/* ==================== Bluestone Property Group — Minimal v2 ==================== */
:root {
  --navy: #11284a;
  --navy-deep: #081730;
  --navy-translucent: rgba(17, 40, 74, 0.78);
  --navy-translucent-strong: rgba(8, 23, 48, 0.92);
  --ink: #0a0f1c;
  --cream: #f4f1ea;
  --cream-deep: #ece8df;
  --sand: #c4a373;
  --stone-500: #847d6e;
  --stone-700: #4a463c;
  --line: rgba(10, 15, 28, 0.1);
  --line-light: rgba(244, 241, 234, 0.18);

  --font-display: 'Archivo', 'Helvetica Neue', sans-serif;
  --font-body: 'Inter Tight', 'Helvetica Neue', sans-serif;
  --font-serif: 'Newsreader', 'Times New Roman', serif;
  --font-mono: 'JetBrains Mono', ui-monospace, monospace;

  --gutter: 48px;
  --section: 120px;
}

body[data-density="compact"] { --gutter: 32px; --section: 80px; }
body[data-density="airy"]    { --gutter: 64px; --section: 160px; }

* { box-sizing: border-box; margin: 0; padding: 0; }

/* Default arrow cursor everywhere; text cursor only inside real form fields */
body { cursor: default; }
input:not([type="checkbox"]):not([type="radio"]):not([type="button"]):not([type="submit"]), textarea, [contenteditable="true"] { cursor: text; }
a, button, label, select, summary, [role="button"], [onclick] { cursor: pointer; }

html { background: #0c1d39; color: var(--ink); }
body { background: #ffffff; color: var(--ink); }
body {
  font-family: var(--font-body);
  font-size: 16px;
  line-height: 1.55;
  -webkit-font-smoothing: antialiased;
  font-feature-settings: 'ss01';
  overflow-x: hidden;
}
body.drawer-open { overflow: visible; }

a { color: inherit; text-decoration: none; }
img { display: block; max-width: 100%; }
button { font: inherit; cursor: pointer; border: none; background: none; color: inherit; }

.container {
  max-width: 1440px;
  margin: 0 auto;
  padding: 0 var(--gutter);
}
.container-narrow {
  max-width: 1080px;
  margin: 0 auto;
  padding: 0 var(--gutter);
}

/* ---------- Type ---------- */
.eyebrow {
  font-family: var(--font-mono);
  font-size: 11px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  font-weight: 500;
  color: var(--stone-500);
}
.eyebrow.light { color: rgba(244, 241, 234, 0.65); }

.display {
  font-family: var(--font-display);
  font-weight: 500;
  letter-spacing: -0.02em;
  line-height: 0.98;
}
.display-xl { font-size: clamp(48px, 7.2vw, 116px); }
.display-l  { font-size: clamp(38px, 5.4vw, 80px); }
.display-m  { font-size: clamp(28px, 3.6vw, 52px); }
.display-s  { font-size: clamp(22px, 2.4vw, 32px); }

.serif-italic { font-family: var(--font-serif); font-style: italic; font-weight: 400; }

.caption {
  font-family: var(--font-mono);
  font-size: 11px;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  color: var(--stone-500);
}
.caption.light { color: rgba(244, 241, 234, 0.6); }

.section-anchor { scroll-margin-top: 100px; }

/* ==================== TOP BAR ==================== */
.topbar {
  position: fixed;
  top: 0; left: 0; right: 0;
  z-index: 60;
  padding: 0 36px 0 14px;
  height: 84px;
  display: flex;
  align-items: center;
  justify-content: space-between;
  color: var(--cream);
  background: linear-gradient(105deg, #1f4a86 0%, #14315e 50%, #0c1d39 100%);
  transition: background 0.35s ease, backdrop-filter 0.35s ease;
}
.topbar.scrolled { background: linear-gradient(105deg, rgba(31,74,134,0.88) 0%, rgba(20,49,94,0.88) 50%, rgba(12,29,57,0.88) 100%); }
.topbar.menu-open { background: linear-gradient(105deg, #1f4a86 0%, #14315e 50%, #0c1d39 100%); }
.topbar.scrolled.menu-open { background: linear-gradient(105deg, rgba(31,74,134,0.88) 0%, rgba(20,49,94,0.88) 50%, rgba(12,29,57,0.88) 100%); }

.topbar-logo {
  display: flex;
  align-items: center;
  height: 70px;
  flex: 0 0 auto;
}
.topbar-logo img {
  height: 100%;
  width: auto;
}
.topbar-logo-img {
  height: 100%;
  aspect-ratio: 2092 / 469;
  background-image: url('assets/logo-white-transparent.png');
  background-size: contain;
  background-repeat: no-repeat;
  background-position: left center;
}

/* ----- Nav + Dropdowns (Broadwest scale, Kushner behavior) ----- */
.topbar-nav {
  display: flex;
  align-items: stretch;
  height: 84px;
  gap: 0;
  flex: 1;
  justify-content: flex-end;
}
.nav-item {
  position: relative;
  display: flex;
  align-items: center;
  padding: 0 14px;
}
.nav-item:last-child { padding-right: 0; }

.nav-top {
  display: inline-flex;
  align-items: center;
  gap: 9px;
  font-family: var(--font-display);
  font-weight: 500;
  font-size: 12.5px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: #ffffff;
  padding: 8px 0;
  transition: color 0.2s;
  white-space: nowrap;
  background: none;
  border: none;
  cursor: pointer;
}
.nav-chev {
  display: inline-block;
  transition: transform 0.25s ease;
  color: #ffffff;
  opacity: 1;
  transform: translateY(1px);
}
.nav-item:hover .nav-top,
.nav-item.open .nav-top { color: #ffffff; }
.nav-item.open .nav-chev {
  transform: translateY(1px) rotate(180deg);
}

.nav-dropdown {
  position: absolute;
  top: 100%;
  left: 50%;
  transform: translate(-50%, -6px);
  min-width: 160px;
  background: linear-gradient(105deg, #1f4a86 0%, #14315e 50%, #0c1d39 100%);
  opacity: 0;
  pointer-events: none;
  transition: opacity 0.22s ease, transform 0.22s ease;
  z-index: 70;
}
.topbar.scrolled .nav-dropdown { background: linear-gradient(105deg, rgba(31,74,134,0.88) 0%, rgba(20,49,94,0.88) 50%, rgba(12,29,57,0.88) 100%); }
.nav-item.open .nav-dropdown {
  opacity: 1;
  pointer-events: auto;
  transform: translate(-50%, 0);
}
.nav-dropdown-inner {
  display: flex;
  flex-direction: column;
  align-items: center;
  padding: 14px 0 28px;
  text-align: center;
}
.nav-sub {
  display: inline-block;
  margin: 0 auto;
  padding: 8px 8px;
  font-family: var(--font-display);
  font-weight: 400;
  font-size: 14px;
  letter-spacing: 0;
  text-transform: none;
  color: #ffffff;
  white-space: nowrap;
  position: relative;
  transition: color 0.18s ease;
}
.nav-sub::after {
  content: "";
  position: absolute;
  left: 8px;
  right: 8px;
  bottom: 4px;
  height: 1.5px;
  background: #ffffff;
  transform: scaleX(0);
  transform-origin: center;
  transition: transform 0.25s ease;
  opacity: 1;
}
.nav-sub:hover {
  color: #ffffff;
}
.nav-sub:hover::after {
  transform: scaleX(1);
}

.menu-toggle {
  display: none;
  align-items: center;
  justify-content: center;
  width: 48px;
  height: 48px;
  color: var(--cream);
}
.menu-toggle .lines {
  width: 32px;
  height: 2.2px;
  border-radius: 2px;
  position: relative;
  display: inline-block;
  background: currentColor;
  transition: background 0.2s ease;
}
.menu-toggle .lines::before,
.menu-toggle .lines::after {
  content: "";
  position: absolute;
  left: 0; right: 0;
  height: 2.2px;
  border-radius: 2px;
  background: currentColor;
  transition: transform 0.3s ease, top 0.3s ease;
}
.menu-toggle .lines::before { top: -9px; }
.menu-toggle .lines::after  { top: 9px; }
.menu-toggle.is-open .lines { background: transparent; }
.menu-toggle.is-open .lines::before { top: 0; transform: rotate(45deg); }
.menu-toggle.is-open .lines::after  { top: 0; transform: rotate(-45deg); }

.mobile-only { display: none; }
@media (max-width: 780px) {
  .topbar { padding: 0 20px 0 0; height: 64px; }
  .topbar-logo { height: 60px; margin-left: -12px; }
  .topbar-nav { display: none; }
  .menu-toggle.mobile-only { display: inline-flex; position: fixed; top: 10px; right: 14px; z-index: 90; color: #fff; }
  body.is-scrolled .topbar { background: linear-gradient(105deg, rgba(31,74,134,0.88) 0%, rgba(20,49,94,0.88) 50%, rgba(12,29,57,0.88) 100%); }
}

/* ==================== DRAWER ==================== */
.drawer-backdrop {
  display: none;
}
.drawer-backdrop.open {
  opacity: 1;
  pointer-events: auto;
}

.drawer {
  position: fixed;
  top: 64px; left: 0; right: 0;
  bottom: 0;
  width: 100vw;
  background: linear-gradient(105deg, #1f4a86 0%, #14315e 50%, #0c1d39 100%);
  color: #fff;
  z-index: 55;
  transform: translateY(-100%);
  transition: transform 0.5s cubic-bezier(0.7, 0, 0.2, 1);
  display: flex;
  flex-direction: column;
  overflow-y: auto;
}
.drawer.open {
  transform: translateY(0);
}
body.is-scrolled .drawer { background: linear-gradient(105deg, rgba(31,74,134,0.88) 0%, rgba(20,49,94,0.88) 50%, rgba(12,29,57,0.88) 100%); }
@media (min-width: 781px) {
  .drawer, .drawer-backdrop { display: none !important; }
}
.drawer-header {
  padding: 0 22px;
  height: 64px;
  display: flex;
  align-items: center;
  justify-content: space-between;
  border-bottom: 1px solid rgba(255,255,255,0.18);
  flex-shrink: 0;
  background: transparent;
}
.drawer-logo { display: inline-flex; align-items: center; }
.drawer-logo img { height: 28px; display: block; }
.drawer-close {
  width: 44px;
  height: 44px;
  display: inline-flex;
  align-items: center;
  justify-content: center;
  color: #fff;
}
.drawer-close .x {
  width: 28px; height: 28px;
  position: relative;
}
.drawer-close .x::before,
.drawer-close .x::after {
  content: "";
  position: absolute;
  left: 50%; top: 50%;
  width: 30px;
  height: 2.2px;
  background: currentColor;
  transform-origin: center;
}
.drawer-close .x::before { transform: translate(-50%, -50%) rotate(45deg); }
.drawer-close .x::after  { transform: translate(-50%, -50%) rotate(-45deg); }

.drawer-nav {
  flex: 1;
  padding: 26px 28px 40px;
  display: flex;
  flex-direction: column;
  gap: 0;
}
.drawer-section {
  border: none;
}
.drawer-section-head {
  width: 100%;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 16px;
  padding: 18px 0;
  text-align: left;
  color: #fff;
  font-family: var(--font-display);
  font-weight: 400;
  font-size: 30px;
  letter-spacing: -0.01em;
  line-height: 1.1;
}
.drawer-section-head .label { display: inline-block; }
.drawer-section-head .chev {
  display: inline-flex;
  align-items: center;
  justify-content: flex-end;
  color: #fff;
  transition: transform 0.3s ease;
}
.drawer-section.expanded .chev {
  transform: rotate(180deg);
}

.drawer-sublist {
  padding: 0 0 18px 2px;
  display: flex;
  flex-direction: column;
  gap: 0;
}
.drawer-sublist a {
  font-family: var(--font-display);
  font-weight: 400;
  font-size: 17px;
  letter-spacing: 0.01em;
  color: #ffffff;
  padding: 11px 0;
}
.drawer-sublist a:active { color: #fff; }

/* ==================== HERO SLIDESHOW ==================== */
.hero {
  position: relative;
  height: 100vh;
  min-height: 680px;
  overflow: hidden;
  color: var(--cream);
  background: var(--navy-deep);
}
@media (max-width: 780px) {
  .hero { height: 78vh; min-height: 480px; background: #ffffff; }
  .hero-video { display: none; }
  .hero::after {
    content: "";
    position: absolute;
    inset: 0;
    background-image: url('assets/hero-mobile.jpg');
    background-size: cover;
    background-position: center top;
    z-index: 0;
  }
}
.hero-video {
  position: absolute;
  inset: 0;
  overflow: hidden;
  background-color: var(--navy-deep);
  background-image: url("https://images.pexels.com/videos/26781688/1080p-buildings-cine-cinema-26781688.jpeg?auto=compress&cs=tinysrgb&h=1080&w=1920");
  background-size: cover;
  background-position: center;
}
.hero-video-layer {
  position: absolute;
  inset: 0;
  width: 100%;
  height: 100%;
  object-fit: cover;
  object-position: center;
  opacity: 0;
  visibility: hidden;
  transition: opacity 1.2s ease, visibility 0s linear 1.2s;
}
.hero-video-layer.active { opacity: 1; visibility: visible; transition: opacity 1.2s ease, visibility 0s linear 0s; }
.hero-overlay {
  position: absolute;
  inset: 0;
  background: linear-gradient(180deg, transparent 0%, transparent 65%, rgba(11, 21, 48, 0.55) 100%);
  pointer-events: none;
}

/* Tagline — minimal, bottom-left */
.hero-tagline-stack {
  position: absolute;
  left: 56px;
  bottom: 72px;
  z-index: 6;
  pointer-events: none;
  color: #ffffff;
  opacity: 0;
  transform: translateY(8px);
  animation: heroTaglineIn 1s ease 1.2s forwards;
  text-shadow: 0 2px 18px rgba(0, 0, 0, 0.35);
}
.hero-tagline-line {
  font-family: var(--font-display);
  font-weight: 500;
  font-size: clamp(28px, 3.2vw, 44px);
  letter-spacing: 0.005em;
  line-height: 1.1;
  margin-bottom: 10px;
}
.hero-tagline-sub {
  font-family: var(--font-display);
  font-weight: 400;
  font-size: clamp(11px, 1vw, 14px);
  letter-spacing: 0.32em;
  text-transform: uppercase;
  color: rgba(255, 255, 255, 0.9);
}
@keyframes heroTaglineIn {
  to { opacity: 1; transform: translateY(0); }
}
@media (max-width: 780px) {
  .hero-tagline-stack { left: 24px; bottom: 56px; }
}

/* Legacy slideshow + wordmark styles (kept) */
.hero-slides {
  position: absolute;
  inset: 0;
}
.hero-slide {
  position: absolute;
  inset: 0;
  opacity: 0;
  transition: opacity 1.6s ease;
}
.hero-slide.active { opacity: 1; }
.hero-slide .ph-img { width: 100%; height: 100%; }
.hero-slide::after {
  content: "";
  position: absolute;
  inset: 0;
  background:
    linear-gradient(180deg, rgba(11, 21, 48, 0.45) 0%, rgba(11, 21, 48, 0.25) 30%, rgba(11, 21, 48, 0.75) 100%),
    linear-gradient(135deg, rgba(21, 38, 74, 0.3) 0%, rgba(21, 38, 74, 0.55) 100%);
}

.hero-content {
  position: absolute;
  inset: 0;
  display: flex;
  flex-direction: column;
  justify-content: flex-end;
  padding: 0 var(--gutter) 88px;
  z-index: 2;
}

/* Centered wordmark hero — Broadwest-pattern */
.hero-wordmark {
  position: absolute;
  inset: 0;
  display: flex;
  flex-direction: column;
  justify-content: center;
  align-items: center;
  gap: 24px;
  z-index: 2;
  padding: 0 var(--gutter);
  text-align: center;
}
.hero-wordmark img {
  width: min(900px, 78vw);
  height: auto;
  filter: drop-shadow(0 4px 30px rgba(0, 0, 0, 0.25));
}
.hero-tag {
  font-family: var(--font-display);
  font-size: clamp(15px, 1.4vw, 19px);
  letter-spacing: 0.22em;
  text-transform: uppercase;
  font-weight: 500;
  color: rgba(244, 241, 234, 0.92);
  margin-top: 8px;
  text-wrap: balance;
  max-width: 64ch;
}
.hero-tag .serif-italic {
  letter-spacing: 0;
  text-transform: none;
  font-size: 1.05em;
  color: var(--sand);
}

.hero-statement {
  max-width: 24ch;
  color: var(--cream);
  text-wrap: balance;
}
.hero-statement .serif-italic { color: var(--sand); }

.hero-sub {
  margin-top: 32px;
  font-size: 17px;
  line-height: 1.5;
  color: rgba(244, 241, 234, 0.78);
  max-width: 48ch;
}

.hero-foot {
  position: absolute;
  bottom: 32px;
  left: var(--gutter);
  right: var(--gutter);
  display: grid;
  grid-template-columns: 1fr auto 1fr;
  align-items: end;
  gap: 30px;
  z-index: 2;
}
.hero-meta-center {
  text-align: center;
  display: flex;
  flex-direction: column;
  align-items: center;
  gap: 10px;
}
.hero-meta-center .hero-credit {
  font-size: 10px;
  letter-spacing: 0.18em;
  color: rgba(244, 241, 234, 0.45);
}
.hero-meta-right {
  text-align: right;
  display: flex;
  justify-content: flex-end;
}
.hero-meta-right .scroll-cue { cursor: pointer; }
.hero-meta-right .scroll-cue:hover { color: rgba(244, 241, 234, 1); }

/* Hero slide dots — no gold */
.hero .slide-dot {
  background: rgba(244, 241, 234, 0.25);
}
.hero .slide-dot.active { background: rgba(244, 241, 234, 0.95); }
.hero .slide-dot::after { background: var(--cream); }
.hero .scroll-cue .dot { background: var(--cream); }

.hero-meta-left {
  display: flex;
  flex-direction: column;
  gap: 6px;
}

.slide-dots {
  display: flex;
  gap: 8px;
}
.slide-dot {
  width: 36px;
  height: 1px;
  background: rgba(244, 241, 234, 0.3);
  border: none;
  padding: 0;
  cursor: pointer;
  transition: background 0.3s ease;
  position: relative;
  overflow: hidden;
}
.slide-dot.active { background: rgba(244, 241, 234, 0.95); }
.slide-dot::after {
  content: "";
  position: absolute;
  inset: 0;
  background: var(--sand);
  transform: scaleX(0);
  transform-origin: left;
  transition: transform 6s linear;
}
.slide-dot.active::after { transform: scaleX(1); }

.scroll-cue {
  display: inline-flex;
  align-items: center;
  gap: 12px;
  font-family: var(--font-mono);
  font-size: 11px;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: rgba(244, 241, 234, 0.75);
}
.scroll-cue .dot {
  width: 6px; height: 6px;
  background: var(--sand);
  border-radius: 50%;
  animation: pulse 2s ease-in-out infinite;
}
@keyframes pulse {
  0%, 100% { opacity: 0.4; transform: scale(1); }
  50% { opacity: 1; transform: scale(1.4); }
}

/* ==================== STATEMENT ==================== */
.statement {
  padding: var(--section) 0;
  background: var(--cream);
}
.statement-grid {
  display: grid;
  grid-template-columns: 1fr 2.5fr;
  gap: 80px;
  align-items: start;
}
.statement-eyebrow-col .caption-block {
  margin-top: 20px;
  font-family: var(--font-mono);
  font-size: 12px;
  letter-spacing: 0.06em;
  color: var(--stone-500);
  max-width: 30ch;
  line-height: 1.55;
}

.statement-body {
  font-family: var(--font-display);
  font-weight: 400;
  font-size: clamp(28px, 3vw, 44px);
  line-height: 1.18;
  letter-spacing: -0.015em;
  color: var(--ink);
  text-wrap: pretty;
}
.statement-body em {
  font-family: var(--font-serif);
  font-style: italic;
  color: var(--navy);
  font-weight: 400;
}
.statement-body + .statement-body {
  margin-top: 28px;
  font-size: clamp(18px, 1.5vw, 22px);
  color: var(--stone-700);
  line-height: 1.55;
  font-family: var(--font-body);
  font-weight: 400;
  letter-spacing: 0;
  max-width: 64ch;
}

.statement-divider {
  margin-top: 60px;
  padding-top: 28px;
  border-top: 1px solid var(--line);
  display: flex;
  justify-content: space-between;
  align-items: center;
  flex-wrap: wrap;
  gap: 24px;
}
.statement-divider .signature {
  font-family: var(--font-serif);
  font-style: italic;
  font-size: 18px;
  color: var(--navy);
}

/* Credibility band inside Statement */
.cred-band {
  margin-top: 80px;
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 1px;
  background: var(--line);
  border-top: 1px solid var(--line);
  border-bottom: 1px solid var(--line);
}
.cred-cell {
  background: var(--cream);
  padding: 32px 28px;
  display: flex;
  flex-direction: column;
  gap: 14px;
  min-height: 180px;
}
.cred-k {
  font-family: var(--font-mono);
  font-size: 10.5px;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--sand);
}
.cred-v {
  font-family: var(--font-display);
  font-weight: 500;
  font-size: 20px;
  letter-spacing: -0.01em;
  color: var(--ink);
  line-height: 1.25;
}
.cred-v.is-placeholder {
  color: var(--stone-500);
  font-family: var(--font-mono);
  font-size: 14px;
  font-weight: 400;
  letter-spacing: 0.04em;
}
.cred-note {
  margin-top: 16px;
  font-family: var(--font-mono);
  font-size: 10.5px;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--stone-500);
  opacity: 0.7;
  text-align: right;
}

@media (max-width: 900px) {
  .cred-band { grid-template-columns: 1fr 1fr; }
}

/* ==================== ASSET TILES ==================== */
/* ==================== ASSET TILES — Kushner-pattern: tall photo + vertical label ==================== */
.tiles {
  background: var(--cream);
  padding: var(--section) 0;
}
.tiles-head {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 60px;
  align-items: end;
  margin-bottom: 60px;
}
.tiles-lede {
  font-size: 17px;
  line-height: 1.55;
  color: var(--stone-700);
  max-width: 56ch;
  margin-bottom: 14px;
}

.display-massive {
  font-family: var(--font-display);
  font-weight: 600;
  font-size: clamp(56px, 8vw, 132px);
  line-height: 0.9;
  letter-spacing: -0.02em;
  text-transform: uppercase;
  color: var(--ink);
}

.tile-grid-v {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 14px;
}
.tile-v {
  position: relative;
  display: block;
  aspect-ratio: 2/5;
  min-height: 500px;
  overflow: hidden;
  background: var(--navy-deep);
  cursor: pointer;
  color: var(--cream);
}
.tile-v .tile-media,
.tile-v .ph-img {
  position: absolute;
  inset: 0;
  width: 100%; height: 100%;
  background-size: cover;
  background-position: center;
  transition: transform 0.8s ease;
}
.tile-v:hover .tile-media,
.tile-v:hover .ph-img { transform: scale(1.04); }
.tile-v .tile-video {
  position: absolute;
  inset: 0;
  width: 100%;
  height: 100%;
  object-fit: cover;
  opacity: 0;
  transition: opacity 0.5s ease;
}
.tile-v:hover .tile-video { opacity: 1; }
.tile-v::after {
  content: "";
  position: absolute;
  inset: 0;
  background: linear-gradient(90deg, rgba(11, 21, 48, 0.6) 0%, rgba(11, 21, 48, 0.2) 22%, transparent 50%);
  pointer-events: none;
  transition: background 0.4s ease;
}
.tile-v:hover::after {
  background: linear-gradient(90deg, rgba(11, 21, 48, 0.65) 0%, rgba(11, 21, 48, 0.25) 30%, rgba(11, 21, 48, 0.1) 60%);
}
.tile-label-vertical {
  position: absolute;
  left: 22px;
  top: 32px;
  writing-mode: vertical-rl;
  transform: rotate(180deg);
  font-family: var(--font-display);
  font-weight: 600;
  font-size: clamp(22px, 2.4vw, 36px);
  letter-spacing: 0.02em;
  text-transform: uppercase;
  color: var(--cream);
  z-index: 3;
  line-height: 1;
}
.tile-bottom {
  position: absolute;
  bottom: 24px;
  left: 24px;
  right: 24px;
  z-index: 3;
  display: flex;
  flex-direction: column;
  gap: 6px;
}
.tile-sub {
  font-family: var(--font-display);
  font-weight: 500;
  font-size: 15px;
  letter-spacing: -0.005em;
  color: var(--cream);
  line-height: 1.2;
}
.tile-desc {
  font-family: var(--font-mono);
  font-size: 10.5px;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: rgba(244, 241, 234, 0.65);
}
.tile-credit {
  position: absolute;
  top: 16px; right: 16px;
  font-family: var(--font-mono);
  font-size: 9.5px;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: rgba(244, 241, 234, 0.55);
  background: rgba(11, 21, 48, 0.4);
  padding: 4px 8px;
  border-radius: 2px;
  z-index: 3;
  opacity: 0;
  transition: opacity 0.3s ease;
}
.tile-v:hover .tile-credit { opacity: 1; }

@media (max-width: 1100px) {
  .tile-grid-v { grid-template-columns: repeat(2, 1fr); }
  .tile-v { aspect-ratio: 3/5; min-height: 460px; }
  .tiles-head { grid-template-columns: 1fr; gap: 24px; }
}
@media (max-width: 600px) {
  .tile-grid-v { grid-template-columns: 1fr; }
}

/* ==================== PULL QUOTE ==================== */
.pullquote {
  background: var(--navy);
  color: var(--cream);
  padding: var(--section) 0;
  position: relative;
  overflow: hidden;
}
.pullquote::before {
  content: "";
  position: absolute;
  right: -100px; top: -100px;
  width: 500px; height: 500px;
  border: 1px solid var(--line-light);
  border-radius: 50%;
  opacity: 0.35;
}
.pullquote::after {
  content: "";
  position: absolute;
  right: -180px; top: -40px;
  width: 380px; height: 380px;
  border: 1px solid var(--line-light);
  border-radius: 50%;
  opacity: 0.2;
}
.pullquote-content {
  position: relative;
  z-index: 1;
  max-width: 22ch;
}
.pullquote .body {
  font-family: var(--font-display);
  font-weight: 400;
  font-size: clamp(40px, 5.8vw, 88px);
  line-height: 1.02;
  letter-spacing: -0.025em;
  color: var(--cream);
  text-wrap: balance;
}
.pullquote .body em {
  font-family: var(--font-serif);
  font-style: italic;
  color: var(--sand);
  font-weight: 400;
}
.pullquote .attrib {
  margin-top: 36px;
  font-family: var(--font-mono);
  font-size: 11px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: rgba(244, 241, 234, 0.55);
}

/* ==================== CAPABILITIES (simplified) ==================== */
.cap-section {
  background: var(--cream);
  padding: var(--section) 0;
}
.cap-head {
  display: grid;
  grid-template-columns: 1fr 1.5fr;
  gap: 60px;
  align-items: start;
  margin-bottom: 70px;
}
.cap-head h2 { color: var(--navy); }
.cap-head .note {
  font-size: 16px;
  line-height: 1.55;
  color: var(--stone-700);
  max-width: 50ch;
  margin-top: 50px;
}
.cap-list {
  border-top: 1px solid var(--line);
}
.cap-row {
  display: grid;
  grid-template-columns: 80px 1fr 2fr 100px;
  gap: 30px;
  align-items: center;
  padding: 28px 0;
  border-bottom: 1px solid var(--line);
  cursor: pointer;
  transition: padding-left 0.3s ease;
}
.cap-row:hover { padding-left: 12px; }
.cap-row .cap-num {
  font-family: var(--font-mono);
  font-size: 12px;
  letter-spacing: 0.16em;
  color: var(--sand);
}
.cap-row .cap-name {
  font-family: var(--font-display);
  font-size: clamp(22px, 2vw, 30px);
  font-weight: 500;
  letter-spacing: -0.01em;
  color: var(--ink);
}
.cap-row .cap-desc {
  font-size: 15px;
  line-height: 1.5;
  color: var(--stone-700);
}
.cap-row .cap-arrow {
  text-align: right;
  font-family: var(--font-mono);
  font-size: 11px;
  letter-spacing: 0.16em;
  color: var(--stone-500);
  transition: color 0.3s, transform 0.3s;
}
.cap-row:hover .cap-arrow {
  color: var(--sand);
  transform: translateX(6px);
}

/* ==================== CONTACT ==================== */
.contact {
  background: var(--navy-deep);
  color: var(--cream);
  padding: var(--section) 0;
}
.contact-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 100px;
  align-items: start;
}
.contact-head h2 { color: var(--cream); }
.contact-head h2 em {
  font-family: var(--font-serif);
  font-style: italic;
  color: var(--sand);
  font-weight: 400;
}
.contact-head p {
  margin-top: 30px;
  font-size: 17px;
  line-height: 1.55;
  color: rgba(244, 241, 234, 0.72);
  max-width: 44ch;
}
.contact-channels {
  margin-top: 50px;
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 28px 30px;
}
.contact-channels .ch .k {
  font-family: var(--font-mono);
  font-size: 10.5px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: rgba(244, 241, 234, 0.5);
  margin-bottom: 8px;
}
.contact-channels .ch .v {
  font-size: 15px;
  color: var(--cream);
}
.contact-channels .ch .v a:hover { color: var(--sand); }

.cform {
  border-top: 1px solid var(--line-light);
}
.cform .field {
  padding: 18px 0;
  border-bottom: 1px solid var(--line-light);
  display: flex;
  flex-direction: column;
  gap: 8px;
}
.cform label {
  font-family: var(--font-mono);
  font-size: 10.5px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: rgba(244, 241, 234, 0.5);
}
.cform input, .cform textarea, .cform select {
  background: transparent;
  border: none;
  outline: none;
  font: inherit;
  color: var(--cream);
  font-size: 16px;
  padding: 4px 0;
  width: 100%;
  font-family: var(--font-body);
}
.cform textarea { resize: vertical; min-height: 60px; }
.cform input::placeholder, .cform textarea::placeholder { color: rgba(244, 241, 234, 0.32); }
.cform select { appearance: none; cursor: pointer; }
.cform .actions {
  margin-top: 28px;
  display: flex;
  justify-content: space-between;
  align-items: center;
  gap: 20px;
  flex-wrap: wrap;
}
.cform .privacy { font-size: 12px; color: rgba(244, 241, 234, 0.5); max-width: 30ch; }

/* Buttons */
.btn {
  display: inline-flex;
  align-items: center;
  gap: 10px;
  padding: 14px 22px;
  border-radius: 999px;
  font-size: 13.5px;
  letter-spacing: 0.04em;
  transition: transform 0.2s, background 0.2s, color 0.2s, border-color 0.2s;
}
.btn-primary {
  background: var(--sand);
  color: var(--navy-deep);
  font-weight: 500;
}
.btn-primary:hover { background: var(--cream); transform: translateY(-1px); }
.btn-ghost {
  background: transparent;
  color: var(--cream);
  border: 1px solid rgba(244, 241, 234, 0.32);
}
.btn-ghost:hover { background: rgba(244, 241, 234, 0.08); }
.btn-dark {
  background: var(--ink);
  color: var(--cream);
}
.btn-dark:hover { background: var(--navy-deep); }

/* ==================== FOOTER — Kushner pattern ==================== */
.footer {
  background: linear-gradient(105deg, #0c1d39 0%, #14315e 50%, #1f4a86 100%);
  color: #ffffff;
  padding: 44px 36px 24px;
}
.footer-inner {
  display: grid;
  grid-template-columns: 220px repeat(3, 1fr);
  gap: 48px;
  max-width: 1320px;
  margin: 0 auto;
  align-items: flex-start;
}
.footer-logo {
  display: flex;
  align-items: flex-start;
}
.footer-logo img {
  max-height: 150px;
  width: auto;
}
.footer-col h4 {
  font-family: var(--font-display);
  font-weight: 700;
  font-size: 12px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: #ffffff;
  margin-bottom: 18px;
}
.footer-col ul {
  list-style: none;
}
.footer-col li {
  margin-bottom: 11px;
}
.footer-col a {
  position: relative;
  display: inline-block;
  font-family: var(--font-display);
  font-weight: 400;
  font-size: 12px;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  color: #ffffff;
  text-decoration: none;
  transition: color 0.18s ease;
}
.footer-col a::after {
  content: "";
  position: absolute;
  left: 0;
  right: 0;
  bottom: -4px;
  height: 1.5px;
  background: #ffffff;
  transform: scaleX(0);
  transform-origin: center;
  transition: transform 0.25s ease;
}
.footer-col a:hover {
  color: #ffffff;
  opacity: 1;
}
.footer-col a:hover::after {
  transform: scaleX(1);
}
.footer-bottom {
  max-width: 1320px;
  margin: 56px auto 0;
  padding-top: 20px;
  border-top: 1px solid rgba(255, 255, 255, 0.18);
  display: flex;
  justify-content: space-between;
  flex-wrap: wrap;
  gap: 16px;
  font-family: var(--font-mono);
  font-size: 10.5px;
  letter-spacing: 0.1em;
  color: rgba(255, 255, 255, 0.8);
}

@media (max-width: 980px) {
  .footer { padding: 60px 24px 28px; }
  .footer-inner { grid-template-columns: 1fr 1fr; gap: 40px; }
  .footer-logo { grid-column: 1 / -1; }
  .footer-bottom { margin-top: 50px; }
}

/* ==================== Placeholders ==================== */
.ph-img {
  background:
    repeating-linear-gradient(135deg,
      rgba(255, 255, 255, 0.035) 0px,
      rgba(255, 255, 255, 0.035) 2px,
      transparent 2px,
      transparent 14px),
    linear-gradient(135deg, #1a2c52 0%, #0b1530 100%);
  position: relative;
  display: grid;
  place-items: center;
}
.ph-img::after {
  content: attr(data-label);
  font-family: var(--font-mono);
  font-size: 10.5px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: rgba(244, 241, 234, 0.45);
  text-align: center;
  padding: 10px 16px;
  border: 1px solid rgba(244, 241, 234, 0.18);
  border-radius: 2px;
  max-width: 70%;
}
.ph-img.no-label::after { display: none; }

/* ==================== INVESTORS / Capital Relationships ==================== */
.investors {
  background: var(--navy);
  color: var(--cream);
  padding: var(--section) 0;
  position: relative;
  overflow: hidden;
}
.investors::before {
  content: "";
  position: absolute;
  left: -200px; bottom: -120px;
  width: 520px; height: 520px;
  border: 1px solid var(--line-light);
  border-radius: 50%;
  opacity: 0.3;
}
.investors-grid {
  position: relative;
  z-index: 1;
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 80px;
  align-items: start;
}
.investors-pledges {
  display: grid;
  grid-template-columns: 1fr;
  gap: 1px;
  background: var(--line-light);
  border-top: 1px solid var(--line-light);
  border-bottom: 1px solid var(--line-light);
}
.pledge {
  background: var(--navy);
  padding: 26px 0;
}
.pledge-head {
  display: flex;
  align-items: baseline;
  gap: 16px;
  margin-bottom: 10px;
}
.pledge-head .pledge-num {
  font-family: var(--font-mono);
  font-size: 11px;
  letter-spacing: 0.18em;
  color: var(--sand);
}
.pledge-head .pledge-k {
  font-family: var(--font-display);
  font-size: 22px;
  font-weight: 500;
  letter-spacing: -0.01em;
  color: var(--cream);
}
.pledge-v {
  font-size: 15px;
  line-height: 1.55;
  color: rgba(244, 241, 234, 0.72);
  max-width: 56ch;
}
.investors-foot {
  margin-top: 60px;
  padding-top: 24px;
  border-top: 1px solid var(--line-light);
  position: relative;
  z-index: 1;
}

/* ==================== TENANTS ==================== */
.tenants {
  background: var(--cream);
  padding: var(--section) 0;
}
.tenants-head { margin-bottom: 70px; }

.tenants-block {
  border-top: 1px solid var(--line);
  padding-top: 50px;
}
.tenants-block-head {
  margin-bottom: 40px;
  max-width: 920px;
}

/* Work-order steps */
.wo-grid {
  display: grid;
  grid-template-columns: repeat(5, 1fr);
  gap: 1px;
  background: var(--line);
  border-top: 1px solid var(--line);
  border-bottom: 1px solid var(--line);
}
.wo-step {
  background: var(--cream);
  padding: 28px 22px;
  display: flex;
  flex-direction: column;
  gap: 12px;
  min-height: 200px;
}
.wo-num {
  font-family: var(--font-mono);
  font-size: 11px;
  letter-spacing: 0.2em;
  color: var(--sand);
}
.wo-step h4 {
  font-family: var(--font-display);
  font-size: 18px;
  font-weight: 500;
  letter-spacing: -0.01em;
  color: var(--navy);
  line-height: 1.15;
}
.wo-step p {
  font-size: 13.5px;
  line-height: 1.5;
  color: var(--stone-700);
}
.wo-note {
  margin-top: 24px;
  padding: 22px 26px;
  background: rgba(196, 163, 115, 0.08);
  border-left: 2px solid var(--sand);
  display: grid;
  grid-template-columns: 80px 1fr;
  gap: 20px;
  align-items: start;
}
.wo-note p { font-size: 14.5px; line-height: 1.55; color: var(--stone-700); }
.wo-note a { color: var(--navy); border-bottom: 1px solid var(--sand); padding-bottom: 1px; }
.wo-note a:hover { color: var(--sand); }

/* Leasing accordion */
.leasing-accordion {
  list-style: none;
  border-top: 1px solid var(--line);
}
.leasing-accordion li {
  border-bottom: 1px solid var(--line);
}
.leasing-accordion .acc-row {
  width: 100%;
  display: grid;
  grid-template-columns: 60px 1fr 40px;
  gap: 24px;
  align-items: center;
  padding: 22px 0;
  text-align: left;
  cursor: pointer;
  transition: padding-left 0.3s ease;
}
.leasing-accordion .acc-row:hover { padding-left: 12px; }
.leasing-accordion .acc-num {
  font-family: var(--font-mono);
  font-size: 11px;
  letter-spacing: 0.16em;
  color: var(--sand);
}
.leasing-accordion .acc-name {
  font-family: var(--font-display);
  font-size: clamp(18px, 1.6vw, 22px);
  font-weight: 500;
  letter-spacing: -0.01em;
  color: var(--navy);
}
.leasing-accordion .acc-toggle {
  display: inline-flex;
  align-items: center;
  justify-content: flex-end;
  color: var(--stone-500);
  transition: transform 0.3s ease, color 0.2s;
}
.leasing-accordion li.open .acc-toggle {
  transform: rotate(45deg);
  color: var(--sand);
}
.leasing-accordion .acc-body {
  padding: 0 0 26px 84px;
  max-width: 80ch;
}
.leasing-accordion .acc-body p {
  font-size: 15px;
  line-height: 1.65;
  color: var(--stone-700);
}

@media (max-width: 1100px) {
  .wo-grid { grid-template-columns: repeat(2, 1fr); }
}
@media (max-width: 700px) {
  .wo-grid { grid-template-columns: 1fr; }
  .leasing-accordion .acc-row { grid-template-columns: 50px 1fr 30px; gap: 12px; }
  .leasing-accordion .acc-body { padding-left: 62px; }
  .wo-note { grid-template-columns: 1fr; }
}

/* ==================== CAREERS ==================== */
.careers {
  background: var(--ink);
  color: var(--cream);
  padding: var(--section) 0;
  position: relative;
  overflow: hidden;
}
.careers::after {
  content: "";
  position: absolute;
  right: -150px; top: -120px;
  width: 460px; height: 460px;
  border: 1px solid var(--line-light);
  border-radius: 50%;
  opacity: 0.25;
}
.careers-grid {
  position: relative;
  z-index: 1;
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 80px;
  align-items: start;
}
.careers-values {
  list-style: none;
  border-top: 1px solid var(--line-light);
}
.careers-values li {
  padding: 22px 0;
  border-bottom: 1px solid var(--line-light);
}
.careers-values .cv-k {
  display: flex;
  align-items: baseline;
  gap: 14px;
  margin-bottom: 8px;
}
.careers-values .cv-k .num {
  font-family: var(--font-mono);
  font-size: 11px;
  letter-spacing: 0.18em;
  color: var(--sand);
}
.careers-values .cv-k > span:last-child {
  font-family: var(--font-display);
  font-size: 20px;
  font-weight: 500;
  letter-spacing: -0.01em;
  color: var(--cream);
}
.careers-values .cv-v {
  font-size: 14.5px;
  line-height: 1.55;
  color: rgba(244, 241, 234, 0.7);
  max-width: 44ch;
}
.careers-foot {
  margin-top: 60px;
  padding-top: 24px;
  border-top: 1px solid var(--line-light);
  position: relative;
  z-index: 1;
}

/* ==================== ABOUT US — Kushner-style large statement ==================== */
.about {
  background: #ffffff;
  padding: 40px 56px 100px 28px;
}
.about-inner {
  max-width: 1480px;
  margin: 0;
  display: flow-root;
}
.about-heading {
  font-family: var(--font-display);
  font-weight: 400;
  font-size: 56px;
  letter-spacing: -0.01em;
  line-height: 1;
  color: var(--navy);
  margin: 0 0 30px 0;
  text-transform: uppercase;
}
.about-body {
  font-family: var(--font-display);
  font-weight: 400;
  font-size: 22px;
  letter-spacing: 0;
  line-height: 1.45;
  color: var(--navy);
  text-align: justify;
  max-width: 100%;
  margin: 0;
  hyphens: none;
  word-break: normal;
  overflow-wrap: normal;
}
@media (max-width: 780px) {
  .about { padding: 30px 28px 56px 28px; }
  .about-heading { font-size: 34px; letter-spacing: 0.02em; margin-bottom: 22px; }
  .about-body { font-size: 17px; line-height: 1.5; text-align: justify; }
  .about-body-2 { margin-top: 18px; }
  .ventures-heading,
  .properties-heading { font-size: 34px; letter-spacing: 0.02em; margin-bottom: 22px; }
  .properties-body { font-size: 17px; line-height: 1.5; text-align: justify; }
  .about-learn-more,
  .ventures-learn-more,
  .venture-learn-more,
  .resource-learn-more { font-size: 13px; letter-spacing: 0.08em; margin-top: 30px; }
}
.about-body-2 { margin-top: 22px; }

.about-learn-more {
  display: inline-flex;
  align-items: baseline;
  gap: 2px;
  margin-top: 44px;
  float: right;
  font-family: var(--font-display);
  font-weight: 400;
  font-size: 17px;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  color: var(--navy);
  text-decoration: none;
  transition: opacity 0.18s ease;
}
.about-learn-more em {
  font-style: italic;
  font-weight: 400;
}
.about-learn-more:hover {
  opacity: 0.65;
}

/* ==================== CONTENT PAGES (full-page interior content) ==================== */
.content-page {
  background: #ffffff;
  padding: 140px 56px 100px 28px;
  min-height: calc(100vh - 96px);
}
.content-inner {
  max-width: 1480px;
  margin: 0;
}
.content-heading {
  font-family: var(--font-display);
  font-weight: 400;
  font-size: 56px;
  letter-spacing: -0.01em;
  line-height: 1;
  color: var(--navy);
  margin: 0 0 48px 0;
  text-transform: uppercase;
}
.content-body {
  font-family: var(--font-display);
  font-weight: 400;
  font-size: 22px;
  letter-spacing: 0;
  line-height: 1.5;
  color: var(--navy);
  max-width: 1100px;
  margin: 0 0 28px 0;
}
@media (max-width: 780px) {
  .content-page { padding: 100px 24px 80px; }
  .content-heading { font-size: 40px; }
  .content-body { font-size: 18px; }
}

/* ==================== ABOUT US PAGE (Who We Are) ==================== */
.aboutpage {
  background: #ffffff;
  padding-top: 0;
  margin: 0;
}
.aboutpage-statement,
.aboutpage-playbook,
.aboutpage-section {
  background: #ffffff;
}
.aboutpage-hero {
  position: relative;
  width: 100%;
  height: 92vh;
  min-height: 700px;
  overflow: hidden;
}
.aboutpage-hero-img {
  position: absolute;
  inset: 0;
  background-image: url('assets/about-hero.png');
  background-size: cover;
  background-position: center;
  background-repeat: no-repeat;
  background-color: #11284a;
}
.aboutpage-hero-overlay {
  position: absolute;
  inset: 0;
  background: linear-gradient(180deg, rgba(0,0,0,0) 40%, rgba(0,0,0,0.55) 100%);
  pointer-events: none;
}
.aboutpage-hero-title {
  position: absolute;
  left: 36px;
  bottom: 28px;
  right: 36px;
  margin: 0;
  font-family: var(--font-display);
  font-weight: 400;
  font-size: clamp(60px, 9.5vw, 170px);
  letter-spacing: -0.01em;
  line-height: 0.9;
  color: #ffffff;
  text-transform: uppercase;
  white-space: nowrap;
}
.aboutpage-statement {
  padding: 80px 56px 80px 28px;
  max-width: 1480px;
}
.aboutpage-statement-body {
  font-family: var(--font-display);
  font-weight: 400;
  font-size: 20px;
  letter-spacing: 0;
  line-height: 1.55;
  color: var(--navy);
  margin: 0;
}
@media (max-width: 780px) {
  .aboutpage-hero { height: 32vh; min-height: 220px; }
  .aboutpage-hero-img { background-size: cover; background-position: center; }
  .aboutpage-hero-title { left: 20px; bottom: 6px; right: auto; font-size: 46px; max-width: none; white-space: nowrap; }
  .aboutpage-statement { padding: 56px 24px; }
  .aboutpage-statement-body { font-size: 17px; }
}

.aboutpage-section {
  padding: 32px 56px 56px 28px;
  max-width: 1480px;
}
.aboutpage-section-heading {
  font-family: var(--font-display);
  font-weight: 400;
  font-size: 56px;
  letter-spacing: -0.01em;
  line-height: 1;
  color: var(--navy);
  margin: 0 0 36px 0;
  text-transform: uppercase;
}
.aboutpage-section-heading .amp,
.aboutpage-cap-list li .amp,
.amp {
  font-family: Arial, Helvetica, sans-serif;
  font-weight: 400;
  letter-spacing: 0;
}
.aboutpage-body {
  font-family: var(--font-display);
  font-weight: 400;
  font-size: 20px;
  letter-spacing: 0;
  line-height: 1.55;
  color: var(--navy);
  margin: 0 0 24px 0;
}
@media (max-width: 780px) {
  .aboutpage-section { padding: 6px 24px 44px; }
  .aboutpage-section-heading { font-size: 36px; }
  .aboutpage-body { font-size: 17px; }
}

/* 2026 PLAYBOOK CALLOUT — understated, right-aligned, matches Learn More treatment */
.aboutpage-playbook {
  padding: 0 56px 56px 28px;
  max-width: 1480px;
  text-align: right;
}
.aboutpage-playbook-link {
  display: inline-block;
  font-family: var(--font-display);
  font-weight: 500;
  font-style: italic;
  font-size: 17px;
  letter-spacing: 0.04em;
  text-transform: uppercase;
  color: var(--navy);
  text-decoration: none;
  transition: opacity 0.2s ease;
}
.aboutpage-playbook-link:hover {
  opacity: 0.65;
}

/* CAPABILITIES LIST — clean named list on About Us, full elaboration on dedicated page */
.aboutpage-cap-list {
  list-style: none;
  margin: 24px 0 32px;
  padding: 0;
  display: grid;
  grid-template-columns: repeat(2, 1fr);
  gap: 14px 56px;
}
.aboutpage-cap-list li {
  font-family: var(--font-display);
  font-weight: 500;
  font-size: 19px;
  color: var(--navy);
  border-top: 1px solid rgba(17, 40, 74, 0.18);
  padding-top: 12px;
}
.aboutpage-section-cta-row {
  text-align: right;
  margin-top: 24px;
}
.aboutpage-section-cta {
  display: inline-block;
  font-family: var(--font-display);
  font-weight: 500;
  font-style: italic;
  font-size: 17px;
  letter-spacing: 0.04em;
  text-transform: uppercase;
  color: var(--navy);
  text-decoration: none;
  transition: opacity 0.2s ease;
}
.aboutpage-section-cta:hover {
  opacity: 0.65;
}
@media (max-width: 780px) {
  .aboutpage-playbook { padding: 0 24px 32px; }
  .aboutpage-playbook-link { font-size: 14px; }
  .aboutpage-cap-list { grid-template-columns: 1fr; gap: 10px; }
  .aboutpage-cap-list li { font-size: 16px; }
  .aboutpage-section-cta { display: inline-flex; align-items: baseline; gap: 2px; font-size: 13px; font-weight: 400; letter-spacing: 0.08em; }
}

/* ==================== CAPABILITIES PAGE ==================== */
.capspage {
  background: #ffffff;
  padding-top: 0;
}
.capspage-hero {
  position: relative;
  width: 100%;
  height: clamp(620px, 88vh, 920px);
  min-height: 620px;
  overflow: hidden;
}
.capspage-hero-img {
  position: absolute;
  inset: 0;
  background-image: url('assets/capabilities-hero.png');
  background-size: cover;
  background-position: center 40%;
  background-repeat: no-repeat;
  background-color: #11284a;
}
.careers-hero-blur {
  filter: blur(2px);
  transform: scale(1.04);
}
.capspage-hero-overlay {
  position: absolute;
  inset: 0;
  background: linear-gradient(180deg, rgba(0,0,0,0.05) 0%, rgba(0,0,0,0) 30%, rgba(0,0,0,0.35) 75%, rgba(0,0,0,0.55) 100%);
  pointer-events: none;
}
.capspage-hero-title {
  position: absolute;
  left: 36px;
  bottom: 28px;
  right: 36px;
  margin: 0;
  font-family: var(--font-display);
  font-weight: 400;
  font-size: clamp(60px, 9.5vw, 170px);
  letter-spacing: -0.01em;
  line-height: 0.9;
  color: #ffffff;
  text-transform: uppercase;
  white-space: nowrap;
}
.capspage-statement {
  padding: 80px 56px 80px 28px;
  max-width: 1480px;
  margin: 0 auto;
}
.capspage-statement-body {
  font-family: var(--font-display);
  font-weight: 400;
  font-size: 22px;
  letter-spacing: 0;
  line-height: 1.55;
  color: var(--navy);
  margin: 0;
}

/* ==================== RESOURCES PAGE ==================== */
.resourcespage {
  background: #fff;
  padding-top: 150px;
}
.resource-article { max-width: 1000px; margin: 0 auto; }
.rart-title {
  font-family: var(--font-display);
  font-weight: 400;
  font-size: clamp(32px, 4vw, 52px);
  line-height: 1.12;
  color: var(--navy);
  margin: 0;
  text-align: center;
}
.rart-lead {
  background: linear-gradient(105deg, #1f4a86 0%, #14315e 50%, #0c1d39 100%);
  padding: 44px 56px;
  margin: 0 28px 48px;
}
.rart-lead p {
  font-family: var(--font-display);
  font-size: 18px;
  line-height: 1.6;
  color: rgba(255,255,255,0.92);
  margin: 0 0 18px;
}
.rart-lead p:last-child { margin-bottom: 0; }
.rart-body { padding: 0 56px; }
.rart-h2 {
  font-family: var(--font-display);
  font-weight: 500;
  font-size: 28px;
  color: var(--navy);
  margin: 40px 0 18px;
}
.rart-body p {
  font-family: var(--font-display);
  font-size: 17px;
  line-height: 1.65;
  color: var(--navy);
  margin: 0 0 16px;
}
.rart-subhead { font-weight: 600; margin-bottom: 8px !important; }
.rart-criteria { display: grid; grid-template-columns: 1fr 1fr; gap: 16px; margin: 20px 0 24px; }
.rart-criteria-3 { grid-template-columns: 1fr; }
.rart-chart { margin: 24px 0 28px; }
.rart-chart-svg { width: 100%; height: auto; display: block; }
.rart-chart-ylabel { font-family: var(--font-display); font-size: 13px; fill: rgba(17,40,74,0.6); }
.rart-chart-xlabel { font-family: var(--font-display); font-size: 12px; fill: var(--navy); }
.rart-chart-phase { font-family: var(--font-display); font-size: 13px; font-weight: 600; letter-spacing: 0.06em; fill: #ffffff; }
.rart-chart-timeline { font-family: var(--font-display); font-size: 12px; font-weight: 600; letter-spacing: 0.14em; fill: rgba(17,40,74,0.6); }
.rart-chart-head { font-family: var(--font-display); font-size: 12px; font-weight: 700; letter-spacing: 0.04em; fill: var(--navy); }
.rart-chart-desc { font-family: var(--font-display); font-size: 11.5px; fill: rgba(17,40,74,0.72); }
.rart-chart-dotnum { font-family: var(--font-display); font-size: 13px; font-weight: 700; fill: #ffffff; }
.rart-statbar {
  background: linear-gradient(105deg, #1f4a86 0%, #14315e 50%, #0c1d39 100%);
  display: grid;
  grid-template-columns: 1fr 1fr 1fr;
  max-width: 1000px;
  margin: 8px auto 0;
}
.rart-stat { padding: 40px 28px; text-align: center; border-right: 1px solid rgba(255,255,255,0.18); }
.rart-stat:last-child { border-right: none; }
.rart-stat-num { font-family: var(--font-display); font-size: 30px; color: #fff; margin-bottom: 8px; }
.rart-stat-label { font-family: var(--font-display); font-size: 14px; line-height: 1.5; color: rgba(255,255,255,0.82); }
.rart-steps {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 28px 40px;
  margin: 24px 0 8px;
}
.rart-step { border-left: 2px solid var(--navy); padding: 4px 0 4px 20px; }
.rart-step-label { font-family: var(--font-display); font-size: 13px; font-weight: 600; letter-spacing: 0.14em; text-transform: uppercase; color: #6a7a90; margin-bottom: 8px; }
.rart-step p { margin: 0; font-size: 16px !important; }
.rart-triband {
  background: linear-gradient(105deg, #1f4a86 0%, #14315e 50%, #0c1d39 100%);
  display: grid;
  grid-template-columns: 1fr 1fr 1fr;
  max-width: 1000px;
  margin: 8px auto;
}
.rart-triband-item { padding: 34px 24px; text-align: center; border-right: 1px solid rgba(255,255,255,0.18); }
.rart-triband-item:last-child { border-right: none; }
.rart-triband-head { font-family: var(--font-display); font-size: 26px; color: #fff; margin-bottom: 6px; }
.rart-triband-sub { font-family: var(--font-display); font-size: 14px; color: rgba(255,255,255,0.82); }
.rart-qof {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 40px;
  margin: 16px 0 0;
}
.rart-qof-side { display: flex; flex-direction: column; }
.rart-qof-list { margin: 0 0 20px; padding-left: 20px; }
.rart-qof-list li { font-family: var(--font-display); font-size: 16px; line-height: 1.6; color: var(--navy); margin-bottom: 10px; }
.rart-qof-result { background: #f2f4f6; padding: 24px; text-align: center; margin-top: auto; min-height: 132px; display: flex; flex-direction: column; justify-content: center; }
.rart-qof-amt { font-family: var(--font-display); font-size: 34px; color: var(--navy); }
.rart-qof-cap { font-family: var(--font-display); font-size: 14px; color: #6a7a90; margin-top: 4px; }
.rart-qof-owed { display: flex; align-items: center; justify-content: center; gap: 28px; margin: 20px 0 8px; }
.rart-qof-zero { font-family: var(--font-display); font-size: 40px; color: #6a7a90; }
.rart-qof-owed-label { font-family: var(--font-display); font-size: 14px; font-weight: 600; letter-spacing: 0.14em; text-transform: uppercase; color: var(--navy); white-space: nowrap; }
.rart-callout { border-left: 4px solid var(--navy); padding: 8px 0 8px 24px; margin: 28px 0 0; }
.rart-inlinedisc { font-family: var(--font-display); font-size: 12px; line-height: 1.55; color: rgba(17,40,74,0.5); font-style: italic; margin: 18px 0 0; }
.rart-iconband { background: #b8d4e3; padding: 40px 56px; max-width: 1000px; margin: 8px auto 0; }
.rart-iconband-head { font-family: var(--font-display); font-size: 24px; font-weight: 600; text-transform: uppercase; letter-spacing: 0.04em; text-align: center; color: var(--navy); margin: 0 0 28px; }
.rart-iconband-grid { display: grid; grid-template-columns: repeat(5, 1fr); gap: 20px; }
.rart-iconband-item { display: flex; flex-direction: column; align-items: center; text-align: center; gap: 12px; }
.rart-iconband-ic .ricon { width: 52px; height: 52px; stroke: var(--navy); }
.rart-iconband-item span { font-family: var(--font-display); font-size: 14px; font-weight: 600; text-transform: uppercase; letter-spacing: 0.03em; color: var(--navy); line-height: 1.3; }
.rart-numlist { margin: 22px 0 8px; }
.rart-numgrid { display: grid; grid-template-columns: 1fr 1fr; gap: 4px 40px; margin: 18px 0 0; }
.rart-numitem { display: flex; gap: 18px; align-items: flex-start; padding: 16px 0; border-bottom: 1px solid rgba(17,40,74,0.12); }
.rart-numitem-full { border-bottom: none; padding-top: 16px; }
.rart-bignum { font-family: var(--font-display); font-size: 30px; font-weight: 400; color: var(--navy); line-height: 1; flex-shrink: 0; min-width: 26px; }
.rart-numitem p { margin: 0; font-size: 16px !important; line-height: 1.5; }
.rart-bluecallout { background: #cfe2ec; padding: 24px 28px; margin: 16px 0 20px; }
.rart-bluecallout p { margin: 0; font-family: var(--font-display); font-size: 17px; line-height: 1.55; color: var(--navy); text-transform: uppercase; letter-spacing: 0.01em; }
.rart-center { text-align: center; }
.rart-locgrid { display: grid; grid-template-columns: repeat(5, 1fr); gap: 18px; margin-top: 18px; }
.rart-locitem { text-align: center; }
.rart-locnum { display: inline-flex; align-items: center; justify-content: center; width: 30px; height: 30px; border-radius: 50%; background: #8ba0c4; color: #fff; font-family: var(--font-display); font-weight: 600; font-size: 15px; margin-bottom: 10px; }
.rart-loclabel { font-family: var(--font-display); font-size: 14px; font-weight: 600; text-transform: uppercase; letter-spacing: 0.03em; color: #b8d4e3; margin-bottom: 6px; }
.rart-locitem p { margin: 0; font-family: var(--font-display); font-size: 13px; line-height: 1.5; color: rgba(255,255,255,0.88); }
@media (max-width: 780px) {
  .rart-iconband { padding: 28px 24px; }
  .rart-iconband-grid { grid-template-columns: 1fr 1fr; gap: 24px; }
  .rart-numgrid { grid-template-columns: 1fr; }
  .rart-locgrid { grid-template-columns: 1fr 1fr; }
}
.rart-721grid { display: grid; grid-template-columns: 1fr 1.4fr; gap: 32px; align-items: center; margin: 20px 0 8px; }
.rart-721note { background: #f2f4f6; padding: 28px 24px; }
.rart-721note p { margin: 0; font-size: 15px !important; text-align: center; }
.rart-721diagram { display: flex; flex-direction: column; align-items: center; gap: 18px; }
.rart-721svg { width: 100%; max-width: 320px; height: auto; }
.rart-721c1 { font-family: var(--font-display); font-size: 22px; font-weight: 600; fill: var(--navy); }
.rart-721c2 { font-family: var(--font-display); font-size: 16px; fill: var(--navy); }
.rart-721lab { font-family: var(--font-display); font-size: 13px; font-weight: 600; fill: var(--navy); }
.rart-721sub { font-family: var(--font-display); font-size: 12px; fill: #6a7a90; }
.rart-721tree { width: 100%; text-align: center; }
.rart-721tree-top { font-family: var(--font-display); font-size: 14px; font-weight: 600; color: var(--navy); margin-bottom: 8px; }
.rart-721tree-row { display: flex; flex-wrap: nowrap; justify-content: center; align-items: center; gap: 0; }
.rart-721box { font-family: var(--font-display); font-size: 12px; color: #fff; background: var(--navy); padding: 8px 12px; white-space: nowrap; }
.rart-721conn { width: 18px; height: 2px; background: var(--navy); flex-shrink: 0; }
.rart-benefits { display: grid; grid-template-columns: 1fr 1fr; gap: 26px 40px; margin: 24px 0 8px; }
.rart-benefit { position: relative; padding-left: 26px; }
.rart-benefit::before { content: ""; position: absolute; left: 0; top: 9px; width: 9px; height: 9px; border-radius: 50%; background: var(--navy); }
.rart-benefit p { margin: 0; font-size: 16px !important; line-height: 1.5; }
.rart-table-3 { table-layout: fixed; width: 100%; max-width: 960px; margin: 18px auto 0; border-collapse: collapse; }
.rart-table-3 th, .rart-table-3 td { width: 33.33%; text-align: center !important; padding: 18px 10px; border: none; }
.rart-table-3 thead th { letter-spacing: 0.12em; }
.rart-table-3 th.c1031 { background: #8ba0c4; color: #fff; }
.rart-table-3 th.c721 { background: var(--navy); color: #fff; }
.rart-table-3 th.cfeat { background: #2d4a74; color: #fff; }
.rart-table-3 th.c1031, .rart-table-3 th.c721,
.rart-table-3 td:first-child, .rart-table-3 td:last-child { border-left: 1px solid #d3d7dd; border-right: 1px solid #d3d7dd; }
.rart-table-3 td:first-child, .rart-table-3 td:last-child { border-bottom: 1px solid #e6e9ee; }
.rart-table-3 tbody tr:last-child td:first-child, .rart-table-3 tbody tr:last-child td:last-child { border-bottom: 1px solid #d3d7dd; }
.rart-table-3 td { color: var(--navy); font-size: 15px; background: none; }
.rart-table-3 td.cfeat { color: #6a7a90; text-transform: uppercase; font-size: 13px; letter-spacing: 0.04em; border: none; background: #eef1f5; }
.rart-table-3 tbody tr:nth-child(even) { background: none; }
.rart-chevflow { display: flex; margin: 24px 0 8px; flex-wrap: wrap; gap: 4px; }
.rart-chev { flex: 1; min-width: 130px; color: #fff; font-family: var(--font-display); font-weight: 600; font-size: 14px; text-align: center; padding: 22px 16px 22px 28px; clip-path: polygon(0 0, calc(100% - 16px) 0, 100% 50%, calc(100% - 16px) 100%, 0 100%, 16px 50%); }
.rart-chev:first-child { clip-path: polygon(0 0, calc(100% - 16px) 0, 100% 50%, calc(100% - 16px) 100%, 0 100%); }
.rart-why { margin: 0 0 24px; }
.rart-why-head { font-family: var(--font-display); font-size: 16px; font-weight: 600; letter-spacing: 0.08em; text-transform: uppercase; color: var(--navy); margin: 0 0 10px; }
.rart-triband-block { display: block; background: linear-gradient(105deg, #1f4a86 0%, #14315e 50%, #0c1d39 100%); padding: 40px 48px; }
.rart-triband-title { font-family: var(--font-display); font-size: 18px; font-weight: 600; letter-spacing: 0.06em; text-transform: uppercase; color: #fff; margin: 0 0 14px; }
.rart-triband-block p { font-family: var(--font-display); font-size: 16px; line-height: 1.6; color: rgba(255,255,255,0.9); margin: 0 0 14px; }
.rart-list-light { margin: 0; padding-left: 22px; }
.rart-list-light li { font-family: var(--font-display); font-size: 16px; line-height: 1.7; color: rgba(255,255,255,0.92); }
@media (max-width: 780px) {
  .rart-721grid { grid-template-columns: 1fr; }
  .rart-721tree-row { flex-wrap: wrap; }
  .rart-benefits { grid-template-columns: 1fr; }
  .rart-chevflow { flex-direction: column; }
  .rart-chev, .rart-chev:first-child { clip-path: none; min-width: 0; }
  .rart-triband-block { padding: 28px 24px; }
}
.rart-lead-head { font-family: var(--font-display); font-size: 22px; font-weight: 600; color: #fff; margin: 0 0 16px !important; line-height: 1.35; }
.ricon { width: 48px; height: 48px; flex-shrink: 0; }
.rart-icongrid { display: grid; grid-template-columns: repeat(4, 1fr); gap: 28px 24px; margin: 24px 0 8px; }
.rart-icongrid-2 { grid-template-columns: 1fr 1fr; gap: 22px 40px; }
.rart-iconitem { display: flex; flex-direction: column; align-items: center; text-align: center; gap: 10px; }
.rart-iconitem span { font-family: var(--font-display); font-size: 14px; line-height: 1.4; color: var(--navy); }
.rart-iconitem.row { flex-direction: row; align-items: center; text-align: left; gap: 16px; }
.rart-iconitem.row span { font-size: 16px; }
@media (max-width: 780px) {
  .rart-icongrid { grid-template-columns: 1fr 1fr; }
  .rart-icongrid-2 { grid-template-columns: 1fr; }
}
.rart-qof2 { margin: 16px 0 0; }
.rart-qof2-row { display: grid; grid-template-columns: 1fr 56px 1fr; align-items: center; min-height: 84px; }
.rart-qof2-cell { font-family: var(--font-display); font-size: 16px; line-height: 1.5; color: var(--navy); position: relative; }
.rart-qof2-cell.left.filled::after { content: ""; position: absolute; top: 50%; left: 100%; width: 28px; height: 1px; background: rgba(17,40,74,0.4); }
.rart-qof2-cell.right.filled::after { content: ""; position: absolute; top: 50%; right: 100%; width: 28px; height: 1px; background: rgba(17,40,74,0.4); }
.rart-qof2-mid { position: relative; align-self: stretch; display: flex; justify-content: center; align-items: center; }
.rart-qof2-mid::before { content: ""; position: absolute; left: 50%; top: 0; bottom: 0; width: 2px; background: var(--navy); transform: translateX(-50%); }
.rart-qof2-dot { width: 15px; height: 15px; border-radius: 50%; background: var(--navy); position: relative; z-index: 1; }
.rart-qof2-arrows { display: grid; grid-template-columns: 1fr 56px 1fr; margin-top: 8px; }
.rart-qof2-down { text-align: center; font-size: 30px; line-height: 1; color: #7a8fb5; }
.rart-qof2-results { display: grid; grid-template-columns: 1fr 56px 1fr; align-items: start; margin-top: 8px; }
@media (max-width: 780px) {
  .rart-qof2-row, .rart-qof2-arrows, .rart-qof2-results { grid-template-columns: 1fr; }
  .rart-qof2-cell.right { text-align: left; }
  .rart-qof2-mid { display: none; }
  .rart-qof2-cell:empty { display: none; }
  .rart-qof2-arrows .rart-qof2-down:nth-child(2) { display: none; }
}
.rart-callout-head { font-family: var(--font-display); font-weight: 700; font-size: 17px; letter-spacing: 0.02em; text-transform: uppercase; color: var(--navy); margin: 0 0 10px !important; }
@media (max-width: 780px) {
  .rart-statbar, .rart-triband { grid-template-columns: 1fr; }
  .rart-stat, .rart-triband-item { border-right: none; border-bottom: 1px solid rgba(255,255,255,0.18); }
  .rart-steps, .rart-qof { grid-template-columns: 1fr; }
}
.rart-criterion { display: flex; gap: 14px; align-items: flex-start; background: #f2f4f6; padding: 18px 20px; }
.rart-num { font-family: var(--font-display); font-weight: 600; font-size: 18px; color: #8a93a0; flex-shrink: 0; }
.rart-criterion p { font-size: 15px !important; margin: 0 !important; }
.rart-list { margin: 0 0 16px; padding-left: 22px; }
.rart-list li {
  font-family: var(--font-display);
  font-size: 17px;
  line-height: 1.6;
  color: var(--navy);
  margin-bottom: 12px;
}
.rart-table-wrap { overflow-x: auto; margin: 8px 0 24px; }
.rart-table { width: 100%; border-collapse: collapse; }
.rart-table th, .rart-table td {
  font-family: var(--font-display);
  font-size: 15px;
  padding: 12px 16px;
  text-align: right;
  border-bottom: 1px solid rgba(17,40,74,0.12);
  color: var(--navy);
}
.rart-table th:first-child, .rart-table td:first-child { text-align: left; }
.rart-table thead th {
  background: var(--navy);
  color: #fff;
  font-weight: 600;
  text-transform: uppercase;
  letter-spacing: 0.06em;
  font-size: 12px;
}
.rart-table tbody tr:nth-child(even) { background: #f2f4f6; }
.rart-cols { display: grid; grid-template-columns: 1fr 1fr 1fr; gap: 16px; margin: 16px 0 24px; }
.rart-col { border: 1px solid rgba(17,40,74,0.14); padding: 20px; }
.rart-col h3 {
  font-family: var(--font-display);
  font-weight: 600;
  font-size: 14px;
  text-transform: uppercase;
  letter-spacing: 0.08em;
  color: var(--navy);
  margin: 0 0 10px;
}
.rart-col p { font-size: 15px !important; margin: 0 !important; }
.rart-footnote { font-size: 13px !important; color: rgba(17,40,74,0.6) !important; margin-top: 24px !important; }
.rart-back { padding: 32px 56px 0; }
.rart-back-link {
  font-family: var(--font-display);
  font-size: 14px;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  color: var(--navy);
}
.rart-back-link:hover { text-decoration: underline; }
@media (max-width: 780px) {
  .rart-lead { padding: 28px 24px; margin: 0 16px 32px; }
  .rart-body { padding: 0 24px; }
  .rart-criteria, .rart-cols { grid-template-columns: 1fr; }
  .rart-back { padding: 24px 24px 0; }
}
.resources-hero-img {
  position: absolute;
  inset: 0;
  background: linear-gradient(105deg, #1f4a86 0%, #14315e 50%, #0c1d39 100%);
}
.resources-grid {
  max-width: 1480px;
  margin: 0 auto;
  padding: 8px 56px 24px 28px;
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 28px;
}
.resource-card {
  background: linear-gradient(105deg, #1f4a86 0%, #14315e 50%, #0c1d39 100%);
  display: flex;
  flex-direction: column;
  align-items: center;
  text-align: center;
  padding: 56px 48px 48px;
  min-height: 300px;
}
.resource-card-inner {
  flex: 1;
  display: flex;
  flex-direction: column;
  align-items: center;
  justify-content: center;
}
.resource-card-title {
  font-family: var(--font-display);
  font-weight: 500;
  font-size: 28px;
  line-height: 1.2;
  color: #ffffff;
  margin: 0;
}
.resource-card-rule {
  width: 80%;
  max-width: 360px;
  height: 1px;
  background: rgba(255, 255, 255, 0.28);
  margin: 22px 0;
}
.resource-card-summary {
  font-family: var(--font-display);
  font-weight: 400;
  font-size: 17px;
  line-height: 1.6;
  color: rgba(255, 255, 255, 0.85);
  margin: 0;
}
.resource-learn-more {
  margin-top: 32px;
  display: inline-flex;
  align-items: center;
  font-family: var(--font-display);
  font-style: italic;
  font-weight: 500;
  font-size: 17px;
  letter-spacing: 0.04em;
  color: #ffffff;
  text-transform: uppercase;
}
.resource-learn-more em {
  font-style: italic;
  position: relative;
}
.resource-learn-more em::after {
  content: "";
  position: absolute;
  left: 0;
  bottom: -4px;
  width: 100%;
  height: 1.5px;
  background: #ffffff;
  transform: scaleX(0);
  transform-origin: left;
  transition: transform 0.28s ease;
}
.resource-learn-more:hover em::after { transform: scaleX(1); }
.resource-learn-more.is-placeholder { opacity: 0.5; cursor: default; }
.resource-download {
  margin-top: 36px;
  display: inline-block;
  padding: 14px 40px;
  background: var(--sand);
  color: var(--navy);
  font-family: var(--font-display);
  font-weight: 600;
  font-size: 14px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  transition: background 0.25s ease, color 0.25s ease;
}
.resource-download:hover {
  background: #ffffff;
}
.resource-download.is-placeholder {
  background: rgba(255, 255, 255, 0.16);
  color: rgba(255, 255, 255, 0.7);
  cursor: default;
}
.resources-disclaimer {
  max-width: 1480px;
  margin: 0 auto;
  padding: 28px 56px 80px 28px;
}
.resources-disclaimer p {
  font-family: var(--font-display);
  font-weight: 400;
  font-size: 13px;
  line-height: 1.6;
  color: rgba(17, 40, 74, 0.55);
  margin: 0;
}
@media (max-width: 780px) {
  .resourcespage { padding-top: 120px; }
  .resources-grid {
    grid-template-columns: 1fr;
    padding: 8px 24px 16px;
    gap: 16px;
  }
  .resource-card { padding: 40px 28px 36px; min-height: 0; }
  .resource-card-title { font-size: 24px; }
  .resources-disclaimer { padding: 24px 24px 56px; }
}
.venturespage .ventures { padding-top: 150px; }
.ventures-hero-grad { background-image: url('assets/ventures-hero.jpg'); background-size: cover; background-position: center; }
.ventures-statements { max-width: none; margin: 0; padding: 0; display: block; }
.venturespage .capspage-discipline { margin: 0 !important; padding: 0 !important; min-height: 0 !important; align-items: stretch; }
.venturespage .capspage-disc-image { min-height: 0 !important; }
.venturespage .capspage-disc-text { min-height: 0 !important; }
/* ==================== INVESTOR PORTAL — standalone login landing ==================== */
.portal-page {
  min-height: 100vh;
  background: #f0efed;
  display: flex;
  flex-direction: column;
  align-items: center;
  padding: 44px 24px 36px;
}
.portal-logo {
  display: block;
  width: 270px;
  height: 69px;
  margin: 4px auto 30px;
}
.portal-logo-bg { background-image: url('assets/logo-navy.png'); background-size: contain; background-repeat: no-repeat; background-position: center; }
.portal-logo img { width: 100%; height: auto; display: block; }
.portal-card {
  width: 100%;
  max-width: 440px;
  background: #ffffff;
  padding: 34px 38px 38px;
  border-radius: 10px;
  box-shadow: 0 1px 3px rgba(0,0,0,0.06);
}
.portal-card-title {
  font-family: var(--font-display);
  font-weight: 500;
  font-size: 18px;
  letter-spacing: 0.01em;
  color: var(--navy);
  text-align: center;
  margin: 0 0 14px;
}
.portal-notice {
  font-family: var(--font-display);
  font-size: 14px;
  line-height: 1.55;
  color: #444;
  text-align: center;
  margin: 0 0 26px;
}
.portal-notice a, .portal-link {
  color: var(--navy);
  text-decoration: underline;
  text-underline-offset: 2px;
}
.portal-form { display: flex; flex-direction: column; }
.portal-label {
  font-family: var(--font-display);
  font-weight: 600;
  font-size: 14px;
  color: #1c1c1c;
  margin-bottom: 8px;
}
.portal-input {
  width: 100%;
  border: 1px solid #c7c7c7;
  border-radius: 4px;
  padding: 10px 12px;
  font-size: 14px;
  font-family: var(--font-display);
  color: #1c1c1c;
  margin-bottom: 16px;
  background: #fff;
}
.portal-input:focus { outline: none; border-color: var(--navy); box-shadow: 0 0 0 1px var(--navy); }
.portal-password { position: relative; }
.portal-password .portal-input { margin-bottom: 8px; }
.portal-eye {
  position: absolute;
  right: 12px;
  top: 11px;
  background: none;
  border: none;
  color: #777;
  cursor: pointer;
  padding: 0;
}
.portal-forgot {
  font-family: var(--font-display);
  font-size: 14px;
  align-self: flex-start;
  margin-bottom: 28px;
}
.portal-signin {
  width: 100%;
  background: var(--navy);
  color: #fff;
  border: none;
  padding: 12px;
  font-family: var(--font-display);
  font-weight: 600;
  font-size: 15px;
  letter-spacing: 0.02em;
  cursor: pointer;
  transition: background 0.2s ease;
}
.portal-signin:hover { background: #0c1d39; }
.portal-help {
  font-family: var(--font-display);
  font-size: 14px;
  margin: 28px 0 0;
}
.portal-note {
  max-width: 440px;
  font-family: var(--font-display);
  font-size: 13.5px;
  line-height: 1.6;
  color: #6a6a6a;
  text-align: center;
  margin: 40px auto 0;
}
.portal-note a { color: var(--navy); }
.portal-forgot, .portal-help { text-decoration: none; }
.portal-forgot:hover, .portal-help:hover { text-decoration: underline; text-underline-offset: 2px; }
.portal-firm {
  display: block;
  text-align: center;
  white-space: nowrap;
  color: var(--navy);
  font-family: var(--font-display);
  font-weight: 500;
  font-size: 15px;
  text-decoration: none;
  margin: 18px 0 0;
}
.portal-firm:hover { text-decoration: underline; text-underline-offset: 2px; }
.portal-footer {
  max-width: 440px;
  text-align: center;
  margin: 32px auto 0;
  font-family: var(--font-display);
  font-size: 13px;
  color: #6a6a6a;
}
.portal-footer p { margin: 6px 0 0; font-size: 12px; line-height: 1.6; }
.portal-legal-line { white-space: nowrap; font-size: 10.5px; letter-spacing: -0.1px; }
.portal-footer p a { text-decoration: none; }
.portal-footer p a:hover { text-decoration: underline; text-underline-offset: 2px; }
@media (max-width: 560px) {
  .portal-card { padding: 36px 24px 40px; }
  .portal-logo { margin-bottom: 32px; }
}
.venturespage .venture-tile.expanded .venture-label-vertical { opacity: 1; }
.ventures-statements {
  max-width: 1480px;
  margin: 0 auto;
  padding: 8px 56px 20px 28px;
  display: flex;
  flex-direction: column;
  gap: 20px;
}
.ventures-statement {
  padding: 44px 48px;
  background: linear-gradient(105deg, #1f4a86 0%, #14315e 50%, #0c1d39 100%);
  display: block;
}
.ventures-statement-heading {
  font-family: var(--font-display);
  font-weight: 500;
  font-size: 34px;
  letter-spacing: 0.01em;
  line-height: 1.1;
  color: #ffffff;
  margin: 0 0 18px;
}
.ventures-statement-body {
  font-family: var(--font-display);
  font-weight: 400;
  font-size: 19px;
  line-height: 1.6;
  color: #ffffff;
  margin: 0;
}
@media (max-width: 780px) {
  .ventures-statements { padding: 8px 24px 64px; gap: 16px; }
  .ventures-statement { padding: 32px 24px; }
  .ventures-statement-heading { font-size: 28px; }
  .ventures-statement-body { font-size: 17px; }
  .venturespage-statement .capspage-statement-body { font-size: 17px; line-height: 1.6; text-align: left; letter-spacing: 0; }
}
.venturespage-statement .capspage-statement-body {
  font-size: 30px;
  line-height: 1.5;
  text-align: justify;
}
@media (max-width: 780px) {
  .venturespage-statement .capspage-statement-body {
    font-size: 17px;
    line-height: 1.6;
    text-align: left;
    letter-spacing: 0;
  }
}
.capspage-section {
  padding: 32px 56px 56px 28px;
  max-width: 1480px;
  background: #ffffff;
}
.capspage-section-heading {
  font-family: var(--font-display);
  font-weight: 400;
  font-size: 40px;
  letter-spacing: -0.005em;
  line-height: 1.1;
  color: var(--navy);
  margin: 0 0 24px 0;
}
.capspage-body {
  font-family: var(--font-display);
  font-weight: 400;
  font-size: 20px;
  letter-spacing: 0;
  line-height: 1.55;
  color: var(--navy);
  margin: 0 0 18px 0;
  max-width: 1100px;
}
.capspage-section-close {
  padding-bottom: 100px;
}
.capspage-discipline {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 0;
  align-items: stretch;
  min-height: 493px;
  background: #ffffff;
}
.capspage-disc-text {
  padding: 40px 56px 40px 28px;
  display: flex;
  flex-direction: column;
  justify-content: center;
}
.capspage-disc-text .capspage-section-heading {
  margin-bottom: 24px;
}
.capspage-disc-image {
  position: relative;
  background-size: cover;
  background-position: center;
  background-repeat: no-repeat;
  background-color: #11284a;
  min-height: 430px;
}
.capspage-disc-image::after {
  content: "";
  position: absolute;
  inset: 0;
  background: linear-gradient(105deg, rgba(31,74,134,0.55) 0%, rgba(20,49,94,0.55) 50%, rgba(12,29,57,0.55) 100%);
  pointer-events: none;
}
.careers-benefits-section { padding-top: 0; }
.careers-major-heading {
  font-family: var(--font-display);
  font-weight: 400;
  font-size: 56px;
  letter-spacing: -0.01em;
  line-height: 1;
  color: var(--navy);
  margin: 0 0 36px 0;
  text-transform: uppercase;
}
@media (max-width: 780px) {
  .careers-major-heading { font-size: 38px; }
}
.careers-benefits-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 72px 80px;
  margin-top: 48px;
}
.careers-benefit { border-left: 2px solid var(--navy); padding: 6px 0 10px 32px; }
.careers-benefit h3 {
  font-family: var(--font-display);
  font-weight: 700;
  font-size: 26px;
  letter-spacing: 0.01em;
  text-transform: uppercase;
  color: var(--navy);
  margin: 0 0 20px;
}
.careers-benefit p {
  font-size: 18px;
  line-height: 1.7;
  color: var(--ink);
  margin: 0;
}
@media (max-width: 780px) {
  .careers-benefits-grid { grid-template-columns: 1fr; gap: 32px; }
}
.disc-text-left .capspage-disc-text { order: 1; }
.disc-text-left .capspage-disc-image { order: 2; }
.disc-image-left .capspage-disc-image { order: 1; }
.disc-image-left .capspage-disc-text { order: 2; padding: 40px 28px 40px 56px; }
.asset-mgmt-img    { background-image: url('assets/cap-asset.png?v=5'); background-size: cover; background-position: center; }
.acquisitions-img  { background-image: url('assets/cap-acquisitions.png?v=2'); background-size: cover; background-position: center; }
.property-mgmt-img { background-image: url('assets/cap-property-mgmt.png'); background-size: cover; background-position: center; }
.development-img   { background-image: url('assets/cap-development.png'); background-size: cover; background-position: center; }
.construction-img  { background-image: url('assets/cap-construction.png'); background-size: cover; background-position: center; }
.lihtc-img         { background-image: url('assets/cap-lihtc.png'); background-size: cover; background-position: center; }
.careers-hero-bg { background-image: url('assets/careers-hero.png'); background-size: cover; background-position: center 35%; }
.careers-corporate-img { background-image: url('assets/careers-corporate.png'); background-size: cover; background-position: center; }
.careers-property-img { background-image: url('assets/careers-property-mgmt.png'); background-size: cover; background-position: center; }
.venture-multifamily-img { background-image: url('assets/venture-multifamily-s3.png'); background-size: cover; background-position: center; }
.venture-specialty-img { background-image: url('assets/venture-specialty-s2.png'); background-size: cover; background-position: center; }
.venture-retail-img { background-image: url('assets/venture-retail-s2.png'); background-size: cover; background-position: center; }
.venture-development-img { background-image: url('assets/venture-development-sm.png'); background-size: cover; background-position: center; }
@media (max-width: 780px) {
  .capspage-discipline {
    grid-template-columns: 1fr;
    min-height: auto;
  }
  .capspage-disc-text,
  .disc-image-left .capspage-disc-text { padding: 32px 24px; }
  .capspage-disc-image { min-height: 280px; order: 2 !important; }
  .capspage-disc-text { order: 1 !important; }
  #capabilities-page .capspage-disc-image, #careers-page .capspage-disc-image { order: 1 !important; }
  #capabilities-page .capspage-disc-text, #careers-page .capspage-disc-text { order: 2 !important; }
  #capabilities-page .capspage-disc-image, #careers-page .capspage-disc-image {
    margin: 22px 22px 0;
    min-height: 0;
    height: calc((100vw - 44px) * 0.72);
    background-color: #11284a;
    background-size: cover;
    background-repeat: no-repeat;
    background-position: center;
  }
  #ventures-page .capspage-discipline { grid-template-columns: 1fr !important; margin: 0 !important; padding: 0 !important; }
  #ventures-page .capspage-disc-image {
    order: 1 !important; display: block !important; min-height: 0 !important;
    height: calc((100vw - 44px) * 0.72);
    margin: 22px 22px 0 !important;
    background-color: #11284a;
    background-size: cover;
    background-repeat: no-repeat;
    background-position: center;
  }
  #ventures-page #ventures-multifamily .capspage-disc-image { background-position: center; }
  #ventures-page .capspage-disc-image::after { display: none !important; }
  #ventures-page .capspage-disc-text { order: 2 !important; min-height: 0 !important; padding: 24px !important; }
}
@media (max-width: 780px) {
  .careers-hero-blur { filter: blur(1px); }
  .capspage-hero { height: 38vh; min-height: 300px; }
  .capspage-hero-title { left: 20px; bottom: 10px; right: auto; font-size: 46px; white-space: nowrap; }
  .capspage-statement { padding: 56px 24px; }
  .capspage-statement-body { font-size: 17px; }
  .capspage-section { padding: 24px 24px 40px; }
  .capspage-section-heading { font-size: 30px; }
  .capspage-body { font-size: 17px; }
}

/* CAREERS — split layout (text left, image right) */
.aboutpage-careers {
  background: #ffffff;
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 0;
  margin: 40px 0 0;
  align-items: stretch;
  min-height: 520px;
}
.aboutpage-careers-text {
  padding: 0 56px 0 28px;
  display: flex;
  flex-direction: column;
  justify-content: center;
}
.aboutpage-careers-text .aboutpage-section-heading {
  margin-bottom: 28px;
}
.aboutpage-careers-text .aboutpage-body {
  margin-bottom: 32px;
}
.aboutpage-careers-image {
  position: relative;
  background-image: url('assets/careers-florida.jpg');
  background-size: cover;
  background-position: center 30%;
  background-repeat: no-repeat;
  background-color: #11284a;
  min-height: 520px;
}
.aboutpage-careers-image::after {
  content: "";
  position: absolute;
  inset: 0;
  background: linear-gradient(105deg, rgba(31,74,134,0.55) 0%, rgba(20,49,94,0.55) 50%, rgba(12,29,57,0.55) 100%);
  pointer-events: none;
}
@media (max-width: 780px) {
  .aboutpage-careers {
    grid-template-columns: minmax(0, 1fr);
    min-height: auto;
    margin: 28px 0 0;
  }
  .aboutpage-careers-text {
    padding: 0 24px 0;
    min-width: 0;
    max-width: 100vw;
    box-sizing: border-box;
  }
  .aboutpage-careers-text .aboutpage-body {
    overflow-wrap: break-word;
    max-width: calc(100vw - 48px);
  }
  .aboutpage-careers-text .aboutpage-section-heading {
    max-width: calc(100vw - 48px);
  }
  .aboutpage-careers-text .aboutpage-section-cta-row { margin-top: 18px; padding-right: 32px; text-align: right; }
  .aboutpage-careers-image {
    min-height: 0;
    height: calc((100vw - 24px) * 1.30);
    order: 2;
    background-size: contain;
    background-position: center;
    background-color: #ffffff;
    margin: 24px 12px 24px;
  }
  .aboutpage-careers-image::after { display: none; }
}

/* CAPABILITIES — scroll-parallax brand words over hero */
.aboutpage-caps-hero {
  position: relative;
  width: calc(100% - 56px);
  max-width: 1480px;
  margin: -24px 28px 56px;
  height: clamp(420px, 52vh, 600px);
  min-height: 420px;
  overflow: hidden;
}
.aboutpage-caps-hero-img {
  position: absolute;
  inset: 0;
  background: linear-gradient(135deg, #11284a 0%, #1a3a6e 60%, #0a1730 100%);
  background-size: cover;
  background-position: center;
}
.aboutpage-caps-hero-overlay {
  position: absolute;
  inset: 0;
  background: linear-gradient(180deg, rgba(0,0,0,0.2) 0%, rgba(0,0,0,0.4) 100%);
  pointer-events: none;
}
.aboutpage-caps-hero-words {
  position: absolute;
  inset: 0;
  pointer-events: none;
}
.caps-word {
  position: absolute;
  font-family: var(--font-display);
  font-weight: 400;
  font-size: clamp(36px, 4.6vw, 76px);
  letter-spacing: -0.01em;
  line-height: 1;
  color: #ffffff;
  white-space: nowrap;
  will-change: transform;
  text-transform: uppercase;
}
.caps-word-1 { top: 12%; left: 30%;  opacity: 1;    transform: translateX(var(--scroll-1, 0px)); }
.caps-word-2 { top: 28%; right: 30%; opacity: 0.85; transform: translateX(var(--scroll-2, 0px)); }
.caps-word-3 { top: 44%; left: 30%;  opacity: 1;    transform: translateX(var(--scroll-3, 0px)); }
.caps-word-4 { top: 60%; right: 30%; opacity: 0.85; transform: translateX(var(--scroll-4, 0px)); }
.caps-word-5 { top: 76%; left: 30%;  opacity: 1;    transform: translateX(var(--scroll-5, 0px)); }
@media (max-width: 780px) {
  .aboutpage-caps-hero { height: auto; min-height: 440px; padding: 0; }
  .caps-word { left: 50%; right: auto !important; font-size: 23px; white-space: nowrap; }
  .caps-word-1 { top: 10%; transform: translateX(calc(-50% + var(--scroll-1, 0px))); }
  .caps-word-2 { top: 28%; transform: translateX(calc(-50% + var(--scroll-2, 0px))); }
  .caps-word-3 { top: 46%; transform: translateX(calc(-50% + var(--scroll-3, 0px))); }
  .caps-word-4 { top: 64%; transform: translateX(calc(-50% + var(--scroll-4, 0px))); }
  .caps-word-5 { top: 82%; transform: translateX(calc(-50% + var(--scroll-5, 0px))); }
}

/* ==================== VENTURES — Kushner-style expanding tile grid ==================== */
.ventures-inner {
  padding: 0 28px;
  max-width: 1480px;
  margin: 0;
}
.ventures-heading {
  font-family: var(--font-display);
  font-weight: 400;
  font-size: 56px;
  letter-spacing: -0.01em;
  line-height: 1;
  color: var(--navy);
  margin: 0 0 36px 0;
  text-transform: uppercase;
}
.ventures-grid {
  display: flex;
  width: 100%;
  max-width: 1000px;
  margin: 0 auto;
  height: 500px;
  overflow: hidden;
  gap: 14px;
  padding: 0 16px;
  background: #ffffff;
  box-sizing: border-box;
}
.venture-tile {
  position: relative;
  flex: 1 1 0;
  min-width: 0;
  overflow: hidden;
  cursor: pointer;
  transition: flex-grow 0.55s cubic-bezier(0.4, 0, 0.2, 1);
}
.ventures-grid.has-hover .venture-tile {
  flex: 0.7 1 0;
}
.ventures-grid.has-hover .venture-tile.expanded {
  flex: 2 1 0;
}
.venture-image {
  position: absolute;
  inset: 0;
  background-size: cover;
  background-position: center;
}
.venture-img--multifamily { background-image: url('assets/venture-multifamily-sm.jpg'); }
.venture-img--development { background-image: url('assets/venture-development-sm.jpg'); }
.venture-img--retail { background-image: url('assets/venture-retail-sm.jpg'); }
.venture-img--specialtyassets { background-image: url('assets/venture-specialty-sm.jpg'); }
  transition: transform 0.6s ease;
}
.venture-tile:hover .venture-image {
  transform: scale(1.04);
}
.venture-overlay {
  position: absolute;
  inset: 0;
  background: linear-gradient(180deg, rgba(0, 0, 0, 0.05) 0%, rgba(0, 0, 0, 0.55) 100%);
  pointer-events: none;
  transition: background 0.4s ease;
}
.venture-tile.expanded .venture-overlay {
  background: linear-gradient(180deg, rgba(0, 0, 0, 0.15) 0%, rgba(0, 0, 0, 0.7) 100%);
}
.venture-label-vertical {
  position: absolute;
  top: 22px;
  left: 22px;
  font-family: var(--font-display);
  font-weight: 500;
  font-size: 22px;
  letter-spacing: 0.04em;
  color: #ffffff;
  writing-mode: vertical-rl;
  white-space: nowrap;
  opacity: 1;
  transition: opacity 0.3s ease;
}
.venture-tile.expanded .venture-label-vertical {
  opacity: 0;
}
.venture-content {
  position: absolute;
  left: 32px;
  right: 32px;
  bottom: 32px;
  color: #ffffff;
  opacity: 0;
  transform: translateY(12px);
  transition: opacity 0.4s ease 0.2s, transform 0.4s ease 0.2s;
  pointer-events: none;
}
.venture-tile.expanded .venture-content {
  opacity: 1;
  transform: translateY(0);
  pointer-events: auto;
}
.venture-label-horizontal {
  font-family: var(--font-display);
  font-weight: 500;
  font-size: 28px;
  letter-spacing: 0.02em;
  margin: 0 0 16px 0;
  text-transform: uppercase;
}
.venture-desc {
  font-family: var(--font-display);
  font-weight: 400;
  font-size: 16px;
  line-height: 1.45;
  margin: 0 0 20px 0;
  max-width: 580px;
}
.venture-learn-more {
  font-family: var(--font-display);
  font-weight: 400;
  font-size: 14px;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  color: #ffffff;
  text-decoration: none;
  transition: opacity 0.2s ease;
}
.venture-learn-more em {
  font-style: italic;
  font-weight: 400;
}
.venture-learn-more:hover {
  opacity: 0.7;
}
@media (max-width: 780px) {
  .ventures-grid {
    flex-direction: column;
    height: auto;
    gap: 12px;
    padding: 0 16px;
    max-width: 100%;
  }
  .ventures-grid.has-hover .venture-tile,
  .ventures-grid.has-hover .venture-tile.expanded {
    flex: 1 1 0;
  }
  .venture-tile {
    height: 220px;
    width: 100%;
  }
  .venture-label-vertical {
    writing-mode: horizontal-tb;
    top: 18px;
    left: 18px;
    font-size: 18px;
    letter-spacing: 0.06em;
  }
  .venture-label-horizontal { font-size: 20px; }
  .venture-label-vertical { font-size: 19px; }
  .venture-content { top: auto; bottom: 26px; left: 24px; right: 24px; }
  .venture-content .venture-label-horizontal { display: none; }
  .venture-tile .venture-label-vertical { opacity: 1 !important; }
  .venture-desc { font-size: 14px; margin-bottom: 12px; }
  .venture-learn-more { font-size: 13px; }
  .venture-tile.tapped .venture-overlay { background: linear-gradient(180deg, rgba(0,0,0,0.32) 0%, rgba(0,0,0,0.78) 100%); }
  .venture-tile.tapped .venture-content { opacity: 1; transform: translateY(0); pointer-events: auto; }
  .venture-tile.revealed .venture-overlay { background: linear-gradient(180deg, rgba(0,0,0,0.32) 0%, rgba(0,0,0,0.78) 100%); }
  .venture-tile.revealed .venture-content { opacity: 1; transform: translateY(0); pointer-events: auto; }
  .ventures-footer {
    max-width: 100%;
    padding: 44px 28px 56px 28px;
  }
}

.ventures-footer {
  max-width: 1480px;
  margin: 0;
  padding: 32px 56px 40px 28px;
  display: flex;
  justify-content: flex-end;
  box-sizing: border-box;
}
.ventures-learn-more {
  font-family: var(--font-display);
  font-weight: 400;
  font-size: 17px;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  color: var(--navy);
  text-decoration: none;
  transition: opacity 0.18s ease;
}
.ventures-learn-more em {
  font-style: italic;
  font-weight: 400;
}
.ventures-learn-more:hover {
  opacity: 0.65;
}

/* ==================== LEGAL PAGES (Terms / Privacy / Disclaimer) ==================== */
.legal-page {
  background: #ffffff;
  padding: 140px 56px 100px 28px;
  min-height: calc(100vh - 96px);
}
.legal-inner {
  max-width: 1480px;
  margin: 0;
}
.legal-heading {
  font-family: var(--font-display);
  font-weight: 400;
  font-size: 56px;
  letter-spacing: -0.01em;
  line-height: 1;
  color: var(--navy);
  margin: 0 0 40px 0;
  text-transform: uppercase;
}
.legal-intro {
  font-family: var(--font-display);
  font-weight: 500;
  font-size: 18px;
  line-height: 1.55;
  color: var(--navy);
  margin: 0 0 32px 0;
  max-width: 880px;
}
.legal-subhead {
  font-family: var(--font-display);
  font-weight: 600;
  font-size: 16px;
  letter-spacing: 0.06em;
  text-transform: uppercase;
  color: var(--navy);
  margin: 40px 0 14px 0;
  max-width: 880px;
}
.legal-body {
  font-family: var(--font-display);
  font-weight: 400;
  font-size: 15px;
  line-height: 1.65;
  color: var(--navy);
  margin: 0 0 18px 0;
  max-width: 880px;
}
.legal-body a {
  color: var(--navy);
  text-decoration: underline;
}
.legal-meta {
  font-family: var(--font-mono);
  font-size: 12px;
  letter-spacing: 0.08em;
  color: rgba(17, 40, 74, 0.6);
  margin: 56px 0 0 0;
}
@media (max-width: 780px) {
  .legal-page { padding: 100px 24px 80px; }
  .legal-heading { font-size: 40px; }
}

/* ==================== PROPERTIES — Light placeholder section ==================== */
.properties {
  background: #ffffff;
  padding: 40px 56px 80px 28px;
}
.properties-inner {
  max-width: 1480px;
  margin: 0;
  padding: 0;
  display: flow-root;
}
.properties-heading {
  font-family: var(--font-display);
  font-weight: 400;
  font-size: 56px;
  letter-spacing: -0.01em;
  line-height: 1;
  color: var(--navy);
  margin: 0 0 30px 0;
  text-transform: uppercase;
}
.properties-body {
  font-family: var(--font-display);
  font-weight: 400;
  font-size: 22px;
  letter-spacing: 0;
  line-height: 1.45;
  color: var(--navy);
  max-width: 1000px;
  margin: 0;
}
.properties-cta {
  display: inline-flex;
  align-items: baseline;
  gap: 2px;
  margin-top: 44px;
  float: right;
  font-family: var(--font-display);
  font-weight: 400;
  font-size: 17px;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  color: var(--navy);
  text-decoration: none;
  transition: opacity 0.18s ease;
}
.properties-cta em {
  font-style: italic;
  font-weight: 400;
}
.properties-cta:hover {
  opacity: 0.65;
}

/* ==================== FOOTER scale refinement (Kushner-tight) ==================== */

/* ==================== STATS BAND ==================== */
.stats-band {
  background: var(--navy);
  color: var(--cream);
  padding: 60px 0;
  border-top: 1px solid var(--line-light);
  border-bottom: 1px solid var(--line-light);
}
.stats-grid {
  display: grid;
  grid-template-columns: repeat(5, 1fr);
  gap: 1px;
  background: var(--line-light);
}
.stat-cell {
  background: var(--navy);
  padding: 32px 20px;
  display: flex;
  flex-direction: column;
  align-items: flex-start;
  gap: 12px;
}
.stat-num {
  font-family: var(--font-display);
  font-weight: 500;
  font-size: clamp(40px, 5vw, 72px);
  line-height: 1;
  letter-spacing: -0.02em;
  color: var(--cream);
}
.stat-num.is-placeholder { color: rgba(244, 241, 234, 0.5); }
.stat-label {
  font-family: var(--font-mono);
  font-size: 11px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: rgba(244, 241, 234, 0.65);
}
.stats-note {
  margin-top: 18px;
  font-family: var(--font-mono);
  font-size: 10.5px;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: rgba(244, 241, 234, 0.45);
  text-align: right;
}

@media (max-width: 900px) {
  .stats-grid { grid-template-columns: repeat(2, 1fr); }
}

/* ==================== INVESTMENT APPROACH ==================== */
.approach-pitch {
  background: var(--cream);
  padding: var(--section) 0;
}
.approach-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 80px;
  align-items: start;
}
.approach-headline {
  margin-top: 22px;
  color: var(--ink);
}
.approach-body {
  font-size: 17px;
  line-height: 1.6;
  color: var(--stone-700);
  max-width: 56ch;
}
.approach-body + .approach-body { margin-top: 24px; }
.approach-quote {
  margin-top: 44px;
  font-family: var(--font-display);
  font-weight: 500;
  font-size: clamp(22px, 2.4vw, 32px);
  line-height: 1.25;
  letter-spacing: -0.01em;
  color: var(--navy);
  padding-top: 28px;
  border-top: 1px solid var(--line);
  max-width: 36ch;
}

@media (max-width: 900px) {
  .approach-grid { grid-template-columns: 1fr; gap: 40px; }
}

/* ==================== FAQ PAGE ==================== */
.faqpg {
  background: #fff;
  padding: 150px 64px 120px;
  max-width: 1100px;
  margin: 0 auto;
}
.faqpg-title {
  font-family: var(--font-display);
  font-weight: 400;
  font-size: 56px;
  line-height: 1;
  letter-spacing: -0.01em;
  text-transform: uppercase;
  color: var(--navy);
  margin: 0 0 56px;
}
.faqpg-list { border-top: 1px solid rgba(17, 40, 74, 0.14); }
.faqpg-item { border-bottom: 1px solid rgba(17, 40, 74, 0.14); }
.faqpg-q {
  width: 100%;
  display: flex;
  align-items: center;
  justify-content: flex-start;
  gap: 16px;
  padding: 22px;
  background: none;
  border: none;
  cursor: pointer;
  text-align: left;
}
.faqpg-chev {
  flex: 0 0 auto;
  color: var(--navy);
  transition: transform 0.25s ease;
}
.faqpg-item.open .faqpg-chev { transform: rotate(180deg); color: #ffffff; }
.faqpg-item.open { background: linear-gradient(105deg, #1f4a86 0%, #14315e 50%, #0c1d39 100%); }
.faqpg-q-text {
  font-family: var(--font-display);
  font-weight: 500;
  font-size: 15px;
  line-height: 1.4;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  color: var(--navy);
}
.faqpg-item.open .faqpg-q-text { color: #ffffff; }
.faqpg-a {
  padding: 0 22px 28px 50px;
}
.faqpg-a p {
  font-family: var(--font-display);
  font-weight: 400;
  font-size: 17px;
  line-height: 1.65;
  color: #ffffff;
  margin: 0;
}
.faqpg-a a { color: #b0bac9; text-decoration: underline; text-underline-offset: 2px; }
.faqpg-a a.faqpg-pending { color: #b0bac9; text-decoration: none; cursor: pointer; }
.faqpg-a a.faqpg-pending:hover { text-decoration: underline; text-underline-offset: 2px; }
.faqpg-a a.faqpg-pending { text-decoration: none; cursor: pointer; }
.faqpg-a a.faqpg-pending:hover { text-decoration: underline; text-underline-offset: 2px; }
.faqpg-disclaimer {
  margin: 40px 0 0;
  font-family: var(--font-display);
  font-size: 13px;
  line-height: 1.6;
  color: #8a8a8a;
}
.faqpg-cta-row { margin: 48px 0 0; text-align: center; }
.faqpg-cta {
  display: inline-block;
  background: linear-gradient(105deg, #1f4a86 0%, #14315e 50%, #0c1d39 100%);
  color: #ffffff;
  padding: 16px 34px;
  border-radius: 6px;
  font-family: var(--font-display);
  font-weight: 600;
  font-size: 14px;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  transition: filter 0.2s ease;
}
.faqpg-cta:hover { filter: brightness(1.12); }
.faqpg-cta em { font-style: normal; }
@media (max-width: 780px) {
  .faqpg { padding: 120px 24px 80px; }
  .faqpg-title { font-size: 40px; margin-bottom: 40px; }
  .faqpg-q-text { font-size: 16px; }
}

/* ==================== INVESTOR GATE MODAL ==================== */
.gate-backdrop {
  position: fixed;
  inset: 0;
  z-index: 200;
  background: rgba(8, 18, 38, 0.55);
  display: flex;
  align-items: center;
  justify-content: center;
  padding: 24px;
}
.gate-card {
  position: relative;
  background: #fff;
  border-radius: 10px;
  max-width: 720px;
  width: 100%;
  max-height: 90vh;
  overflow-y: auto;
  padding: 56px 60px 40px;
}
.gate-close {
  position: absolute;
  top: 20px;
  right: 20px;
  background: none;
  border: 1.5px solid var(--navy);
  border-radius: 4px;
  color: var(--navy);
  width: 34px;
  height: 34px;
  display: flex;
  align-items: center;
  justify-content: center;
  cursor: pointer;
}
.gate-title {
  font-family: var(--font-display);
  font-weight: 400;
  font-size: 44px;
  line-height: 1;
  letter-spacing: -0.01em;
  text-transform: uppercase;
  color: var(--navy);
  margin: 0 0 28px;
}
.gate-list { list-style: disc; margin: 0; padding: 0 0 0 22px; }
.gate-list li {
  font-family: var(--font-display);
  font-size: 17px;
  line-height: 1.55;
  color: var(--navy);
  margin-bottom: 18px;
}
.gate-list li strong { font-weight: 700; }
.gate-cta-row { text-align: center; margin: 32px 0 0; }
.gate-cta {
  display: inline-block;
  background: linear-gradient(105deg, #1f4a86 0%, #14315e 50%, #0c1d39 100%);
  color: #fff;
  padding: 15px 32px;
  border-radius: 6px;
  font-family: var(--font-display);
  font-weight: 600;
  font-size: 14px;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  transition: filter 0.2s ease;
}
.gate-cta em { font-style: normal; }
.gate-cta:hover { filter: brightness(1.12); }
.gate-foot {
  text-align: center;
  margin: 28px 0 0;
  font-family: var(--font-display);
  font-size: 14px;
  color: #6a6a6a;
}
.gate-foot-link { color: var(--navy); text-decoration: none; cursor: pointer; }
.gate-foot-link:hover { text-decoration: underline; text-underline-offset: 2px; }
@media (max-width: 600px) {
  .gate-card { padding: 48px 28px 32px; }
  .gate-title { font-size: 32px; }
}

/* ==================== BECOME AN INVESTOR FORM ==================== */
.biform {
  background: #fff;
  max-width: 1200px;
  margin: 0;
  padding: 150px 64px 110px;
}
.biform-hero { text-align: center; max-width: 1000px; margin: 0 auto 56px; }
.biform-hero-title {
  font-family: var(--font-display);
  font-weight: 400;
  font-size: 60px;
  line-height: 1;
  letter-spacing: -0.01em;
  text-transform: uppercase;
  color: var(--navy);
  margin: 0 0 22px;
}
.biform-hero-intro {
  font-family: var(--font-display);
  font-size: 16px;
  line-height: 1.6;
  color: var(--navy);
  margin: 0;
}
.biform-hero-intro a { color: var(--navy); text-decoration: underline; text-underline-offset: 2px; }
.biform-title {
  font-family: var(--font-display);
  font-weight: 700;
  font-size: 30px;
  line-height: 1.15;
  color: var(--navy);
  margin: 0 0 16px;
}
.biform-intro {
  font-family: var(--font-display);
  font-size: 16px;
  line-height: 1.6;
  color: var(--navy);
  margin: 0 0 12px;
}
.biform-intro a { color: var(--navy); text-decoration: underline; text-underline-offset: 2px; }
.biform-intro-sm {
  font-family: var(--font-display);
  font-size: 13.5px;
  line-height: 1.6;
  color: var(--navy);
  margin: 0 0 8px;
}
.biform-intro-sm a { color: var(--navy); text-decoration: underline; text-underline-offset: 2px; }
.biform-section {
  font-family: var(--font-display);
  font-weight: 700;
  font-size: 22px;
  color: var(--navy);
  margin: 44px 0 18px;
}
.biform-label {
  display: block;
  font-family: var(--font-display);
  font-size: 14.5px;
  color: var(--navy);
  margin: 18px 0 8px;
}
.biform-label .req { color: #c0392b; margin-left: 2px; }
.biform-input {
  width: 100%;
  box-sizing: border-box;
  min-width: 0;
  border: 1px solid #cdd6e0;
  border-radius: 8px;
  background: #f5f8fa;
  padding: 13px 14px;
  font-family: var(--font-display);
  font-size: 15px;
  color: var(--navy);
}
input[type="date"].biform-input { -webkit-appearance: none; appearance: none; width: 100% !important; min-width: 100%; box-sizing: border-box; display: block; }
.biform-input:focus { outline: none; border-color: var(--navy); background: #fff; }
select.biform-input { cursor: pointer; }
.biform-options { display: flex; flex-direction: column; gap: 10px; margin: 4px 0 4px; }
.biform-opt {
  display: flex;
  align-items: flex-start;
  gap: 10px;
  font-family: var(--font-display);
  font-size: 15px;
  line-height: 1.45;
  color: var(--navy);
  cursor: pointer;
}
.biform-opt input { margin-top: 3px; flex: 0 0 auto; accent-color: var(--navy); }
.biform-consent { margin-top: 22px; }
.biform-consent a { color: var(--navy); text-decoration: underline; text-underline-offset: 2px; }
.biform-cert-intro {
  font-family: var(--font-display);
  font-size: 15px;
  line-height: 1.55;
  color: var(--navy);
  margin: 0 0 14px;
}
.biform-cert-clause {
  font-family: var(--font-display);
  font-size: 14px;
  line-height: 1.55;
  color: var(--navy);
  margin: 0 0 14px;
}
.biform-subtitle {
  text-align: center;
  font-family: var(--font-display);
  font-weight: 700;
  font-size: 34px;
  letter-spacing: 0.04em;
  text-transform: uppercase;
  color: var(--navy);
  margin: 0 0 36px;
}
.biform-body {
  font-family: var(--font-display);
  font-size: 16px;
  line-height: 1.7;
  color: var(--navy);
  margin: 0 0 22px;
}
.biform-body-fine { font-size: 13.5px; color: #6a6a6a; }
.biform-row { display: grid; grid-template-columns: 1fr 1fr; gap: 18px; }
.biform-row .biform-input { margin-bottom: 4px; }
.biform-sub { font-family: var(--font-display); font-size: 12px; color: #8a8a8a; }
.biform-submit {
  margin: 36px 0 0;
  display: inline-block;
  background: linear-gradient(105deg, #1f4a86 0%, #14315e 50%, #0c1d39 100%);
  color: #fff;
  border: none;
  padding: 14px 40px;
  border-radius: 6px;
  font-family: var(--font-display);
  font-weight: 600;
  font-size: 14px;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  cursor: pointer;
  transition: filter 0.2s ease;
}
.biform-submit:hover { filter: brightness(1.12); }
.biform-received { padding: 40px 0 80px; }
.biform-received-body {
  font-family: var(--font-display);
  font-size: 18px;
  line-height: 1.6;
  color: var(--navy);
  max-width: 60ch;
}
@media (max-width: 780px) {
  .biform { padding: 120px 24px 80px; }
  .biform-title { font-size: 22px; }
  .biform-hero-title { font-size: 34px; white-space: nowrap; }
  .biform-subtitle { font-size: 20px; white-space: nowrap; }
  #resources-page .biform-hero { text-align: center; margin-bottom: 36px; }
  #resources-page .biform-hero-intro { text-align: justify; font-size: 15px; line-height: 1.65; margin-top: 18px; padding: 0 6px; }
}

/* ==================== CONTACT PAGE (Kushner two-column) ==================== */
.contactpg {
  background: #fff;
  padding: 150px 64px 120px;
  max-width: 1500px;
  margin: 0 auto;
}
.contactpg-title {
  font-family: var(--font-display);
  font-weight: 400;
  font-size: 56px;
  line-height: 1;
  letter-spacing: -0.01em;
  text-transform: uppercase;
  color: var(--navy);
  margin: 0 0 70px;
}
.contactpg-grid {
  display: grid;
  grid-template-columns: 1fr 1.25fr;
  gap: 80px;
}
.contactpg-info { padding-top: 8px; }
.contactpg-info-block { margin-bottom: 38px; }
.contactpg-info-label {
  font-family: var(--font-display);
  font-weight: 700;
  font-size: 15px;
  letter-spacing: 0.02em;
  text-transform: uppercase;
  color: var(--navy);
  margin-bottom: 16px;
}
.contactpg-addr {
  font-family: var(--font-display);
  font-size: 16px;
  font-weight: 400;
  line-height: 1.7;
  color: var(--navy);
}
.contactpg-addr strong {
  font-weight: 700;
  text-transform: uppercase;
  letter-spacing: 0.01em;
}
.contactpg-info-text {
  font-family: var(--font-display);
  font-size: 16px;
  line-height: 1.7;
  color: var(--navy);
}
.contactpg-info-text a {
  color: var(--navy);
  text-decoration: none;
  position: relative;
  display: inline-block;
}
.contactpg-info-text a::after {
  content: "";
  position: absolute;
  left: 0;
  bottom: -1px;
  width: 100%;
  height: 1px;
  background: var(--navy);
  transform: scaleX(0);
  transform-origin: left;
  transition: transform 0.25s ease;
}
.contactpg-info-text a:hover::after { transform: scaleX(1); }
.contactpg-info-stack { margin-top: 22px; }
.contactpg-info-links {
  display: flex;
  flex-direction: column;
  gap: 12px;
  margin-top: 30px;
}
.contactpg-info-links a {
  position: relative;
  display: inline-block;
  align-self: flex-start;
  font-family: var(--font-display);
  font-size: 16px;
  color: var(--navy);
  text-decoration: none;
}
.contactpg-info-links a::after {
  content: "";
  position: absolute;
  left: 0;
  bottom: -2px;
  width: 100%;
  height: 1px;
  background: var(--navy);
  transform: scaleX(0);
  transform-origin: left;
  transition: transform 0.25s ease;
}
.contactpg-info-links a:hover::after { transform: scaleX(1); }

/* form */
.contactpg-form { display: flex; flex-direction: column; gap: 30px; max-width: 760px; }
.contactpg-row { display: grid; grid-template-columns: 1fr 1fr; gap: 40px; }
.contactpg-field { display: flex; flex-direction: column; }
.contactpg-field input,
.contactpg-field textarea {
  font-family: var(--font-display);
  font-size: 15px;
  letter-spacing: 0.02em;
  color: var(--navy);
  background: transparent;
  border: 1px solid transparent;
  border-bottom: 1px solid rgba(17, 40, 74, 0.4);
  padding: 12px 12px 10px;
  border-radius: 0;
  transition: border-color 0.18s ease;
}
.contactpg-field input::placeholder,
.contactpg-field textarea::placeholder {
  color: var(--navy);
  opacity: 1;
  letter-spacing: 0.04em;
}
.contactpg-field input:focus,
.contactpg-field textarea:focus {
  outline: none;
  border: 1px solid var(--navy);
}
.contactpg-field textarea { resize: vertical; min-height: 120px; }
.contactpg-field input.has-error,
.contactpg-field textarea.has-error {
  border: 1px solid #c0392b;
}
.contactpg-field-error {
  margin-top: 8px;
  font-family: var(--font-display);
  font-size: 13px;
  color: #c0392b;
}
.contactpg-error-banner {
  display: flex;
  align-items: center;
  gap: 12px;
  border: 1px solid #c0392b;
  background: #fcf3f2;
  color: #c0392b;
  font-family: var(--font-display);
  font-size: 15px;
  padding: 16px 20px;
  margin-bottom: 6px;
}
.contactpg-error-icon {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  width: 22px;
  height: 22px;
  flex: 0 0 22px;
  border-radius: 50%;
  background: #c0392b;
  color: #fff;
  font-weight: 700;
  font-size: 14px;
}
.contactpg-submit {
  align-self: flex-start;
  position: relative;
  font-family: var(--font-display);
  font-weight: 400;
  font-size: 40px;
  letter-spacing: -0.005em;
  line-height: 1.1;
  color: var(--navy);
  background: none;
  border: none;
  padding: 0;
  margin-top: 12px;
  cursor: pointer;
}
.contactpg-submit::after {
  content: "";
  position: absolute;
  left: 0;
  bottom: 2px;
  width: 100%;
  height: 2px;
  background: var(--navy);
  transform: scaleX(0);
  transform-origin: left;
  transition: transform 0.25s ease;
}
.contactpg-submit:hover::after { transform: scaleX(1); }
.contactpg-received { max-width: 620px; }
.contactpg-received-tag {
  font-family: var(--font-mono);
  font-size: 11px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--navy);
}
.contactpg-received-head {
  font-family: var(--font-display);
  font-weight: 400;
  font-size: 34px;
  color: var(--navy);
  margin-top: 14px;
}
.contactpg-received-body {
  margin-top: 16px;
  font-size: 16px;
  line-height: 1.6;
  color: var(--navy);
}
.contactpg-received .contactpg-submit { font-size: 28px; margin-top: 28px; }

@media (max-width: 860px) {
  .contactpg { padding: 120px 28px 90px; }
  .contactpg-grid { grid-template-columns: 1fr; gap: 56px; }
  .contactpg-title { font-size: 52px; margin-bottom: 44px; }
  .contactpg-row { grid-template-columns: 1fr; gap: 30px; }
  .contactpg-info { order: 2; }
}

/* ==================== Responsive ==================== */
@media (max-width: 1000px) {
  :root { --gutter: 28px; --section: 80px; }
  .statement-grid { grid-template-columns: 1fr; gap: 30px; }
  .cap-head { grid-template-columns: 1fr; gap: 24px; }
  .cap-row { grid-template-columns: 60px 1fr; }
  .cap-row .cap-desc, .cap-row .cap-arrow { grid-column: 2 / -1; }
  .tile-grid { grid-template-columns: 1fr; }
  .contact-grid, .footer-grid { grid-template-columns: 1fr; gap: 40px; }
  .tiles-head { grid-template-columns: 1fr; }
  .contact-channels { grid-template-columns: 1fr 1fr; }
  .drawer-foot { grid-template-columns: 1fr; }
}

/* ==================== MOBILE OVERRIDES — must win by source order ==================== */
@media (max-width: 780px) {
  .ventures-heading,
  .properties-heading { font-size: 34px !important; letter-spacing: 0.02em; margin-bottom: 22px; line-height: 1; }
  .properties-body { font-size: 17px; line-height: 1.5; text-align: justify; }
  .properties { padding: 30px 28px 56px 28px !important; }
  .ventures-footer { max-width: 100% !important; padding: 44px 28px 56px 28px !important; }
  .footer { padding: 48px 28px 30px !important; }
  .footer-inner { grid-template-columns: 1fr !important; gap: 44px !important; }
  .footer-logo { grid-column: auto !important; justify-content: flex-start; margin: 0 0 10px -20px; }
  .footer-logo img { max-height: none !important; width: 162px !important; height: auto !important; }
  .footer-col h4 { letter-spacing: 0.14em; margin-bottom: 18px; font-size: 13px; }
  .footer-col a { letter-spacing: 0.1em; font-size: 14px; }
  .footer-col li { margin-bottom: 15px; }
  .footer-bottom { margin-top: 44px !important; flex-direction: column; gap: 10px; }
  .about-learn-more,
  .ventures-learn-more,
  .venture-learn-more,
  .properties-cta,
  .resource-learn-more { font-size: 13px !important; letter-spacing: 0.08em; }
  .ventures-grid { flex-direction: column !important; height: auto !important; }
  .venture-tile { flex: 0 0 auto !important; height: 240px !important; width: 100% !important; }
  .venture-image { display: block !important; }
}

/* Header scroll-translucency — single source of truth, works at all widths */
@media (max-width: 780px) {
  body.is-scrolled .topbar,
  body.is-scrolled .topbar.scrolled.menu-open,
  body.is-scrolled .drawer {
    background: linear-gradient(105deg, rgba(31,74,134,0.70) 0%, rgba(20,49,94,0.70) 50%, rgba(12,29,57,0.70) 100%) !important;
  }
}
body.is-scrolled .topbar {
  background: linear-gradient(105deg, rgba(31,74,134,0.88) 0%, rgba(20,49,94,0.88) 50%, rgba(12,29,57,0.88) 100%);
}