:root{--red: #981b1e;--red-700: #7c1518;--red-50: #f9f0f0;--red-100: #f1dcdc;--gold: #b79d3f;--gold-ink: #75621f;--grey: #584e4e;--ink: #2a2424;--text: #3d3636;--text-2: #524949;--muted: #625959;--stone: #e6e3d5;--tint: #f7f5ef;--line: #e7e2d9;--line-strong: #d4cdc1;--white: #fff;--cond: "Barlow Condensed", "Arial Narrow", Arial, sans-serif;--sans: "Barlow", system-ui, -apple-system, "Segoe UI", Arial, sans-serif;--r: 12px;--r-sm: 8px;--shadow-sm: 0 1px 2px rgba(42, 36, 36, .05);--shadow: 0 2px 4px rgba(42, 36, 36, .04), 0 12px 32px rgba(42, 36, 36, .09);--shadow-lg: 0 4px 10px rgba(42, 36, 36, .05), 0 24px 60px rgba(42, 36, 36, .14);--header-h: 84px;--gutter: clamp(16px, 4vw, 40px);--section: clamp(60px, 8.5vw, 116px);--ease: cubic-bezier(.2, .7, .2, 1);color-scheme:light}*,*:before,*:after{box-sizing:border-box}html{-webkit-text-size-adjust:100%;scroll-padding-top:calc(var(--header-h) + 64px)}body{margin:0;font-family:var(--sans);font-size:17.5px;line-height:1.65;color:var(--text);background:#fff;-webkit-font-smoothing:antialiased;text-rendering:optimizeLegibility}img{max-width:100%;display:block}a{color:var(--red);text-decoration:none}a:hover{color:var(--red-700);text-decoration:underline;text-underline-offset:3px}button{font:inherit;color:inherit;background:none;border:0;padding:0;cursor:pointer}input,select,textarea{font:inherit;color:inherit}h1,h2,h3,h4{font-family:var(--cond);font-weight:600;color:var(--ink);line-height:1.06;margin:0 0 .5em;text-wrap:balance}h1{font-size:clamp(2.6rem,5vw,4.25rem);letter-spacing:-.012em}h2{font-size:clamp(2rem,3.4vw,2.9rem);letter-spacing:-.01em}h3{font-size:1.45rem;letter-spacing:-.003em;line-height:1.15}p{margin:0 0 1em}:focus-visible{outline:3px solid var(--gold);outline-offset:2px;border-radius:4px}.skip{position:absolute;left:12px;top:-60px;z-index:200;background:var(--red);color:#fff;padding:10px 16px;border-radius:var(--r-sm)}.skip:focus{top:12px;color:#fff}.sr{position:absolute;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0);white-space:nowrap}.icon{flex-shrink:0}.muted{color:var(--muted)}.center{text-align:center}.nowrap{white-space:nowrap}.lead{font-size:1.18rem;line-height:1.6;color:var(--text)}.h-sm{font-size:1.7rem}.container{width:100%;max-width:1280px;margin:0 auto;padding:0 var(--gutter)}.narrow{max-width:880px}.section{padding:var(--section) 0}.section--top{padding-top:clamp(36px,5vw,56px)}.section--tint{background:var(--tint)}.stack{display:grid;gap:20px;align-content:start}.eyebrow{display:inline-flex;align-items:center;gap:12px;font-family:var(--sans);font-size:.78rem;font-weight:600;letter-spacing:.18em;text-transform:uppercase;color:var(--red);margin-bottom:14px}.eyebrow:before{content:"";width:30px;height:2px;background:var(--gold)}.link-arrow{display:inline-flex;align-items:center;gap:6px;font-weight:600;color:var(--red)}.link-arrow .icon{transition:transform .2s var(--ease)}a:hover .link-arrow .icon,.link-arrow:hover .icon{transform:translate(3px)}.ico{width:48px;height:48px;border-radius:10px;display:inline-grid;place-items:center;background:var(--red-50);color:var(--red);flex-shrink:0}.ico--lg{width:56px;height:56px;border-radius:12px}.card{background:#fff;border:1px solid var(--line);border-radius:var(--r);color:var(--text);transition:box-shadow .25s var(--ease),border-color .25s var(--ease),transform .25s var(--ease)}a.card:hover,.card--hover:hover{box-shadow:var(--shadow);border-color:var(--line-strong);text-decoration:none;color:var(--text);transform:translateY(-2px)}.btn{--bg: #fff;--fg: var(--ink);--bd: var(--line-strong);display:inline-flex;align-items:center;justify-content:center;gap:8px;min-height:46px;padding:0 22px;border-radius:var(--r-sm);border:1.5px solid var(--bd);background:var(--bg);color:var(--fg);font-family:var(--sans);font-weight:600;font-size:.98rem;letter-spacing:.01em;white-space:nowrap;transition:background .18s,border-color .18s,color .18s,box-shadow .18s}.btn:hover{text-decoration:none}.btn--primary{--bg: var(--red);--fg: #fff;--bd: var(--red);box-shadow:0 1px #0000000a,0 6px 16px #981b1e2e}.btn--primary:hover{--bg: var(--red-700);--bd: var(--red-700)}.btn--ghost:hover{--bd: var(--red);--fg: var(--red)}.btn--lg{min-height:54px;padding:0 28px;font-size:1.03rem}.btn--block{width:100%}.btn-row{display:flex;flex-wrap:wrap;gap:12px;margin-top:30px}.btn-row--center{justify-content:center}a.btn,a.btn:hover,.footer a.btn,.prose a.btn{color:var(--fg);text-decoration:none}.preview-bar{display:flex;align-items:center;justify-content:center;gap:10px;flex-wrap:wrap;padding:7px var(--gutter);background:#fff8e6;color:#5c3f00;font-size:.8rem;line-height:1.35;text-align:center;border-bottom:1px solid #f1dca3}.preview-bar strong{text-transform:uppercase;letter-spacing:.06em;font-size:.68rem;padding:2px 8px;border-radius:999px;background:#5c3f00;color:#fff8e6}.preview-bar a{color:#5c3f00;font-weight:600;text-decoration:underline}.utility{background:var(--tint);border-bottom:1px solid var(--line);font-size:.84rem;color:var(--text-2)}.utility__inner{display:flex;align-items:center;justify-content:space-between;gap:16px;min-height:38px}.utility__links{display:flex;gap:22px;margin-left:auto}.utility a{display:inline-flex;align-items:center;gap:6px;min-height:38px;color:var(--ink);font-weight:500;white-space:nowrap}.utility__city{color:var(--muted);font-weight:500}.header{position:sticky;top:0;z-index:60;background:#fffffff7;-webkit-backdrop-filter:saturate(1.4) blur(10px);backdrop-filter:saturate(1.4) blur(10px);border-bottom:1px solid var(--line);transition:box-shadow .25s}.header.is-condensed{box-shadow:0 8px 24px #2a242414}.header__inner{position:relative;display:flex;align-items:center;gap:28px;height:var(--header-h);transition:height .25s var(--ease)}.header.is-condensed .header__inner{height:68px}.header__brand{display:flex;align-items:center;flex-shrink:0}.header__brand img{width:168px;height:auto;transition:width .25s var(--ease)}.header.is-condensed .header__brand img{width:136px}.nav{display:flex;align-items:center;gap:2px;margin-left:auto;height:100%}.nav__item{height:100%;display:flex;align-items:center}.nav__link{position:relative;display:inline-flex;align-items:center;gap:4px;min-height:44px;padding:0 13px;color:var(--ink);font-weight:500;font-size:1rem;white-space:nowrap;border-radius:var(--r-sm)}.nav__link .icon{color:var(--muted);transition:transform .2s}.nav__link[aria-expanded=true] .icon{transform:rotate(180deg)}.nav__link:after{content:"";position:absolute;left:13px;right:13px;bottom:6px;height:2px;background:var(--red);transform:scaleX(0);transform-origin:left;transition:transform .25s var(--ease)}.nav__link:hover{color:var(--red);text-decoration:none}.nav__link:hover:after,.nav__link.active:after,.nav__link.is-current:after{transform:scaleX(1)}.nav__link.active,.nav__link.is-current{color:var(--red)}.header__cta{min-height:46px;padding:0 20px}.header__burger{display:none;width:46px;height:46px;place-items:center;color:var(--ink);border-radius:var(--r-sm)}.header__burger:hover{background:var(--tint)}.mega{position:absolute;top:100%;left:var(--gutter);right:var(--gutter);background:#fff;border:1px solid var(--line);border-top:2px solid var(--red);border-radius:0 0 var(--r) var(--r);box-shadow:var(--shadow-lg);padding:26px;opacity:0;visibility:hidden;transform:translateY(6px);transition:opacity .18s,transform .18s,visibility .18s}.mega.is-open{opacity:1;visibility:visible;transform:none}.mega--markets{display:grid;grid-template-columns:1fr 1fr .8fr;gap:22px}.mega__market{display:grid;grid-template-columns:132px 1fr;gap:18px;align-items:start}.mega__market img{width:132px;aspect-ratio:4 / 3;object-fit:cover;border-radius:var(--r-sm)}.mega__kicker{display:block;font-size:.74rem;font-weight:600;letter-spacing:.14em;text-transform:uppercase;color:var(--gold-ink)}.mega__title{display:block;font-family:var(--cond);font-size:1.5rem;font-weight:600;color:var(--ink);margin:2px 0 6px}.mega ul{list-style:none;margin:0;padding:0}.mega ul a{display:flex;align-items:center;min-height:32px;color:var(--text-2);font-size:.96rem}.mega ul a:hover{color:var(--red)}.mega__aside{display:flex;flex-direction:column;gap:6px;padding:20px;border-radius:var(--r);background:var(--tint);color:var(--text-2);font-size:.94rem;line-height:1.45}.mega__aside .icon{color:var(--red)}.mega__aside strong{font-family:var(--cond);font-size:1.3rem;font-weight:600;color:var(--ink);line-height:1.15}.mega__aside:hover{text-decoration:none;color:var(--text-2);background:var(--red-50)}.mega__aside .link-arrow{margin-top:auto;padding-top:6px}.mega__grid{display:grid;grid-template-columns:repeat(4,1fr);gap:8px}.mega__svc{display:flex;gap:14px;padding:14px;border-radius:var(--r-sm);color:var(--text-2);font-size:.9rem;line-height:1.45}.mega__svc .ico{width:40px;height:40px;border-radius:9px}.mega__svc strong{display:block;color:var(--ink);font-size:1rem;margin-bottom:2px}.mega__svc:hover{background:var(--tint);text-decoration:none;color:var(--text-2)}.mega__svc:hover strong{color:var(--red)}.mega__svc--all{background:var(--tint)}.scrim{position:fixed;top:0;right:0;bottom:0;left:0;z-index:80;background:#2a242459;opacity:0;visibility:hidden;transition:opacity .2s,visibility .2s}.scrim.is-open{opacity:1;visibility:visible}.drawer{position:fixed;top:0;bottom:0;right:0;z-index:90;width:min(400px,92vw);background:#fff;display:flex;flex-direction:column;transform:translate(102%);visibility:hidden;transition:transform .3s var(--ease),visibility .3s;box-shadow:-12px 0 40px #2a242429}.drawer.is-open{transform:none;visibility:visible}.drawer__head{display:flex;align-items:center;justify-content:space-between;padding:12px 14px 12px 22px;border-bottom:1px solid var(--line)}.drawer__head img{width:128px;height:auto}.drawer__head button{width:46px;height:46px;display:grid;place-items:center;color:var(--ink)}.drawer__nav{flex:1;overflow-y:auto;padding:6px 22px 12px;display:flex;flex-direction:column}.drawer__nav>a,.drawer__group>button{display:flex;align-items:center;justify-content:space-between;width:100%;min-height:52px;border-bottom:1px solid var(--line);color:var(--ink);font-weight:600;font-size:1.04rem;text-align:left}.drawer__nav a.active{color:var(--red)}.drawer__group>button .icon{color:var(--muted);transition:transform .2s}.drawer__group.is-open>button .icon{transform:rotate(180deg)}.drawer__sub{display:none;padding:6px 0 10px;border-bottom:1px solid var(--line)}.drawer__group.is-open .drawer__sub{display:grid}.drawer__sub a{display:flex;align-items:center;min-height:42px;color:var(--ink);font-weight:500}.drawer__sub a.is-sub{padding-left:16px;color:var(--text-2);font-weight:400}.drawer__sub a.active{color:var(--red)}.drawer__foot{padding:16px 22px 24px;display:grid;gap:10px;border-top:1px solid var(--line)}.hero{position:relative;background:#fff}.hero__media{height:clamp(300px,44vw,600px);position:relative;overflow:hidden;background:var(--stone)}.hero__inner{position:relative;margin-top:clamp(-260px,-16vw,-120px);display:grid;grid-template-columns:minmax(0,760px) minmax(0,1fr);gap:clamp(24px,4vw,56px);align-items:end}.hero__paths{display:grid;align-self:end;padding:16px 0 6px;background:#fff}.hero__paths-title{font-size:.76rem;font-weight:600;letter-spacing:.16em;text-transform:uppercase;color:var(--muted);padding-bottom:8px}.hero__paths a{display:flex;align-items:center;gap:12px;min-height:52px;border-top:1px solid var(--line);color:var(--ink);font-weight:600}.hero__paths a>.icon:first-child{color:var(--red)}.hero__paths a span{flex:1}.hero__paths a>.icon:last-child{color:var(--muted);transition:transform .2s var(--ease),color .2s}.hero__paths a:hover{color:var(--red);text-decoration:none}.hero__paths a:hover>.icon:last-child{transform:translate(3px);color:var(--red)}.hero__card{position:relative;background:#fff;padding:clamp(28px,4.2vw,56px) clamp(24px,4.4vw,60px) clamp(28px,3.6vw,44px);border-radius:var(--r) var(--r) 0 0;box-shadow:0 -18px 50px #2a24241f}.hero__card:before{content:"";position:absolute;left:0;top:0;width:120px;height:4px;background:var(--red);border-radius:var(--r) 0 0 0}.hero h1{font-size:clamp(2.7rem,5.4vw,4.6rem);line-height:1;letter-spacing:-.018em;margin-bottom:20px}.hero__lead{font-size:1.2rem;color:var(--text);max-width:600px;margin:0}.hero__call{display:flex;align-items:flex-start;gap:8px;margin:26px 0 0;padding-top:20px;border-top:1px solid var(--line);color:var(--muted);font-size:.97rem}.hero__call .icon{color:var(--red);margin-top:4px}.hero__call a{color:var(--ink);font-weight:600;white-space:nowrap}.xfade{position:absolute;top:0;right:0;bottom:0;left:0}.xfade img{position:absolute;top:0;right:0;bottom:0;left:0;width:100%;height:100%;object-fit:cover;opacity:0;transition:opacity 1.6s ease,transform 8s linear;transform:scale(1.04)}.xfade img.is-on{opacity:1;transform:scale(1)}.xfade__dots{position:absolute;right:var(--gutter);top:22px;display:flex;gap:8px;flex-wrap:wrap;justify-content:flex-end}.xfade__dots a{display:inline-flex;align-items:center;gap:6px;min-height:40px;padding:0 14px;border-radius:999px;background:#fffffff0;color:var(--ink);font-size:.88rem;font-weight:600;box-shadow:var(--shadow-sm)}.xfade__dots a .icon{color:var(--muted)}.xfade__dots a.is-on{background:#fff;box-shadow:inset 0 -2px 0 var(--red),var(--shadow-sm)}.xfade__dots a.is-on .icon{color:var(--red)}.xfade__dots a:hover{text-decoration:none;color:var(--red)}.trust{background:#fff;padding:8px 0 clamp(40px,5vw,64px);border-bottom:1px solid var(--line)}.facts{list-style:none;margin:0;padding:28px 0;display:grid;grid-template-columns:repeat(4,1fr);border-top:1px solid var(--line);border-bottom:1px solid var(--line)}.facts li{padding:4px 26px;border-left:1px solid var(--line)}.facts li:first-child{border-left:0;padding-left:0}.facts strong{display:block;font-family:var(--cond);font-size:clamp(2rem,3.2vw,2.7rem);font-weight:600;color:var(--red);line-height:1;letter-spacing:-.01em;margin-bottom:6px}.facts span{display:block;font-size:.94rem;color:var(--text-2);line-height:1.4;max-width:240px}.trust__logos{display:flex;align-items:center;gap:28px;margin-top:28px}.trust__logos>span{flex-shrink:0;font-size:.76rem;font-weight:600;letter-spacing:.16em;text-transform:uppercase;color:var(--muted);max-width:120px;line-height:1.4}.logos{list-style:none;margin:0;padding:0;flex:1;display:grid;grid-template-columns:repeat(6,1fr);gap:14px;align-items:center}.logos a{display:grid;place-items:center;height:72px;padding:8px 12px;border-radius:var(--r-sm)}.logos img{max-height:52px;max-width:100%;width:auto;object-fit:contain;filter:grayscale(1);opacity:.78;transition:filter .25s,opacity .25s}.logos a:hover img,.logos a:focus-visible img{filter:none;opacity:1}.intro{display:grid;grid-template-columns:5fr 7fr;gap:clamp(32px,6vw,96px);align-items:start}.intro h2{font-size:clamp(2.2rem,3.8vw,3.2rem)}.intro__body p{max-width:68ch}.signature{font-family:var(--cond);font-size:1.6rem;font-weight:600;color:var(--red);margin:6px 0 0}.shead{display:flex;align-items:flex-end;justify-content:space-between;gap:28px;margin-bottom:clamp(30px,4vw,48px)}.shead h2{margin-bottom:0}.shead p{margin:14px 0 0;color:var(--text-2);max-width:64ch;font-size:1.08rem}.shead>a,.shead>.chips{flex-shrink:0}.shead--center{justify-content:center;text-align:center}.shead--sub{margin-top:clamp(48px,6vw,72px)}.svc-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:20px}.svc{display:flex;flex-direction:column;padding:28px 26px 26px}.svc__top{display:flex;align-items:center;justify-content:space-between}.svc__n{font-family:var(--cond);font-size:1.05rem;font-weight:600;color:var(--gold-ink);letter-spacing:.06em}.svc h3{font-size:1.45rem;margin:22px 0 8px}.svc p{margin:0 0 18px;font-size:.97rem;color:var(--text-2)}.svc .link-arrow{margin-top:auto;font-size:.95rem}.svc--accent{background:var(--red-50);border-color:var(--red-100)}.svc--accent .ico{background:#fff}.svc-rows{display:grid;gap:22px}.svc-row{display:grid;grid-template-columns:360px 1fr;background:#fff;border:1px solid var(--line);border-radius:var(--r);overflow:hidden}.svc-row__img img{width:100%;height:100%;aspect-ratio:4 / 3;object-fit:cover}.svc-row__body{padding:clamp(24px,3vw,40px);align-self:center}.svc-row h3{font-size:1.85rem;margin:6px 0 8px}.svc-row__short{font-weight:600;color:var(--ink)}.svc-row p{color:var(--text-2);max-width:70ch}.markets{display:grid;grid-template-columns:1fr 1fr;gap:26px}.market{overflow:hidden;display:flex;flex-direction:column}.market__img{display:block;aspect-ratio:16 / 9;overflow:hidden;background:var(--stone)}.market__img img{width:100%;height:100%;object-fit:cover;transition:transform .6s var(--ease)}.market:hover .market__img img{transform:scale(1.03)}.market__body{padding:28px 30px 30px;display:flex;flex-direction:column;flex:1}.market__tag{font-size:.78rem;font-weight:600;letter-spacing:.16em;text-transform:uppercase;color:var(--gold-ink)}.market h3{font-size:2.1rem;margin:4px 0 8px}.market h3 a{color:var(--ink)}.market p{color:var(--text-2)}.market__links{display:flex;flex-wrap:wrap;gap:6px 22px;margin-top:auto;padding-top:16px;border-top:1px solid var(--line)}.market__links a{display:inline-flex;align-items:center;gap:6px;min-height:40px;font-weight:600}.listing-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:22px}.listing-grid--4{grid-template-columns:repeat(4,1fr)}.listing-grid--duo{grid-template-columns:1fr 1fr}.listing{display:flex;flex-direction:column;overflow:hidden}.listing__img{position:relative;aspect-ratio:16 / 11;background:var(--stone);overflow:hidden}.listing__img img{width:100%;height:100%;object-fit:cover;transition:transform .6s var(--ease)}.listing:hover .listing__img img{transform:scale(1.04)}.listing__badge{position:absolute;left:14px;top:14px;padding:5px 11px;border-radius:999px;background:#fff;color:var(--ink);font-size:.78rem;font-weight:600;box-shadow:var(--shadow-sm)}.listing__body{padding:20px 22px 22px;display:flex;flex-direction:column;flex:1}.listing__type{font-size:.76rem;font-weight:600;letter-spacing:.14em;text-transform:uppercase;color:var(--gold-ink)}.listing h3{font-size:1.5rem;margin:6px 0 2px}.listing__city{display:inline-flex;align-items:center;gap:5px;color:var(--muted);font-size:.94rem}.listing p{color:var(--text-2);font-size:.96rem;margin:10px 0 16px}.listing__foot{margin-top:auto;display:flex;align-items:center;justify-content:space-between;gap:12px;padding-top:14px;border-top:1px solid var(--line);flex-wrap:wrap}.listing__price{font-family:var(--cond);font-size:1.6rem;font-weight:600;color:var(--red);line-height:1}.listing__foot .link-arrow{font-size:.93rem}.listing-grid--duo .listing__img{aspect-ratio:16 / 10}.sold{padding:26px 26px 22px;display:flex;flex-direction:column}.sold__head h3{font-size:1.8rem;margin:0 0 14px}.sold__head .eyebrow{margin-bottom:8px}.sold__list{list-style:none;margin:0;padding:0}.sold__list li{display:flex;align-items:center;justify-content:space-between;gap:14px;padding:12px 0;border-top:1px solid var(--line)}.sold__list li>span:first-child{display:flex;flex-direction:column;line-height:1.35}.sold__list strong{font-family:var(--cond);font-size:1.2rem;font-weight:600;color:var(--ink)}.sold__list small{font-size:.78rem;font-weight:600;letter-spacing:.1em;text-transform:uppercase;color:var(--muted)}.sold__list span span{font-size:.92rem;color:var(--text-2)}.sold__tag{flex-shrink:0;padding:4px 12px;border-radius:999px;background:var(--red-50);color:var(--red);font-weight:600;font-size:.82rem;letter-spacing:.1em;text-transform:uppercase}.sold__foot{display:flex;align-items:center;justify-content:space-between;gap:14px;margin-top:auto;padding-top:14px;border-top:1px solid var(--line)}.sold__img{margin:0;width:76px}.sold__img .zoom__btn img{aspect-ratio:1;object-fit:cover;object-position:top}.sold__img .zoom__hint{display:none}.loopnet{display:flex;align-items:center;gap:22px;margin-top:26px;padding:24px 26px}.loopnet__copy{flex:1;display:flex;flex-direction:column}.loopnet__copy strong{font-family:var(--cond);font-size:1.45rem;font-weight:600;color:var(--ink)}.loopnet__copy span{color:var(--text-2);font-size:.97rem}.note-line{display:flex;gap:10px;align-items:flex-start;margin:18px 0 0;color:var(--text-2);font-size:.95rem}.note-line .icon{color:var(--red);margin-top:3px}.calc-teaser{display:flex;align-items:center;gap:20px;margin-top:24px;padding:20px 24px}.calc-teaser__copy{flex:1;display:flex;flex-direction:column}.calc-teaser__copy strong{font-family:var(--cond);font-size:1.4rem;font-weight:600;color:var(--ink)}.calc-teaser__copy span{color:var(--text-2);font-size:.96rem}.stories__intro{text-align:center;max-width:720px;margin:0 auto 30px}.stories__intro .eyebrow{justify-content:center}.stories__intro p{color:var(--text-2);font-size:1.08rem;margin:0}.stories__tabs{display:flex;flex-wrap:wrap;justify-content:center;gap:8px;margin-bottom:20px}.stories__tabs button{display:inline-flex;align-items:center;gap:8px;min-height:44px;padding:0 18px;border-radius:999px;border:1.5px solid var(--line-strong);background:#fff;color:var(--ink);font-weight:600;font-size:.95rem}.stories__tabs button .icon{color:var(--red)}.stories__tabs button:hover{border-color:var(--red);color:var(--red)}.stories__tabs button.is-on{background:var(--red);border-color:var(--red);color:#fff}.stories__tabs button.is-on .icon{color:#fff}.stories__panel{display:grid;grid-template-columns:1.6fr 1fr;overflow:hidden}.stories__quote{padding:clamp(28px,4vw,56px)}.stories__quote>.icon{color:var(--gold)}.stories__quote blockquote{margin:14px 0 16px;font-family:var(--cond);font-size:clamp(1.7rem,2.8vw,2.4rem);font-weight:500;line-height:1.2;color:var(--ink);letter-spacing:-.005em}.stories__by{color:var(--muted);font-size:1rem;margin-bottom:24px}.stories__logo{display:grid;place-items:center;padding:32px;background:var(--tint);border-left:1px solid var(--line)}.stories__logo img{max-height:140px;max-width:80%;width:auto;object-fit:contain}.people{display:grid;grid-template-columns:repeat(auto-fill,minmax(210px,1fr));gap:22px}.people--row{grid-template-columns:repeat(5,1fr)}.person{display:flex;flex-direction:column;overflow:hidden}.person__img{aspect-ratio:4 / 5;background:var(--stone);overflow:hidden}.person__img img{width:100%;height:100%;object-fit:cover;object-position:50% 18%;transition:transform .6s var(--ease)}.person:hover .person__img img{transform:scale(1.03)}.person__body{padding:16px 18px 20px;display:flex;flex-direction:column;gap:3px;flex:1}.person__office{font-size:.72rem;font-weight:600;letter-spacing:.14em;text-transform:uppercase;color:var(--gold-ink)}.person h3{font-size:1.4rem;margin:2px 0 0}.person__title{font-weight:600;color:var(--red);font-size:.95rem}.person__focus{color:var(--muted);font-size:.9rem;line-height:1.4}.monogram{display:grid;place-items:center;width:100%;height:100%;background:linear-gradient(160deg,var(--stone) 0%,#d9d4c3 100%);color:var(--red);font-family:var(--cond);font-weight:600;font-size:3rem}.team-more{margin-top:56px}.team-more__title{font-family:var(--sans);font-size:.8rem;font-weight:600;letter-spacing:.16em;text-transform:uppercase;color:var(--muted);padding-bottom:12px;border-bottom:1px solid var(--line-strong);margin-bottom:22px}.about{display:grid;grid-template-columns:5fr 7fr;gap:clamp(32px,6vw,96px);align-items:start}.pullquote{font-family:var(--cond);font-size:clamp(1.8rem,3vw,2.5rem);font-weight:500;line-height:1.18;color:var(--ink);margin:0 0 28px;letter-spacing:-.005em}.about__facts{list-style:none;margin:0;padding:22px 0 0;border-top:1px solid var(--line);display:grid;grid-template-columns:repeat(3,1fr);gap:14px}.about__facts strong{display:block;font-family:var(--cond);font-size:2.3rem;font-weight:600;color:var(--red);line-height:1}.about__facts span{font-size:.9rem;color:var(--text-2);line-height:1.35;display:block;margin-top:4px}.bio-hero{background:var(--tint);border-bottom:1px solid var(--line);padding:30px 0 clamp(40px,5vw,64px)}.bio-hero__grid{display:grid;grid-template-columns:300px 1fr;gap:clamp(28px,5vw,64px);align-items:center}.bio-hero__img{aspect-ratio:4 / 5;border-radius:var(--r);overflow:hidden;background:var(--stone);box-shadow:var(--shadow)}.bio-hero__img img{width:100%;height:100%;object-fit:cover;object-position:50% 18%}.bio-hero h1{margin-bottom:8px}.bio-hero__title{font-weight:600;font-size:1.2rem;color:var(--red);margin:0 0 14px}.bio-hero__title span{color:var(--muted);font-weight:500}.tags{list-style:none;margin:0;padding:0;display:flex;flex-wrap:wrap;gap:8px}.tags li{padding:5px 13px;border-radius:999px;background:#fff;border:1px solid var(--line-strong);font-size:.9rem;font-weight:500;color:var(--ink)}.contact-box{padding:26px;display:grid;gap:2px}.contact-box h2{font-size:1.55rem;margin-bottom:8px}.contact-box>p{color:var(--text-2)}.contact-box>a:not(.btn),.contact-box__row{display:flex;align-items:center;gap:10px;min-height:42px;color:var(--ink);font-weight:500;overflow-wrap:anywhere}.contact-box__row{color:var(--text-2);font-weight:400}.contact-box__office{align-items:flex-start;font-size:.95rem;line-height:1.45;padding-top:8px}.contact-box .icon{color:var(--red)}.licences{margin-top:12px;padding-top:14px;border-top:1px solid var(--line)}.licences>span{font-size:.74rem;font-weight:600;letter-spacing:.14em;text-transform:uppercase;color:var(--muted)}.licences ul{list-style:none;margin:6px 0 0;padding:0;font-size:.93rem;color:var(--text)}.post-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:22px}.post-grid--4{grid-template-columns:repeat(4,1fr)}.post{display:flex;flex-direction:column;padding:24px 24px 22px;min-height:240px}.post__meta{display:flex;justify-content:space-between;gap:10px;flex-wrap:wrap;font-size:.82rem;color:var(--muted)}.post__kind{display:inline-flex;align-items:center;gap:6px;font-weight:600;letter-spacing:.06em;text-transform:uppercase;font-size:.74rem;color:var(--gold-ink)}.post h3{font-size:1.42rem;margin:14px 0 8px}.post p{font-size:.95rem;color:var(--text-2);margin:0 0 16px}.post .link-arrow{margin-top:auto;font-size:.93rem}.post--report{border-top:3px solid var(--gold)}.post--feature{grid-column:span 2;background:var(--red-50);border-color:var(--red-100)}.post--feature h3{font-size:2rem}.post--ghost{background:var(--tint);border-style:dashed}.filters{display:flex;flex-wrap:wrap;align-items:center;justify-content:space-between;gap:16px;margin-bottom:18px;padding-bottom:18px;border-bottom:1px solid var(--line)}.filters__right{display:flex;gap:12px;flex-wrap:wrap}.chips{display:flex;flex-wrap:wrap;gap:8px}.chip{display:inline-flex;align-items:center;gap:8px;min-height:42px;padding:0 16px;border-radius:999px;border:1.5px solid var(--line-strong);background:#fff;color:var(--ink);font-weight:500}.chip:hover{border-color:var(--red);color:var(--red)}.chip.is-on{background:var(--red);border-color:var(--red);color:#fff}.chip__n{font-size:.8rem;font-weight:600;padding:1px 7px;border-radius:999px;background:var(--tint);color:var(--text-2)}.chip.is-on .chip__n{background:#fff3;color:#fff}.results{font-size:.9rem;color:var(--muted);margin:0 0 16px}.empty{padding:28px;text-align:center}.post-meta{display:flex;align-items:center;gap:8px;margin:18px 0 0;color:var(--text-2)}.post-meta .icon{color:var(--red)}.scroll-hint{display:none;align-items:center;gap:8px;font-size:.88rem;color:var(--muted)}.mhero{position:relative;background:#fff}.mhero__banner{height:clamp(220px,30vw,420px);overflow:hidden;background:var(--stone)}.mhero__banner img{width:100%;height:100%;object-fit:cover}.mhero__card{position:relative;max-width:820px;margin-top:clamp(-200px,-12vw,-80px);background:#fff;padding:clamp(24px,3.6vw,48px) clamp(22px,4vw,56px) clamp(26px,3vw,40px);border-radius:var(--r) var(--r) 0 0;box-shadow:0 -18px 50px #2a24241f}.mhero__card:before{content:"";position:absolute;left:0;top:0;width:120px;height:4px;background:var(--red);border-radius:var(--r) 0 0 0}.mhero h1{font-size:clamp(2.4rem,4.6vw,3.9rem)}.mhero__call{display:flex;align-items:center;flex-wrap:wrap;gap:12px 18px;margin-top:26px;color:var(--muted)}.mhero__call a:not(.btn){color:var(--ink);font-weight:600}.mtabs{background:#fff;border-bottom:1px solid var(--line)}.mtabs__inner{display:flex;align-items:center;gap:4px;overflow-x:auto;scrollbar-width:none}.mtabs__inner>img{width:22px;height:auto;margin-right:10px}.mtabs a{display:inline-flex;align-items:center;gap:6px;min-height:56px;padding:0 16px;color:var(--ink);font-weight:600;white-space:nowrap;box-shadow:inset 0 -3px 0 transparent}.mtabs a:hover{color:var(--red);text-decoration:none}.mtabs a.active{color:var(--red);box-shadow:inset 0 -3px 0 var(--red)}.mtabs__other{margin-left:auto;color:var(--text-2)!important;font-weight:500!important}.secnav{position:sticky;top:68px;z-index:40;background:#fffffff5;-webkit-backdrop-filter:blur(8px);backdrop-filter:blur(8px);border-bottom:1px solid var(--line)}.secnav__inner{display:flex;gap:4px;overflow-x:auto;scrollbar-width:none}.secnav__inner::-webkit-scrollbar,.mtabs__inner::-webkit-scrollbar{display:none}.secnav a{display:inline-flex;align-items:center;min-height:50px;padding:0 14px;color:var(--text-2);font-weight:500;font-size:.95rem;white-space:nowrap;box-shadow:inset 0 -2px 0 transparent}.secnav a:hover{color:var(--red);text-decoration:none}.secnav a.is-on{color:var(--red);box-shadow:inset 0 -2px 0 var(--red)}.contact-split{display:grid;grid-template-columns:1fr 1.15fr;gap:clamp(28px,5vw,64px);align-items:start}.contact-split .lead{margin-bottom:24px}.office{padding:26px;display:grid;gap:2px;background:#fff;border:1px solid var(--line);border-radius:var(--r)}.office__kicker{font-size:.76rem;font-weight:600;letter-spacing:.16em;text-transform:uppercase;color:var(--gold-ink)}.office h3{font-size:1.8rem;margin:2px 0 10px}.office__row{display:flex;align-items:flex-start;gap:12px;min-height:42px;padding:7px 0;color:var(--ink);line-height:1.45}.office__row .icon{color:var(--red);margin-top:2px}.office__row--muted{color:var(--text-2)}.office__map{justify-self:start;margin-top:12px}.mini{padding:22px 24px}.mini p{margin:6px 0 10px;color:var(--text-2)}.mini strong{color:var(--ink)}.form-card{display:grid;gap:16px;padding:clamp(24px,3.4vw,40px);background:#fff;border:1px solid var(--line);border-radius:var(--r);box-shadow:var(--shadow)}.form-card h3{font-size:1.9rem;margin:0}.form-card__lead{margin:-6px 0 4px;color:var(--text-2)}.form-card .btn{justify-self:start}.form-card--compact{padding:24px;box-shadow:none}.form-card--compact h3{font-size:1.5rem}.field{display:grid;gap:6px}.field>span{font-weight:600;font-size:.9rem;color:var(--ink)}.field input,.field select,.field textarea{width:100%;min-height:48px;padding:10px 14px;border-radius:var(--r-sm);border:1.5px solid var(--line-strong);background:#fff;outline:none;transition:border-color .15s,box-shadow .15s}.field input:focus,.field select:focus,.field textarea:focus{border-color:var(--red);box-shadow:0 0 0 3px #981b1e1f}.field-row{display:grid;grid-template-columns:1fr 1fr;gap:14px}.field--inline{display:flex;align-items:center;gap:10px}.field--inline select{min-height:44px;width:auto}.field--search{position:relative}.field--search .icon{position:absolute;left:13px;color:var(--muted);pointer-events:none}.field--search input{min-height:44px;padding-left:40px;width:240px}.sent{justify-items:center;text-align:center}.sent__tick{width:56px;height:56px;border-radius:50%;display:grid;place-items:center;background:var(--red);color:#fff}.sent p{color:var(--text-2);margin:0}.sent .btn{justify-self:center}.phero{background:var(--tint);border-bottom:1px solid var(--line)}.phero__inner{display:grid;grid-template-columns:1fr;gap:clamp(28px,5vw,64px);align-items:center;padding-top:30px;padding-bottom:clamp(44px,6vw,76px)}.phero--image .phero__inner{grid-template-columns:1.05fr .95fr}.phero--aside .phero__inner{grid-template-columns:1fr 340px}.phero h1{margin-bottom:16px;max-width:18ch}.phero:not(.phero--image):not(.phero--aside) h1{max-width:22ch}.phero__lead{font-size:1.18rem;color:var(--text);max-width:62ch;margin:0}.phero__lead a{font-weight:600;white-space:nowrap}.phero__media{border-radius:var(--r);overflow:hidden;aspect-ratio:16 / 11;box-shadow:var(--shadow-lg);background:var(--stone);position:relative}.phero__media img{width:100%;height:100%;object-fit:cover}.phero__media:after{content:"";position:absolute;left:0;bottom:0;width:34%;height:5px;background:var(--red)}.phero__logo{display:grid;place-items:center;padding:30px;background:#fff;border:1px solid var(--line);border-radius:var(--r);min-height:200px}.phero__logo img{max-height:130px;width:auto;max-width:100%;object-fit:contain}.crumbs ol{list-style:none;margin:0 0 22px;padding:0;display:flex;flex-wrap:wrap;font-size:.87rem;color:var(--muted)}.crumbs li+li:before{content:"/";margin:0 9px;color:var(--line-strong)}.crumbs a{color:var(--muted);display:inline-flex;min-height:28px;align-items:center}.crumbs a:hover{color:var(--red)}.crumbs span{color:var(--ink);display:inline-flex;min-height:28px;align-items:center}.article{display:grid;grid-template-columns:250px minmax(0,1fr) 300px;gap:clamp(28px,4vw,56px);align-items:start}.article__side,.article__aside{position:sticky;top:92px}.side-nav{display:flex;flex-direction:column;border-left:2px solid var(--line)}.side-nav__title{font-size:.76rem;font-weight:600;letter-spacing:.16em;text-transform:uppercase;color:var(--muted);padding:0 0 10px 18px}.side-nav a{display:flex;align-items:center;gap:10px;min-height:44px;padding:6px 0 6px 18px;margin-left:-2px;border-left:2px solid transparent;color:var(--text-2);font-weight:500;font-size:.96rem;line-height:1.3}.side-nav a .icon{color:var(--muted)}.side-nav a:hover{color:var(--red);text-decoration:none}.side-nav a.is-on{color:var(--red);border-left-color:var(--red);font-weight:600}.side-nav a.is-on .icon{color:var(--red)}.article__body .ico{margin-bottom:22px}.dropcap{font-size:1.16rem;line-height:1.75;color:var(--text);max-width:66ch}.dropcap:first-letter{float:left;font-family:var(--cond);font-weight:600;font-size:4.4rem;line-height:.86;color:var(--red);margin:6px 12px 0 0}.callout{display:flex;align-items:center;justify-content:space-between;gap:18px;flex-wrap:wrap;margin-top:30px;padding:22px 24px;background:var(--tint)}.callout strong{display:block;font-family:var(--cond);font-size:1.35rem;font-weight:600;color:var(--ink)}.callout span{color:var(--text-2)}.callout span a{font-weight:600;white-space:nowrap}.quote-mini{padding:24px}.quote-mini .icon{color:var(--gold)}.quote-mini blockquote{margin:10px 0;font-family:var(--cond);font-size:1.4rem;font-weight:500;line-height:1.22;color:var(--ink)}.quote-mini p{font-size:.9rem;color:var(--muted)}.next-link{display:flex;align-items:center;justify-content:space-between;gap:20px;padding:26px 30px}.next-link>span{display:flex;flex-direction:column}.next-link small{font-size:.76rem;font-weight:600;letter-spacing:.16em;text-transform:uppercase;color:var(--gold-ink)}.next-link strong{font-family:var(--cond);font-size:1.9rem;font-weight:600;color:var(--ink)}.next-link span span{color:var(--text-2)}.next-link>.icon{color:var(--red)}.sectors{display:grid;grid-template-columns:repeat(6,1fr);gap:12px;margin-bottom:34px}.sector{display:flex;flex-direction:column;align-items:center;justify-content:center;gap:10px;min-height:110px;padding:16px 10px;border-radius:var(--r);border:1px solid var(--line);background:var(--tint);color:var(--ink);font-family:var(--cond);font-size:1.15rem;font-weight:600;text-align:center;line-height:1.15}.sector .icon{color:var(--red)}.sector:hover{border-color:var(--red);background:var(--red-50);color:var(--red);text-decoration:none}.case-grid{display:grid;grid-template-columns:1fr 1fr;gap:22px}.case{display:grid;grid-template-columns:200px 1fr;overflow:hidden;scroll-margin-top:120px}.case__logo{display:grid;place-items:center;padding:24px;background:var(--tint);border-right:1px solid var(--line)}.case__logo img{max-height:96px;width:auto;object-fit:contain}.case__body{padding:26px 28px;display:flex;flex-direction:column;gap:8px}.case__body h2{font-size:1.9rem;margin:0}.case__sector{display:inline-flex;align-items:center;gap:7px;font-size:.76rem;font-weight:600;letter-spacing:.14em;text-transform:uppercase;color:var(--red)}.case blockquote{margin:0;font-family:var(--cond);font-size:1.3rem;font-weight:500;line-height:1.28;color:var(--ink)}.case__by{font-size:.9rem;color:var(--muted)}.case .link-arrow{margin-top:auto;padding-top:6px}.story{display:grid;grid-template-columns:minmax(0,1fr) 360px;gap:clamp(28px,5vw,72px);align-items:start}.story .prose{max-width:70ch}.story__side{display:grid;gap:18px;position:sticky;top:92px}.story__photo{margin:0}.sector-list{padding:20px 22px;display:grid}.sector-list>span{font-size:.76rem;font-weight:600;letter-spacing:.16em;text-transform:uppercase;color:var(--muted);margin-bottom:6px}.sector-list a{display:flex;align-items:center;gap:10px;min-height:40px;color:var(--ink);font-weight:500;border-top:1px solid var(--line)}.sector-list a .icon{color:var(--red)}.pull{margin:0 0 32px;padding:28px 30px;border-radius:var(--r);background:var(--tint);border-left:4px solid var(--red)}.pull .icon{color:var(--gold)}.pull blockquote{margin:8px 0 10px;font-family:var(--cond);font-size:1.75rem;font-weight:500;line-height:1.22;color:var(--ink)}.pull figcaption{font-size:.95rem;color:var(--muted)}.pager{display:flex;justify-content:space-between;gap:16px;margin-top:52px;padding-top:26px;border-top:1px solid var(--line)}.pager a{display:inline-flex;align-items:center;gap:10px;color:var(--ink);font-weight:600;max-width:48%;min-height:44px}.pager a:hover{color:var(--red);text-decoration:none}.pager a span{display:flex;flex-direction:column;line-height:1.3}.pager small{font-size:.74rem;font-weight:600;letter-spacing:.12em;text-transform:uppercase;color:var(--muted)}.pager__next{margin-left:auto;text-align:right}.zoom{margin:0}.zoom__btn{position:relative;display:block;width:100%;border-radius:var(--r);overflow:hidden;cursor:zoom-in;background:#fff}.zoom__btn img{width:100%;height:auto}.zoom__hint{position:absolute;right:12px;bottom:12px;display:inline-flex;align-items:center;gap:6px;padding:6px 12px;border-radius:999px;background:#fff;color:var(--ink);font-size:.84rem;font-weight:600;box-shadow:var(--shadow-sm);opacity:0;transition:opacity .2s}.zoom__btn:hover .zoom__hint,.zoom__btn:focus-visible .zoom__hint{opacity:1}.zoom figcaption{font-size:.9rem;color:var(--muted);margin-top:8px}.lightbox{position:fixed;top:0;right:0;bottom:0;left:0;z-index:300;background:#faf9f6f7;display:grid;place-items:center;padding:64px 20px 20px;cursor:zoom-out}.lightbox img{max-width:min(1400px,100%);max-height:100%;width:auto;object-fit:contain;box-shadow:var(--shadow-lg);border-radius:var(--r-sm);background:#fff;cursor:default}.lightbox__close{position:absolute;top:14px;right:14px;width:48px;height:48px;display:grid;place-items:center;border-radius:50%;background:#fff;color:var(--ink);box-shadow:var(--shadow)}.prose{color:var(--text-2)}.prose>:first-child{margin-top:0}.prose h2{font-size:1.85rem;margin:1.4em 0 .4em}.prose h3{font-size:1.45rem;margin:1.2em 0 .4em}.prose ul,.prose ol{padding-left:1.3em}.prose li{margin-bottom:.35em}.prose li::marker{color:var(--red)}.prose strong,.prose b{color:var(--ink)}.prose a{text-decoration:underline;text-underline-offset:3px}.prose img{border-radius:var(--r);margin:20px 0;max-height:620px;width:auto;box-shadow:var(--shadow)}.prose--lg{font-size:1.08rem;line-height:1.75}.prose table{width:100%;border-collapse:collapse;font-size:.92rem;margin:0 0 1.5em;font-variant-numeric:tabular-nums;line-height:1.45}.prose th{text-align:left;font-weight:600;color:var(--ink);background:var(--tint);border-bottom:2px solid var(--line-strong);padding:12px 14px;white-space:nowrap;position:sticky;top:0}.prose td{padding:11px 14px;border-bottom:1px solid var(--line);color:var(--text)}.prose tbody tr:nth-child(2n) td{background:#fcfbf8}.prose tr:hover td{background:var(--red-50)}.prose--report{overflow-x:auto;-webkit-overflow-scrolling:touch;border:1px solid var(--line);border-radius:var(--r);background:#fff}.prose--report table{margin:0;min-width:820px}.prose--report td a{white-space:nowrap}.prose--report>p{padding:0 16px}.calc-wrap{display:grid;grid-template-columns:.75fr 1.25fr;gap:clamp(28px,5vw,72px);align-items:start}.calc{display:grid;grid-template-columns:1fr 250px;border:1px solid var(--line);border-radius:var(--r);background:#fff;overflow:hidden;box-shadow:var(--shadow)}.calc__fields{display:grid;grid-template-columns:1fr 1fr;gap:16px;padding:26px}.calc__wide{grid-column:span 2}.calc__out{padding:26px;background:var(--tint);border-left:1px solid var(--line);display:flex;flex-direction:column;gap:14px}.calc__out dl{margin:0;display:grid;gap:8px}.calc__out dl div{display:flex;justify-content:space-between;gap:10px;font-size:.95rem;border-bottom:1px solid var(--line);padding-bottom:7px}.calc__out dt{color:var(--text-2)}.calc__out dd{margin:0;font-weight:600;color:var(--ink);font-variant-numeric:tabular-nums}.calc__total{margin:0;display:flex;flex-direction:column;padding:14px 16px;border-radius:var(--r-sm);background:#fff;border:1.5px solid var(--red)}.calc__total span{font-size:.76rem;font-weight:600;letter-spacing:.14em;text-transform:uppercase;color:var(--red)}.calc__total strong{font-family:var(--cond);font-size:2.3rem;font-weight:600;color:var(--ink);line-height:1.1}.calc__note{font-size:.84rem;color:var(--muted);margin:0}.ticks{list-style:none;padding:0;margin:0;display:grid;gap:10px}.ticks li{display:flex;gap:10px;align-items:flex-start}.ticks .icon{color:var(--red);margin-top:4px}.ticks--rule li{padding:10px 0;border-top:1px solid var(--line);margin:0}.relo{display:grid;grid-template-columns:1fr 1.3fr;gap:clamp(28px,5vw,72px);align-items:center}.relo__cols{display:grid;grid-template-columns:1fr 1fr;gap:20px}.relo__col{padding:26px}.relo__col img{width:34px;height:auto;margin-bottom:14px}.relo__col h3{font-size:1.5rem}.relo__col .ticks{font-size:.97rem}.incentives{display:grid;grid-template-columns:1fr 1fr;gap:24px}.incent{padding:clamp(24px,3vw,36px)}.incent__head{display:flex;gap:20px;align-items:center;margin-bottom:14px}.incent__head img{width:54px;height:auto}.incent h2{font-size:2rem;margin:0 0 4px}.figure{padding:18px;background:#fff;border:1px solid var(--line);border-radius:var(--r)}.figure .zoom__btn img{max-height:640px;width:auto;margin:0 auto}.figure--wide{margin-bottom:0}.maps{display:grid;grid-template-columns:1fr 1fr;gap:24px;align-items:start}.cta-band{background:var(--tint);border-top:1px solid var(--line)}.cta-band__inner{display:grid;grid-template-columns:1.2fr 1fr;gap:32px;align-items:center;padding-top:clamp(52px,6vw,84px);padding-bottom:clamp(52px,6vw,84px)}.cta-band h2{margin-bottom:10px}.cta-band p{margin:0;color:var(--text-2);font-size:1.08rem;max-width:56ch}.cta-band__actions{display:flex;flex-wrap:wrap;align-items:center;gap:14px 24px;justify-content:flex-end}.cta-band__tel{display:inline-flex;align-items:center;gap:10px;min-height:48px;color:var(--ink);font-weight:600}.cta-band__tel .icon{color:var(--red)}.cta-band__tel span{display:flex;flex-direction:column;line-height:1.2}.cta-band__tel small{font-size:.74rem;font-weight:600;letter-spacing:.14em;text-transform:uppercase;color:var(--muted)}main:has(.cta-band)+.footer .footer__cta{display:none}.footer{background:var(--tint);color:var(--text-2);border-top:1px solid var(--line)}.footer__cta{background:#fff;border-bottom:1px solid var(--line)}.footer__cta-inner{display:flex;align-items:center;justify-content:space-between;gap:24px;flex-wrap:wrap;padding-top:52px;padding-bottom:52px}.footer__cta-inner>div:first-child{flex:1 1 460px;min-width:0}.footer__cta h2{margin-bottom:8px;font-size:clamp(1.9rem,3vw,2.5rem)}.footer__cta p{margin:0}.footer__cta .btn-row{margin-top:0}.footer__grid{display:grid;grid-template-columns:1.4fr .9fr 1.15fr .8fr 1.35fr;gap:36px;padding-top:56px;padding-bottom:44px}.footer__brand img{width:184px;height:auto;margin-bottom:18px}.footer__brand p{font-size:.95rem;max-width:320px}.footer__social{display:inline-grid;place-items:center;width:42px;height:42px;border-radius:50%;border:1.5px solid var(--line-strong);color:var(--ink)!important}.footer__social:hover{border-color:var(--red);color:var(--red)!important}.footer h3{font-family:var(--sans);font-size:.78rem;font-weight:600;letter-spacing:.16em;text-transform:uppercase;color:var(--ink);margin-bottom:14px}.footer h3 a{color:var(--ink)}.footer ul{list-style:none;margin:0;padding:0;display:grid;gap:2px;font-size:.95rem}.footer ul a{display:inline-flex;align-items:center;min-height:34px}.footer a{color:var(--text-2)}.footer a:hover{color:var(--red)}.footer__offices{display:grid;gap:22px}.footer address{font-style:normal;font-size:.95rem;margin-bottom:6px;line-height:1.55}.footer__office p{font-size:.95rem;line-height:1.9;margin:0}.footer__legal{border-top:1px solid var(--line);font-size:.85rem;color:var(--muted)}.footer__legal p{margin:0}.footer__legal a{color:var(--muted);text-decoration:underline;text-underline-offset:2px}.footer__lic{margin-top:4px!important}.footer__legal-inner{display:flex;align-items:center;justify-content:space-between;gap:14px 24px;flex-wrap:wrap;padding-top:18px;padding-bottom:20px}.alco-seal{display:block;width:260px;max-width:100%;height:34px;border:0}.concept-notice{background:#f6f7f9;border-top:1px solid #dfe3e8;color:#4b5563;font-size:.8rem;line-height:1.55}.concept-notice__inner{max-width:1100px;margin:0 auto;padding:22px clamp(16px,4vw,40px) 28px}.concept-notice p{margin:0 0 8px}.concept-notice__title{text-transform:uppercase;letter-spacing:.08em;font-size:.72rem;color:#1f2937}.concept-notice a{color:inherit;text-decoration:underline;text-underline-offset:2px}[data-reveal]{opacity:0;transform:translateY(16px);transition:opacity .6s var(--ease),transform .6s var(--ease)}[data-reveal].is-in{opacity:1;transform:none}a.card[data-reveal].is-in:hover{transform:translateY(-2px)}@media (prefers-reduced-motion: reduce){[data-reveal]{opacity:1;transform:none;transition:none}.xfade img{transition:none;transform:none}*{scroll-behavior:auto!important}}@media (max-width: 1200px){.article{grid-template-columns:230px minmax(0,1fr)}.article__aside{grid-column:2;position:static}.people--row{grid-template-columns:repeat(4,1fr)}.people--row>:nth-child(5){display:none}.post-grid--4,.listing-grid--4{grid-template-columns:repeat(2,1fr)}.footer__grid{grid-template-columns:1.3fr 1fr 1fr 1fr}.footer__offices{grid-column:1 / -1;grid-template-columns:1fr 1fr}}@media (max-width: 1120px){.nav{display:none}.hero__inner{grid-template-columns:1fr}.hero__paths{grid-template-columns:1fr 1fr;column-gap:28px;padding:8px 0 0}.hero__paths-title{grid-column:1 / -1}.header__burger{display:grid}.header__cta{margin-left:auto}.svc-grid{grid-template-columns:repeat(2,1fr)}.calc-wrap{grid-template-columns:1fr}.mega{display:none}.sectors{grid-template-columns:repeat(3,1fr)}.trust__logos{flex-direction:column;align-items:flex-start;gap:12px}.trust__logos>span{max-width:none}.logos{width:100%}}@media (max-width: 960px){.intro,.about,.story,.contact-split,.phero--image .phero__inner,.phero--aside .phero__inner,.incentives,.case-grid,.relo,.cta-band__inner{grid-template-columns:1fr}.phero--image .phero__media{order:-1;aspect-ratio:21 / 9}.phero__logo{min-height:0;justify-self:start;padding:22px 30px}.phero__logo img{max-height:90px}.markets,.maps{grid-template-columns:1fr}.listing-grid,.post-grid,.listing-grid--duo{grid-template-columns:1fr 1fr}.story__side,.article__side,.article__aside{position:static}.story__side{grid-template-columns:1fr 1fr}.article{grid-template-columns:1fr}.article__side{display:none}.article__aside{grid-column:auto}.facts{grid-template-columns:1fr 1fr;row-gap:26px}.facts li:nth-child(3){border-left:0;padding-left:0}.stories__panel{grid-template-columns:1fr}.stories__logo{border-left:0;border-top:1px solid var(--line);order:-1;padding:24px}.stories__logo img{max-height:80px}.svc-row{grid-template-columns:260px 1fr}.cta-band__actions{justify-content:flex-start}.bio-hero__grid{grid-template-columns:240px 1fr}.logos{grid-template-columns:repeat(3,1fr)}}@media (max-width: 720px){.post--feature{grid-column:auto}.post--feature h3{font-size:1.6rem}.svc-row{grid-template-columns:1fr}.svc-row__img img{aspect-ratio:16 / 8}.listing-grid--duo{grid-template-columns:1fr}.filters{flex-direction:column;align-items:stretch}.filters__right{flex-direction:column}.field--search input{width:100%}.field--inline select{flex:1}.scroll-hint{display:flex}}@media (max-width: 640px){:root{--header-h: 68px}body{font-size:16.5px}.utility__note,.utility .utility__mail{display:none}.utility__links{margin:0 auto;gap:16px}.header__brand img{width:128px}.header.is-condensed .header__brand img{width:118px}.header__cta{display:none}.header__burger{margin-left:auto}.shead{flex-direction:column;align-items:flex-start;gap:16px}.hero__media{height:250px}.hero__inner{margin-top:-36px;padding:0 10px}.hero__card{padding:26px 20px 24px}.hero__paths{grid-template-columns:1fr;padding:8px 10px 0}.hero h1{font-size:2.45rem}.hero__lead{font-size:1.06rem}.xfade__dots{top:12px;right:12px}.xfade__dots a{min-height:40px;padding:0 12px;font-size:.82rem}.facts{grid-template-columns:1fr 1fr;padding:22px 0}.facts li{padding:0 0 0 14px}.facts span{font-size:.86rem}.logos{grid-template-columns:repeat(3,1fr);gap:6px}.logos a{height:60px;padding:6px}.svc-grid,.listing-grid,.listing-grid--4,.post-grid,.post-grid--4,.field-row,.calc,.calc__fields,.relo__cols{grid-template-columns:1fr}.calc__wide{grid-column:auto}.calc__out{border-left:0;border-top:1px solid var(--line)}.people,.people--row{grid-template-columns:repeat(2,minmax(0,1fr));gap:12px}.people--row>:nth-child(5){display:none}.person__body{padding:12px 12px 14px}.person h3{font-size:1.15rem}.person__title,.person__focus{font-size:.84rem}.person__office{font-size:.66rem;letter-spacing:.1em}.case{grid-template-columns:1fr}.case__logo{border-right:0;border-bottom:1px solid var(--line);padding:18px}.case__logo img{max-height:70px}.sectors{grid-template-columns:repeat(2,1fr)}.story__side,.bio-hero__grid{grid-template-columns:1fr}.bio-hero__img{width:200px}.mhero__card{margin-top:-30px;padding:24px 20px 26px}.mhero__banner{height:200px}.mtabs__other{display:none!important}.loopnet,.calc-teaser{flex-direction:column;align-items:flex-start}.about__facts strong{font-size:1.9rem}.footer__grid{grid-template-columns:1fr 1fr;gap:28px}.footer__brand{grid-column:1 / -1}.footer__offices{grid-template-columns:1fr}.pager{flex-direction:column}.pager a{max-width:100%}.pager__next{margin-left:0;text-align:left;flex-direction:row-reverse;justify-content:flex-end}.next-link{padding:22px}.next-link strong{font-size:1.5rem}.stories__tabs{justify-content:flex-start}.stories__tabs button{padding:0 14px;font-size:.9rem}.cta-band__actions .btn{width:100%}}