@import url('https://fonts.googleapis.com/css2?family=DM+Sans:wght@400;500;600;700&family=Manrope:wght@400;500;600;700;800&display=swap');
:root{--navy:#262262;--red:#eb0f29;--cream:#f5f5f7;--ink:#202037;--muted:#6d6d79}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:100px}body{margin:0;background:#fff;color:var(--ink);font-family:'DM Sans',sans-serif;font-size:16px;line-height:1.65}a{color:inherit;text-decoration:none}button,input,select,textarea{font:inherit}a,button{ -webkit-tap-highlight-color:transparent}button{cursor:pointer}img{max-width:100%;display:block}.wrap{width:min(1320px,88%);margin:auto}.topline{background:var(--navy);color:#fff;font-size:11px;letter-spacing:1.4px;text-transform:uppercase}.topline .wrap{display:flex;justify-content:space-between;padding:8px 0}.topline a{letter-spacing:.4px;text-transform:none}header{background:white;position:sticky;top:0;z-index:50;border-bottom:1px solid #e9e8ed}.nav{height:96px;display:flex;align-items:center;justify-content:space-between;gap:30px}.logo{width:205px}nav{display:flex;align-items:center;gap:29px;font-size:13px;font-weight:600}nav a{position:relative}nav a:hover,nav a[aria-current=page]{color:var(--red)}.btn{display:inline-flex;align-items:center;justify-content:space-between;gap:30px;padding:15px 24px;font-size:12px;font-weight:700;background:var(--red);color:white;border:1px solid var(--red);transition:.2s}.btn:hover{background:#c90c23;color:#fff;transform:translateY(-2px)}.btn.light{background:white;border-color:white;color:var(--navy)}.btn.outline{background:transparent;border-color:#a5a5b5;color:inherit}.arrow{font-size:20px;line-height:1}.menu{display:none;border:0;background:none;color:var(--navy);font-size:24px}h1,h2,h3,h4{font-family:'Manrope',sans-serif;line-height:1.14;margin:0;font-weight:500;letter-spacing:-2px}p{margin:0 0 22px}.eyebrow{display:block;text-transform:uppercase;letter-spacing:2.7px;font-size:10px;font-weight:700;margin-bottom:24px;color:var(--red)}.hero{position:relative;min-height:750px;color:#fff;overflow:hidden;background:var(--navy)}.hero>img{position:absolute;width:100%;height:100%;object-fit:cover;object-position:center 60%}.hero:after{content:'';position:absolute;inset:0;background:linear-gradient(90deg,rgba(12,15,36,.86),rgba(12,15,36,.55) 45%,rgba(12,15,36,.05))}.hero .wrap{position:relative;z-index:1;padding:83px 0 135px}.hero .eyebrow{color:#fff;display:flex;align-items:center;gap:14px}.hero .eyebrow:before{content:'';width:30px;height:2px;background:var(--red)}h1{font-size:clamp(45px,5.9vw,87px);letter-spacing:-4px;max-width:850px}.hero h1 em{font-style:normal;color:#fff}.hero .source{display:block;font-size:clamp(22px,2.6vw,36px);letter-spacing:-1.2px;margin-top:20px}.hero p{max-width:430px;font-size:14px;color:#e1e2e9;margin:26px 0 30px}.hero-actions{display:flex;align-items:center;gap:28px}.text-link{font-size:12px;font-weight:600;display:inline-flex;gap:18px;align-items:center}.hero-foot{position:absolute;bottom:25px;left:6%;right:6%;z-index:2;display:flex;justify-content:space-between;font-size:10px;letter-spacing:2px;text-transform:uppercase;color:#ececf4}.hero-foot span:last-child{display:flex;gap:10px}.hero-foot b{display:block;width:24px;height:2px;background:#fff;margin-top:8px}.hero-foot b+ b{opacity:.35}.pillar-nav{display:grid;grid-template-columns:repeat(3,1fr);border-bottom:1px solid #dedee5}.pillar-nav a{padding:33px 36px;display:flex;align-items:center;gap:22px;border-right:1px solid #dedee5;transition:.2s}.pillar-nav a:last-child{border-right:0}.pillar-nav a:hover{background:var(--cream)}.pillar-nav .n{font-size:11px;color:var(--red)}.pillar-nav strong{font-family:Manrope,sans-serif;font-size:20px;font-weight:500;letter-spacing:-.5px}.pillar-nav small{display:block;font-size:11px;color:var(--muted);margin-top:4px}.pillar-nav .arrow{margin-left:auto}section.section{padding:105px 0}.intro{display:grid;grid-template-columns:1.15fr 1fr;gap:15%;align-items:start}h2{font-size:clamp(32px,3.5vw,52px)}.intro .copy{padding-top:42px;color:var(--muted);font-size:14px}.intro .copy .text-link{color:var(--ink);border-bottom:1px solid #ccc;padding-bottom:9px}.pale{background:var(--cream)}.section-head{display:flex;justify-content:space-between;gap:50px;align-items:end;margin-bottom:45px}.section-head h2{max-width:650px}.section-head p{font-size:13px;color:var(--muted);max-width:290px;margin:0}.path-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:25px}.path{background:white}.path-img{height:290px;position:relative;overflow:hidden}.path-img img{width:100%;height:100%;object-fit:cover;transition:transform .6s}.path:hover img{transform:scale(1.04)}.path-img .tag{position:absolute;left:20px;top:20px;background:white;font-size:9px;letter-spacing:1.5px;padding:7px 11px;text-transform:uppercase}.path-body{padding:27px 27px 30px}.path h3{font-size:25px;letter-spacing:-.8px;margin-bottom:15px}.path p{font-size:12px;color:var(--muted);min-height:60px}.path .text-link{border-top:1px solid #e5e4e9;padding-top:20px;display:flex;justify-content:space-between}.feature{display:grid;grid-template-columns:1fr 1fr;min-height:570px}.feature-photo{position:relative;min-height:400px;overflow:hidden}.feature-photo img{width:100%;height:100%;object-fit:cover;position:absolute}.feature-photo small{position:absolute;bottom:18px;left:25px;color:white;font-size:9px;background:#26226299;padding:5px 9px}.feature-copy{background:var(--navy);color:white;padding:75px 12%}.feature-copy .eyebrow{color:#ffffff}.feature-copy h2{font-size:41px}.feature-copy p{font-size:13px;color:#c7c8d8;margin:25px 0}.feature-copy .lines{border-top:1px solid #494961;margin:30px 0}.feature-copy .lines div{padding:13px 0;border-bottom:1px solid #494961;font-size:12px;display:flex;justify-content:space-between}.feature-copy .lines span{color:#a5a5bf;font-size:10px}.steps{display:grid;grid-template-columns:repeat(3,1fr);gap:55px;margin-top:45px}.step{border-top:1px solid #d9d9e0;padding-top:23px}.step .num{font-size:12px;color:var(--red);margin-bottom:30px}.step h3{font-size:23px;letter-spacing:-.7px;margin-bottom:15px}.step p{font-size:13px;color:var(--muted)}.connect-band{display:flex;align-items:center;gap:60px;background:var(--cream);padding:35px 40px;margin-top:55px}.connect-band strong{font-size:18px;line-height:1.4;min-width:190px;font-weight:500}.connect-band p{font-size:12px;color:var(--muted);margin:0;flex:1}.connect-band a{white-space:nowrap}.contact-section{background:#f0f0f4;padding:95px 0}.contact-grid{display:grid;grid-template-columns:1fr 1fr;gap:14%}.contact-grid h2{font-size:49px}.contact-grid p{color:var(--muted);font-size:13px;margin-top:24px}.contact-details{margin-top:30px;display:flex;flex-direction:column;gap:10px;font-size:14px}.contact-details a:hover{color:var(--red)}form .row{display:grid;grid-template-columns:1fr 1fr;gap:20px}label{display:block;font-size:10px;font-weight:600;letter-spacing:.5px;margin:0 0 20px}input,select,textarea{display:block;width:100%;border:0;border-bottom:1px solid #b4b2c0;background:transparent;padding:10px 0;color:var(--ink);border-radius:0;font-size:13px}textarea{resize:vertical;min-height:75px}input:focus,select:focus,textarea:focus{outline:2px solid var(--red);outline-offset:4px}.form-note{font-size:10px!important;margin:16px 0!important}.status{font-size:12px;color:var(--navy);margin-top:15px}.footer{background:#1d1a4c;color:#cccbd7;padding:60px 0 24px}.footer-grid{display:grid;grid-template-columns:2fr 1fr 1fr;gap:60px}.footer-brand{font-family:Manrope,sans-serif;color:white;font-size:26px;font-weight:600;letter-spacing:-1px}.footer-tag{font-size:12px;margin:15px 0;color:#9393aa}.footer h4{font-family:inherit;font-size:10px;letter-spacing:1.5px;color:white;text-transform:uppercase;margin:0 0 18px}.footer a{display:block;font-size:12px;margin-bottom:10px}.footer a:hover{color:#fff}.footer-bottom{border-top:1px solid #33334d;padding-top:22px;margin-top:40px;font-size:9px;display:flex;justify-content:space-between;gap:30px}.disclosure{font-size:9px;line-height:1.7;color:#9494aa;max-width:870px;margin:25px 0 0}.subhero{display:grid;grid-template-columns:1fr 1fr;background:var(--navy);color:white;min-height:470px}.subhero .subcopy{padding:75px max(45px,12%)}.subhero h1{font-size:57px;letter-spacing:-2.6px}.subhero p{font-size:14px;color:#cbcbd9;max-width:450px;margin-top:24px}.subhero .eyebrow{color:#ffffff}.subhero img{height:100%;width:100%;object-fit:cover;max-height:620px}.subcontent{display:grid;grid-template-columns:.8fr 1.2fr;gap:12%}.subcontent h2{font-size:38px}.service-list article{padding:0 0 28px;margin-bottom:28px;border-bottom:1px solid #dedee5}.service-list h3{font-size:23px;letter-spacing:-.7px;margin-bottom:13px}.service-list p{font-size:14px;color:var(--muted);margin:0}.notice{display:inline-block;padding:6px 11px;border:1px solid #a2a2b9;font-size:10px;letter-spacing:1px;text-transform:uppercase;margin-bottom:24px}.faq{max-width:900px;margin:auto}details{border-bottom:1px solid #d7d6dd;padding:22px 0}summary{cursor:pointer;font-weight:500;list-style:none;padding-right:30px;position:relative}summary:after{content:'+';position:absolute;right:0;color:var(--red)}details[open] summary:after{content:'−'}details p{margin:15px 0 0;color:var(--muted);font-size:14px}a:focus-visible,button:focus-visible,summary:focus-visible{outline:2px solid var(--red);outline-offset:5px}.mobile-cta{display:none}@media(min-width:1700px){.hero{min-height:830px}}@media(max-width:1050px){nav{gap:17px}.nav{gap:20px}.logo{width:165px}nav .btn{padding:12px}.hero{min-height:680px}.pillar-nav a{padding:25px 20px}.intro{gap:8%}.path-img{height:230px}.feature-copy{padding:60px 10%}.contact-grid{gap:8%}}@media(max-width:800px){.topline .wrap span{display:none}.topline .wrap{justify-content:center}.nav{height:78px}.logo{width:170px}.menu{display:block}nav{display:none;position:absolute;left:0;right:0;top:78px;padding:25px 6%;background:white;flex-direction:column;align-items:stretch;box-shadow:0 10px 20px #0001}nav.open{display:flex}h1{font-size:58px;letter-spacing:-2.7px}.hero{min-height:710px}.hero .wrap{padding:65px 0 100px}.hero:after{background:linear-gradient(90deg,#10142cdd,#10142c66)}.hero>img{object-position:65% center}.hero p{max-width:340px}.hero-foot{letter-spacing:1px}.pillar-nav{grid-template-columns:1fr}.pillar-nav a{border-right:0;border-bottom:1px solid #ddd;padding:23px 0}.pillar-nav small{display:inline;margin-left:12px}.pillar-nav strong{font-size:18px}.intro,.contact-grid,.subcontent{grid-template-columns:1fr;gap:30px}.intro .copy{padding-top:0}.section-head{display:block}.section-head p{margin-top:20px}.path-grid{grid-template-columns:1fr;gap:25px}.path{display:grid;grid-template-columns:1fr 1fr}.path-img{height:100%;min-height:260px}.path-body{padding:25px}.path p{min-height:0}.feature{grid-template-columns:1fr}.feature-copy{padding:55px 7%}.feature-photo{min-height:400px}.steps{gap:25px}.step h3{font-size:20px}.connect-band{flex-wrap:wrap;gap:20px;padding:30px}.connect-band p{flex:auto}.contact-grid h2{font-size:40px}section.section{padding:70px 0}.contact-section{padding:65px 0}.footer-grid{gap:30px}.subhero{grid-template-columns:1fr}.subhero img{height:300px}.subhero .subcopy{padding:55px 6%}.subhero h1{font-size:48px}.footer-bottom{display:block}.footer-bottom span{display:block;margin-bottom:10px}}@media(max-width:480px){h1{font-size:49px}.hero .source{font-size:24px}.hero{min-height:690px}.hero-actions{gap:18px}.btn{padding:14px 19px}.pillar-nav small{display:block;margin-left:0}.path{display:block}.path-img{height:270px}.steps{grid-template-columns:1fr;gap:22px}.step .num{margin-bottom:16px}.footer-grid{grid-template-columns:1fr 1fr}.footer-grid>div:first-child{grid-column:1/-1}.feature-photo{min-height:300px}.feature-copy h2{font-size:35px}.hero-foot span:first-child{max-width:220px}form .row{grid-template-columns:1fr;gap:0}.subhero h1{font-size:42px}.connect-band{margin-top:30px}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*:before,*:after{transition:none!important}}

:root{--estate:#eb0f29;--invest:#262262;--manage:#808080}.hero{min-height:790px}.hero .wrap{padding-top:90px}.hero .eyebrow{font-size:11px}.hero h1{font-weight:500}.hero>img{opacity:0;transition:opacity 1.1s ease;transform:scale(1.025)}.hero>img.active{opacity:1;animation:slow-pan 9s ease-out both}.hero:after{background:linear-gradient(90deg,rgba(10,14,33,.88),rgba(10,14,33,.52) 45%,rgba(10,14,33,.12))}.slide-controls{position:absolute;z-index:3;bottom:35px;right:6%;display:flex;align-items:center;gap:12px}.slide-controls button{border:1px solid #ffffff77;color:#fff;background:transparent;width:37px;height:37px;border-radius:50%;font-size:13px;display:grid;place-items:center}.slide-controls button:hover{background:#ffffff22}.slide-dots{display:flex;gap:7px;align-items:center;margin:0 12px}.slide-controls .dot{width:26px;height:3px;border:0;border-radius:0;background:#ffffff55;padding:0}.slide-controls .dot.active{background:white}.hero-foot{bottom:42px}.hero-foot>span:last-child{display:none}.pillar-nav{border:0;gap:0}.pillar-nav a{color:#fff;border:0;position:relative;padding:34px 28px}.pillar-nav a:nth-child(1){background:var(--estate)}.pillar-nav a:nth-child(2){background:var(--invest)}.pillar-nav a:nth-child(3){background:var(--manage)}.pillar-nav a:hover{filter:brightness(1.1)}.pillar-nav .n,.pillar-nav small{color:#ffffffb5}.pillar-nav .arrow{color:#fff}.pillar-nav small{font-size:11px}.pillar-nav{width:100%;padding:0 6%;background:linear-gradient(90deg,var(--estate) 50%,var(--manage) 50%)}.path:nth-child(1){border-bottom:3px solid var(--estate)}.path:nth-child(2){border-bottom:3px solid var(--invest)}.path:nth-child(3){border-bottom:3px solid var(--manage)}.path:nth-child(1) .tag{background:var(--estate);color:white}.path:nth-child(2) .tag{background:var(--invest);color:white}.path:nth-child(3) .tag{background:var(--manage);color:white}.path:nth-child(2) .text-link{color:var(--invest)}.path:nth-child(3) .text-link{color:var(--manage)}.service-switch{display:grid;grid-template-columns:repeat(4,1fr);border:1px solid #e1e0e7;margin-top:40px}.service-switch a{border-right:1px solid #e1e0e7;padding:25px;display:flex;flex-direction:column;gap:15px;font-size:13px}.service-switch a:last-child{border:0}.service-switch a:hover{background:var(--cream)}.service-switch small{font-size:9px;letter-spacing:1.5px;color:var(--red);text-transform:uppercase}.service-switch b{font-size:19px;font-weight:500;line-height:1.3}.service-switch span{color:var(--muted);font-size:11px}.service-list article{scroll-margin-top:125px}.sub-investment .subhero{background:#262262}.sub-management .subhero{background:#262262}.sub-investment .eyebrow{color:#262262}.sub-management .eyebrow{color:#808080}.sub-investment .subhero .eyebrow,.sub-management .subhero .eyebrow{color:#fff}.sub-investment .subhero .btn{background:#fff;color:#262262;border-color:#fff}.sub-management .subhero .btn{background:#fff;color:#262262;border-color:#fff}.form-note a{text-decoration:underline}.consent{display:flex;align-items:flex-start;gap:9px;line-height:1.7;font-weight:400;font-size:10px}.consent input{width:14px;height:14px;flex-shrink:0;accent-color:var(--red);margin-top:3px}.honeypot{position:absolute;left:-9999px;width:1px;height:1px;overflow:hidden}button:disabled{opacity:.55;cursor:wait}.success-box{border-left:3px solid var(--invest);background:#f4f4f7;padding:20px;margin-top:20px;font-size:13px;color:#262262}.dashboard{min-height:100vh;background:#f5f5f7;padding:60px 6%}.dashboard h1{font-size:40px;color:var(--navy);margin-bottom:20px}.inquiry-card{background:white;border:1px solid #ddd;padding:24px;margin:16px 0}.inquiry-card h2{font-size:22px;margin-bottom:10px}.inquiry-card p{font-size:14px;white-space:pre-wrap}.inquiry-meta{font-size:11px;color:var(--muted);display:flex;gap:20px;flex-wrap:wrap}.inquiry-card a{color:var(--red);text-decoration:underline}.admin-link{color:#8d8da5;font-size:9px!important}.feature-copy .eyebrow{color:#ffffff}.buy-tools{display:grid;grid-template-columns:1fr 1fr;gap:25px;margin-top:35px}.buy-tools div{padding:25px;background:var(--cream)}.buy-tools h3{font-size:19px;letter-spacing:-.5px;margin-bottom:15px}.buy-tools p{font-size:12px;color:var(--muted)}@keyframes slow-pan{from{transform:scale(1.025)}to{transform:scale(1.065)}}@media(max-width:800px){.hero{min-height:730px}.hero .wrap{padding-top:65px}.slide-controls{bottom:25px}.hero-foot{bottom:38px}.hero-foot span:first-child{font-size:9px;max-width:160px}.pillar-nav{padding:0;background:none}.pillar-nav a{padding:25px 6%}.pillar-nav small{display:inline;margin-left:14px}.service-switch{grid-template-columns:1fr 1fr}.service-switch a:nth-child(2){border-right:0}.service-switch a{border-bottom:1px solid #e1e0e7}.service-switch a:last-child{border-bottom:0}.buy-tools{grid-template-columns:1fr}}@media(max-width:480px){.hero{min-height:720px}.hero .wrap{padding-top:55px}.slide-controls{gap:8px}.slide-dots{margin:0 4px}.slide-controls button{width:31px;height:31px}.slide-controls .dot{width:19px}.pillar-nav small{display:block;margin-left:0}.service-switch a{padding:19px}.service-switch b{font-size:16px}}@media(prefers-reduced-motion:reduce){.hero>img.active{animation:none}.hero>img{transform:none}}

.skip-link{position:absolute;left:-9999px;z-index:200;background:white;padding:10px}.skip-link:focus{left:10px;top:10px}
/* Logo palette and proportionate header */
:root{--navy:#262262;--red:#eb0f29;--muted:#808080;--cream:#f5f5f7;--estate:#eb0f29;--invest:#262262;--manage:#808080}
.nav{height:auto;min-height:77px;padding:8px 0}.nav>a[aria-label="Excelsis Realty Group home"]{display:block;width:224px;height:61px;overflow:hidden;flex-shrink:0}.nav .logo{width:240px;max-width:none;height:auto;transform:translate(-7.5px,-11.4px)}
.sub-investment .subhero,.sub-management .subhero{background:var(--navy)}.sub-investment .subhero .eyebrow,.sub-management .subhero .eyebrow{color:white}.sub-investment .subhero .btn,.sub-management .subhero .btn{color:var(--navy)}.sub-management .eyebrow{color:var(--red)}
.feature-copy .eyebrow{color:#fff}.contact-section{background:#f0f0f4}.success-box{color:var(--navy);background:#f5f5f8;border-left-color:var(--navy)}
@media(max-width:1050px) and (min-width:801px){nav{gap:18px}.nav{gap:18px}.nav>a[aria-label="Excelsis Realty Group home"]{width:205px;height:56px}.nav .logo{width:220px;transform:translate(-6.9px,-10.5px)}}
@media(max-width:800px){.nav{height:auto;min-height:66px;padding:7px 0}.nav>a[aria-label="Excelsis Realty Group home"]{width:190px;height:52px}.nav .logo{width:205px;transform:translate(-6.4px,-9.8px)}nav{top:100%}.pillar-nav{background:none}}

/* Service navigation */
nav{gap:24px}.nav-group{position:relative}.nav-heading{display:flex;align-items:center;gap:3px}.nav-toggle{display:grid;place-items:center;width:22px;height:28px;padding:0;background:transparent;border:0;color:var(--navy);font-size:18px}.nav-toggle span{transition:transform .2s}.nav-group.is-open .nav-toggle span{transform:rotate(180deg)}.nav-panel{display:none;position:absolute;top:100%;left:-24px;width:315px;padding:20px;background:#fff;border-top:3px solid var(--red);box-shadow:0 14px 35px #26226222;z-index:70}.nav-group.is-open .nav-panel{display:block}.nav-heading{padding:19px 0}.nav-preview{display:flex;align-items:center;gap:14px;padding:0 0 15px;border-bottom:1px solid #e5e5ec;margin-bottom:8px}.nav-preview img{width:80px;height:65px;object-fit:cover}.nav-preview strong{font-size:14px;display:block;color:var(--navy);font-weight:600}.nav-preview small{font-size:10px;color:#70707c;display:block;line-height:1.5;margin-top:4px;max-width:160px}.submenu-links a{display:flex;justify-content:space-between;gap:15px;padding:11px 3px;font-size:12px;line-height:1.4;border-bottom:1px solid #f1f1f5}.submenu-links a:last-child{border:0}.submenu-links a:hover{color:var(--red)}.submenu-links a span{font-size:14px}.nav-planned{display:block;font-size:9px;color:#808080;background:#f5f5f7;padding:8px;margin-top:10px}.service-subnav{border-bottom:1px solid #e5e5ec;background:#fff}.service-subnav .wrap{display:flex;align-items:center;gap:28px;min-height:65px;flex-wrap:wrap;padding:15px 0}.service-subnav .wrap>span{font-size:11px;font-weight:700;color:var(--navy);padding-right:22px;border-right:1px solid #ccc}.service-subnav a{font-size:11px;color:#63636f}.service-subnav a:hover{color:var(--red)}.subhero-visual{position:relative;overflow:hidden;min-height:480px}.subhero-visual>img{position:absolute;inset:0;width:100%;height:100%;max-height:none;object-fit:cover}.sub-investment .subhero-visual>img{object-fit:contain;background:#eae9e7}.image-caption{position:absolute;bottom:18px;left:20px;background:#262262c9;color:#fff;font-size:9px;letter-spacing:.5px;padding:7px 11px;z-index:2}.architectural-gallery{background:#f5f5f7}.visual-grid{display:grid;grid-template-columns:1.4fr 1fr;gap:30px;align-items:start}.visual-item{margin:0}.visual-item:nth-child(2){padding-top:65px}.visual-image{position:relative;display:block;width:100%;height:420px;overflow:hidden;background:#e9e9ed;border:0;padding:0;perspective:1400px;color:white;text-align:left}.visual-item:nth-child(2) .visual-image{height:350px}.visual-image img{width:100%;height:100%;object-fit:cover;transition:transform .4s ease;transform:scale(1.04)}.sub-investment .visual-item:first-child .visual-image img{object-fit:contain;background:#e9e9e7}.visual-expand{position:absolute;right:15px;bottom:15px;display:flex;align-items:center;gap:20px;background:#262262d9;padding:9px 14px;font-size:10px;z-index:2}.visual-expand>span{font-size:19px}.visual-number{position:absolute;top:20px;left:20px;background:#fff;color:var(--navy);font-size:10px;padding:5px 9px;z-index:2}.visual-item figcaption{padding:22px 0}.visual-item h3{font-size:22px;letter-spacing:-.7px;margin-bottom:10px}.visual-item figcaption p{font-size:12px;color:#73737e;margin:0}.gallery-note{font-size:10px;color:#808080;margin:24px 0 0}.depth-visual img{will-change:transform}.hero-concept{display:block;font-size:8px;letter-spacing:.7px;opacity:.7;margin-top:6px}#image-viewer{border:0;padding:0;max-width:min(94vw,1400px);max-height:94vh;background:#fff;color:var(--navy);box-shadow:0 25px 100px #0007}#image-viewer::backdrop{background:#15132de6;backdrop-filter:blur(5px)}#viewer-image{max-height:78vh;width:100%;object-fit:contain;background:#eee}#viewer-caption{font-size:16px;font-weight:600;margin:15px 25px 0}.viewer-note{font-size:10px;color:#808080;margin:5px 25px 20px}.viewer-close{position:absolute;top:12px;right:12px;width:39px;height:39px;border:0;border-radius:50%;font-size:28px;background:var(--navy);color:#fff;z-index:3}.visual-image:focus-visible{outline:3px solid var(--red);outline-offset:4px}
@media(max-width:1050px) and (min-width:801px){nav{gap:12px;font-size:12px}.nav-heading{gap:0}.nav-toggle{width:17px}.nav-panel{left:-30px;width:285px}}
@media(max-width:800px){nav{max-height:calc(100dvh - 100px);overflow:auto;gap:6px}nav>.nav-group,nav>a{width:100%}.nav-heading{padding:4px 0;justify-content:space-between}.nav-heading>a{padding:10px 0;flex:1}.nav-toggle{width:42px;height:40px;background:#f5f5f7}.nav-panel{position:static;box-shadow:none;width:100%;padding:15px;background:#f7f7fa;border-top:1px solid #e5e5ec;margin-bottom:12px}.nav-preview small{max-width:none}nav>a:not(.btn){padding:13px 0}.service-subnav .wrap{gap:16px;min-height:70px}.service-subnav .wrap>span{display:none}.service-subnav a{font-size:10px}.subhero-visual{min-height:340px}.visual-grid{grid-template-columns:1fr 1fr;gap:20px}.visual-image,.visual-item:nth-child(2) .visual-image{height:280px}.visual-item:nth-child(2){padding-top:40px}.visual-item h3{font-size:19px}}@media(max-width:540px){.visual-grid{grid-template-columns:1fr}.visual-item:nth-child(2){padding-top:0}.visual-image,.visual-item:nth-child(2) .visual-image{height:300px}.subhero-visual{min-height:300px}.service-subnav .wrap{display:grid;grid-template-columns:1fr 1fr;gap:12px;padding:18px 0}.visual-expand{font-size:11px}.image-caption{font-size:8px}#viewer-caption{font-size:13px}}@media(prefers-reduced-motion:reduce){.depth-visual img{will-change:auto;transform:none!important}}

.sub-investment .subhero-visual>img,.sub-investment .visual-item:first-child .visual-image img{object-fit:cover}.sub-management .subhero-visual>img{object-position:center center}

.sub- .path:nth-child(2) .path-img img,.sub- .feature-photo img{object-position:center 68%}.sub- .path:nth-child(3) .path-img img{object-position:48% center}

/* Purpose-led service layouts */
.service-panels{display:grid;grid-template-columns:1fr 1fr;gap:30px}.service-panel{scroll-margin-top:120px;background:var(--navy);color:white;overflow:hidden}.service-panel-image{display:block;height:290px;position:relative;overflow:hidden}.service-panel-image img{width:100%;height:100%;object-fit:cover;transition:transform .6s}.service-panel:hover img{transform:scale(1.035)}.service-panel-image>span{position:absolute;bottom:18px;left:22px;background:white;color:var(--navy);padding:7px 12px;font-size:10px;font-weight:600}.service-panel-copy{padding:35px}.service-panel-copy .eyebrow{color:#fff;opacity:.7;font-size:9px;margin-bottom:16px}.service-panel-copy h3{font-size:29px;letter-spacing:-1.1px;max-width:470px;min-height:67px}.service-panel-copy p{color:#d2d1e2;font-size:13px;margin:20px 0 25px;min-height:42px}.photo-note{font-size:10px;color:#808080;margin:25px 0 0}.buyer-intro{background:#f5f5f7;padding:50px 0 55px}.buyer-intro .backlink{display:block;font-size:11px;margin-bottom:30px;color:#808080}.buyer-intro h1{color:var(--navy);font-size:62px;letter-spacing:-3px}.buyer-intro .eyebrow{margin-bottom:18px}.buyer-intro p{font-size:14px;color:#808080;margin:20px 0 0}.buyer-shell{display:grid;grid-template-columns:.8fr 1.2fr;gap:45px;padding:55px 0 90px;align-items:start}.buyer-aside{background:var(--navy);color:white}.buyer-photo{height:300px;position:relative}.buyer-photo img{width:100%;height:100%;object-fit:cover}.buyer-photo>span{position:absolute;bottom:20px;left:25px;font-size:17px;color:white;text-shadow:0 1px 8px #000}.buyer-aside-copy{padding:30px}.buyer-aside-copy .eyebrow{color:white;opacity:.65;font-size:9px;margin-bottom:18px}.buyer-aside-copy h3{font-size:25px;letter-spacing:-.8px}.buyer-aside-copy ol{padding-left:17px;font-size:12px;line-height:2.3;color:#d0cfe2;margin:22px 0}.buyer-aside-copy a{font-size:12px;display:block;margin:20px 0}.buyer-aside-copy p{font-size:10px;color:#aaa8c6;line-height:1.8;margin:0}.buyer-form-card{border:1px solid #e0dfe8;padding:35px}.wizard-progress{display:flex;justify-content:space-between;gap:12px;padding-bottom:25px;border-bottom:1px solid #e5e5ec;margin-bottom:35px}.wizard-progress>span{font-size:10px;color:#808080;display:flex;align-items:center;gap:8px}.wizard-progress b{display:grid;place-items:center;border:1px solid #ddd;width:27px;height:27px;border-radius:50%;font-size:9px;font-weight:500}.wizard-progress .active{color:var(--navy);font-weight:600}.wizard-progress .active b,.wizard-progress .complete b{background:var(--navy);border-color:var(--navy);color:white}.wizard-step[hidden]{display:none!important}.wizard-step .eyebrow{font-size:9px;margin-bottom:18px}.wizard-step h2{font-size:34px;letter-spacing:-1.4px}.wizard-intro{font-size:12px;color:#808080;margin:14px 0 28px}.buyer-form-card .row,.management-intake .row{display:grid;grid-template-columns:1fr 1fr;gap:20px}.wizard-actions{display:flex;justify-content:space-between;align-items:center;gap:20px;border-top:1px solid #e8e7ed;padding-top:25px;margin-top:20px}.wizard-actions>span{font-size:10px;color:#808080;max-width:170px}.back-btn{border:0;background:transparent;color:var(--navy);padding:10px 0;font-size:12px}.must-haves{border:0;padding:0;margin:15px 0 25px}.must-haves legend{font-size:11px;font-weight:600;margin-bottom:15px}.must-haves legend small{display:block;font-size:9px;color:#808080;font-weight:400;margin-top:5px}.choice-grid{display:grid;grid-template-columns:1fr 1fr;gap:10px}.choice-chip{margin:0;cursor:pointer;display:flex;align-items:center;gap:8px;padding:11px;border:1px solid #dedde8;font-weight:400}.choice-chip input{width:14px;height:14px;accent-color:var(--red);margin:0}.choice-chip:has(input:checked){border-color:var(--navy);background:#f2f1f8}.brief-preview{padding:18px;background:#f5f5f7;margin:0 0 25px;font-size:11px;color:var(--navy);line-height:1.9}.brief-preview strong{display:block;margin-bottom:8px}.lead-success{padding:30px;background:#f5f5f7;border-top:3px solid var(--red)}.lead-success h2{font-size:32px;margin-bottom:20px}.lead-success p{font-size:13px}.lead-success dl{display:grid;grid-template-columns:1fr 1fr;gap:8px 20px;font-size:12px}.lead-success dt{color:#808080}.lead-success dd{margin:0;overflow-wrap:anywhere}.management-hero{position:relative;min-height:560px;background:var(--navy);color:white;overflow:hidden}.management-hero>img{position:absolute;right:0;top:0;width:62%;height:100%;object-fit:cover;object-position:55% center}.management-hero:after{content:'';position:absolute;inset:0;background:linear-gradient(90deg,#262262 15%,#262262e0 40%,#26226200 75%)}.management-hero .wrap{position:relative;z-index:1;padding:65px 0}.management-hero .eyebrow{color:white}.management-hero h1{font-size:61px;max-width:650px;letter-spacing:-2.8px}.management-hero p{font-size:14px;color:#d3d1e6;max-width:420px;margin:25px 0}.management-pillars{display:grid;grid-template-columns:repeat(3,1fr);gap:35px;margin-top:45px}.management-pillars article{border-top:3px solid var(--navy);padding:25px 0}.management-pillars article>span{font-size:9px;color:var(--red);letter-spacing:1.4px}.management-pillars h3{font-size:26px;letter-spacing:-1px;margin:25px 0 15px}.management-pillars p{font-size:13px;color:#808080}.ownership-feature{display:grid;grid-template-columns:1fr 1fr;background:#f5f5f7}.ownership-photo{min-height:500px;position:relative}.ownership-photo img{position:absolute;width:100%;height:100%;object-fit:cover}.ownership-photo span{position:absolute;left:20px;bottom:20px;font-size:9px;background:#fff;padding:6px 10px}.ownership-copy{padding:75px 12%}.ownership-copy h2{font-size:43px}.ownership-copy p{color:#808080;font-size:13px;margin:25px 0}.management-intake{padding:85px 0;background:#f0f0f4}.management-intake h2{font-size:49px}.management-intake p{font-size:13px;color:#808080;margin-top:24px}.story-hero{display:grid;grid-template-columns:1.1fr 1fr;min-height:540px;background:var(--navy);color:white}.story-photo{position:relative;min-height:500px}.story-photo img{width:100%;height:100%;position:absolute;object-fit:cover;object-position:center 65%}.story-photo>span{position:absolute;bottom:25px;left:35px;font-size:11px;letter-spacing:2px;text-transform:uppercase;background:#262262c9;padding:8px 12px}.story-hero-copy{padding:75px 12%;align-self:center}.story-hero .eyebrow{color:white;opacity:.75}.story-hero h1{font-size:53px;letter-spacing:-2px}.story-hero-copy p{color:#ccc9e2;font-size:15px;margin:25px 0}.story-hero-copy strong{color:white;font-weight:500}.story-intro{display:grid;grid-template-columns:1fr 1fr;gap:12%;align-items:start}.story-intro p{font-size:14px;color:#808080}.story-intro h2{font-size:43px}.founder-section{background:#f5f5f7;padding:80px 0}.founder-layout{display:grid;grid-template-columns:.75fr 1.25fr;gap:10%;align-items:center}.founder-nameplate{background:var(--navy);color:white;padding:40px;position:relative;min-height:450px;display:flex;flex-direction:column;justify-content:end;overflow:hidden}.founder-nameplate .eyebrow{position:absolute;top:35px;left:40px;color:white;opacity:.65}.founder-initials{font-family:Manrope,sans-serif;font-size:150px;letter-spacing:-12px;line-height:1;opacity:.2;margin-bottom:40px}.founder-initials>span{color:var(--red);opacity:1}.founder-nameplate h2{font-size:43px}.founder-nameplate p{font-size:11px;letter-spacing:.7px;color:#b7b4d0;margin:18px 0 0}.founder-story h2{font-size:41px;margin-bottom:25px}.founder-story p{font-size:13px;color:#808080}.brand-pillars{display:grid;grid-template-columns:repeat(3,1fr);border:1px solid #e1dfe9}.brand-pillars a{padding:35px;border-right:1px solid #e1dfe9;transition:background .2s}.brand-pillars a:last-child{border:0}.brand-pillars a:hover{background:#f5f5f7}.brand-pillars span{font-size:9px;letter-spacing:1px;color:var(--red)}.brand-pillars h3{font-size:28px;margin:35px 0 20px;letter-spacing:-1px}.brand-pillars p{font-size:12px;color:#808080;min-height:60px}.brand-pillars b{font-size:11px;font-weight:500}.values-strip{background:var(--navy);color:white;padding:50px 0}.values-strip .wrap{display:grid;grid-template-columns:repeat(3,1fr);gap:45px}.values-strip span{font-size:9px;letter-spacing:1.5px;color:#bbb7d5}.values-strip h3{font-size:23px;letter-spacing:-.8px;margin:18px 0 12px}.values-strip p{font-size:12px;color:#bbb7d5;margin:0}.financing-story{display:grid;grid-template-columns:1fr 1fr;gap:12%}.financing-story p{font-size:13px;color:#808080}.closing-cta{background:#f0f0f4;padding:65px 0}.closing-cta .wrap{display:flex;justify-content:space-between;align-items:center;gap:35px}.closing-cta h2{font-size:40px}.closing-cta p{font-size:13px;color:#808080;margin:20px 0 0}.closing-cta .eyebrow{margin-bottom:18px}
@media(max-width:1050px){.service-panel-copy{padding:28px}.service-panel-copy h3{font-size:25px}.story-hero-copy{padding:55px 9%}.story-hero h1{font-size:44px}.buyer-form-card{padding:25px}.buyer-shell{gap:25px;grid-template-columns:.75fr 1.25fr}.wizard-progress>span{display:block}.wizard-progress b{margin-bottom:8px}.ownership-copy{padding:55px 9%}.management-hero h1{font-size:52px}}
@media(max-width:800px){.service-panel-image{height:240px}.service-panel-copy .btn{font-size:10px;gap:15px;padding:13px 15px}.service-panel-copy h3{font-size:23px;min-height:80px}.buyer-shell{grid-template-columns:1fr}.buyer-aside{display:grid;grid-template-columns:1fr 1fr}.buyer-photo{height:100%;min-height:300px}.buyer-aside-copy{padding:25px}.buyer-intro h1{font-size:49px}.wizard-progress>span{display:flex}.wizard-progress b{margin-bottom:0}.management-hero{min-height:520px}.management-hero>img{width:100%}.management-hero:after{background:linear-gradient(90deg,#262262ee,#262262aa 60%,#26226244)}.management-hero h1{font-size:49px}.management-pillars{gap:20px}.management-pillars h3{font-size:22px}.ownership-feature{grid-template-columns:1fr}.ownership-photo{min-height:350px}.ownership-copy{padding:50px 6%}.story-hero{grid-template-columns:1fr}.story-photo{min-height:330px}.story-hero-copy{padding:50px 6%}.story-hero h1{font-size:46px}.story-intro{gap:7%}.story-intro h2{font-size:34px}.founder-layout{gap:7%}.founder-nameplate{padding:30px}.founder-nameplate h2{font-size:34px}.founder-nameplate .eyebrow{left:30px}.founder-story h2{font-size:32px}.brand-pillars a{padding:25px}.brand-pillars h3{font-size:23px}.values-strip .wrap{gap:25px}.financing-story h2{font-size:34px}.closing-cta h2{font-size:32px}}
@media(max-width:560px){.service-panels{grid-template-columns:1fr;gap:25px}.service-panel-copy h3{min-height:0;font-size:27px}.service-panel-copy p{min-height:0}.service-panel-copy .btn{font-size:11px}.service-panel-image{height:260px}.buyer-aside{grid-template-columns:1fr}.buyer-photo{height:240px;min-height:0}.buyer-aside-copy ol{margin:15px 0}.buyer-form-card{padding:24px 20px}.buyer-form-card .row,.management-intake .row{grid-template-columns:1fr;gap:0}.wizard-progress>span{display:block;font-size:9px}.wizard-progress b{margin-bottom:8px}.wizard-step h2{font-size:31px}.wizard-actions>span{display:none}.wizard-actions{justify-content:space-between}.wizard-actions .btn{margin-left:auto}.management-hero h1{font-size:43px}.management-hero .wrap{padding:50px 0}.management-hero p{max-width:310px}.management-hero .btn{max-width:100%;gap:14px;font-size:11px}.management-pillars{grid-template-columns:1fr;gap:5px}.management-pillars h3{margin-top:18px}.ownership-copy h2{font-size:36px}.management-intake h2{font-size:40px}.story-intro,.founder-layout,.financing-story{grid-template-columns:1fr;gap:30px}.story-intro h2{font-size:36px}.founder-section{padding:55px 0}.founder-nameplate{min-height:360px}.founder-nameplate h2{font-size:40px}.founder-initials{font-size:125px;margin-bottom:25px}.brand-pillars{grid-template-columns:1fr}.brand-pillars a{border-right:0;border-bottom:1px solid #e1dfe9}.brand-pillars h3{margin-top:20px}.brand-pillars p{min-height:0}.values-strip .wrap{grid-template-columns:1fr;gap:30px}.closing-cta .wrap{display:block}.closing-cta .btn{margin-top:30px}.lead-success dl{grid-template-columns:1fr}.lead-success dt{margin-top:8px}}

.buyer-form-card{scroll-margin-top:100px}.wizard-step h2:focus,.lead-success:focus{outline:none}.management-hero .notice{border-color:#aaa6cc;color:white}.service-panel-copy .btn{min-height:47px}.story-hero-copy .text-link{color:white}