dfa8}
.hero .concierge-hero-link:hover{color:white}

/* Raised action surfaces: resting depth, tactile press and keyboard focus. */
:root{--action-shadow:0 2px 3px #11163818,0 9px 20px #11163826;--action-shadow-hover:0 4px 6px #1116381a,0 15px 28px #11163833}
.btn,.nav-cta,.concierge-launcher,.hero-mountains .hero-motion-toggle,.mobile-toggle,.dialog-close{
 border-radius:7px;
 box-shadow:inset 0 1px 0 #ffffff38,var(--action-shadow);
 transform:translateY(-1px);
 transition:transform .18s ease,box-shadow .18s ease,background-color .18s ease,color .18s ease,border-color .18s ease;
}
.btn-gold,.nav-cta{border:1px solid #c8a253;box-shadow:inset 0 1px 0 #fff8,0 3px 0 #8c692f,0 10px 22px #11163833}
.btn-navy{border:1px solid #394378;box-shadow:inset 0 1px 0 #ffffff2b,0 3px 0 #101634,0 10px 22px #11163826}
.btn-outline-light,.hero-mountains .hero-motion-toggle{background:#111638a6;backdrop-filter:blur(12px);-webkit-backdrop-filter:blur(12px);border:1px solid #ffffff70;box-shadow:inset 0 1px 0 #ffffff26,0 3px 0 #10152c,0 10px 24px #0004}
.btn:focus-visible,.nav-cta:focus-visible,.concierge-launcher:focus-visible{outline:3px solid var(--gold-text);outline-offset:5px}
.hero .btn:focus-visible,.site-header .nav-cta:focus-visible,.concierge-section .btn:focus-visible{outline-color:#f6dfa8}
@media(hover:hover) and (pointer:fine){
 .btn:hover,.nav-cta:hover,.concierge-launcher:hover,.hero-mountains .hero-motion-toggle:hover,.mobile-toggle:hover,.dialog-close:hover{transform:translateY(-4px);box-shadow:inset 0 1px 0 #ffffff4d,var(--action-shadow-hover)}
 .btn-gold:hover,.nav-cta:hover{box-shadow:inset 0 1px 0 #fff9,0 3px 0 #8c692f,0 16px 28px #11163840}
 .btn-navy:hover{box-shadow:inset 0 1px 0 #ffffff38,0 3px 0 #101634,0 16px 28px #11163833}
 .btn-outline-light:hover{background:#1a2155dc;box-shadow:inset 0 1px 0 #ffffff38,0 3px 0 #10152c,0 16px 28px #0005}
}
.btn:active,.nav-cta:active,.concierge-launcher:active,.hero-mountains .hero-motion-toggle:active,.mobile-toggle:active,.dialog-close:active{transform:translateY(2px);box-shadow:inset 0 1px 3px #11163838,0 2px 5px #11163824}
.btn:disabled{transform:none;box-shadow:none}

/* Context around scale, rather than unsupported new headline claims. */
.stats{padding:28px 0 0}
.stats-heading{display:flex;justify-content:space-between;align-items:center;gap:24px;padding-bottom:22px;border-bottom:1px solid #ffffff30}
.stats-heading h2{font-size:20px;letter-spacing:-.025em;line-height:1.3;margin:0;color:white}
.stats-heading>span{font-size:11px;line-height:1.5;color:var(--gold)}
.stats-inner{margin-block:0}
.stat{display:flex;flex-direction:column;align-items:flex-start;padding:26px 30px 32px}
.stat dt{font-size:11px;line-height:1.5;color:var(--gold);order:1;margin-top:16px}
.stat dd{display:contents;margin:0}
.stat strong{order:0;font-size:48px}
.stat dd span{order:2;font-size:11px;line-height:1.65;margin-top:8px;text-transform:none;letter-spacing:0;max-width:225px}

/* A clear lead property and two supporting stories, using the real portfolio. */
.home-portfolio .asset-grid{grid-template-columns:minmax(0,1.08fr) minmax(0,1fr);gap:28px 36px;align-items:stretch}
.home-portfolio .asset:first-child{grid-row:span 2}
.home-portfolio .asset:first-child .asset-picture{height:350px}
.home-portfolio .asset:first-child h3{font-size:36px}
.home-portfolio .asset:not(:first-child){display:grid;grid-template-columns:40% minmax(0,1fr);gap:24px;align-content:start}
.home-portfolio .asset:not(:first-child) .asset-picture{height:100%;min-height:260px}
.home-portfolio .asset:not(:first-child) .asset-info{padding-top:0}
.home-portfolio .asset:not(:first-child) h3{font-size:26px;margin-bottom:15px}
.asset-story{font-size:14px;line-height:1.8;color:var(--muted);margin:0 0 22px}
.home-portfolio .asset:not(:first-child) .asset-story{font-size:13px;line-height:1.75;margin-bottom:16px}
.home-portfolio .asset{transition:background-color .2s ease}
.home-portfolio .asset:focus-visible{outline:3px solid var(--gold-text);outline-offset:8px}

/* A small, native accordion makes the investment focus easy to scan. */
.focus-section{background:var(--cream)}
.focus-layout{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1.45fr);gap:9%;align-items:start}
.focus-intro .section-title{max-width:430px;margin-bottom:24px}
.focus-intro .body-copy{max-width:365px;margin-bottom:30px}
.focus-options{border-top:1px solid var(--line);min-width:0}
.focus-option{border-bottom:1px solid var(--line)}
.focus-option summary{list-style:none;display:flex;align-items:center;gap:20px;padding:26px 0;cursor:pointer;font:400 22px/1.35 var(--display);letter-spacing:-.025em;color:var(--navy)}
.focus-option summary::-webkit-details-marker{display:none}
.focus-option summary::marker{content:''}
.focus-number{font:400 11px/1.5 var(--body);color:var(--gold-text);letter-spacing:0}
.focus-option summary>.ui-icon{margin-left:auto;width:18px;height:18px;color:var(--gold-text);transition:transform .2s ease}
.focus-option[open] summary>.ui-icon{transform:rotate(45deg)}
.focus-option summary:focus-visible{outline:3px solid var(--gold-text);outline-offset:4px}
.focus-option[open] summary{color:var(--gold-text)}
.focus-detail{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1.05fr);gap:26px;padding:0 0 30px}
.focus-detail figure{margin:0;min-width:0}
.focus-detail img{height:210px;width:100%;object-fit:cover}
.focus-detail figcaption{font-size:10px;line-height:1.6;margin-top:12px;color:var(--muted)}
.focus-detail p{font-size:14px;line-height:1.85;color:var(--muted);margin:0 0 16px}
@media(max-width:1100px){
 .home-portfolio .asset-grid{gap:24px}.home-portfolio .asset:not(:first-child){grid-template-columns:36% minmax(0,1fr);gap:20px}.home-portfolio .asset:not(:first-child) h3{font-size:23px}
 .focus-layout{gap:6%;grid-template-columns:minmax(0,1fr) minmax(0,1.4fr)}.focus-detail{gap:20px;grid-template-columns:1fr}.focus-detail img{height:230px}
}
@media(max-width:850px){
 .stats{padding-top:24px}.stats-heading{padding-bottom:20px}.stat{padding:26px 24px}.stat:nth-child(odd){padding-left:0}.stat:nth-child(even){padding-right:0}.stat strong{font-size:44px}
 .home-portfolio .asset-grid{grid-template-columns:repeat(2,minmax(0,1fr));gap:30px 24px}.home-portfolio .asset:first-child{grid-row:auto;grid-column:1/-1;display:grid;grid-template-columns:1.1fr 1fr;gap:30px}.home-portfolio .asset:first-child .asset-picture{height:100%;min-height:310px}.home-portfolio .asset:first-child .asset-info{padding-top:0}.home-portfolio .asset:first-child h3{font-size:32px}
 .home-portfolio .asset:not(:first-child){display:flex;gap:0}.home-portfolio .asset:not(:first-child) .asset-picture{height:230px;min-height:0}.home-portfolio .asset:not(:first-child) .asset-info{padding-top:23px}.home-portfolio .asset:not(:first-child) h3{font-size:26px}
 .focus-layout{grid-template-columns:1fr;gap:40px}.focus-intro .section-title{max-width:100%}.focus-intro .body-copy{max-width:550px}.focus-detail{grid-template-columns:1fr 1fr;gap:30px}.focus-detail img{height:245px}
}
@media(max-width:560px){
 .stats-heading h2{font-size:18px}.stats-heading>span{font-size:10px;white-space:nowrap}.stats-heading{gap:14px}.stat,.stat:first-child{padding:25px 16px 27px}.stat:nth-child(odd){padding-left:0}.stat:nth-child(even){padding-right:0}.stat strong{font-size:38px}.stat dt{font-size:10px;margin-top:14px;max-width:135px}.stat dd span{font-size:11px;max-width:145px}
 .home-portfolio .asset-grid{grid-template-columns:1fr;gap:32px}.home-portfolio .asset:first-child{grid-column:auto;display:flex;gap:0}.home-portfolio .asset:first-child .asset-picture{height:280px;min-height:0}.home-portfolio .asset:first-child .asset-info{padding-top:23px}.home-portfolio .asset:first-child h3{font-size:32px}.home-portfolio .asset:not(:first-child) .asset-picture{height:260px}.home-portfolio .asset:not(:first-child) h3{font-size:28px}.asset-story,.home-portfolio .asset:not(:first-child) .asset-story{font-size:14px;line-height:1.8}
 .focus-option summary{font-size:21px;gap:14px;padding:24px 0}.focus-detail{grid-template-columns:1fr;gap:22px}.focus-detail img{height:235px}.focus-detail figcaption{font-size:11px}.focus-detail p{font-size:14px}.focus-intro .btn{max-width:100%;white-space:normal;text-align:left}
}
@media(prefers-reduced-motion:reduce){
 .btn,.nav-cta,.concierge-launcher,.hero-mountains .hero-motion-toggle,.mobile-toggle,.dialog-close{transition:none;transform:none}
 .btn:hover,.nav-cta:hover,.concierge-launcher:hover,.hero-mountains .hero-motion-toggle:hover,.mobile-toggle:hover,.dialog-close:hover,.btn:active,.nav-cta:active{transform:none}
}
/* Public policy pages use the same quiet editorial layout. */
.legal-body{max-width:800px;padding-block:64px 90px}
.legal-body h2{font-size:28px;line-height:1.3;margin:38px 0 18px}
.legal-body p{font-size:15px;line-height:1.9;color:var(--muted);margin-bottom:22px}
.legal-body a,.form-privacy a{text-decoration:underline;text-underline-offset:4px}
.legal-links{display:flex;flex-wrap:wrap;gap:22px}
.legal-links a{min-height:32px;display:inline-flex;align-items:center;text-decoration:underline;text-underline-offset:4px}
#page-not-found .btn{margin-top:28px}
@media(max-width:560px){.legal-body{padding-block:40px 58px}.legal-body h2{font-size:25px}.legal-body p{font-size:15px}.legal-links a{min-height:44px}}

/* Navigation and contact access stay within easy reach on phones. */
.nav-caption,.nav-backdrop,.mobile-contact-action{display:none}
.asset-open{display:flex;align-items:center;justify-content:space-between;gap:16px;color:var(--navy);font-size:12px;line-height:1.5;padding-top:20px;margin-top:auto;font-weight:500}
.asset-open .ui-icon{color:var(--gold-text);transition:transform .2s ease}
.asset-info{display:flex;flex-direction:column;flex:1}
.filter{display:inline-flex;gap:8px;align-items:center}
.filter-count{font-size:10px;line-height:1.5;color:var(--muted);font-weight:400}
.filter.active .filter-count{color:var(--gold-text)}
@media(hover:hover) and (pointer:fine){.asset:hover .asset-open .ui-icon{transform:translate(2px,-2px)}}
@media(max-width:850px){
 body.menu-open{overflow:hidden}
 .nav-backdrop{display:block;position:fixed;inset:0;z-index:19;background:#0c1239a8;opacity:0;pointer-events:none;transition:opacity .18s ease}
 .menu-open .nav-backdrop{opacity:1;pointer-events:auto}
 .nav-links{padding:20px 5% 24px;overscroll-behavior:contain;border-top-color:#ffffff26;box-shadow:0 24px 40px #11163855}
 .nav-caption{display:block;font-size:10px;line-height:1.5;letter-spacing:.1em;text-transform:uppercase;color:var(--gold);padding:0 0 14px}
 .nav-link{font-size:17px;font-weight:400;border-bottom-color:#ffffff24;padding:16px 0}
 .nav-link.active{color:#f6dfa8}
 .mobile-toggle[aria-expanded="true"] .ui-icon{--icon:url('/icons/x.svg')}
 .menu-open .concierge-launcher,.menu-open .concierge-status{visibility:hidden;pointer-events:none}
}
@media(max-width:560px){
 footer{padding-bottom:calc(88px + env(safe-area-inset-bottom,0px))}
 .mobile-contact-action{display:inline-flex;position:fixed;left:16px;bottom:calc(16px + env(safe-area-inset-bottom,0px));z-index:24;width:calc((100% - 48px)/2);min-height:48px;justify-content:center;padding:12px 10px;gap:6px;font-size:12px;line-height:1.4}
 .concierge-launcher{right:16px;bottom:calc(16px + env(safe-area-inset-bottom,0px));width:calc((100% - 48px)/2);min-height:48px;padding:12px 8px;font-size:12px;line-height:1.4}
 .concierge-launcher:before{width:15px;height:15px;margin-right:6px;vertical-align:-3px}
 .concierge-status{bottom:calc(80px + env(safe-area-inset-bottom,0px))}
 body[data-page="contact"] .mobile-contact-action,.menu-open .mobile-contact-action{display:none}
 body:has(.modal[open]) .mobile-contact-action,body:has(.modal[open]) .concierge-launcher{visibility:hidden;pointer-events:none}
 body:has(.contact-form input:focus) .concierge-launcher,body:has(.contact-form textarea:focus) .concierge-launcher,body:has(.contact-form select:focus) .concierge-launcher{visibility:hidden;pointer-events:none}
 .filter{padding-inline:10px;gap:6px}
}
@media(prefers-reduced-motion:reduce){.nav-backdrop,.asset-open .ui-icon{transition:none}.asset:hover .asset-open .ui-icon{transform:none}}
@media(max-width:850px){.nav-links{max-height:calc(100dvh - 120px)}}

/* A calmer hierarchy, with a compact disclosure for company pages. */
.nav-links .nav-home{display:none}
.nav-about{position:relative}
.nav-about>summary{cursor:pointer;list-style:none;gap:10px;white-space:nowrap}
.nav-about>summary::-webkit-details-marker{display:none}
.nav-chevron{width:7px;height:7px;border-right:1px solid currentColor;border-bottom:1px solid currentColor;transform:rotate(45deg);margin-top:-4px;transition:transform .2s}
.nav-about[open] .nav-chevron{transform:rotate(225deg);margin-top:4px}
.nav-about.active>summary,.nav-about[open]>summary{color:#f6dfa8}
.nav-submenu{position:absolute;top:calc(100% + 18px);left:-24px;width:275px;background:var(--navy-deep);padding:12px 24px;border:1px solid #ffffff30;box-shadow:0 20px 40px #11163840;z-index:30}
.nav-submenu .nav-link{padding:15px 0;border-bottom:1px solid #ffffff20;font-size:14px}
.nav-submenu .nav-link:last-child{border-bottom:0}
.nav-submenu small{display:block;font-size:11px;line-height:1.6;color:#bfc4db;margin-top:5px}
.nav-about summary:focus-visible{outline:2px solid #f6dfa8;outline-offset:5px}
.hero-actions{align-items:center;gap:28px}
.hero .hero-secondary{color:white;font-size:13px;gap:16px}
.hero-actions .hero-secondary{width:auto;max-width:100%;background:none;border:0;box-shadow:none;padding:10px 0;min-height:44px;justify-content:flex-start}
.hero-actions .hero-secondary:hover{color:#f6dfa8}
.hero .concierge-hero-link{display:none}
.asset{display:flex;flex-direction:column;text-decoration:none;color:var(--navy);min-width:0}
.asset:focus-visible{outline:2px solid var(--gold-text);outline-offset:6px}
/* Property pages preserve the acquisition records and the basis of reported results. */
.property-header{padding-block:48px 38px}
.property-breadcrumb{display:flex;gap:12px;align-items:center;flex-wrap:wrap;font-size:11px;line-height:1.7;color:var(--muted);margin-bottom:42px}
.property-breadcrumb a{min-height:32px;display:inline-flex;align-items:center;text-decoration:underline;text-underline-offset:4px}
.property-header .eyebrow{margin-bottom:16px}
.property-heading{display:flex;align-items:center;justify-content:space-between;gap:30px}
.property-heading h1{font-size:clamp(40px,5vw,68px);line-height:1.13;margin:0;max-width:900px;overflow-wrap:break-word}
.property-status{border:1px solid #b7bac7;background:var(--cream);padding:8px 14px;font-size:11px;flex-shrink:0}
.property-deck{max-width:710px;margin:24px 0 0;font-size:16px}
.property-cover{margin-block:0}
.property-cover-image{position:relative;overflow:hidden;background:var(--pale);height:clamp(280px,43vw,560px)}
.property-cover img{height:100%;width:100%;object-fit:cover}
.property-cover .sold-ribbon{position:absolute;inset:0;width:100%;height:100%;pointer-events:none}
.property-cover figcaption{font-size:11px;color:var(--muted);line-height:1.7;padding-top:12px}
.property-layout{display:grid;grid-template-columns:minmax(0,1.5fr) minmax(0,1fr);gap:9%;padding-block:64px 80px;align-items:start}
.property-layout h2{font-size:clamp(28px,3vw,40px);line-height:1.2;margin:0 0 30px}
.property-facts{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));margin:0 0 34px;gap:0 28px}
.property-facts>div{border-top:1px solid var(--line);padding:20px 0}
.property-facts dt{font-size:11px;line-height:1.6;color:var(--muted);margin-bottom:8px}
.property-facts dd{font-size:15px;line-height:1.6;margin:0;overflow-wrap:anywhere}
.property-facts .property-address{grid-column:1/-1}
.property-overview .asset-returns{margin-block:30px}
.property-overview .note{margin-top:30px}
.property-inquiry{background:var(--cream);border-top:2px solid var(--gold);padding:32px;position:sticky;top:120px}
.property-inquiry p{color:var(--muted);font-size:14px;line-height:1.8;margin-bottom:26px}
.property-inquiry .btn{white-space:normal;text-align:left;justify-content:space-between;width:100%;gap:16px}
.property-inquiry .text-link{margin-top:16px;gap:12px}
.property-related{background:var(--cream)}
.property-related .asset-grid{grid-template-columns:repeat(2,minmax(0,1fr))}
/* Reveal only after JS attaches an observer. Reduced motion always shows content. */
.reveal-pending{opacity:0;transform:translateY(16px)}
.reveal-in{animation:section-arrive .55s cubic-bezier(.2,.7,.2,1) both}
@keyframes section-arrive{from{opacity:0;transform:translateY(16px)}to{opacity:1;transform:translateY(0)}}
@media(hover:hover) and (pointer:fine){.asset-picture img{transition:transform .65s cubic-bezier(.2,.7,.2,1)}.asset:hover .asset-picture img{transform:scale(1.025)}}
@media(max-width:850px){
 .nav-links .nav-home{display:flex}
 .nav-about{width:100%;flex-shrink:0}
 .nav-about>summary{justify-content:space-between;padding:16px 0;border-bottom:1px solid #ffffff24;font-size:17px}
 .nav-submenu{position:static;width:auto;margin:0;padding:4px 0 4px 20px;background:#11163860;border:0;border-left:1px solid #c9a45c77;box-shadow:none}
 .nav-submenu .nav-link{font-size:15px;padding:13px 14px;min-height:48px}
 .nav-submenu small{font-size:11px;margin-top:3px}
 .property-layout{gap:5%;grid-template-columns:minmax(0,1.2fr) minmax(0,1fr)}
 .property-inquiry{padding:26px;top:100px}
}
@media(max-width:560px){
 .hero-mountains,.hero-mountains .hero-text{min-height:560px}
 .hero-mountains .hero-text{padding:60px 5% 96px;justify-content:flex-start}
 .hero-mountains h1{font-size:clamp(34px,9.5vw,51px);line-height:1.13;margin-bottom:22px}
 .hero-mountains .eyebrow{margin-bottom:24px;max-width:100%;font-size:10px}
 .hero-mountains .hero-lead{max-width:310px;margin:0;font-size:15px;line-height:1.75}
 .hero-actions{margin-top:30px;gap:12px;width:100%;align-items:flex-start;flex-direction:column}
 .hero-actions .btn{width:auto;max-width:100%;gap:26px;min-height:48px}
 .hero-actions .hero-secondary{font-size:13px;min-height:44px;gap:16px}
 .hero-mountains .hero-media img,.hero-mountains .hero-media video{object-position:58% 27%}
 .hero-mountains .hero-media:after{background:linear-gradient(0deg,#0c1227f5,#0c1227b8 58%,#0c122756),linear-gradient(90deg,#0c12275c,transparent)}
 .hero-mountains .hero-motion-toggle{left:auto;right:5%;bottom:20px;min-height:36px;font-size:10px;padding:8px 11px}
 body[data-page="home"] .mobile-contact-action{display:none}
 .property-header{padding-block:26px 30px}
 .property-breadcrumb{font-size:10px;margin-bottom:26px;gap:8px}
 .property-heading{align-items:flex-start;flex-direction:column;gap:18px}
 .property-heading h1{font-size:clamp(35px,10vw,49px)}
 .property-status{padding:7px 12px}
 .property-deck{font-size:15px;margin-top:20px}
 .property-cover-image{height:280px}
 .property-cover figcaption{font-size:10px}
 .property-layout{grid-template-columns:minmax(0,1fr);padding-block:38px 56px;gap:32px}
 .property-layout h2{font-size:30px;margin-bottom:24px}
 .property-facts{gap:0 18px}
 .property-facts dd{font-size:14px}
 .property-inquiry{position:static;padding:28px 22px}
 .property-related .asset-grid{grid-template-columns:minmax(0,1fr)}
}
@media(prefers-reduced-motion:reduce){
 .reveal-pending{opacity:1;transform:none}.reveal-in,.page{animation:none!important}
 .nav-chevron,.asset-picture img{transition:none!important}.asset:hover .asset-picture img{transform:none}
}

/* Stacked contact content must contribute its full height before the footer. */
@media(max-width:850px){
 .contact-layout{grid-template-columns:minmax(0,1fr);row-gap:40px;column-gap:0}
 .contact-form{min-width:0;width:100%;margin:0}
}
@media(max-width:560px){
 .contact-layout{row-gap:32px}
 #page-contact>.section{padding-block:40px 48px}
 .contact-form{padding:28px 22px}
 .contact-form .btn[type="submit"]{width:100%;min-height:48px;justify-content:space-between;gap:16px}
 .form-privacy{font-size:12px;line-height:1.65;margin-bottom:20px}
 footer{padding-top:40px}
 .footer-top{grid-template-columns:repeat(2,minmax(0,1fr));gap:28px 20px;align-items:start}
 .footer-top>div{min-width:0}
 .footer-top>div:first-child,.footer-top>div:last-child{grid-column:1/-1}
 footer .logo{width:fit-content;max-width:100%}
 footer .logo img{width:172px;max-width:100%;height:auto}
 .footer-copy{font-size:12px;line-height:1.75;max-width:290px}
 .footer-title{margin-bottom:10px;font-size:12px;line-height:1.5}
 .footer-links{gap:0}
 .footer-links a,.footer-links button{min-height:44px;max-width:100%;font-size:12px;line-height:1.5;overflow-wrap:anywhere;white-space:normal}
 .footer-bottom{margin-top:28px;padding-top:20px;gap:12px}
 .legal-links{display:flex;flex-wrap:wrap;gap:8px 20px}
 body[data-page="contact"] .concierge-launcher,body[data-page="contact"] .concierge-status{display:none}
 body[data-page="contact"] footer{padding-bottom:calc(24px + env(safe-area-inset-bottom,0px))}
}

/* Portfolio controls work together and remain readable on narrow phones. */
.portfolio-refinements{display:flex;align-items:flex-end;gap:18px;margin:0 0 32px;flex-wrap:wrap}
.portfolio-refinements>div{flex:0 1 240px;min-width:0}
.portfolio-refinements label{display:block;font-size:11px;line-height:1.6;margin-bottom:8px;color:var(--muted)}
.portfolio-refinements select{width:100%;min-height:48px;border:1px solid #b6bac4;border-radius:5px;background:white;color:var(--navy);font:inherit;font-size:14px;padding:11px 32px 11px 12px}
.portfolio-reset{min-height:48px;gap:12px}
.portfolio-reset[hidden]{display:none}
.portfolio-empty{grid-column:1/-1;border:1px solid var(--line);padding:40px;background:white}
.portfolio-empty h3{font-size:28px;line-height:1.3;margin:0 0 16px}
.portfolio-empty p{font-size:14px;color:var(--muted);line-height:1.8}
.property-photo-open{display:block;height:100%;position:relative;color:white}
.property-photo-open:focus-visible{outline:3px solid var(--gold);outline-offset:-5px}
.photo-open-label{display:inline-flex;align-items:center;gap:16px;position:absolute;right:20px;bottom:20px;background:#111638e6;border:1px solid #ffffff80;padding:12px 16px;min-height:44px;font-size:12px;box-shadow:0 4px 18px #11163840}
.photo-modal{padding:24px}
.photo-modal .dialog{width:min(1200px,100%);max-height:calc(100dvh - 48px);background:var(--navy-deep);border-color:#ffffff40;color:white;border-radius:8px}
.photo-modal .dialog-close{background:var(--navy);color:white;border-color:#ffffff80;z-index:3}
.photo-viewer{margin:0;padding:16px;display:flex;flex-direction:column}
.photo-viewer>img{width:auto;max-width:100%;align-self:center;height:auto;max-height:calc(100dvh - 230px);object-fit:contain;background:#0b102a}
.photo-viewer figcaption{padding:20px 8px 8px}
.photo-viewer h2{font-size:24px;padding:0;margin:0 0 8px;line-height:1.3;color:white}
.photo-viewer p{font-size:12px;color:#cbd0e1;line-height:1.7;margin:0}
.photo-viewer .text-link{color:#f6dfa8;white-space:normal;gap:12px}
.contact-errors{padding:18px;border:1px solid #b95845;background:#fff7f4;color:#7d2525;font-size:13px;line-height:1.7;margin:0 0 24px;overflow-wrap:anywhere}
.contact-errors[hidden],.field-error[hidden]{display:none}
.contact-errors ul{margin:10px 0 0;padding-left:18px}
.contact-errors a{text-decoration:underline;text-underline-offset:3px}
.field-error{font-size:12px;line-height:1.6;color:#8c2c24;margin:8px 0 0}
.contact-form [aria-invalid="true"]{border-color:#a44335;background:#fffaf7}
.contact-form [aria-invalid="true"]:focus-visible{outline-color:#a44335}
.contact-form input,.contact-form textarea{scroll-margin-block:110px 30px}
@media(max-width:850px){
 .nav-wrap{transition:height .18s ease}
 .logo img{transition:width .18s ease}
 .header-compact .nav-wrap{height:60px}
 .header-compact .site-header .logo img{width:150px}
 .header-compact .mobile-toggle{min-height:44px;padding:8px 10px}
 .header-compact .nav-links{top:60px}
}
@media(max-width:560px){
 .portfolio-refinements{gap:16px 12px;margin-bottom:26px}
 .portfolio-refinements>div{flex:1 1 calc(50% - 6px)}
 .portfolio-refinements select{font-size:16px;padding-left:10px;padding-right:20px}
 .portfolio-reset{flex-basis:100%;min-height:44px;padding-block:4px}
 .portfolio-empty{padding:28px 22px}
 .portfolio-empty h3{font-size:26px}
 .photo-open-label{right:12px;bottom:12px;padding:10px 12px;font-size:11px}
 .photo-modal{padding:10px}
 .photo-modal .dialog{max-height:calc(100dvh - 20px)}
 .photo-viewer{padding:10px}
 .photo-viewer>img{max-height:calc(100dvh - 210px)}
 .photo-viewer figcaption{padding:18px 8px 6px}
 .photo-viewer h2{font-size:22px}
 .contact-errors{padding:16px;font-size:12px}
}
@media(prefers-reduced-motion:reduce){.nav-wrap,.logo img{transition:none}}

@media(max-width:380px){.portfolio-refinements>div{flex-basis:100%}}

/* Mobile density: one clear page title, compact section rhythm, content sooner. */
.portfolio-mobile-label{display:none}
@media(max-width:850px){
 .section-head{align-items:stretch}
 .section,.story{padding-block:48px}
 .sub-hero,.investor-intro,.insights-intro{padding-block:36px 30px}
 .portfolio-full,.insights-index,.investor-resources{padding-block:28px 48px}
}
@media(max-width:560px){
 .announcement{display:none}
 .nav-wrap{height:64px}
 .site-header .logo img{width:164px}
 .nav-links{top:64px;max-height:calc(100dvh - 88px)}
 .header-compact .nav-wrap{height:60px}
 .header-compact .nav-links{top:60px}
 .section,.story,.concierge-section{padding-block:36px}
 .section-title{font-size:30px;line-height:1.2}
 .section-head{align-items:stretch;gap:8px;margin-bottom:20px}
 .section-head .text-link{align-self:flex-start}
 .eyebrow{margin-bottom:12px}
 .sub-hero,.investor-intro,.insights-intro{padding-block:24px}
 .sub-hero h1,.investor-intro h1,.insights-intro h1{font-size:clamp(32px,8.8vw,38px);line-height:1.12;margin-bottom:12px}
 .sub-hero p,.investor-intro .body-copy,.insights-intro .body-copy{font-size:14px;line-height:1.65}
 .portfolio-full,.insights-index{padding-block:18px 36px}
 .portfolio-list-heading{display:flex;flex-direction:row;align-items:center;justify-content:space-between;gap:12px;margin-bottom:8px}
 .portfolio-list-heading>div{display:none}
 .portfolio-mobile-label{display:block;font-size:14px;line-height:1.5;font-weight:500;letter-spacing:0;margin:0}
 .portfolio-list-heading .note{font-size:11px;line-height:1.5;margin:0;white-space:nowrap}
 .filter-row{margin-bottom:14px;gap:0;justify-content:space-between}
 .filter{font-size:11px;padding:11px 6px;gap:5px;min-height:44px}
 .portfolio-refinements{gap:12px;margin-bottom:20px}
 .portfolio-refinements label{margin-bottom:5px}
 .portfolio-refinements select{min-height:44px;padding-block:9px}
 .portfolio-reset{min-height:36px}
 .asset-grid,.portfolio-full .asset-grid{gap:24px}
 .asset-info{padding-block:16px 20px}
 .asset-info h3{font-size:26px;margin-block:6px 14px}
 .asset-footer{padding-top:12px;margin-top:10px}
 .asset-acquired{margin-top:10px}
 .asset-open{padding-top:14px}
 .hero-mountains,.hero-mountains .hero-text{min-height:500px}
 .hero-mountains .hero-text{padding-block:40px 78px}
 .hero-mountains .eyebrow{margin-bottom:18px}
 .hero-actions{margin-top:22px;gap:8px}
 .stats{padding-top:18px}
 .stats-heading{padding-top:0;padding-bottom:14px}
 .stat,.stat:first-child{padding-block:20px}
 .statement-rail{padding-top:24px}
 .statement-content{padding-top:18px;padding-bottom:24px}
 .statement-content h2{font-size:28px;margin-bottom:18px}
 .statement-content>p{margin-bottom:18px}
 .statement-bottom{margin-top:26px}
 .philosophy-layout{gap:28px}
 .philosophy-intro .section-title{margin-bottom:18px}
 .philosophy-image{margin-top:24px}
 .principle{min-height:210px;padding:20px 16px}
 .principle h3{margin-top:22px}
 .conviction-band{padding-bottom:28px}
 .quote-panel,.cta{padding-block:36px}
 .quote-panel blockquote{font-size:27px}
 .cta h2{font-size:32px}
 .cta-inner{gap:20px}
 .investor-resources{padding-block:22px 36px}
 .investor-portal-card,.investor-support-card{padding:26px 22px}
 .investor-portal-card h2,.investor-support-card h2{font-size:28px;margin-bottom:16px}
 .insights-toolbar{margin-bottom:20px}
 .insight-feature-content{padding:24px 22px}
 .insight-feature-content h2{font-size:29px}
 .insight-card-content{padding-top:18px;padding-bottom:20px}
 .insight-article-header{padding-top:28px;padding-bottom:24px}
 .insight-article-header h1{font-size:34px;line-height:1.15;margin-bottom:18px}
 .insight-back{margin-bottom:18px}
 .insight-reading-layout{padding-block:30px 36px;gap:28px}
 .insight-prose section{margin-bottom:28px}
 .property-header{padding-block:20px 22px}
 .property-breadcrumb{margin-bottom:16px}
 .property-heading{gap:12px}
 .property-heading h1{font-size:clamp(32px,9vw,40px)}
 .property-deck{margin-top:14px;font-size:14px}
 .property-layout{padding-block:28px 36px;gap:24px}
 .property-layout h2{font-size:28px;margin-bottom:20px}
 .property-facts>div{padding-block:14px}
 .property-inquiry{padding:24px 22px}
 .legal-body{padding-block:28px 36px}
 #page-contact>.section{padding-block:32px 36px}
 .contact-layout{row-gap:24px}
 .contact-detail{padding-block:18px}
 footer{padding-top:32px}
 .footer-top{row-gap:24px}
}

/* Approved diagrams, with separately composed phone artwork. */
.concept-diagram{margin:28px 0;min-width:0;background:var(--cream);border-radius:6px;overflow:hidden}
.concept-diagram picture,.concept-diagram img{display:block;width:100%;height:auto}
.ownership-diagram-section{padding-block:42px}.ownership-diagram-section .concept-diagram{margin:0}
.property-journey-diagram{margin-bottom:40px}.property-journey-diagram .concept-diagram{margin:0}
.concept-explainer{border-bottom:1px solid var(--line)}
.concept-explainer summary{list-style:none;display:flex;align-items:center;justify-content:space-between;gap:20px;min-height:64px;padding:20px 0;font:500 18px/1.5 var(--body);color:var(--navy);cursor:pointer}
.concept-explainer summary::-webkit-details-marker{display:none}.concept-explainer summary span{font-size:24px;color:var(--gold-text);flex:none}
.concept-explainer[open] summary span{transform:rotate(45deg)}.concept-explainer summary:focus-visible{outline:2px solid var(--gold-text);outline-offset:4px}
.concept-explainer .concept-diagram{margin:0 0 24px}.insight-prose>.concept-diagram{margin:32px 0}
@media(max-width:650px){.ownership-diagram-section{padding-block:24px}.property-journey-diagram{margin-bottom:24px}.concept-diagram{margin:24px 0}.concept-explainer summary{font-size:16px;min-height:60px;padding:16px 0}.concept-explainer .concept-diagram{margin-bottom:18px}.insight-prose>.concept-diagram{margin:24px 0}}

/* Guided ownership, verified photography, and one clear next step per page. */
.ownership-interactive{border-top:2px solid var(--gold);padding-top:26px}.ownership-heading h2{font:400 clamp(28px,3.8vw,45px)/1.15 var(--display);letter-spacing:-.035em;color:var(--navy);margin:0 0 12px}.ownership-heading p{font-size:15px;color:var(--muted);margin:0 0 25px}
.ownership-stage-buttons{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));gap:12px}.ownership-stage-buttons button{display:flex;flex-direction:column;gap:14px;min-width:0;text-align:left;border:1px solid var(--line);border-radius:8px;padding:22px;background:var(--cream);color:var(--navy);font:inherit;cursor:pointer;transition:transform .18s,box-shadow .18s}
.ownership-stage-buttons button:hover{transform:translateY(-2px);box-shadow:0 8px 18px #1116380c}.ownership-stage-buttons button[aria-pressed=true]{background:var(--navy);color:white;border-color:var(--navy);box-shadow:0 5px 14px #11163820}.ownership-stage-buttons button>span{font-size:12px;color:var(--gold-text);font-weight:650}.ownership-stage-buttons button[aria-pressed=true]>span{color:var(--gold)}.ownership-stage-buttons strong{font-size:18px;font-weight:500;line-height:1.3}.ownership-stage-buttons small{font-size:13px;line-height:1.65;opacity:.85}
.ownership-detail{padding:25px 0 12px;max-width:760px;min-height:175px}.ownership-detail h3{font:400 26px/1.25 var(--display);margin:0 0 12px;color:var(--navy)}.ownership-detail p{font-size:16px;line-height:1.75;color:var(--muted);margin:0;animation:ownership-enter .2s ease-out}.ownership-note{font-size:12px;color:var(--muted);line-height:1.6;margin:15px 0 0}
.property-gallery{margin-bottom:34px}.gallery-heading{display:flex;align-items:center;justify-content:space-between;gap:16px;margin-bottom:16px}.gallery-heading h2{font:400 27px/1.2 var(--display);color:var(--navy);margin:0}.gallery-heading>span,.gallery-note{font-size:12px;line-height:1.6;color:var(--muted)}.gallery-thumbnails{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:20px}.gallery-thumbnails button{background:white;border:1px solid var(--line);padding:0;text-align:left;color:var(--navy);font:inherit;cursor:pointer;border-radius:6px;overflow:hidden}.gallery-thumbnails img{display:block;width:100%;height:240px;object-fit:cover}.gallery-thumbnails button>span{display:block;padding:13px 16px;font-size:12px;line-height:1.6}.gallery-note{margin:12px 0 0}.photo-gallery-controls{display:flex;justify-content:space-between;gap:16px;padding:0 22px 22px}.photo-gallery-controls .btn{min-height:44px}.photo-gallery-controls button:disabled{opacity:.4;cursor:default;transform:none;box-shadow:none}
.page-next-step{padding:36px 0;background:#efede5;border-top:1px solid var(--line)}.next-step-inner{display:flex;align-items:center;justify-content:space-between;gap:30px}.next-step-inner h2{font:400 28px/1.2 var(--display);letter-spacing:-.025em;color:var(--navy);margin:0 0 10px}.next-step-inner p{font-size:14px;line-height:1.7;color:var(--muted);margin:0}.next-step-inner>.btn{flex:none}
.ownership-stage-buttons button:focus-visible,.gallery-thumbnails button:focus-visible{outline:2px solid var(--gold-text);outline-offset:4px}
@keyframes ownership-enter{from{opacity:.4;transform:translateY(5px)}to{opacity:1;transform:none}}
@media(max-width:650px){.ownership-stage-buttons{grid-template-columns:repeat(2,minmax(0,1fr));gap:10px}.ownership-stage-buttons button{padding:16px;gap:10px}.ownership-stage-buttons strong{font-size:16px}.ownership-stage-buttons small{display:none}.ownership-detail{min-height:215px;padding-top:22px}.ownership-detail p{font-size:15px}.ownership-heading p{font-size:14px}.property-gallery{margin-bottom:26px}.gallery-thumbnails{gap:12px}.gallery-thumbnails img{height:145px}.gallery-thumbnails button>span{padding:10px;font-size:11px}.gallery-heading h2{font-size:25px}.next-step-inner{display:block}.next-step-inner h2{font-size:25px}.next-step-inner>.btn{margin-top:20px}.page-next-step{padding:28px 0}.photo-gallery-controls{padding:0 15px 20px}}
@media(prefers-reduced-motion:reduce){.ownership-detail p{animation:none}.ownership-stage-buttons button{transition:none}.ownership-stage-buttons button:hover{transform:none}}