@import url('https://fonts.googleapis.com/css2?family=Lato:wght@400;700&family=Manrope:wght@400;500;600;700;800&display=swap');
:root{--navy:#142132;--ink:#1a2737;--muted:#56606b;--line:#d9dfe3;--paper:#f1f4f5;--accent:#9fc8d6}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:100px}body{margin:0;color:var(--ink);background:#fff;font-family:'Lato',Arial,sans-serif;font-size:16px;line-height:1.6}a{color:inherit;text-decoration:none}button,input,select,textarea{font:inherit}button,a,input,select,textarea,summary{-webkit-tap-highlight-color:transparent}a:focus-visible,button:focus-visible,summary:focus-visible{outline:3px solid #477e99;outline-offset:5px}.skip{position:fixed;top:-80px;left:20px;background:#fff;padding:12px;z-index:30}.skip:focus{top:10px}.header{height:100px;padding:0 5%;display:flex;align-items:center;justify-content:space-between;background:#fff;position:sticky;top:0;z-index:20;border-bottom:1px solid #e9ecef}.brand{display:inline-flex;flex-direction:column;line-height:1.2;flex-shrink:0}.brand-name{font-family:Manrope,Arial,sans-serif;font-weight:800;letter-spacing:-.7px;font-size:24px}.brand-square{font-size:10px;vertical-align:top;margin-left:3px}.brand-sub{font-size:10px;letter-spacing:3.1px;font-weight:600;margin-top:7px}nav{display:flex;align-items:center;gap:28px;font-size:14px;font-weight:500}nav a:hover{color:#547a8e}.nav-cta{border:1px solid var(--navy);padding:12px 20px;margin-left:6px}.nav-cta span{margin-left:18px}.menu-toggle{display:none}.hero{background:var(--navy);color:#fff;display:grid;grid-template-columns:1fr 1fr;padding-top:35px}.hero-copy{padding:35px 7% 50px 10%;align-self:center}.eyebrow{font-size:11px;font-weight:700;letter-spacing:1.9px;line-height:1.6;margin:0 0 24px}.hero .eyebrow{color:#b9d0da;font-size:10px}h1,h2,h3{font-family:Manrope,Arial,sans-serif;font-weight:500;letter-spacing:-1.6px;line-height:1.17;margin:0}h1{font-size:clamp(38px,4.1vw,65px);max-width:680px}p{margin:20px 0;color:var(--muted)}.hero-intro{max-width:470px;color:#d2d9e0;font-size:16px;line-height:1.75;margin:26px 0 30px}.button{display:inline-flex;justify-content:space-between;align-items:center;gap:32px;padding:15px 22px;font-size:14px;font-weight:600;border:1px solid transparent;cursor:pointer;transition:background .2s}.button.light{background:#fff;color:var(--navy)}.button.light:hover{background:#dbeaf0}.button.dark{background:var(--navy);color:#fff}.button.dark:hover{background:#314c66}.hero-image{min-height:530px;position:relative;margin-right:5vw;overflow:hidden;background:#23374b}.hero-image img{width:100%;height:100%;object-fit:cover;position:absolute;inset:0}.hero-image:after{content:'';position:absolute;inset:50% 0 0;background:linear-gradient(transparent,rgba(8,20,30,.7))}.image-label{position:absolute;bottom:28px;left:30px;right:20px;z-index:1;display:flex;flex-direction:column;font-size:16px}.image-label span:first-child{font-size:10px;letter-spacing:2px;color:#d7e1e4;margin-bottom:5px}.hero-bottom{grid-column:1/-1;padding:23px 5%;display:flex;align-items:center;justify-content:space-between;color:#b9c3ce;font-size:10px;letter-spacing:1.5px}.hero-bottom a{font-size:12px;letter-spacing:0;color:#fff}.hero-bottom a span{margin-left:20px}.property-types{padding:27px 5%;display:flex;justify-content:space-between;gap:16px;flex-wrap:wrap;border-bottom:1px solid var(--line);font-size:12px;font-weight:500}.section{padding:90px 7%;scroll-margin-top:20px}h2{font-size:clamp(32px,3.1vw,46px)}h3{font-size:24px;letter-spacing:-.7px}.perspective{display:grid;grid-template-columns:1fr 1fr;gap:10%}.perspective>div>p:not(.eyebrow){font-size:19px;max-width:460px}.perspective h2{max-width:470px}.text-link{display:inline-flex;gap:28px;align-items:center;font-size:14px;font-weight:600;padding-bottom:7px;border-bottom:1px solid #90a0ac}.text-link:hover{color:#537c92;border-color:currentColor}.value-list article{display:flex;gap:25px;padding:24px 0;border-bottom:1px solid var(--line)}.value-list article:first-child{padding-top:0}.value-list .number{font-size:12px;color:#728494;margin-top:5px}.value-list h3{font-size:21px}.value-list p{margin:10px 0 0;font-size:15px}.services{background:var(--paper)}.section-heading{display:flex;justify-content:space-between;align-items:flex-end;margin-bottom:45px}.services .section-heading{display:block}.service-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:38px}.service{border-top:1px solid #a8b4bd;padding-top:22px;scroll-margin-top:130px}.service .eyebrow{font-size:10px;color:#607486}.service h3{font-size:28px}.service p:not(.eyebrow){font-size:15px;line-height:1.75}.service .text-link{margin-top:10px}.insights .section-heading p:not(.eyebrow){font-size:14px}.insight-list{border-top:1px solid var(--line)}details{border-bottom:1px solid var(--line)}summary{list-style:none;display:grid;grid-template-columns:170px 1fr 24px;align-items:center;gap:20px;padding:27px 0;cursor:pointer}summary::-webkit-details-marker{display:none}.insight-tag{font-size:10px;font-weight:600;letter-spacing:1.3px;color:#687b8a}summary h3{font-size:22px}.plus{font-size:24px;font-weight:400}details[open] .plus{transform:rotate(45deg)}details>p{margin:0 45px 25px 190px;max-width:710px}.about{background:var(--navy);color:#fff;display:grid;grid-template-columns:1fr 1.7fr;gap:6%}.about>.eyebrow{color:#a8c6d3;font-size:10px}.about p:not(.eyebrow){color:#ccd5df;max-width:610px}.region{display:block;margin-top:30px;font-size:10px;letter-spacing:1.6px}.region i{font-style:normal;margin:0 18px;color:#8296a8}.contact{display:grid;grid-template-columns:1fr 1.5fr;gap:8%;background:#fafbfb}.contact h2{font-size:48px}.contact .eyebrow{color:#637f91}label{display:flex;flex-direction:column;font-size:13px;font-weight:500;gap:8px}label span{display:contents;color:#7a818a;font-weight:400}.form-row{display:grid;grid-template-columns:1fr 1fr;gap:20px;margin-bottom:20px}input,select,textarea{min-width:0;width:100%;border:1px solid #cdd5db;border-radius:0;background:#fff;color:var(--ink);padding:12px 13px;font-size:14px;outline-offset:3px}textarea{resize:vertical}input::placeholder,textarea::placeholder{color:#737f8a}.form-bottom{display:flex;gap:20px;align-items:center;justify-content:space-between;margin-top:22px}.form-bottom p{font-size:12px;max-width:165px;margin:0}.form-status{font-size:14px;margin:16px 0 0}.form-status:empty{display:none}footer{padding:38px 5%;display:flex;align-items:center;justify-content:space-between;gap:24px;border-top:1px solid var(--line)}footer .brand-name{font-size:18px}footer .brand-sub{font-size:8px;letter-spacing:2px}footer p,footer>a:last-child{font-size:11px}footer p{margin:0}
@media(min-width:1600px){.section{padding-left:calc((100vw - 1380px)/2);padding-right:calc((100vw - 1380px)/2)}}
@media(max-width:1100px){nav{gap:18px}.brand-name{font-size:21px}.brand-sub{font-size:9px;letter-spacing:2.5px}.header{padding:0 4%;height:88px}.hero-copy{padding-left:8%;padding-right:6%}.hero-image{margin-right:4vw;min-height:510px}.section{padding:70px 5%}.service-grid{gap:25px}.service h3{font-size:25px}.form-bottom{align-items:flex-start;flex-direction:column}.contact{gap:5%}}
@media(max-width:800px){html{scroll-padding-top:90px}.header{height:82px}.menu-toggle{display:flex;gap:14px;border:0;background:transparent;padding:12px 0 12px 16px;font-size:14px;color:var(--navy)}nav{display:none;position:absolute;top:82px;left:0;right:0;padding:20px 5% 30px;background:#fff;border-bottom:1px solid var(--line);align-items:stretch;gap:0}nav.open{display:flex;flex-direction:column}nav a{padding:12px 0}.nav-cta{margin:12px 0 0;padding:12px 16px}.hero{grid-template-columns:1fr;padding-top:0}.hero-copy{padding:46px 6% 36px}h1{font-size:45px;max-width:580px}.hero-intro{max-width:550px}.hero-image{height:350px;min-height:0;margin:0 6%}.hero-bottom{padding:22px 6%}.property-types{justify-content:center;padding:24px 6%;column-gap:22px;row-gap:10px;font-size:11px}.section{padding:60px 6%}.perspective{gap:40px;grid-template-columns:1fr}.perspective h2{max-width:600px}.perspective>div>p:not(.eyebrow){max-width:590px}.service-grid{grid-template-columns:1fr;gap:35px}.service h3 br{display:none}.service p:not(.eyebrow){max-width:650px}.section-heading{gap:24px;align-items:flex-start}.insights .section-heading>p{display:none}summary{grid-template-columns:1fr 24px;gap:8px}summary .insight-tag{grid-column:1}summary h3{grid-column:1;font-size:20px}.plus{grid-column:2;grid-row:1/3}details>p{margin:0 24px 25px 0}.about,.contact{grid-template-columns:1fr;gap:20px}.about>.eyebrow{margin-bottom:0}.contact h2{font-size:40px}.contact>div{margin-bottom:20px}.form-bottom{flex-direction:row;align-items:center}.region i{margin:0 10px}footer{flex-wrap:wrap;padding:30px 6%}footer p{order:3;width:100%}}
@media(max-width:420px){h1{font-size:38px;letter-spacing:-1.3px}.hero .eyebrow{font-size:9px;letter-spacing:1.2px}.hero-bottom>span{max-width:130px;font-size:9px}.hero-image{height:280px}.image-label{left:20px;bottom:20px;font-size:14px}.form-row{grid-template-columns:1fr}.form-bottom{align-items:flex-start;flex-direction:column}.form-bottom p{max-width:none}.region{font-size:9px;letter-spacing:.8px}.brand-name{font-size:20px}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{transition:none!important}}