:root{--ivory:#f9f7f2;--white:#fff;--navy:#1e2a44;--sage:#7a8f7a;--sand:#e8e1d6;--charcoal:#374151;--ink:#202630;--muted:#6a7078;--serif:'Playfair Display',Georgia,serif;--sans:'Manrope',Arial,sans-serif;--wrap:1400px}
*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;background:var(--ivory);color:var(--ink);font:500 16px/1.65 var(--sans);-webkit-font-smoothing:antialiased}img,video{display:block;max-width:100%}a{color:inherit;text-decoration:none}button,input,select,textarea{font:inherit}button{cursor:pointer}::selection{background:var(--sage);color:#fff}:focus-visible{outline:3px solid #aecab0;outline-offset:4px}.wrap{width:min(calc(100% - 96px),var(--wrap));margin-inline:auto}.section-pad{padding:116px 0}.skip-link{position:absolute;z-index:1000;top:-80px;left:10px;background:#fff;padding:12px}.skip-link:focus{top:10px}.eyebrow{display:block;font-size:11px;font-weight:700;letter-spacing:.19em;line-height:1.5;color:var(--sage)}h1,h2,h3,p{margin-top:0}h1,h2,h3{font-weight:500;line-height:1.12}h1,h2{font-family:var(--serif);letter-spacing:-.035em}h1 em,h2 em,.brand em,.footer-brand em{font-weight:400}h2{font-size:clamp(42px,5.2vw,78px);margin-bottom:25px}h3{font-family:var(--serif);font-size:30px}p{color:var(--charcoal)}.lead{font-size:clamp(19px,2.1vw,25px);line-height:1.5;color:var(--navy)}.button{display:inline-flex;align-items:center;justify-content:space-between;gap:30px;min-height:51px;padding:13px 22px;font-size:12px;font-weight:700;letter-spacing:.045em;border:1px solid transparent;transition:background .25s,color .25s,border .25s,transform .25s}.button:hover{transform:translateY(-2px)}.button span{font-size:19px;line-height:1}.button--dark{background:var(--navy);color:#fff}.button--dark:hover{background:#31435f}.button--cream{background:var(--ivory);color:var(--navy)}.button--cream:hover{background:#fff}.button--light{background:#fff;color:var(--navy)}.button--outline-white{border-color:rgba(255,255,255,.8);color:#fff}.button--outline-white:hover{background:#fff;color:var(--navy)}.button--text{border-bottom-color:var(--navy);padding-inline:0;color:var(--navy)}.button-row{display:flex;gap:12px;flex-wrap:wrap}
.site-header{position:relative;z-index:50;background:var(--ivory);border-bottom:1px solid rgba(30,42,68,.1)}.header-inner{min-height:92px;display:flex;align-items:center;gap:28px}.brand{width:210px;flex:none;line-height:1;color:var(--navy)}.brand-name{font-family:var(--serif);font-size:25px;white-space:nowrap;letter-spacing:-.045em}.brand-dot,.footer-brand span{color:var(--sage)}.brand-subtitle{display:block;margin-top:7px;font-size:9px;font-weight:700;letter-spacing:.2em}.brand-subtitle span{color:var(--sage);margin-inline:4px}.desktop-nav{display:flex;align-items:center;justify-content:center;gap:clamp(10px,1.65vw,27px);flex:1}.desktop-nav>a,.nav-drop>a{font-size:12px;font-weight:600;white-space:nowrap;color:var(--navy)}.desktop-nav a:hover,.header-search:hover{color:var(--sage)}.nav-drop{position:relative}.nav-drop-menu{position:absolute;top:100%;left:-20px;min-width:215px;padding:18px 20px;background:#fff;box-shadow:0 18px 50px #1e2a4420;display:none;flex-direction:column;gap:12px}.nav-drop:hover .nav-drop-menu,.nav-drop:focus-within .nav-drop-menu{display:flex}.nav-drop-menu a{font-size:12px}.header-actions{display:flex;align-items:center;gap:18px}.header-search{font-size:11px;font-weight:700;white-space:nowrap}.header-search span{margin-left:4px}.header-contact{background:var(--navy);color:#fff;font-size:11px;padding:10px 18px}.header-contact:hover{background:#31435f}.menu-toggle{display:none;background:transparent;border:0;width:42px;height:42px;padding:8px}.menu-toggle span{display:block;height:1px;background:var(--navy);margin:7px 0}.mobile-nav{display:none}
.hero{min-height:min(810px,calc(100vh - 92px));height:760px;position:relative;background:#748c84;color:#fff;overflow:hidden}.hero-video,.hero-shade{position:absolute;inset:0;width:100%;height:100%}.hero-video{object-fit:cover}.hero-shade{background:linear-gradient(90deg,rgba(17,31,43,.62),rgba(17,31,43,.18) 68%),linear-gradient(0deg,rgba(17,31,43,.35),transparent 30%)}.hero-content{position:relative;z-index:1;padding-top:clamp(120px,14vw,210px)}.hero .eyebrow{color:#e5eee6}.eyebrow--line:before{content:"";display:inline-block;width:28px;height:1px;background:#e5eee6;vertical-align:middle;margin-right:12px}.hero h1{max-width:740px;font-size:clamp(54px,6.6vw,100px);line-height:1.05;margin:25px 0}.hero-sub{color:#fff;font-size:17px;line-height:1.6;margin-bottom:29px}.hero-bottom{position:absolute;z-index:1;bottom:28px;left:50%;transform:translateX(-50%);display:flex;justify-content:space-between;color:#fff;font-size:10px;letter-spacing:.12em;font-weight:700}.hero-bottom a span{font-size:18px;margin-left:10px}
.intro{background:var(--ivory)}.intro-grid{display:grid;grid-template-columns:1fr 1.1fr;gap:12%}.intro h2{margin-top:25px}.intro-grid>div:nth-child(2){padding-top:30px;max-width:620px}.intro-grid p:not(.lead){max-width:550px}.intro-search{margin-top:35px}.search-fallback{background:#fff;display:flex;justify-content:space-between;align-items:center;gap:20px;padding:21px;box-shadow:0 13px 50px #1e2a440c}.search-fallback>span{font-size:11px;font-weight:700;letter-spacing:.1em;color:var(--navy)}.idx-widget{width:100%;overflow:auto}
.pathways{background:#fff}.section-heading{display:flex;align-items:end;justify-content:space-between;gap:30px;margin-bottom:46px}.section-heading h2{margin-bottom:0}.section-heading>p{max-width:300px}.pathway-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:22px}.pathway-card{background:var(--ivory);transition:transform .25s,box-shadow .25s}.pathway-card:hover{transform:translateY(-6px);box-shadow:0 20px 40px #1e2a4417}.pathway-image{aspect-ratio:1.26;overflow:hidden}.pathway-image img{width:100%;height:100%;object-fit:cover;transition:transform .5s}.pathway-card:hover img{transform:scale(1.04)}.pathway-copy{padding:28px 28px 32px;position:relative}.pathway-copy span,.pathway-copy b{font-size:11px;font-weight:700;color:var(--sage);letter-spacing:.12em}.pathway-copy h3{font-size:30px;margin:20px 0 9px}.pathway-copy p{font-size:14px;margin:0}.pathway-copy b{position:absolute;right:28px;top:28px;font-size:22px}
.built{background:var(--sand)}.built-grid{display:grid;grid-template-columns:1fr 1.2fr;gap:8%;align-items:center}.built-copy{max-width:500px}.built-copy h2{margin:22px 0}.built-copy p:not(.eyebrow){margin-bottom:22px}.built-copy .button{margin-top:12px}.built-media{background:#d2d9d0}.built-media video{width:100%;aspect-ratio:16/9;object-fit:cover}.media-caption{display:flex;justify-content:space-between;padding:14px 0;color:var(--navy);font-size:10px;font-weight:700;letter-spacing:.14em}
.places{background:var(--ivory)}.place-grid{display:grid;grid-template-columns:repeat(4,1fr);border-top:1px solid #cdd4cc;border-bottom:1px solid #cdd4cc}.place-grid a{padding:40px 26px 38px;min-height:305px;border-right:1px solid #cdd4cc;transition:background .2s}.place-grid a:first-child{padding-left:0}.place-grid a:last-child{border-right:0}.place-grid a:hover{background:#fff}.place-grid span{font-size:11px;letter-spacing:.15em;color:var(--sage);font-weight:700}.place-grid h3{margin:30px 0 16px;font-size:34px}.place-grid p{font-size:14px;line-height:1.6}.place-grid b{display:block;margin-top:22px;color:var(--navy);font-size:12px}
.market{background:#fff}.market-grid{display:grid;grid-template-columns:.8fr 1.2fr;gap:8%;align-items:center}.market-grid>div:first-child{max-width:460px}.market-grid .button{margin-top:15px}.market-editorial{position:relative;min-height:425px;background:var(--sand)}.market-editorial img{width:100%;height:425px;object-fit:cover}.market-editorial>div{position:absolute;bottom:25px;left:25px;background:rgba(249,247,242,.96);padding:25px 32px;max-width:330px}.market-editorial span{font-size:10px;letter-spacing:.15em;color:var(--sage);font-weight:700}.market-editorial h3{font-size:26px;margin:14px 0 6px}.market-editorial p{font-size:13px;margin:0}
.about-band{background:var(--navy);color:#fff}.about-grid{display:grid;grid-template-columns:.9fr 1fr;gap:11%;align-items:center}.about-image{position:relative}.about-image img{width:100%;max-height:620px;object-fit:cover;object-position:center 30%}.about-image span{position:absolute;bottom:0;left:0;padding:17px 20px;background:var(--ivory);color:var(--navy);font-size:10px;font-weight:700;letter-spacing:.14em}.about-band .eyebrow{color:#b2c6b2}.about-band h2,.about-band .lead,.about-band p{color:#fff}.about-band p:not(.eyebrow){max-width:565px}.about-band .button{margin-top:18px}
.insights{background:var(--ivory)}.insight-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:24px}.insight-grid a{display:block}.insight-grid img{width:100%;aspect-ratio:1.48;object-fit:cover;transition:filter .2s}.insight-grid a:hover img{filter:brightness(.92)}.insight-grid span{display:block;margin-top:22px;color:var(--sage);font-size:10px;font-weight:700;letter-spacing:.15em}.insight-grid h3{font-size:25px;line-height:1.25;margin:13px 0}.insight-grid b{font-size:12px;color:var(--navy)}
.contact-band{background:var(--sand)}.contact-grid{display:grid;grid-template-columns:.85fr 1.15fr;gap:12%}.contact-grid>div:first-child{max-width:500px}.contact-grid h2{margin:22px 0}.contact-grid p{max-width:410px}.lead-form{display:grid;gap:17px}.form-row{display:grid;grid-template-columns:1fr 1fr;gap:16px}.lead-form label{font-size:12px;font-weight:700;color:var(--navy);display:grid;gap:7px}.lead-form label span:not(.consent span){color:var(--sage)}.lead-form input:not([type=checkbox]),.lead-form select,.lead-form textarea{width:100%;border:1px solid #c9cdc7;border-radius:0;background:#fff;color:var(--ink);min-height:49px;padding:12px;outline-offset:2px}.lead-form textarea{resize:vertical}.lead-form .consent{display:flex;gap:10px;align-items:start;line-height:1.5;font-weight:400}.consent input{margin-top:4px;accent-color:var(--navy)}.consent a{text-decoration:underline}.lead-form .button{justify-self:start}.form-note{font-size:11px;margin:0}.honeypot{position:absolute;left:-9999px}.form-message{padding:12px 16px;background:#e2eee2;color:#163d24;margin-bottom:20px}.form-message--error{background:#fff1ed;color:#6c2c20}
.site-footer{background:#172139;color:#fff;padding:72px 0 26px}.footer-main{display:grid;grid-template-columns:1.3fr .6fr .6fr 1.3fr;gap:5%;padding-bottom:68px}.footer-brand{font:30px var(--serif)}.site-footer p{color:#bfc8d3;font-size:13px;margin-top:14px}.site-footer .brokerage{font-size:11px}.footer-main h3{font:700 11px var(--sans);letter-spacing:.15em;margin:6px 0 20px}.footer-main>div:nth-child(2) a,.footer-main>div:nth-child(3) a{display:block;color:#cdd5df;font-size:13px;margin:9px 0}.footer-main a:hover,.footer-bottom a:hover{color:#adc6af}.footer-conversation .eyebrow{color:#adc6af}.footer-conversation h2{font-size:33px;line-height:1.2;margin:12px 0 20px}.footer-bottom{border-top:1px solid #ffffff30;padding-top:25px;display:flex;justify-content:space-between;gap:20px;color:#aeb9c5;font-size:10px;line-height:1.7}
.inner-hero{background:var(--sand);padding:90px 0 95px}.inner-hero--navy{background:var(--navy);color:#fff}.inner-hero .eyebrow{margin-bottom:24px}.inner-hero h1{font-size:clamp(52px,6vw,88px);max-width:850px;margin:0 0 23px}.inner-hero p{max-width:650px;font-size:19px}.inner-hero--navy p{color:#fff}.inner-section{padding:90px 0}.inner-grid{display:grid;grid-template-columns:1fr 1fr;gap:9%;align-items:center}.inner-grid img{width:100%;max-height:560px;object-fit:cover}.inner-grid .lead{margin-top:20px}.inner-grid .button{margin-top:16px}.inner-grid--reverse>div:first-child{order:2}.inner-grid--reverse>div:last-child{order:1}.inner-grid h2{font-size:clamp(42px,4.5vw,66px)}.inner-cards{display:grid;grid-template-columns:repeat(3,1fr);gap:20px;margin-top:45px}.inner-card{padding:32px;background:#fff;border-top:3px solid var(--sage)}.inner-card h3{font-size:26px}.inner-card p{font-size:14px}.inner-card a{font-size:12px;color:var(--navy);font-weight:700}.inner-card--sand{background:var(--ivory)}.inner-video{width:100%;aspect-ratio:16/9;object-fit:cover}.page-section--white{background:#fff}.page-section--sand{background:var(--sand)}.page-section--navy{background:var(--navy);color:#fff}.page-section--navy p{color:#e0e6ea}.page-section--navy .eyebrow{color:#a9c3ad}.page-cta{text-align:center;max-width:760px;margin:auto}.page-cta .button{margin-top:20px}.community-block{border-top:1px solid #ced3cc;padding:44px 0;display:grid;grid-template-columns:.6fr 1.3fr .9fr;gap:7%;scroll-margin-top:30px}.community-block h3{font-size:34px}.community-block p{margin:0}.community-block>a{align-self:start;justify-self:end;font-size:12px;color:var(--navy);border-bottom:1px solid}.faq-list{max-width:850px}.faq-list details{border-bottom:1px solid #cbd0c7;padding:18px 0}.faq-list summary{cursor:pointer;font:500 22px var(--serif);list-style:none}.faq-list summary:after{content:'+';float:right;color:var(--sage)}.faq-list details[open] summary:after{content:'−'}.faq-list details p{padding-top:15px}.article-body{max-width:750px;margin:auto}.article-body h2{font-size:40px;margin-top:50px}.article-body a{text-decoration:underline}.post-list{display:grid;grid-template-columns:repeat(3,1fr);gap:26px}.post-list article{background:#fff;padding:26px}.post-list h3{font-size:26px}.post-list .date{font-size:11px;color:var(--sage);letter-spacing:.1em}.empty-state{background:#fff;padding:36px}
@media(max-width:1250px){.desktop-nav{gap:11px}.brand{width:185px}.brand-name{font-size:23px}.header-actions{gap:10px}.header-search{display:none}}
@media(max-width:1050px){.wrap{width:min(calc(100% - 54px),var(--wrap))}.desktop-nav,.header-actions{display:none}.header-inner{justify-content:space-between;min-height:78px}.menu-toggle{display:block}.mobile-nav:not([hidden]){display:flex;flex-direction:column;padding:12px 27px 25px;background:var(--ivory);border-top:1px solid #d9ddd5}.mobile-nav a{padding:11px 0;border-bottom:1px solid #ddd;font-size:14px}.hero{min-height:660px;height:calc(100svh - 78px)}.hero-content{padding-top:clamp(130px,18vw,210px)}.pathway-grid,.insight-grid{gap:14px}.place-grid{grid-template-columns:repeat(2,1fr)}.place-grid a:nth-child(2){border-right:0}.place-grid a:nth-child(-n+2){border-bottom:1px solid #cdd4cc}.footer-main{grid-template-columns:1.2fr 1fr 1fr;gap:35px}.footer-conversation{grid-column:1/-1}.footer-bottom{flex-wrap:wrap}}
@media(max-width:700px){.wrap{width:calc(100% - 36px)}.section-pad{padding:72px 0}.hero{height:690px;min-height:690px}.hero-content{padding-top:115px}.hero h1{font-size:clamp(50px,11vw,70px);margin:22px 0}.hero-sub{font-size:15px}.hero-bottom{font-size:9px}.hero-bottom>span{display:none}.hero-bottom a{margin-left:auto}.button-row{align-items:stretch}.button-row .button{width:100%}.intro-grid,.built-grid,.market-grid,.about-grid,.contact-grid,.inner-grid{grid-template-columns:1fr;gap:35px}.intro-grid>div:nth-child(2){padding-top:0}.section-heading{display:block;margin-bottom:32px}.section-heading>p{margin-top:16px}.pathway-grid,.insight-grid,.inner-cards,.post-list{grid-template-columns:1fr;gap:28px}.pathway-image{aspect-ratio:1.4}.built-copy{max-width:none}.place-grid{grid-template-columns:1fr}.place-grid a{border-right:0;border-bottom:1px solid #cdd4cc;padding:27px 5px;min-height:0}.place-grid a:first-child{padding-left:5px}.place-grid a:last-child{border-bottom:0}.place-grid h3{margin:14px 0}.place-grid b{margin-top:12px}.market-editorial,.market-editorial img{min-height:330px;height:330px}.market-editorial>div{left:10px;right:10px;bottom:10px;padding:18px}.about-grid{gap:40px}.about-image img{max-height:480px}.form-row{grid-template-columns:1fr}.footer-main{grid-template-columns:1fr 1fr;gap:35px}.footer-main>div:first-child,.footer-conversation{grid-column:1/-1}.footer-bottom{display:block}.footer-bottom span{display:block;margin-bottom:10px}.inner-hero{padding:70px 0}.inner-section{padding:65px 0}.inner-grid--reverse>div:first-child,.inner-grid--reverse>div:last-child{order:unset}.community-block{grid-template-columns:1fr;gap:8px}.community-block h3{margin:0}.community-block>a{justify-self:start}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*:before,*:after{animation-duration:.01ms!important;transition-duration:.01ms!important}}