:root{--background:#f5f1ec;--surface:#fffdfc;--surface-muted:#f1e9df;--text-primary:#171512;--text-secondary:#4f4a43;--text-muted:#7b7167;--border:#1a17141f;--accent:#c1a176;--accent-foreground:#17130f;--shadow-soft:0 20px 45px #1b140c14;--shadow-elevated:0 30px 60px #1b140c1f;--container-width:1280px;--font-display:"Georgia", "Times New Roman", serif;--font-body:"Segoe UI", "Helvetica Neue", Arial, sans-serif}body[data-theme=dark]{--background:#11161d;--surface:#161d26;--surface-muted:#1a2430;--text-primary:#f3efe9;--text-secondary:#d9d4cd;--text-muted:#a4a7ae;--border:#f7efe61f;--accent:#d0b488;--accent-foreground:#15140f;--shadow-soft:0 20px 45px #00000038;--shadow-elevated:0 30px 60px #00000042}*{box-sizing:border-box}html{scroll-behavior:smooth}body{background:var(--background);color:var(--text-primary);font-family:var(--font-body);text-rendering:optimizelegibility;-webkit-font-smoothing:antialiased;-moz-osx-font-smoothing:grayscale;margin:0;overflow-x:hidden}img{max-width:100%}button,input,select,textarea{font:inherit}a{color:inherit}#root{min-height:100vh}h1,h2,h3,p{margin-top:0}.page-shell{background:var(--background);min-height:100vh;color:var(--text-primary)}.section-shell{width:min(var(--container-width), calc(100% - 48px));margin:0 auto}.topbar{z-index:50;padding-top:1.15rem;position:sticky;top:0}.topbar--over-hero{margin-bottom:calc(-74px - 2rem)}.topbar .navbar{transition:background .35s,border-color .35s,box-shadow .35s}.topbar--hero-overlay .navbar{-webkit-backdrop-filter:blur(20px);backdrop-filter:blur(20px);background:#fffcf8f0;border-color:#1a17141a;box-shadow:0 16px 36px #1a161224}.topbar--hero-overlay .brand-mark{color:var(--text-primary);background:#ffffffd9;border-color:#1a171424}.topbar--hero-overlay .brand-name{color:var(--text-primary);font-weight:600}.topbar--hero-overlay .nav-link{color:var(--text-secondary);opacity:1}.topbar--hero-overlay .nav-link:hover,.topbar--hero-overlay .nav-link:focus-visible{color:var(--text-primary)}.topbar--hero-overlay .nav-cta{background:var(--accent);border-color:var(--accent);color:var(--accent-foreground)}.topbar--hero-overlay .menu-button{color:var(--text-primary);background:#ffffffbf;border-color:#1a171424}.topbar--hero-overlay .mobile-menu{background:#fffcf8fa;border-color:#1a17141f;box-shadow:0 18px 40px #1a16121f}.topbar--hero-overlay .mobile-link{color:var(--text-primary)}.hero-slider{color:#f8f4ef;min-height:100vh;position:relative;overflow:hidden}.hero-slider__media,.hero-slider__slide{position:absolute;inset:0}.hero-slider__slide img{object-fit:cover;width:100%;height:100%}.hero-slider__scrim{background:linear-gradient(#080a0c6b 0%,#080a0c14 32%,#080a0c8c 100%),linear-gradient(90deg,#080a0c73 0%,#080a0c0d 55%);position:absolute;inset:0}.hero-slider__content{z-index:2;grid-template-columns:1fr auto;align-items:end;gap:2rem;min-height:100vh;padding-top:clamp(6.5rem,12vh,8.5rem);padding-bottom:clamp(2rem,5vh,3.5rem);display:grid;position:relative}.hero-slider__copy{max-width:38rem;padding-bottom:.5rem}.hero-slider__copy h1{color:#fff;font-family:var(--font-display);letter-spacing:-.05em;margin:0;font-size:clamp(2.8rem,6vw,5.5rem);line-height:.95}.hero-slider__copy h1 span{display:block}.hero-slider__copy p{color:#ffffffe0;max-width:34rem;margin:1.1rem 0 0;font-size:clamp(1rem,1.4vw,1.15rem);line-height:1.75}.hero-slider__cta{margin-top:1.6rem}.hero-slider__controls{align-items:flex-end;gap:1.25rem;padding-bottom:.35rem;display:flex}.hero-slider__thumbs{gap:.65rem;display:flex}.hero-slider__thumb{appearance:none;cursor:pointer;background:#080a0c40;border:1px solid #ffffff73;width:5.5rem;padding:0;transition:border-color .25s,transform .25s,box-shadow .25s;overflow:hidden}.hero-slider__thumb img{object-fit:cover;width:100%;height:3.4rem;display:block}.hero-slider__thumb span{letter-spacing:.12em;text-transform:uppercase;color:#ffffffe6;text-align:left;padding:.35rem .4rem .45rem;font-size:.58rem;display:block}.hero-slider__thumb.active{border-color:#fff;transform:translateY(-2px);box-shadow:0 10px 24px #00000038}.hero-slider__rail{flex-shrink:0;width:1.35rem;height:8.5rem;position:relative}.hero-slider__rail-track{background:#ffffff59;width:1px;position:absolute;top:0;bottom:0;left:50%;transform:translate(-50%)}.hero-slider__rail-fill{transform-origin:top;background:#fff;position:absolute;top:0;left:0;right:0}.hero-slider__rail-knob{background:#fff;border-radius:50%;width:.55rem;height:.55rem;position:absolute;left:50%;transform:translate(-50%,-50%);box-shadow:0 0 0 4px #ffffff26}.hero-scroll-sentinel{height:1px;margin-top:-1px}@media (width<=900px){.hero-slider__content{grid-template-columns:1fr;align-items:end;padding-top:6.5rem}.hero-slider__controls{justify-content:space-between;width:100%}.hero-slider__thumbs{flex:1}.hero-slider__thumb{flex:1;width:auto;min-width:0}}.navbar{-webkit-backdrop-filter:blur(18px);backdrop-filter:blur(18px);background:#ffffffad;border:1px solid #1a181614;border-radius:999px;justify-content:space-between;align-items:center;min-height:74px;padding:.85rem 1.2rem .82rem;display:flex;box-shadow:0 10px 24px #1a16120f}body[data-theme=dark] .navbar{background:#0a11198f}.brand-block{letter-spacing:.18em;align-items:center;gap:.7rem;padding-left:.2rem;font-size:.7rem;display:inline-flex}.brand-mark{width:2.15rem;height:2.15rem;font-family:var(--font-display);background:#ffffff61;border:1px solid #1a18161f;border-radius:50%;justify-content:center;align-items:center;font-size:1.15rem;display:inline-flex}.brand-name{letter-spacing:.2em;font-weight:600}.nav-links{align-items:center;gap:2rem;display:flex}.nav-link{color:var(--text-secondary);letter-spacing:.12em;text-transform:uppercase;opacity:.86;font-size:.78rem;text-decoration:none;transition:color .25s,opacity .25s}.nav-link:hover,.nav-link:focus-visible{color:var(--text-primary);opacity:1}.nav-actions{align-items:center;gap:.75rem;display:flex}.theme-toggle,.menu-button,.favorite-button{width:2.5rem;height:2.5rem;color:var(--text-primary);cursor:pointer;background:#ffffff42;border:1px solid #1a18161f;justify-content:center;align-items:center;transition:border-color .25s,transform .25s,background .25s,box-shadow .25s;display:inline-flex}.theme-toggle:hover,.menu-button:hover,.favorite-button:hover{background:#ffffff80;box-shadow:0 8px 18px #1a16120f}.theme-toggle:hover,.menu-button:hover,.favorite-button:hover,.filter-chip:hover,.btn:hover,.text-link:hover,.nav-cta:hover{transform:translateY(-1px)}.nav-cta{color:var(--text-primary);text-transform:uppercase;letter-spacing:.12em;cursor:pointer;background:#ffffff80;border:1px solid #1a18161f;padding:.8rem 1.1rem;font-size:.72rem;transition:all .25s}.mobile-menu{background:var(--surface);border:1px solid var(--border);border-radius:1.5rem;flex-direction:column;gap:1rem;margin-top:.7rem;padding:1.1rem 1.3rem 1.25rem;display:flex}.mobile-link{color:var(--text-primary);letter-spacing:.12em;text-transform:uppercase;font-size:.82rem;text-decoration:none}.mobile-cta{margin-top:.3rem}.hero-section{grid-template-columns:1.03fr 1fr;align-items:center;gap:clamp(2rem,5vw,5rem);padding-top:clamp(4.3rem,8vh,8.5rem);padding-bottom:clamp(3.5rem,7vh,5.5rem);display:grid}.hero-copy{max-width:38rem}.eyebrow{color:var(--text-muted);letter-spacing:.24em;text-transform:uppercase;margin:0 0 1rem;font-size:.72rem;display:inline-block}h1,h2,h3{font-family:var(--font-display);letter-spacing:-.04em;color:var(--text-primary);font-weight:500}h1{margin:0;font-size:clamp(3rem,6vw,7rem);line-height:.92}h1 span{display:block}.lede{max-width:33rem;color:var(--text-secondary);margin-top:1.5rem;font-size:1.1rem;line-height:1.8}.hero-actions{flex-wrap:wrap;gap:1rem;margin-top:2rem;display:flex}.btn{appearance:none;color:var(--text-primary);letter-spacing:.14em;text-transform:uppercase;cursor:pointer;background:0 0;border:1px solid #0000;justify-content:center;align-items:center;gap:.7rem;padding:1rem 1.4rem;font-size:.74rem;transition:all .25s;display:inline-flex}.btn-primary{background:var(--accent);color:var(--accent-foreground);border-color:var(--accent)}.btn-secondary{border-color:var(--border);background:0 0}.hero-metrics{gap:2rem;margin-top:2.4rem;display:flex}.hero-metrics>div{flex-direction:column;gap:.35rem;display:flex}.hero-metrics strong{letter-spacing:-.06em;font-size:1.5rem;font-weight:600}.hero-metrics span{color:var(--text-muted);letter-spacing:.1em;text-transform:uppercase;font-size:.72rem}.hero-visual{position:relative}.image-frame{border:1px solid var(--border);background:var(--surface);max-height:46.5rem;box-shadow:var(--shadow-elevated);overflow:hidden}.image-frame img,.spotlight-media img,.location-feature img,.article-card img,.advisor-card img,.property-image-wrap img{object-fit:cover;width:100%;height:100%;display:block}.image-frame img{min-height:40rem}.property-card-floating{border:1px solid var(--border);-webkit-backdrop-filter:blur(8px);backdrop-filter:blur(8px);color:#f7f3ee;background:#10131659;min-width:18rem;padding:1rem 1.05rem .95rem;position:absolute;bottom:1.2rem;right:1.2rem}body[data-theme=light] .property-card-floating{background:#11151185}.card-label{font-family:var(--font-display);font-size:1.6rem;line-height:1.1}.card-meta{color:#ffffffd9;justify-content:space-between;align-items:center;gap:1rem;margin-top:.9rem;font-size:.8rem;display:flex}.card-details{color:#ffffffbd;letter-spacing:.02em;margin-top:.75rem;font-size:.74rem}.press-strip{padding:1rem 0 0}.press-strip p{text-align:center;color:var(--text-muted);letter-spacing:.22em;text-transform:uppercase;margin:0 0 1rem;font-size:.7rem}.press-grid{border-top:1px solid var(--border);border-bottom:1px solid var(--border);grid-template-columns:repeat(4,minmax(0,1fr));display:grid}.press-grid span{min-height:5rem;color:var(--text-muted);font-family:var(--font-display);letter-spacing:-.04em;border-right:1px solid var(--border);justify-content:center;align-items:center;font-size:clamp(1.4rem,2vw,2rem);display:flex}.press-grid span:last-child{border-right:none}.stats-section{border-top:1px solid var(--border);border-bottom:1px solid var(--border);grid-template-columns:repeat(4,minmax(0,1fr));margin-top:4.5rem;display:grid}.stat-card{border-right:1px solid var(--border);flex-direction:column;justify-content:center;min-height:12rem;padding:2rem 1.5rem;display:flex}.stat-card:last-child{border-right:none}.stat-value{font-family:var(--font-display);letter-spacing:-.06em;font-size:clamp(2.5rem,4vw,4.5rem)}.stat-label{color:var(--text-muted);letter-spacing:.12em;text-transform:uppercase;margin-top:.7rem;font-size:.72rem}.spotlight-section{z-index:2;background:var(--background);min-height:44rem;margin-top:5.3rem;position:relative;overflow:hidden}.spotlight-media{z-index:0;position:absolute;inset:0}.spotlight-media img{filter:saturate()contrast(1.06)brightness(.9);min-height:100%}.spotlight-card-wrap{z-index:1;justify-content:center;align-items:center;min-height:44rem;display:flex;position:relative}.spotlight-card{color:#efeee9;background:#11111194;border:1px solid #ffffff2e;width:min(36rem,90%);padding:clamp(2rem,4vw,3.2rem);box-shadow:0 18px 40px #0000002e}.spotlight-card h2{color:#f9f5f0;margin:0;font-size:clamp(2.2rem,4vw,4rem);line-height:.96}.spotlight-card p{color:#ffffffd1;margin-top:1rem;line-height:1.7}.spotlight-meta{color:#ffffffd1;letter-spacing:.12em;text-transform:uppercase;border-top:1px solid #ffffff2e;flex-wrap:wrap;gap:1rem;margin-top:1.3rem;padding-top:1rem;font-size:.76rem;display:flex}.spotlight-card .btn{margin-top:1.7rem}.featured-story{z-index:1;background:var(--background);isolation:isolate;min-height:100vh;position:relative;overflow:hidden}.featured-story *{box-sizing:border-box}.featured-story__viewport{border-top:1px solid var(--border);border-bottom:1px solid var(--border);background:linear-gradient(#ecdfeb,#f3eef1);height:100vh;position:relative;overflow:hidden}body[data-theme=dark] .featured-story__viewport{background:linear-gradient(#10151ff5,#111b24fa)}.featured-story__heading{z-index:1;text-align:center;opacity:1;will-change:transform;pointer-events:none;width:min(75rem,82vw);position:absolute;top:32%;left:50%;transform:translate(-50%,-50%)}.featured-story__heading h2{color:var(--text-primary);font-family:var(--font-display);letter-spacing:-.08em;margin:0;font-size:clamp(4rem,7vw,10rem);font-weight:500;line-height:.98}.featured-story__heading h2 span{display:block}.featured-story__track{z-index:4;opacity:1;will-change:transform;align-items:center;gap:1.5rem;width:max-content;margin:0;padding:0;display:flex;position:absolute;top:44%;left:50%;transform:translate(-50%,-18%)}.featured-story__viewport,.featured-story__heading,.featured-story__track,.featured-story__card-wrapper,.featured-story .featured-property-card,.featured-story .featured-property-body,.featured-story .featured-property-image-wrap,.featured-story .featured-property-image-wrap img{opacity:1!important;visibility:visible!important}.featured-story__card-wrapper{z-index:4;opacity:1;will-change:transform;flex:none;width:min(22rem,22vw);min-width:min(22rem,22vw);margin:0;position:relative}.featured-story .featured-property-card{background:var(--surface);border:1px solid #342f2b1f;width:100%;height:100%;transition:transform .25s,box-shadow .25s,border-color .25s;display:block;position:relative;overflow:hidden;transform:translateZ(0);box-shadow:0 14px 32px #1c15111f}.featured-property-card:hover{border-color:#342f2b29;transform:translateY(-2px);box-shadow:0 18px 38px #1c15111f}.featured-property-image-wrap{height:17.5rem;position:relative;overflow:hidden}.featured-property-image-wrap img{object-fit:cover;filter:none;opacity:1;width:100%;height:100%;display:block}.featured-status-badge,.featured-favorite-button{color:var(--text-primary);-webkit-backdrop-filter:blur(6px);backdrop-filter:blur(6px);background:#ffffff9e;border:1px solid #1211111f;position:absolute;top:.9rem}.featured-status-badge{letter-spacing:.12em;text-transform:uppercase;padding:.42rem .68rem;font-size:.56rem;left:.9rem}.featured-favorite-button{cursor:pointer;border-radius:50%;justify-content:center;align-items:center;width:2.2rem;height:2.2rem;display:inline-flex;right:.9rem}.featured-property-body{background:var(--surface);padding:1.1rem 1rem 1.2rem}.featured-property-meta{color:var(--text-secondary);letter-spacing:.1em;text-transform:uppercase;justify-content:space-between;align-items:center;gap:.75rem;font-size:.66rem;display:flex}.featured-property-header{margin-top:.7rem}.featured-property-header h3{font-family:var(--font-display);letter-spacing:-.06em;color:var(--text-primary);margin:0;font-size:clamp(1.9rem,2.1vw,2.6rem);line-height:.96}.featured-property-description{color:var(--text-secondary);min-height:4.8rem;margin-top:.7rem;line-height:1.7}.featured-property-specs{border-top:1px solid var(--border);color:var(--text-secondary);letter-spacing:.06em;text-transform:uppercase;flex-wrap:wrap;gap:.7rem 1rem;padding-top:.85rem;font-size:.72rem;display:flex}.featured-property-button{border-color:var(--border);width:100%;margin-top:1rem}.approach-section{z-index:2;background:var(--background);padding:7rem 0 6rem;position:relative}.approach-section__content{text-align:center;max-width:52rem;margin:0 auto}.approach-section__content .eyebrow{margin-bottom:1rem}.approach-section__content h2{color:var(--text-primary);font-family:var(--font-display);letter-spacing:-.06em;margin:0;font-size:clamp(3rem,4vw,5.5rem);line-height:.95}.approach-section__content p{max-width:42rem;color:var(--text-secondary);margin:1.25rem auto 0;font-size:1.05rem;line-height:1.8}.approach-section__cta{margin-top:1.5rem}@media (width<=1024px){.featured-story__card-wrapper{width:min(20rem,30vw)}.featured-story__heading{width:min(58rem,88vw);top:30%}.featured-story__track{top:42%;transform:translate(-50%,-16%)}}@media (width<=760px){.featured-story{min-height:100vh}.featured-story__viewport{height:100vh}.featured-story__heading{width:min(36rem,90vw);top:28%}.featured-story__heading h2{font-size:clamp(2.7rem,13vw,5rem)}.featured-story__track{top:40%;transform:translate(-50%,-14%)}.featured-story__card-wrapper{width:min(18rem,72vw);top:53%;left:50%}.featured-property-image-wrap{height:16.2rem}}@media (prefers-reduced-motion:reduce){.featured-story{min-height:auto}.featured-story__viewport{height:auto;padding:4rem 0 3rem;position:relative;overflow:visible}.featured-story__heading{opacity:1;width:min(36rem,90vw);margin:0 auto 2rem;position:relative;inset:auto;transform:none}.featured-story__track{grid-template-columns:1fr;gap:1rem;padding:0 1rem 2rem;display:grid;position:relative;inset:auto}.featured-story__card-wrapper{width:100%;max-width:24rem;margin:0 auto;position:relative;top:auto;left:auto;opacity:1!important;transform:none!important}}.editorial-image-wrap{height:20rem;position:relative;overflow:hidden}.editorial-image-wrap img{object-fit:cover;width:100%;height:100%;transform:scale(1.03)}.editorial-badge{color:var(--text-primary);letter-spacing:.12em;text-transform:uppercase;background:#ffffff85;border:1px solid #11111126;align-items:center;gap:.4rem;padding:.45rem .7rem;font-size:.62rem;display:inline-flex;position:absolute;top:1rem;left:1rem}.editorial-badge:before{content:"";background:#2d9d6f;border-radius:50%;width:.5rem;height:.5rem}.editorial-card-body{padding:1.15rem 1rem}.editorial-specs{color:var(--text-secondary);letter-spacing:.08em;text-transform:uppercase;border-bottom:1px solid var(--border);align-items:center;gap:1rem;padding-bottom:.75rem;font-size:.68rem;display:flex}.editorial-card-topline{justify-content:space-between;align-items:center;gap:1rem;margin-top:1rem;display:flex}.editorial-card-topline h3{margin:0;font-size:clamp(2rem,2.5vw,3rem);line-height:1}.editorial-card-topline strong{letter-spacing:-.04em;font-size:1.25rem}.editorial-card-body p{color:var(--text-secondary);margin-top:.8rem;line-height:1.7}.editorial-button{justify-content:center;width:100%;margin-top:1rem}.portfolio-section,.process-section,.locations-section,.advisors-section,.journal-section,.viewing-section,.newsletter-section,.site-footer{z-index:2;background:var(--background);padding-top:5.5rem;position:relative}.section-heading-row{justify-content:space-between;align-items:end;gap:1.5rem;margin-bottom:2.1rem;display:flex}.section-heading-row h2{margin:0;font-size:clamp(2.2rem,4vw,4rem);line-height:.95}.narrow-row{align-items:end}.section-copy{max-width:32rem;color:var(--text-secondary);line-height:1.8}.text-link{color:var(--text-primary);text-transform:uppercase;letter-spacing:.12em;align-items:center;gap:.5rem;font-size:.72rem;text-decoration:none;display:inline-flex}.small-link{background:0 0;border:none;padding:0}.filter-row{flex-wrap:wrap;gap:.7rem;margin-bottom:2rem;display:flex}.filter-chip{border:1px solid var(--border);color:var(--text-secondary);cursor:pointer;text-transform:capitalize;background:0 0;min-width:7rem;padding:.7rem .95rem;transition:all .25s}.filter-chip.active{background:var(--surface);color:var(--text-primary);border-color:var(--text-primary)}.property-grid{grid-template-columns:repeat(3,minmax(0,1fr));align-items:start;gap:1.5rem;display:grid}.property-card{background:var(--surface);border:1px solid #1a17142e;transition:transform .3s,border-color .25s,box-shadow .3s;position:relative;overflow:hidden;box-shadow:0 12px 28px #1b140c14}.property-card:hover,.property-card:focus-within{border-color:var(--text-primary);z-index:3;transform:translateY(-4px);box-shadow:0 18px 36px #1b140c24}.property-image-wrap{background:#d8d0c6;height:23rem;position:relative;overflow:hidden}.property-image-wrap img{filter:saturate(1.12)contrast(1.08)brightness(1.02);transition:transform .6s,filter .45s}.property-card:hover .property-image-wrap img,.property-card:focus-within .property-image-wrap img{filter:saturate(1.2)contrast(1.1)brightness(1.04);transform:scale(1.05)}.property-badges{z-index:2;justify-content:space-between;align-items:center;display:flex;position:absolute;inset:1rem 1rem auto}.status-badge{color:#fff;letter-spacing:.12em;text-transform:uppercase;background:#0a0e1270;border:1px solid #fff3;padding:.45rem .7rem;font-size:.62rem;display:inline-flex}.favorite-button{color:#fff;background:#1113156b;border-color:#ffffff40}.favorite-button.active{color:#d39a7a}.property-body{z-index:2;opacity:0;pointer-events:none;background:#fffdfcf7;border-top:1px solid #1a17141f;padding:1.25rem 1.25rem 1.4rem;transition:opacity .3s,transform .35s;position:absolute;bottom:0;left:0;right:0;transform:translateY(18px);box-shadow:0 -10px 28px #1b140c1f}.property-card:hover .property-body,.property-card:focus-within .property-body{opacity:1;pointer-events:auto;transform:translateY(0)}.property-meta-line{color:var(--text-muted);letter-spacing:.12em;text-transform:uppercase;justify-content:space-between;font-size:.68rem;display:flex}.property-title-row{justify-content:space-between;align-items:center;gap:.75rem;margin-top:.7rem;display:flex}.property-title-row h3{margin:0;font-size:clamp(1.8rem,2vw,2.3rem);line-height:1}.property-description{color:var(--text-secondary);margin-top:.8rem;line-height:1.75}.property-stats{border-top:1px solid var(--border);color:var(--text-secondary);letter-spacing:.04em;flex-wrap:wrap;gap:.8rem 1.2rem;margin-top:1.1rem;padding-top:1rem;font-size:.74rem;display:flex}.property-stats span{align-items:center;gap:.4rem;display:inline-flex}.property-footer{justify-content:space-between;align-items:center;margin-top:1.2rem;display:flex}.property-footer strong{letter-spacing:-.04em;font-size:1.3rem}.steps-grid{grid-template-columns:repeat(4,minmax(0,1fr));gap:1.25rem;display:grid}.step-card{border:1px solid var(--border);background:var(--surface);padding:1.5rem 1.2rem}.step-index{color:var(--text-muted);letter-spacing:.18em;text-transform:uppercase;font-size:.7rem;display:inline-block}.step-card h3{margin:.8rem 0 .9rem;font-size:clamp(1.5rem,2vw,2rem)}.step-card p{color:var(--text-secondary);margin:0;line-height:1.8}.locations-layout{grid-template-columns:.85fr 1.15fr;align-items:stretch;gap:1.5rem;display:grid}.location-list{gap:.8rem;display:grid}.location-item{appearance:none;border:1px solid var(--border);width:100%;color:var(--text-primary);cursor:pointer;text-align:left;background:0 0;justify-content:space-between;align-items:center;padding:1.1rem 1.2rem;transition:all .25s;display:flex}.location-item.active{background:var(--surface);border-color:var(--text-primary)}.location-name{font-family:var(--font-display);letter-spacing:-.04em;font-size:clamp(2rem,2.5vw,2.8rem)}.location-arrow{font-size:1.4rem}.location-feature{border:1px solid var(--border);background:var(--surface);min-height:32rem;position:relative;overflow:hidden}.location-feature img{height:100%}.location-copy{-webkit-backdrop-filter:blur(10px);backdrop-filter:blur(10px);color:#f9f4ee;background:#0e0e0e70;padding:1.2rem 1.1rem;position:absolute;bottom:1.4rem;left:1.4rem;right:1.4rem}.location-copy-top{letter-spacing:.14em;text-transform:uppercase;color:#fffc;align-items:center;gap:.65rem;font-size:.66rem;display:inline-flex}.dot{background:#fffc;border-radius:50%;width:.42rem;height:.42rem}.location-copy h3{color:#fff;margin:.8rem 0 .7rem;font-size:clamp(2.2rem,2.5vw,3rem)}.location-copy p{color:#ffffffd1;margin:0;line-height:1.7}.advisor-grid{grid-template-columns:repeat(3,minmax(0,1fr));gap:1.5rem;display:grid}.advisor-card{border:1px solid var(--border);background:var(--surface);overflow:hidden}.advisor-card img{object-position:center top;height:22rem}.advisor-info{padding:1.3rem 1.1rem 1.5rem}.advisor-info h3{margin:0;font-size:clamp(1.8rem,2vw,2.3rem)}.advisor-role,.advisor-location{color:var(--text-muted);letter-spacing:.12em;text-transform:uppercase;margin-top:.4rem;font-size:.66rem}.advisor-info p:last-child{color:var(--text-secondary);margin-top:1rem;line-height:1.75}.journal-grid{grid-template-columns:repeat(4,minmax(0,1fr));gap:1.25rem;display:grid}.article-card{border:1px solid var(--border);background:var(--surface);overflow:hidden}.article-card img{height:16.5rem}.article-content{padding:1.15rem 1rem 1.2rem}.article-meta{color:var(--text-muted);letter-spacing:.11em;text-transform:uppercase;justify-content:space-between;gap:.75rem;font-size:.62rem;display:flex}.article-content h3{margin:.8rem 0 .7rem;font-size:clamp(1.7rem,2vw,2.2rem);line-height:1.05}.article-content p{color:var(--text-secondary);margin:0 0 .9rem;line-height:1.7}.viewing-shell{grid-template-columns:.9fr 1.1fr;gap:2rem;padding:2rem 0;display:grid}.viewing-copy{padding-right:1rem}.viewing-copy h2{margin:0;font-size:clamp(2.5rem,4vw,4.5rem);line-height:.92}.viewing-copy p:last-child{color:var(--text-secondary);margin-top:1rem;line-height:1.8}.viewing-form{border:1px solid var(--border);background:var(--surface);gap:1rem;padding:1.6rem;display:grid}.field-row{grid-template-columns:repeat(2,minmax(0,1fr));gap:1rem;display:grid}.field-row.single{grid-template-columns:1fr}label{color:var(--text-secondary);letter-spacing:.08em;text-transform:uppercase;flex-direction:column;gap:.45rem;font-size:.76rem;display:flex}input,select,textarea{border:1px solid var(--border);width:100%;color:var(--text-primary);font:inherit;box-sizing:border-box;background:0 0;padding:.9rem .95rem}input:focus,select:focus,textarea:focus{border-color:var(--text-primary);outline:none}textarea{resize:vertical;min-height:7rem}small{color:#b4573c;letter-spacing:normal;text-transform:none;line-height:1.5}.form-actions{align-items:center;gap:1rem;margin-top:.5rem;display:flex}.success-state{color:var(--text-primary);letter-spacing:.08em;text-transform:uppercase;font-size:.8rem}.newsletter-shell{border:1px solid var(--border);background:var(--surface);justify-content:space-between;align-items:center;gap:1.2rem;padding:2rem 2rem 2.3rem;display:flex}.newsletter-shell h2{margin:0;font-size:clamp(2rem,3vw,3.1rem)}.newsletter-form{align-items:center;gap:.8rem;min-width:min(32rem,100%);display:flex}.newsletter-form input{flex:1}.site-footer{grid-template-columns:1fr 1.2fr;gap:2rem;padding-bottom:3rem;display:grid}.footer-brand p{color:var(--text-secondary);margin-top:1rem}.footer-links{grid-template-columns:repeat(3,minmax(0,1fr));gap:1rem;display:grid}.footer-label{color:var(--text-muted);letter-spacing:.14em;text-transform:uppercase;margin-bottom:.8rem;font-size:.68rem;display:inline-block}.footer-links ul{color:var(--text-secondary);gap:.7rem;margin:0;padding:0;list-style:none;display:grid}.scroll-progress{background:var(--accent);transform-origin:0;z-index:100;width:100%;height:2px;position:fixed;top:0;left:0}.side-rail{z-index:20;flex-direction:column;align-items:center;gap:.9rem;display:flex;position:fixed;top:50%;left:1.25rem;transform:translateY(-50%)}.rail-brand{letter-spacing:.28em;writing-mode:vertical-rl;color:var(--text-muted);font-size:.66rem;transform:rotate(180deg)}.rail-line{background:var(--border);width:1px;height:7rem}.rail-links{flex-direction:column;gap:.65rem;display:flex}.rail-dot{background:var(--border);border-radius:50%;width:.5rem;height:.5rem;transition:all .25s;display:block}.rail-dot.active{background:var(--accent);box-shadow:0 0 0 .35rem #b692622e}.sr-only{clip:rect(0, 0, 0, 0);white-space:nowrap;border:0;width:1px;height:1px;margin:-1px;padding:0;position:absolute;overflow:hidden}.desktop-only{display:inline-flex}.mobile-only{display:none}@media (width<=1100px){.side-rail{display:none}.hero-section,.viewing-shell,.locations-layout,.site-footer{grid-template-columns:1fr}.editorial-grid,.property-grid,.steps-grid,.journal-grid{grid-template-columns:repeat(2,minmax(0,1fr))}.section-heading-row{flex-direction:column;align-items:start}}@media (width<=760px){.desktop-only{display:none}.mobile-only{display:inline-flex}.section-shell{width:min(var(--container-width), calc(100% - 24px))}.navbar{border-radius:1.3rem;padding-left:.9rem;padding-right:.85rem}.brand-name{letter-spacing:.12em;font-size:.62rem}.hero-section{padding-top:3.2rem}.hero-actions,.form-actions,.newsletter-form{flex-direction:column;align-items:stretch}.hero-metrics,.field-row,.editorial-grid,.property-grid,.steps-grid,.advisor-grid,.journal-grid,.footer-links,.stats-section,.press-grid{grid-template-columns:1fr;display:grid}.stats-section{border-top:none}.stat-card{border-right:none;border-bottom:1px solid var(--border);min-height:7.5rem}.press-grid span{border-right:none;border-bottom:1px solid var(--border)}.property-card-floating{min-width:14rem;bottom:.8rem;right:.8rem}.property-body{opacity:1;pointer-events:auto;box-shadow:none;position:relative;transform:none}.property-image-wrap{height:18rem}.newsletter-shell{flex-direction:column;align-items:stretch;padding:1.4rem 1.2rem}}@media (prefers-reduced-motion:reduce){*{scroll-behavior:auto!important;transition-duration:.01ms!important;animation-duration:.01ms!important;animation-iteration-count:1!important}}