:root{
  --navy:#10559A;
  --navy-deep:#0A2A4E;
  --navy-ink:#071C33;
  --ink:#13181F;
  --slate:#5B6672;
  --slate-2:#8A93A0;
  --line:#E7E9EE;
  --line-2:#EFF1F5;
  --tint:#F5F6F9;
  --paper:#FBFBFC;

  --sans:"Instrument Sans",-apple-system,BlinkMacSystemFont,"Segoe UI",sans-serif;
  --serif:"Newsreader",Georgia,serif;
  --mono:"JetBrains Mono",ui-monospace,SFMono-Regular,Menlo,monospace;

  --pad:clamp(22px,5vw,72px);
  --maxw:1280px;
  --ease:cubic-bezier(.22,1,.36,1);
}

*,*::before,*::after{box-sizing:border-box}
html{-webkit-text-size-adjust:100%;scroll-behavior:smooth}
body{
  margin:0;background:var(--paper);color:var(--ink);
  font-family:var(--sans);font-size:17px;line-height:1.6;letter-spacing:-.01em;
  -webkit-font-smoothing:antialiased;overflow-x:hidden;
}
img{max-width:100%;display:block}
a{color:inherit;text-decoration:none}
p{margin:0 0 1em}p:last-child{margin-bottom:0}
button{font-family:inherit}
::selection{background:var(--navy);color:#fff}
:focus-visible{outline:2px solid var(--navy);outline-offset:3px;border-radius:4px}

.wrap{max-width:var(--maxw);margin:0 auto;padding-inline:var(--pad)}
.skip{position:fixed;left:-9999px;top:0;z-index:300;background:var(--navy);color:#fff;padding:12px 18px;font-size:13px}
.skip:focus{left:0}

/* ---------- type ---------- */
.eyebrow{
  font-size:12px;font-weight:600;letter-spacing:.14em;text-transform:uppercase;
  color:var(--navy);display:inline-flex;align-items:center;gap:11px;margin:0 0 24px;
}
.eyebrow::before{content:"";width:22px;height:1px;background:var(--navy);opacity:.45}
.dark .eyebrow{color:#7FB0E6}
.dark .eyebrow::before{background:#7FB0E6}

h1,h2,h3,h4{margin:0;font-weight:500;letter-spacing:-.035em;line-height:1.04}
.display{font-size:clamp(36px,5.2vw,66px);line-height:1.02;letter-spacing:-.042em;font-weight:500}
.display em{font-family:var(--serif);font-style:italic;font-weight:400;letter-spacing:-.02em}
.title{font-size:clamp(28px,3.6vw,46px);letter-spacing:-.038em;font-weight:500}
.title em{font-family:var(--serif);font-style:italic;font-weight:400}
.lead{font-size:clamp(18px,1.5vw,21px);color:var(--slate);max-width:56ch;line-height:1.55;letter-spacing:-.014em}
.dark .lead{color:#A9B8C9}

/* ---------- buttons ---------- */
.btn{
  display:inline-flex;align-items:center;gap:10px;border:0;cursor:pointer;
  padding:15px 27px;background:var(--navy);color:#fff;
  font-size:15px;font-weight:600;letter-spacing:-.01em;border-radius:2px;
  transition:background .3s,transform .5s var(--ease),box-shadow .5s var(--ease);
}
.btn:hover{background:var(--navy-deep);transform:translateY(-1px);box-shadow:0 14px 30px -14px rgba(10,42,78,.6)}
.btn .arw{transition:transform .5s var(--ease)}
.btn:hover .arw{transform:translateX(5px)}
.btn.line{background:transparent;color:var(--ink);box-shadow:inset 0 0 0 1px var(--line)}
.btn.line:hover{background:transparent;color:var(--navy);box-shadow:inset 0 0 0 1px var(--navy)}
.dark .btn{background:#fff;color:var(--navy-ink)}
.dark .btn:hover{background:#E9EFF6}
.dark .btn.line{background:transparent;color:#fff;box-shadow:inset 0 0 0 1px rgba(255,255,255,.3)}
.dark .btn.line:hover{color:#fff;box-shadow:inset 0 0 0 1px rgba(255,255,255,.7)}
.textlink{display:inline-flex;align-items:center;gap:8px;font-weight:600;font-size:15px;color:var(--navy);border-bottom:1px solid transparent;transition:border-color .3s}
.textlink:hover{border-color:var(--navy)}
.textlink .arw{transition:transform .5s var(--ease)}
.textlink:hover .arw{transform:translateX(4px)}

/* ---------- nav ---------- */
.nav-shell{position:fixed;top:0;left:0;right:0;z-index:150;transition:background .5s var(--ease),box-shadow .5s var(--ease),border-color .5s;background:transparent;border-bottom:1px solid transparent}
.nav-shell.stuck{background:rgba(251,251,252,.86);backdrop-filter:blur(14px) saturate(1.4);-webkit-backdrop-filter:blur(14px) saturate(1.4);border-bottom-color:var(--line)}
.nav{max-width:var(--maxw);margin:0 auto;height:78px;display:flex;align-items:center;gap:30px;padding-inline:var(--pad)}
.logo{display:flex;align-items:center;gap:12px;margin-right:auto}
.logo img{height:26px;width:auto}
.logo span{font-size:15px;font-weight:600;letter-spacing:.005em;color:var(--ink);white-space:nowrap}
.links{display:flex;gap:30px}
.links a{font-size:15px;font-weight:500;color:var(--slate);transition:color .25s;position:relative}
.links a:hover{color:var(--ink)}
.burger{display:none;background:none;border:0;cursor:pointer;font-size:15px;font-weight:600;color:var(--ink)}

/* ---------- hero (light) ---------- */
.hero{padding:clamp(128px,15vh,180px) 0 clamp(56px,7vw,96px);position:relative}
.hero-grid{display:grid;grid-template-columns:1.05fr .95fr;gap:clamp(36px,5vw,80px);align-items:center}
.hero h1{font-size:clamp(44px,6.4vw,88px);line-height:1;letter-spacing:-.05em;font-weight:500;margin:0 0 30px}
.hero h1 em{font-family:var(--serif);font-style:italic;font-weight:400;letter-spacing:-.03em;color:var(--navy)}
.hero .lead{margin-bottom:36px}
.hero-cta{display:flex;gap:14px;flex-wrap:wrap;align-items:center}
.hero-note{margin-top:clamp(38px,5vw,56px);padding-top:22px;border-top:1px solid var(--line);font-size:15px;color:var(--slate);letter-spacing:-.005em;max-width:46ch}
.hero-shot{position:relative;aspect-ratio:4/5;border-radius:8px;overflow:hidden;background:var(--tint);box-shadow:0 40px 80px -50px rgba(10,42,78,.5)}
.hero-shot img{width:100%;height:100%;object-fit:cover}.hero-shot img.missing{visibility:hidden}
.hero-shot .ph{position:absolute;inset:0;display:grid;place-items:center;font-size:11px;letter-spacing:.06em;color:var(--slate-2);text-align:center;padding:20px}

/* investors */
.inv-grid2{display:grid;grid-template-columns:.92fr 1.08fr;gap:clamp(36px,5vw,72px);align-items:center}
.inv-points{list-style:none;margin:26px 0 32px;padding:0;display:grid;gap:12px;border-top:1px solid var(--line);padding-top:24px}
.inv-points li{font-size:16px;color:var(--ink);display:flex;gap:12px;align-items:baseline}
.inv-points li::before{content:"";width:6px;height:6px;flex:none;border-radius:50%;background:var(--navy);transform:translateY(-1px)}

/* comparison panel (light, clean) */
.panel{border:1px solid var(--line);border-radius:6px;background:#fff;overflow:hidden;box-shadow:0 30px 70px -46px rgba(10,42,78,.4)}
.panel-top{display:flex;align-items:center;justify-content:space-between;gap:14px;padding:16px 18px;border-bottom:1px solid var(--line-2)}
.panel-top .cap{font-size:12px;font-weight:600;letter-spacing:.05em;color:var(--slate)}
.seg{position:relative;display:flex;background:var(--tint);border-radius:3px;padding:3px}
.seg .thumb{position:absolute;top:3px;left:3px;height:calc(100% - 6px);background:var(--navy);border-radius:2px;transition:transform .5s var(--ease),width .5s var(--ease)}
.seg button{position:relative;z-index:1;background:none;border:0;cursor:pointer;padding:8px 15px;border-radius:2px;font-size:12px;font-weight:600;letter-spacing:.02em;color:var(--slate);transition:color .35s}
.seg button[aria-pressed="true"]{color:#fff}
.panel-body{padding:20px;min-height:436px}
.view{display:none}.view.on{display:block;animation:fade .5s var(--ease) both}
@keyframes fade{from{opacity:0;transform:translateY(8px)}to{opacity:1;transform:none}}
.shot{position:relative;aspect-ratio:16/10;border-radius:4px;overflow:hidden;background:var(--tint);margin-bottom:20px}
.shot img{width:100%;height:100%;object-fit:cover}.shot img.missing{visibility:hidden}
.shot .ph{position:absolute;inset:0;display:grid;place-items:center;font-size:11px;letter-spacing:.06em;color:var(--slate-2)}
.p-head{display:flex;justify-content:space-between;gap:14px;align-items:baseline;margin-bottom:6px}
.p-head h3{font-size:21px;font-weight:500;letter-spacing:-.03em}
.p-price{font-family:var(--mono);font-size:16px;color:var(--navy)}
.p-meta{font-size:13px;color:var(--slate-2);margin-bottom:16px;letter-spacing:.01em}
.p-quote{font-family:var(--serif);font-size:18px;font-style:italic;color:var(--slate);line-height:1.5}
.p-note{margin-top:18px;font-size:12px;line-height:1.7;color:var(--slate-2)}
.rows{list-style:none;margin:0;padding:0}
.rows li{display:flex;justify-content:space-between;gap:14px;align-items:baseline;padding:12.5px 0;border-bottom:1px solid var(--line-2)}
.rows li:last-child{border-bottom:0}
.rows .k{font-size:14.5px;color:var(--slate)}
.rows .v{font-family:var(--mono);font-size:14.5px;color:var(--ink);text-align:right;white-space:nowrap}
.rows .v.up{color:var(--navy)}
.rows .v small{display:block;font-family:var(--sans);font-size:11px;letter-spacing:.01em;color:var(--slate-2);margin-top:3px}

/* ---------- trust strip ---------- */
.trust{border-block:1px solid var(--line);background:var(--paper)}
.trust-in{display:flex;align-items:center;gap:clamp(20px,3.5vw,48px);padding:22px var(--pad);flex-wrap:wrap;justify-content:center}
.trust-in .lbl{font-size:12px;font-weight:600;letter-spacing:.12em;text-transform:uppercase;color:var(--slate-2)}
.trust-in .m{font-size:15px;font-weight:500;color:var(--slate);letter-spacing:-.01em}

/* ---------- sections ---------- */
.sec{padding:clamp(76px,9vw,132px) 0}
.sec.tint{background:var(--tint)}
.head{max-width:720px;margin-bottom:clamp(44px,5vw,68px)}
.head .title{margin-bottom:22px}

/* ---------- who we serve ---------- */
.lanes{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(18px,2vw,28px)}
.lane{display:flex;flex-direction:column}
.lane .ls{aspect-ratio:4/5;border-radius:6px;overflow:hidden;background:var(--tint);position:relative;margin-bottom:22px}
.lane .ls img{width:100%;height:100%;object-fit:cover;transition:transform 1.3s var(--ease)}
.lane:hover .ls img{transform:scale(1.045)}
.lane .ls img.missing{visibility:hidden}
.lane .ls .ph{position:absolute;inset:0;display:grid;place-items:center;font-size:11px;letter-spacing:.06em;color:var(--slate-2);text-align:center;padding:16px}
.lane .n{font-size:12px;font-weight:600;letter-spacing:.12em;text-transform:uppercase;color:var(--navy);margin-bottom:12px}
.lane h3{font-size:24px;font-weight:500;letter-spacing:-.032em;margin-bottom:12px}
.lane p{font-size:16px;color:var(--slate);margin-bottom:18px}
.lane ul{list-style:none;margin:0;padding:0;display:grid;gap:11px;border-top:1px solid var(--line);padding-top:18px;margin-top:auto}
.lane li{font-size:14.5px;color:var(--ink);display:flex;gap:11px;align-items:baseline}
.lane li::before{content:"";width:6px;height:6px;flex:none;border-radius:50%;background:var(--navy);transform:translateY(-1px)}

/* ---------- questions ---------- */
.qs{border-top:1px solid var(--line)}
.q{display:grid;grid-template-columns:auto 1fr;gap:clamp(20px,5vw,72px);align-items:start;padding:clamp(28px,3.5vw,44px) 0;border-bottom:1px solid var(--line)}
.q .qi{font-family:var(--serif);font-size:clamp(20px,2vw,26px);font-style:italic;color:var(--navy);font-weight:400;padding-top:4px;white-space:nowrap}
.q .qb h3{font-size:clamp(22px,2.4vw,30px);font-weight:500;letter-spacing:-.032em;margin-bottom:12px;max-width:20ch}
.q .qb p{font-size:16.5px;color:var(--slate);max-width:64ch;margin:0}

/* ---------- proof ---------- */
.proof{background:var(--navy-ink);border-radius:10px;padding:clamp(40px,6vw,88px) clamp(28px,5vw,80px);color:#fff}
.proof .big{font-family:var(--serif);font-size:clamp(26px,3.4vw,44px);line-height:1.28;letter-spacing:-.02em;font-weight:400;max-width:24ch;margin:0 0 40px}
.proof .big .q{color:#5E90C8}
.proof-by{display:flex;flex-wrap:wrap;gap:14px 40px;align-items:baseline;border-top:1px solid rgba(255,255,255,.16);padding-top:26px}
.proof-by .who{font-size:16px;font-weight:600;color:#fff}
.proof-by .who span{display:block;font-weight:400;font-size:14px;color:#9DB2CA;margin-top:3px}
.proof-note{margin-top:22px;font-size:13px;color:var(--slate-2);max-width:60ch}

/* ---------- markets ---------- */
.mk{display:grid;grid-template-columns:repeat(4,1fr);gap:0;border-top:1px solid var(--line)}
.mk .col{padding:30px 26px 34px;border-bottom:1px solid var(--line);border-right:1px solid var(--line);position:relative}
.mk .col:last-child{border-right:0}
.mk .idx{font-size:12px;font-weight:600;letter-spacing:.1em;color:var(--slate-2);margin-bottom:auto}
.mk .col h3{font-size:23px;font-weight:500;letter-spacing:-.03em;margin:22px 0 12px}
.mk .col p{font-size:15px;color:var(--slate);margin-bottom:16px}
.mk .col .mls{font-size:12.5px;color:var(--slate-2);letter-spacing:.01em}
.mk .col::after{content:"";position:absolute;left:0;bottom:-1px;height:2px;width:0;background:var(--navy);transition:width .7s var(--ease)}
.mk .col.seen::after{width:100%}

/* ---------- listings (compact band under markets) ---------- */
.inv{margin-top:clamp(40px,5vw,64px)}
.inv-top{display:flex;justify-content:space-between;align-items:flex-end;gap:20px;margin-bottom:24px;flex-wrap:wrap}
.inv-top h3{font-size:22px;font-weight:500;letter-spacing:-.03em}
.inv-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(272px,1fr));gap:clamp(16px,2vw,24px)}
.card{border:1px solid var(--line);border-radius:6px;overflow:hidden;background:#fff;transition:transform .5s var(--ease),box-shadow .5s var(--ease)}
.card:hover{transform:translateY(-3px);box-shadow:0 24px 50px -34px rgba(10,42,78,.4)}
.card .cs{aspect-ratio:3/2;background:var(--tint);position:relative;overflow:hidden}
.card .cs img{width:100%;height:100%;object-fit:cover}.card .cs img.missing{visibility:hidden}
.card .cs .ph{position:absolute;inset:0;display:grid;place-items:center;text-align:center;padding:16px;font-size:11px;letter-spacing:.06em;color:var(--slate-2)}
.card .cs .chip{position:absolute;top:12px;left:12px;padding:6px 12px;border-radius:2px;background:rgba(255,255,255,.94);font-size:11px;font-weight:600;letter-spacing:.06em;text-transform:uppercase;color:var(--navy)}
.card .cb{padding:20px 22px 22px}
.card .cb h4{font-size:17px;font-weight:500;letter-spacing:-.025em;margin-bottom:5px}
.card .cb .ad{font-size:14px;color:var(--slate);margin-bottom:15px}
.card .cf{display:flex;justify-content:space-between;gap:10px;border-top:1px solid var(--line-2);padding-top:14px;font-family:var(--mono);font-size:12px;color:var(--ink)}

/* ---------- principal ---------- */
.bio{display:grid;grid-template-columns:.82fr 1.18fr;gap:clamp(30px,5vw,80px);align-items:center}
.bio .bs{aspect-ratio:4/5;border-radius:6px;overflow:hidden;background:var(--tint);position:relative}
.bio .bs img{width:100%;height:100%;object-fit:cover}.bio .bs img.missing{visibility:hidden}
.bio .bs .ph{position:absolute;inset:0;display:grid;place-items:center;font-size:11px;letter-spacing:.06em;color:var(--slate-2);text-align:center;padding:20px}
.bio p{color:var(--slate);font-size:17.5px;line-height:1.62}
.bio p+p{margin-top:1.1em}
.credrow{display:flex;gap:0;margin-top:32px;flex-wrap:wrap;border-top:1px solid var(--line);padding-top:24px}
.credrow .c{padding-right:30px;margin-right:30px;border-right:1px solid var(--line)}
.credrow .c:last-child{border-right:0;margin-right:0;padding-right:0}
.credrow .c b{display:block;font-size:17px;font-weight:600;letter-spacing:-.01em;color:var(--ink);line-height:1.1}
.credrow .c span{display:block;font-size:13px;color:var(--slate-2);margin-top:6px;max-width:18ch}

/* ---------- contact (dark close) ---------- */
.dark{background:var(--navy-ink);color:#fff}
.dark .title{color:#fff}
.cta{display:grid;grid-template-columns:1fr 1fr;gap:clamp(34px,5vw,80px);align-items:start}
.cta .title em{color:#7FB0E6}
form{display:grid;gap:15px}
.field label{display:block;font-size:12px;font-weight:600;letter-spacing:.06em;color:#9DB2CA;margin-bottom:8px}
.field input,.field select,.field textarea{width:100%;padding:14px 16px;border-radius:3px;border:1px solid rgba(255,255,255,.18);background:rgba(255,255,255,.05);color:#fff;font-family:var(--sans);font-size:16px}
.field input::placeholder,.field textarea::placeholder{color:#6E829A}
.field input:focus,.field select:focus,.field textarea:focus{outline:none;border-color:#7FB0E6;background:rgba(255,255,255,.09)}
.field select{appearance:none;background-image:linear-gradient(45deg,transparent 50%,#9DB2CA 50%),linear-gradient(135deg,#9DB2CA 50%,transparent 50%);background-position:calc(100% - 20px) 22px,calc(100% - 14px) 22px;background-size:6px 6px;background-repeat:no-repeat}
.field select option{color:#111;background:#fff}
.field textarea{min-height:118px;resize:vertical}
.two{display:grid;grid-template-columns:1fr 1fr;gap:15px}
.branches{display:grid;gap:11px;margin-top:34px}
.branch{display:flex;justify-content:space-between;gap:16px;flex-wrap:wrap;padding:16px 0;border-top:1px solid rgba(255,255,255,.14)}
.branch:last-child{border-bottom:1px solid rgba(255,255,255,.14)}
.branch b{font-size:15px;font-weight:600}
.branch span{font-size:14px;color:#9DB2CA}
.fnote{font-size:12.5px;color:#7E92AA;margin:0}

/* ---------- footer ---------- */
footer{background:var(--navy-ink);color:#9DB2CA;padding:clamp(40px,5vw,64px) 0 34px;border-top:1px solid rgba(255,255,255,.12)}
.f-top{display:grid;grid-template-columns:1.6fr 1fr 1fr;gap:36px;padding-bottom:38px}
.f-top img{height:42px;width:auto;margin-bottom:18px}
.f-top p{font-size:14.5px;max-width:36ch;color:#8EA3BB}
.f-col h4{color:#fff;font-size:12px;letter-spacing:.1em;text-transform:uppercase;font-weight:600;margin-bottom:15px}
.f-col a{display:block;font-size:15px;padding:5px 0;transition:color .25s}
.f-col a:hover{color:#fff}
.f-bot{padding-top:24px;border-top:1px solid rgba(255,255,255,.12);display:flex;justify-content:space-between;gap:18px;flex-wrap:wrap;font-size:12.5px;color:#6E829A}

/* ---------- reveal ---------- */
.rv{opacity:0;transform:translateY(20px);transition:opacity .9s var(--ease),transform .9s var(--ease)}
.rv.seen{opacity:1;transform:none}

/* ---------- responsive ---------- */
@media (max-width:1040px){
  .hero-grid,.bio,.cta,.inv-grid2{grid-template-columns:1fr}
  .hero-shot{aspect-ratio:16/11}
  .lanes{grid-template-columns:1fr;gap:44px}
  .lane .ls{aspect-ratio:16/10}
  .mk{grid-template-columns:1fr 1fr}
  .mk .col:nth-child(2n){border-right:0}
}
@media (max-width:760px){
  .links,.nav > .btn{display:none}
  .burger{display:block}
  .links.open{display:flex;flex-direction:column;position:absolute;top:78px;left:0;right:0;gap:0;background:var(--paper);border-bottom:1px solid var(--line);padding:8px var(--pad) 18px}
  .links.open a{font-size:17px;padding:13px 0;border-bottom:1px solid var(--line-2)}
  .q{grid-template-columns:1fr;gap:10px}
  .q .qi{padding-top:0}
}
@media (max-width:560px){
  body{font-size:16px}
  .two{grid-template-columns:1fr}
  .mk{grid-template-columns:1fr}
  .mk .col{border-right:0}
  .logo span{display:none}
  .f-top{grid-template-columns:1fr}
  .credrow .c{border-right:0;margin-right:0;padding-right:0;padding-bottom:16px}
}
@media (prefers-reduced-motion:reduce){
  *,*::before,*::after{animation-duration:.001ms !important;transition-duration:.001ms !important;scroll-behavior:auto !important}
  .rv{opacity:1;transform:none}
}

/* ============================================================
   Market / neighborhood pages only.
   All selectors below are UNUSED on the homepage, so they
   cannot alter its rendering. Reuses the existing design tokens.
   ============================================================ */
.local-intro{max-width:64ch}
.local-facts{list-style:none;margin:28px 0 0;padding:24px 0 0;border-top:1px solid var(--line);display:grid;gap:12px}
.local-facts li{display:flex;gap:12px;align-items:baseline;font-size:16px;color:var(--ink)}
.local-facts li::before{content:"";width:6px;height:6px;flex:none;border-radius:50%;background:var(--navy);transform:translateY(-1px)}
.mls-strip{border-block:1px solid var(--line);background:var(--paper)}
.mls-strip .in{display:flex;align-items:center;gap:clamp(16px,3vw,40px);padding:20px var(--pad);flex-wrap:wrap;justify-content:center}
.mls-strip .lbl{font-size:12px;font-weight:600;letter-spacing:.12em;text-transform:uppercase;color:var(--slate-2)}
.mls-strip .m{font-size:15px;font-weight:500;color:var(--slate);letter-spacing:-.01em}
.office-card{border:1px solid var(--line);border-radius:6px;background:#fff;padding:28px 30px;display:grid;gap:9px;max-width:540px}
.office-card b{font-size:18px;font-weight:600;letter-spacing:-.01em;color:var(--ink)}
.office-card .row{font-size:15px;color:var(--slate)}
.office-card .row a{color:var(--navy);border-bottom:1px solid transparent;transition:border-color .3s}
.office-card .row a:hover{border-color:var(--navy)}
.idx-note{font-size:12.5px;color:var(--slate-2);margin-top:20px;line-height:1.65;max-width:88ch}
.crumbs{font-size:13px;color:var(--slate-2);margin:0 0 18px;letter-spacing:.01em}
.crumbs a{color:var(--slate);border-bottom:1px solid transparent;transition:border-color .3s}
.crumbs a:hover{border-color:var(--slate)}
.ph-fill{background:var(--tint);border:1px dashed var(--line);border-radius:6px;padding:18px 20px;font-size:13.5px;color:var(--slate-2);line-height:1.6}

/* --- Header logo: a touch larger, wordmark kept on mobile --- */
.logo img{height:31px}
@media(max-width:560px){.logo span{display:inline;font-size:14px}}

/* --- Real photos are in place: never overlay a placeholder caption/panel
       on top of an image (this was covering the hero and every photo). --- */
.ph{display:none !important}

/* ============================================================
   REFINEMENT LAYER — a tighter, more cohesive, confident system.
   Normalizes vertical rhythm + collapses the type scale so the
   whole site reads as one deliberate design. Applies to all pages.
   ============================================================ */

/* — Vertical rhythm: less air, more confidence (~30% tighter) — */
.sec{padding:clamp(54px,6vw,90px) 0}
.hero{padding:clamp(104px,11vh,140px) 0 clamp(44px,5vw,72px)}
.head{margin-bottom:clamp(28px,3.4vw,44px);max-width:760px}
.head .title{margin-bottom:16px}

/* — Hero: bolder headline, controlled supporting line — */
.hero-grid{gap:clamp(32px,4.5vw,72px)}
.hero h1{font-size:clamp(46px,6.6vw,84px);letter-spacing:-.052em;margin:0 0 20px}
.hero-sub{font-size:clamp(18px,1.5vw,20px);color:var(--slate);max-width:44ch;line-height:1.5;margin:0 0 32px;letter-spacing:-.012em}
.hero-note{margin-top:clamp(28px,3.6vw,42px)}
.hero-shot{box-shadow:0 26px 56px -40px rgba(10,42,78,.4)}

/* — Statement band: relocated hero copy, elegant serif moment — */
.statement-sec{padding:clamp(46px,6vw,84px) 0;border-bottom:1px solid var(--line)}
.statement>p:first-child{font-family:var(--serif);font-size:clamp(25px,3.1vw,40px);line-height:1.2;letter-spacing:-.028em;font-weight:400;color:var(--ink);margin:0 0 20px;max-width:19ch}
.statement em{font-style:italic;color:var(--navy)}
.statement-sub{font-size:clamp(17px,1.35vw,19px);color:var(--slate);max-width:60ch;line-height:1.58;margin:0;letter-spacing:-.01em}

/* — One heading size, one body size, one list size (cohesion) — */
.title{font-size:clamp(28px,3.1vw,42px);letter-spacing:-.036em}
.lane h3,.mk .col h3{font-size:clamp(20px,1.5vw,22px);letter-spacing:-.03em;margin-bottom:10px}
.q .qb h3{font-size:clamp(20px,2vw,26px)}
.lane p,.mk .col p,.q .qb p{font-size:16px;line-height:1.6;color:var(--slate)}
.lane li,.inv-points li,.local-facts li{font-size:15px}
.card .cb h4{font-size:18px}
.bio p{font-size:16.5px;line-height:1.62}

/* — Calmer, more bespoke shadows (less "template") — */
.panel{box-shadow:0 24px 54px -42px rgba(10,42,78,.32)}
.card:hover{box-shadow:0 18px 42px -30px rgba(10,42,78,.34)}

/* — Rebalance imagery so text holds its own — */
.lane .ls{aspect-ratio:5/6;margin-bottom:18px}
.mk .col{padding:26px 24px 30px}

/* — Elite & still: strip the fidgety, decorative motion — */
.rv{opacity:1;transform:none;transition:none}
.lane .ls img,.lane:hover .ls img{transform:none;transition:none}
.mk .col::after{display:none}

/* ============================================================
   EDITORIAL HERO — full-bleed image, oversized type, few words.
   ============================================================ */
.hero-fb{position:relative;min-height:min(94vh,920px);display:flex;align-items:flex-end;overflow:hidden;isolation:isolate}
.hero-fb-media{position:absolute;inset:0;z-index:-2;margin:0}
.hero-fb-media img{width:100%;height:100%;object-fit:cover}
.hero-fb::after{content:"";position:absolute;inset:0;z-index:-1;
  background:linear-gradient(180deg,rgba(7,20,40,.46) 0%,rgba(7,20,40,.10) 32%,rgba(7,20,40,.38) 66%,rgba(7,20,40,.88) 100%)}
.hero-fb-inner{width:100%;padding-top:clamp(130px,22vh,240px);padding-bottom:clamp(52px,7vw,104px);color:#fff}
.hero-fb .eyebrow{margin-bottom:20px}
.hero-fb h1{font-size:clamp(48px,7.6vw,108px);line-height:.95;letter-spacing:-.052em;font-weight:500;color:#fff;margin:0;max-width:15ch}
.hero-fb h1 em{font-family:var(--serif);font-style:italic;font-weight:400;letter-spacing:-.03em;color:#cfe0f4}
.hero-fb-sub{font-size:clamp(17px,1.45vw,21px);color:rgba(255,255,255,.88);max-width:42ch;line-height:1.5;margin:26px 0 34px;letter-spacing:-.012em}
.eyebrow.on-dark{color:#c4d9f2}
.eyebrow.on-dark::before{background:#c4d9f2;opacity:.55}
.btn.light{background:#fff;color:var(--navy-ink)}
.btn.light:hover{background:#e9f1fa;color:var(--navy-ink)}

/* Nav reads white over the hero image, dark once you scroll (homepage only) */
.home .nav-shell:not(.stuck) .logo img{filter:brightness(0) invert(1)}
.home .nav-shell:not(.stuck) .logo span{color:#fff}
.home .nav-shell:not(.stuck) .links a{color:rgba(255,255,255,.86)}
.home .nav-shell:not(.stuck) .links a:hover{color:#fff}
.home .nav-shell:not(.stuck) .burger{color:#fff}
.home .nav-shell:not(.stuck) .nav>.btn{background:#fff;color:var(--navy-ink)}

/* — Investor panel: static, both readings shown, no toggle/motion — */
.panel-body{min-height:0}
.view{display:none}
.view.on{display:block;animation:none}
.pv-tag{display:block;font-size:11px;font-weight:600;letter-spacing:.14em;text-transform:uppercase;color:var(--navy);margin-bottom:14px}
.pv-split{border-top:1px solid var(--line-2);margin-top:24px;padding-top:24px}

/* — Investor metrics band: big confident numbers — */
.metrics-sec{border-bottom:1px solid var(--line);background:var(--paper)}
.metrics{display:grid;grid-template-columns:repeat(4,1fr);gap:clamp(20px,4vw,56px);padding:clamp(42px,5vw,76px) 0}
.metric b{display:block;font-size:clamp(34px,4.2vw,56px);font-weight:500;letter-spacing:-.04em;color:var(--navy-ink);line-height:1}
.metric span{display:block;margin-top:12px;font-size:14px;color:var(--slate);letter-spacing:-.005em;max-width:22ch}
@media(max-width:760px){.metrics{grid-template-columns:1fr 1fr;gap:34px 24px}}

/* — Approach: four horizontal cards — */
.qcards{display:grid;grid-template-columns:repeat(4,1fr);gap:clamp(16px,1.6vw,22px)}
.qcard{background:#fff;border:1px solid var(--line);border-radius:6px;padding:26px 24px 28px;display:flex;flex-direction:column;gap:12px}
.qcard .qi{font-family:var(--serif);font-style:italic;font-size:26px;line-height:1;color:var(--navy);font-weight:400}
.qcard h3{font-size:clamp(17px,1.35vw,19px);letter-spacing:-.03em;font-weight:500;line-height:1.16;margin:0}
.qcard p{font-size:14.5px;color:var(--slate);line-height:1.55;margin:0}
@media(max-width:960px){.qcards{grid-template-columns:1fr 1fr}}
@media(max-width:560px){.qcards{grid-template-columns:1fr}}

/* — For investors: two readings side by side under a shared header — */
.two-read{display:grid;grid-template-columns:1fr 1fr;gap:clamp(18px,2vw,28px);align-items:start}
.two-read .rcard{background:#fff;border:1px solid var(--line);border-radius:6px;padding:clamp(22px,2.5vw,30px);box-shadow:0 24px 54px -44px rgba(10,42,78,.3)}
.two-read .rcard .shot{margin-bottom:18px}
@media(max-width:860px){.two-read{grid-template-columns:1fr}}