@font-face{font-family:Studio;src:url(regular.woff2);font-weight:400;font-display:swap}
@font-face{font-family:Studio;src:url(medium.woff2);font-weight:500;font-display:swap}
:root{color-scheme:dark;--ink:#f0f3f6;--muted:#a2adbd;--line:#ffffff20;--light-progress:0;--scene-scale:1}
*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:115px}body{margin:0;background:#080a0e;color:var(--ink);font-family:Studio,Arial,sans-serif;overflow-x:hidden}body.dialog-open,body.menu-open{overflow:hidden}button,a,summary{-webkit-tap-highlight-color:transparent}a{color:inherit;text-decoration:none}button{font:inherit;color:inherit;background:none;border:0;cursor:pointer}button:focus-visible,a:focus-visible,summary:focus-visible{outline:2px solid #a5ecf1;outline-offset:6px}button:disabled{cursor:default}h1,h2,h3,p{margin-top:0}em{font-style:normal}.glass{border:1px solid var(--line);background:linear-gradient(130deg,#ffffff13,#ffffff05);backdrop-filter:blur(26px);-webkit-backdrop-filter:blur(26px);box-shadow:inset 0 1px 0 #ffffff12}.skip-link{position:fixed;left:20px;top:-80px;z-index:100;background:#edf7fb;color:#10151c;padding:14px;border-radius:10px}.skip-link:focus{top:12px}.eyebrow{font-size:10px;font-weight:500;letter-spacing:.16em;color:#abb7c7;display:flex;gap:10px;align-items:center}.eyebrow>span{width:5px;height:5px;border-radius:50%;background:#9ae3e6;box-shadow:0 0 12px #8dd6e3}
.nav{position:fixed;z-index:30;left:4%;right:4%;top:22px;height:68px;padding:10px 12px 10px 22px;border-radius:22px;display:flex;align-items:center;justify-content:space-between;gap:20px;background:linear-gradient(130deg,#222833eb,#10151de8);box-shadow:inset 0 1px 0 #ffffff18,0 10px 40px #0004}.brand{display:flex;align-items:center;gap:12px;font-size:9px;letter-spacing:.1em;flex-shrink:0}.brand strong{display:block;letter-spacing:.23em;font-size:12px;font-weight:500;line-height:1.5}.brand-icon{width:32px;height:32px;border-radius:10px;border:1px solid #ffffff45;display:grid;place-items:center;font-size:25px;color:#c6e7ee}.nav-track{position:relative;display:flex;gap:3px;padding:4px;border:1px solid #ffffff0b;border-radius:20px;background:#0002}.nav-track a{font-size:11px;padding:9px 14px;z-index:1;color:#bac4d1;white-space:nowrap;transition:color .25s}.nav-track a.active{color:white}.nav-indicator{position:absolute;left:4px;top:4px;height:calc(100% - 8px);width:92px;border-radius:16px;background:linear-gradient(130deg,#ffffff28,#ffffff0b);border:1px solid #ffffff28;transition:transform .55s cubic-bezier(.22,1,.36,1),width .55s}.nav-actions{display:flex;gap:8px;align-items:center}.nav-cta{font-size:11px;background:#e9edf2;color:#11151a;padding:13px 18px;border-radius:15px;white-space:nowrap}.nav-cta span{margin-left:14px}.menu-toggle{display:none;width:38px;height:38px;border:1px solid #ffffff30;border-radius:13px;font-size:19px}.menu-scrim{display:none}
.hero{padding:155px 5vw 64px;text-align:center;position:relative;min-height:690px;background:radial-gradient(ellipse at 50% 25%,#17223770,transparent 62%)}.hero .eyebrow{justify-content:center}h1{font-size:clamp(42px,6.7vw,100px);font-weight:400;letter-spacing:-.065em;line-height:1.06;margin:28px auto 24px;max-width:1200px}h1 em{background:linear-gradient(100deg,#e3f4f3,#b7c8e4 55%,#b0a7d6);color:transparent;background-clip:text;-webkit-background-clip:text}.hero>p{font-size:14px;line-height:1.6;color:#b0bac8;margin:24px auto}.scroll-hint{display:inline-flex;align-items:center;gap:18px;color:#a9b6c8;font-size:9px;letter-spacing:.13em;margin-top:24px}.scroll-hint span{width:27px;height:37px;display:grid;place-items:center;border:1px solid #ffffff30;border-radius:20px;font-size:15px;animation:hint 2.2s ease-in-out infinite}
.experience{height:165vh;position:relative;margin-top:-20px;scroll-margin-top:0}.stage{position:sticky;top:0;height:100vh;height:100svh;display:grid;place-items:center;overflow:hidden}.property-card{--label-top:32px;position:relative;width:84%;height:82%;border-radius:32px;overflow:hidden;border:1px solid #ffffff28;box-shadow:0 30px 100px #0008;isolation:isolate}.scenery,.estate-frame,.scene-shade{position:absolute;inset:0}.scenery{overflow:hidden}.estate-frame{transform:scale(var(--scene-scale));transform-origin:48% 45%;will-change:transform}.estate-frame img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:50% 50%;display:block}.estate-bright{opacity:var(--light-progress);will-change:opacity}.scene-shade{background:linear-gradient(180deg,#08101725,transparent 32%,transparent 57%,#04080e99);pointer-events:none}.scene-top{position:absolute;top:var(--label-top);left:35px;right:35px;display:flex;justify-content:space-between;gap:16px;font-size:8px;letter-spacing:.12em;color:#fff;text-shadow:0 1px 8px #000}.scene-bottom{position:absolute;bottom:65px;left:40px;right:40px;display:flex;justify-content:space-between;gap:20px;align-items:end}.scene-bottom .eyebrow{color:#eef4fa;font-size:8px;text-shadow:0 2px 8px #000}.scene-bottom h2{font-size:clamp(40px,5.2vw,76px);letter-spacing:-.055em;line-height:.99;font-weight:400;margin:14px 0 0;text-shadow:0 2px 24px #0008}.scene-bottom h2 em{color:#e3edf5}.scene-cta{border-radius:20px;padding:17px 20px;display:flex;align-items:center;gap:48px;text-align:left;font-size:11px;line-height:1.6;background:linear-gradient(130deg,#152331d6,#0c141dbb);box-shadow:none}.scene-cta b{font-size:25px;font-weight:400;color:#c2e5ed}.timeline{position:absolute;bottom:26px;left:40px;right:40px;display:flex;align-items:center;gap:18px;font-size:7px;letter-spacing:.13em;color:#e3ecf5}.timeline i{flex:1;height:2px;background:#ffffff35}.timeline b{display:block;width:calc(var(--light-progress)*100%);height:2px;background:linear-gradient(90deg,#c4e4e6,#b5a8ee)}
.section-wrap{max-width:1400px;margin:0 auto;padding-left:8%;padding-right:8%}.pathways{padding-top:115px;padding-bottom:80px}.section-heading{display:flex;justify-content:space-between;gap:40px;align-items:end;margin:25px 0 48px}.section-heading h2,.broker h2{font-size:clamp(38px,4.7vw,68px);font-weight:400;line-height:1.06;letter-spacing:-.05em;margin-bottom:0}.section-heading>p{color:#aab6c7;font-size:13px;line-height:1.7;margin-bottom:4px}.program-list{display:grid;gap:16px}.program{border-radius:25px;overflow:hidden}.program summary{list-style:none;cursor:pointer;display:flex;align-items:center;gap:25px;padding:30px 32px}.program summary::-webkit-details-marker{display:none}.program-number{font-size:10px;letter-spacing:.12em;color:#91a1b5;align-self:start;padding-top:7px}.program-title{font-size:25px;letter-spacing:-.035em}.program-title small{display:block;font-size:11px;letter-spacing:0;color:#a3afc1;margin-top:8px}.program-toggle{margin-left:auto;width:34px;height:34px;border:1px solid #ffffff2b;border-radius:50%;display:grid;place-items:center;font-size:24px;transition:transform .35s}.program[open] .program-toggle{transform:rotate(45deg)}.program-body{display:grid;grid-template-columns:1fr 1fr;gap:35px;padding:0 32px 32px}.program-art{min-height:260px;border-radius:17px;background:url(assets/estate-bright-v5.webp) 35% 45%/cover}.commercial-art{background-size:200%;background-position:74% 35%}.program-copy{padding:10px 0 0}.program-copy h3{font-size:25px;line-height:1.18;letter-spacing:-.035em;font-weight:400;max-width:330px}.program-copy p{font-size:13px;line-height:1.65;color:#adb8c7;max-width:360px}.program-copy ul{padding:0;list-style:none;margin:20px 0;font-size:11px;color:#d0d9e3}.program-copy li{padding:9px 0;border-bottom:1px solid #ffffff12}.text-button{font-size:12px;padding:10px 0;text-align:left;display:flex;gap:35px;align-items:center}.text-button span{color:#b3dfeb;font-size:20px}.section-note{font-size:10px;line-height:1.7;color:#8f9cae;margin:20px 4px 0;max-width:650px}
.broker{padding-top:30px;padding-bottom:100px}.broker-card{border-radius:30px;padding:55px;display:grid;grid-template-columns:1.25fr .75fr;gap:60px;background:radial-gradient(ellipse at 100% 0,#34445850,transparent 65%),linear-gradient(135deg,#ffffff0c,#ffffff03)}.broker h2{font-size:clamp(34px,4vw,56px);margin:24px 0}.broker-copy>p{font-size:13px;line-height:1.75;color:#adb8c7;max-width:420px}.broker .primary{max-width:270px;margin-top:27px}.broker-profile{border-left:1px solid #ffffff20;padding:10px 0 10px 45px;align-self:center}.profile-mark{display:grid;place-items:center;width:56px;height:56px;border:1px solid #b6dae44d;border-radius:19px;font-size:35px;color:#d5edf2;background:linear-gradient(130deg,#d2e9ef14,#ffffff03)}.profile-brand{display:block;font-size:8px;letter-spacing:.16em;margin-top:24px;color:#a9b8c9}.broker-profile p{font-size:28px;line-height:1.12;letter-spacing:-.035em;margin:15px 0 24px}.profile-rule{height:1px;background:linear-gradient(90deg,#c0e7f166,transparent);margin-bottom:22px}.broker-profile small{font-size:10px;line-height:1.7;color:#91a2b7}.primary{background:#e4edf4;color:#17212b;padding:14px 18px;border-radius:14px;font-size:11px;display:flex;justify-content:space-between;align-items:center;gap:20px;width:100%;margin-top:20px}.primary span{font-size:18px}footer.section-wrap{display:flex;justify-content:space-between;align-items:center;gap:25px;padding-top:28px;padding-bottom:35px;border-top:1px solid #ffffff17;color:#9aa8bb;font-size:8px;letter-spacing:.04em}
.detail-panel{position:fixed;z-index:50;right:20px;top:20px;bottom:20px;width:min(435px,calc(100vw - 40px));border-radius:30px;transform:translateX(calc(100% + 24px));visibility:hidden;transition:transform .65s cubic-bezier(.22,1,.36,1),visibility .65s;padding:80px 40px 30px;background:linear-gradient(130deg,#293240f5,#0d141ff7);overflow-y:auto}.detail-panel.open{transform:translateX(0);visibility:visible}.close{position:absolute;right:25px;top:20px;border:1px solid #ffffff35;width:36px;height:36px;border-radius:50%;font-size:25px;color:#dce5ef}.detail-panel h2{font-weight:400;font-size:56px;line-height:1.02;letter-spacing:-.055em;margin:28px 0 24px}.detail-panel>p{font-size:13px;line-height:1.75;color:#b1bdcd}.detail-list{margin:28px 0}.detail-list>div{border-top:1px solid #ffffff20;display:flex;gap:20px;align-items:center;padding:15px 0}.detail-list>div>span{font-size:9px;color:#91a2b7}.detail-list p{margin:0;font-size:12px}.detail-list small{display:block;font-size:10px;color:#a0afc2;margin-top:6px}.detail-panel>.concept-note{font-size:10px;color:#97a8bd;line-height:1.6}.scrim{position:fixed;inset:0;z-index:45;background:#01050b88;backdrop-filter:blur(5px);opacity:0;visibility:hidden;pointer-events:none;transition:opacity .45s,visibility .45s}.scrim.open{opacity:1;visibility:visible;pointer-events:auto}@keyframes hint{50%{transform:translateY(5px)}}
@media(max-width:860px){.nav{gap:12px;left:4%;right:4%;top:14px;height:62px;padding:8px 10px 8px 15px;border-radius:20px}.brand{font-size:8px;gap:8px}.brand strong{font-size:10px}.brand-icon{height:29px;width:29px;font-size:21px}.nav-cta{font-size:10px;padding:11px 13px;border-radius:13px}.nav-cta span{margin-left:9px}.menu-toggle{display:grid;place-items:center}.nav-track{position:absolute;right:0;top:76px;left:auto;min-width:245px;display:flex;flex-direction:column;gap:7px;padding:14px;border-radius:23px;background:linear-gradient(135deg,#263142f5,#0e1520f5);box-shadow:inset 0 1px 0 #ffffff20,0 25px 70px #0008;border-color:#d3e8ff42;backdrop-filter:blur(30px)}.js .nav-track{visibility:hidden;opacity:0;transform:translateX(24px);transition:opacity .3s,transform .45s cubic-bezier(.22,1,.36,1),visibility .45s}.menu-open .nav-track{visibility:visible;opacity:1;transform:none}.nav-track a{font-size:14px;padding:14px 16px;border-radius:14px}.nav-track a.active{background:#ffffff14;border:1px solid #ffffff1c;padding:13px 15px}.nav-indicator{display:none}.menu-scrim{display:block;position:fixed;inset:0;z-index:25;background:#0008;opacity:0;visibility:hidden;pointer-events:none;transition:opacity .3s,visibility .3s}.menu-open .menu-scrim{opacity:1;visibility:visible;pointer-events:auto}.section-wrap{padding-left:6%;padding-right:6%}.broker-card{padding:35px;gap:35px}.broker-profile{padding-left:28px}}
@media(max-width:700px){.hero{min-height:640px;padding-top:160px;padding-bottom:55px}.hero h1{font-size:clamp(38px,8.7vw,61px);letter-spacing:-.06em;line-height:1.12;margin:30px -1vw 24px}.hero>.eyebrow{font-size:8px;letter-spacing:.13em}.hero>p{font-size:13px}.scroll-hint{font-size:8px}.experience{height:145vh;margin-top:-30px}.property-card{width:92%;height:74%;border-radius:26px}.estate-frame img{object-position:52% 50%}.scene-top{left:23px;right:23px;font-size:7px}.scene-label{display:none}.scene-bottom{left:26px;right:26px;bottom:65px;display:block}.scene-bottom h2{font-size:49px;line-height:1.02}.scene-bottom .eyebrow{font-size:7px}.scene-cta{padding:11px 15px;margin-top:22px;font-size:10px;max-width:230px;gap:34px;border-radius:15px}.scene-cta b{font-size:21px}.timeline{left:26px;right:26px;bottom:26px;font-size:6px;gap:10px}.pathways{padding-top:80px;padding-bottom:55px}.section-heading{display:block;margin-bottom:30px}.section-heading h2{font-size:44px}.section-heading>p{font-size:12px;margin-top:22px}.program summary{padding:24px 20px;gap:15px}.program-title{font-size:23px}.program-title small{font-size:10px}.program-toggle{width:30px;height:30px;font-size:22px;flex-shrink:0}.program-body{grid-template-columns:1fr;gap:22px;padding:0 20px 25px}.program-art{min-height:200px}.program-copy{padding:0}.program-copy h3{font-size:27px}.program-copy p{font-size:13px}.program-copy ul{font-size:12px}.broker{padding-top:20px;padding-bottom:65px}.broker-card{grid-template-columns:1fr;padding:30px 24px;gap:35px;border-radius:25px}.broker h2{font-size:40px}.broker-profile{padding:28px 0 0;border-left:0;border-top:1px solid #ffffff20}.broker-profile p{font-size:30px}.detail-panel{width:calc(100% - 24px);right:12px;top:12px;bottom:12px;padding:85px 28px 25px;border-radius:26px}.detail-panel h2{font-size:52px}.detail-list{margin:25px 0}footer.section-wrap{font-size:8px;flex-wrap:wrap;line-height:1.6}footer>span:nth-child(2){order:3;width:100%}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*:before,*:after{animation:none!important;transition:none!important}.estate-frame{transform:none!important;will-change:auto}.estate-bright{will-change:auto}.experience{height:100vh}.stage{position:relative}.program-toggle{transform:none}.program[open] .program-toggle{transform:rotate(45deg)}}
/* Keep keyboard focus inside the accordion's clipped rounded boundary. */
.program summary:focus-visible{outline-offset:-6px;border-radius:23px}
@media(max-width:860px){.nav-track{max-height:calc(100svh - 110px);overflow-y:auto}}
/* Short landscape screens need a compact scene overlay, not overlapping copy. */
@media(max-height:580px){.scene-top{display:none}.scene-bottom{left:24px;right:24px;bottom:49px;display:flex;align-items:end;gap:18px}.scene-bottom h2{font-size:34px}.scene-bottom .eyebrow{display:none}.scene-cta{margin-top:0;padding:10px 14px;gap:18px;font-size:10px}.scene-cta b{font-size:21px}.timeline{bottom:20px;left:24px;right:24px}}

/* A quieter editorial rhythm carries the glass language beyond the hero. */
.section-kicker{display:flex;align-items:center;gap:24px}.section-line{height:1px;flex:1;background:linear-gradient(90deg,#adc8dd35,transparent)}
.section-heading h2 em,.approach h2 em{color:#9fadc0}
.pathways{position:relative;padding-bottom:95px}.program{background:linear-gradient(125deg,#2029368c,#1117208c);border-color:#c3dbee26;transition:border-color .35s,background .35s}
.program[open]{border-color:#c3dbee42;background:linear-gradient(125deg,#2631409c,#1117209c)}
.program summary{min-height:112px;padding:30px 34px}.program-title{font-size:29px}.program-title small{font-size:12px;line-height:1.5;color:#aebbd0}
.program-toggle{width:40px;height:40px;background:#ffffff04;flex-shrink:0}.program-body{grid-template-columns:minmax(0,1fr) minmax(0,1fr);gap:42px;padding:0 34px 34px}
.program[open] .program-body{animation:detail-arrive .45s cubic-bezier(.22,1,.36,1) both}
.program-art{position:relative;min-height:390px;overflow:hidden;isolation:isolate;background-position:33% 50%}
.program-art:before{content:"";position:absolute;inset:0;z-index:-1;background:linear-gradient(180deg,#07101c35,transparent 35%,#07101cb8)}
.art-label{position:absolute;top:24px;left:24px;font-size:9px;letter-spacing:.14em;color:#f0f5fa;text-shadow:0 1px 8px #000}
.art-caption{position:absolute;bottom:28px;left:26px;font-size:clamp(25px,2.6vw,38px);line-height:1.08;letter-spacing:-.045em;text-shadow:0 3px 20px #0008}
.commercial-art{background-size:auto 180%;background-position:74% 40%}
.program-copy{padding:8px 0 0}.program-copy>.eyebrow{font-size:8px;margin-bottom:19px}.program-copy h3{font-size:32px;max-width:unset;margin-bottom:18px}.program-copy>p{font-size:14px;line-height:1.75;max-width:unset;margin-bottom:23px}
.program-facts{margin:0}.program-facts>div{display:grid;grid-template-columns:110px 1fr;gap:16px;padding:14px 0;border-top:1px solid #ffffff15;font-size:12px;line-height:1.65}.program-facts dt{color:#edf3fa}.program-facts dd{margin:0;color:#a9b7ca}
.text-button{min-height:44px;font-size:12px;transition:color .25s}.text-button span{transition:transform .35s cubic-bezier(.22,1,.36,1)}.program-copy>.text-button{margin-top:12px}
@media(hover:hover){.text-button:hover{color:#c9eaf5}.text-button:hover span{transform:translate(3px,-3px)}.nav-cta:hover,.primary:hover{background:#fff}.program summary:hover .program-toggle{background:#ffffff10;border-color:#d9edf069}}
.section-note{margin-top:24px;font-size:11px;line-height:1.7;max-width:720px}
.approach{display:grid;grid-template-columns:minmax(0,.85fr) minmax(0,1.15fr);gap:9%;padding-top:65px;padding-bottom:130px;position:relative}
.approach:before{content:"";position:absolute;top:0;left:8%;right:8%;height:1px;background:linear-gradient(90deg,#b8cfe330,#b8cfe308)}
.approach-intro{align-self:start;position:sticky;top:135px}.approach h2{font-size:clamp(36px,3.7vw,54px);font-weight:400;line-height:1.08;letter-spacing:-.05em;margin:27px 0 23px}.approach-intro>p{font-size:14px;line-height:1.8;color:#aab7c9;max-width:340px}.approach-intro>.text-button{display:inline-flex;margin-top:10px}
.approach-steps{list-style:none;padding:0;margin:0}.approach-steps>li{display:grid;grid-template-columns:40px minmax(0,1fr);gap:24px;padding:5px 0 34px;position:relative}.approach-steps>li+li{padding-top:34px;border-top:1px solid #ffffff19}.approach-steps>li:last-child{padding-bottom:0}
.step-number{height:36px;width:36px;display:grid;place-items:center;font-size:10px;color:#c4dae7;border:1px solid #d2e7fa30;border-radius:12px;background:linear-gradient(130deg,#e0f1ff12,#e0f1ff03);box-shadow:inset 0 1px #d0e8fc15}.approach-steps .eyebrow{font-size:8px;line-height:1.5;margin-bottom:13px;color:#a9bed2}.approach-steps h3{font-size:26px;font-weight:400;letter-spacing:-.03em;line-height:1.2;margin-bottom:12px}.approach-steps p{color:#aab7c9;font-size:14px;line-height:1.75;margin-bottom:15px}.step-detail{font-size:10px;color:#c0d0df;letter-spacing:.02em}
.broker{padding-top:0}.broker-card{position:relative;overflow:hidden;border-color:#c5deef30}.broker-card:before{content:"";position:absolute;top:0;left:8%;right:8%;height:1px;background:linear-gradient(90deg,transparent,#c5e3ed99,transparent)}.broker .primary{max-width:310px;min-height:50px;font-size:12px}.broker-footnote{display:block;color:#97a9bc;font-size:10px;line-height:1.6;margin-top:13px}.broker-profile small{font-size:11px}.broker-copy>p{font-size:14px;line-height:1.8}
.detail-panel{overscroll-behavior:contain;scrollbar-width:thin;scrollbar-color:#67809555 transparent;padding-bottom:max(30px,env(safe-area-inset-bottom));box-shadow:inset 0 1px 0 #ffffff22,-30px 0 100px #0006}.detail-panel>p{font-size:14px;line-height:1.8}.detail-list{list-style:none;padding:0;margin:32px 0}.detail-list>li{display:flex;gap:20px;align-items:start;padding:21px 0;border-top:1px solid #ffffff22}.detail-list>li>span{font-size:9px;color:#a6bdd4;padding-top:4px}.detail-list h3{font-size:15px;font-weight:400;line-height:1.4;margin:0 0 9px}.detail-list p{font-size:12px;color:#aabbd0;line-height:1.75;margin:0}.detail-panel.open .detail-list>li{animation:detail-arrive .55s cubic-bezier(.22,1,.36,1) both}.detail-panel.open .detail-list>li:nth-child(2){animation-delay:.05s}.detail-panel.open .detail-list>li:nth-child(3){animation-delay:.1s}.close{width:44px;height:44px;right:20px;top:18px;background:#111b29aa}.close-details{min-height:48px}.menu-toggle{min-width:44px;min-height:44px}.nav-track{overscroll-behavior:contain}
@keyframes detail-arrive{from{opacity:0;transform:translateY(9px)}to{opacity:1;transform:translateY(0)}}
@media(max-width:1050px){.program-body{gap:28px}.program-facts>div{grid-template-columns:1fr;gap:3px}.program-copy h3{font-size:29px}.program-art{min-height:420px}.approach{gap:6%}}
@media(max-width:700px){.pathways{padding-bottom:70px}.section-kicker{gap:16px}.section-kicker .eyebrow{font-size:8px}.section-heading{margin-top:23px;margin-bottom:32px}.section-heading h2{font-size:clamp(35px,9.5vw,48px);line-height:1.1}.section-heading>p{font-size:14px;line-height:1.7}.program summary{min-height:102px;padding:24px 20px;gap:13px}.program-title{font-size:23px}.program-title small{font-size:11px;line-height:1.5;max-width:220px}.program-number{font-size:9px}.program-toggle{width:36px;height:36px}.program-body{grid-template-columns:1fr;gap:28px;padding:0 20px 25px}.program-art{min-height:220px;aspect-ratio:1.45}.rental-art{background-position:35% 55%}.commercial-art{background-size:180%;background-position:74% 40%}.art-label{top:20px;left:20px;font-size:8px}.art-caption{bottom:22px;left:20px;font-size:30px}.program-copy{padding:0}.program-copy>.eyebrow{font-size:8px;margin-bottom:16px}.program-copy h3{font-size:30px;line-height:1.16}.program-copy>p{font-size:15px;line-height:1.75}.program-facts>div{grid-template-columns:1fr;gap:4px;font-size:13px;padding:14px 0}.program-facts dt{font-size:12px}.program-copy>.text-button{margin-top:16px;font-size:13px}.section-note{font-size:11px;line-height:1.75}.approach{display:block;padding-top:48px;padding-bottom:76px}.approach:before{left:6%;right:6%}.approach-intro{position:static}.approach h2{font-size:40px;margin:25px 0 20px}.approach-intro>p{font-size:15px;max-width:unset}.approach-intro>.text-button{margin-top:0}.approach-steps{margin-top:38px}.approach-steps>li{gap:18px;grid-template-columns:34px minmax(0,1fr);padding-bottom:28px}.approach-steps>li+li{padding-top:28px}.step-number{width:32px;height:32px;border-radius:10px}.approach-steps h3{font-size:26px}.approach-steps p{font-size:15px;line-height:1.75}.step-detail{font-size:11px;line-height:1.6}.broker-card{padding:33px 24px;gap:34px}.broker h2{font-size:clamp(34px,9.3vw,42px);line-height:1.1}.broker-copy>p{font-size:15px}.broker-profile{padding-top:30px}.detail-panel{top:max(12px,env(safe-area-inset-top));bottom:max(12px,env(safe-area-inset-bottom));padding-left:25px;padding-right:25px}.detail-panel h2{font-size:48px}.detail-list h3{font-size:16px}.detail-list p{font-size:14px}.detail-panel>.concept-note{font-size:11px}.detail-panel>.primary{font-size:12px}.nav-track a{min-height:48px}}
@media(max-width:375px){.brand{gap:6px;letter-spacing:.04em}.brand strong{font-size:9px}.brand-icon{width:26px;height:26px}.nav{gap:6px;padding-left:10px}.nav-cta{padding:11px 10px}.nav-cta span{margin-left:4px}.nav-actions{gap:5px}.program summary{gap:10px;padding-left:16px;padding-right:16px}.program-number{display:none}.program-title{font-size:22px}.program-body{padding-left:16px;padding-right:16px}.art-caption{font-size:28px}.approach h2{font-size:36px}.broker-card{padding-left:21px;padding-right:21px}.detail-panel h2{font-size:42px}}

/* Property-first story and DSCR explainer: continuous spatial cues, no stock footage. */
.property-story{padding-top:112px;padding-bottom:110px}.story-heading{display:flex;justify-content:space-between;align-items:end;gap:8%;margin:30px 0 42px}.story-heading h2,.dscr-copy h2{font-size:clamp(42px,5vw,68px);font-weight:400;line-height:1.02;letter-spacing:-.06em;margin:0 0 22px}.story-heading h2 em,.dscr-copy h2 em{color:#aebfd0}.story-heading p{max-width:450px;color:#aab7c9;font-size:15px;line-height:1.8;margin:0}.story-annotation{width:230px;padding:20px 19px;display:grid;gap:13px;flex-shrink:0;background:#16202d80;border-color:#cce4f12b}.story-annotation strong{font-size:19px;line-height:1.15;font-weight:400;letter-spacing:-.03em}.story-annotation>span:last-child{font-size:9px;line-height:1.5;color:#98aabc}.story-visual{position:relative;min-height:520px;overflow:hidden;padding:0;background:#101821;border-color:#c5e2ef2e}.story-image{position:absolute;inset:0;background-image:linear-gradient(90deg,#071019c8 0%,#07101918 40%,#07101930),url('assets/estate-bright-v5.webp');background-size:cover;background-position:center 52%;transform:scale(1.04);animation:story-breathe 12s ease-in-out infinite alternate;isolation:isolate}.story-image:after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,#07101912 45%,#071019d9 100%);z-index:-1}.story-grid{position:absolute;inset:0;background:linear-gradient(90deg,transparent 49.8%,#cbf4ff30 50%,transparent 50.2%),linear-gradient(0deg,transparent 49.8%,#cbf4ff1d 50%,transparent 50.2%);background-size:25% 100%,100% 25%;opacity:.36;mix-blend-mode:screen}.story-glow{position:absolute;width:38%;aspect-ratio:1;right:10%;top:9%;border-radius:50%;background:#8ed9ff24;filter:blur(45px);animation:glow-drift 8s ease-in-out infinite alternate}.story-tag{position:absolute;padding:8px 10px;border:1px solid #d3efff38;border-radius:4px;background:#08121cb8;color:#d5eaf4;font-size:8px;letter-spacing:.15em;backdrop-filter:blur(8px)}.tag-facade{left:13%;top:24%}.tag-terrace{right:16%;top:42%}.tag-pool{left:35%;bottom:29%}.story-readout{position:absolute;left:34px;bottom:29px;display:grid;gap:8px;max-width:340px}.story-readout span{font-size:8px;letter-spacing:.17em;color:#b8d0df}.story-readout b{font-size:25px;font-weight:400;letter-spacing:-.04em}.story-readout small{color:#b1c1d0;font-size:11px;line-height:1.6}.story-metrics{display:grid;grid-template-columns:repeat(3,1fr);gap:0;margin-top:18px}.story-metrics>div{display:grid;gap:8px;padding:17px 20px;border-left:1px solid #ffffff1b}.story-metrics span{font-size:9px;color:#9ec5d8}.story-metrics b{font-size:15px;font-weight:400}.story-metrics small{font-size:11px;color:#99aabc;line-height:1.5}.dscr-module{display:grid;grid-template-columns:minmax(0,.95fr) minmax(360px,.8fr);gap:10%;padding-top:95px;padding-bottom:125px;border-top:1px solid #ffffff18}.dscr-copy{align-self:center}.dscr-summary{max-width:570px;color:#aab7c9;font-size:15px;line-height:1.8}.dscr-actions{display:flex;align-items:center;gap:23px;margin-top:28px}.play-explainer{display:grid;grid-template-columns:40px 1fr;column-gap:12px;align-items:center;min-height:64px;padding:10px 16px;text-align:left;border-color:#c4e6f044;background:#172331a8}.play-explainer:hover{background:#253647}.play-icon{grid-row:span 2;display:grid;place-items:center;width:34px;height:34px;border-radius:50%;background:#d6f4ff;color:#0b1720;font-size:10px;padding-left:2px}.play-explainer>span:nth-child(2){font-size:11px}.play-explainer small{font-size:9px;color:#99acbd}.transcript-toggle{font-size:11px}.dscr-transcript{margin-top:25px;padding:19px 20px;border-left:1px solid #bde6f365;background:#ffffff06}.dscr-transcript p{font-size:13px;line-height:1.8;color:#c1cfdb;margin:12px 0 0}.dscr-visual{position:relative;min-height:390px;display:grid;place-items:center;overflow:hidden;background:radial-gradient(circle at 50% 45%,#314b5f55,transparent 42%),linear-gradient(145deg,#152332c9,#0e141dcb);border-color:#b8ddec35}.coverage-orbit{position:absolute;width:245px;aspect-ratio:1;display:grid;place-items:center}.orbit-ring{position:absolute;inset:0;border:1px solid #a7e9f040;border-radius:50%;animation:orbit-spin 16s linear infinite}.ring-two{inset:18%;transform:rotate(60deg) scaleX(.68);border-color:#bea9ff42;animation-duration:11s;animation-direction:reverse}.orbit-core{display:grid;place-items:center;width:84px;height:84px;border-radius:50%;border:1px solid #d5f7ff85;background:#c6efff13;box-shadow:0 0 38px #8edbff30;font-size:15px;letter-spacing:.08em}.coverage-counter{position:absolute;left:28px;bottom:25px;display:grid;gap:8px}.coverage-counter span{font-size:8px;letter-spacing:.16em;color:#b5d3e3}.coverage-counter strong{font-size:45px;font-weight:400;letter-spacing:-.06em}.coverage-counter small{font-size:9px;color:#9baec0}.coverage-bars{position:absolute;right:29px;bottom:29px;display:flex;gap:5px;align-items:end;height:58px}.coverage-bars i{display:block;width:4px;height:100%;background:#ffffff12;position:relative}.coverage-bars b{position:absolute;bottom:0;left:0;right:0;height:var(--bar);background:linear-gradient(#c4f2ff,#897fe2);animation:bar-rise 1.2s cubic-bezier(.22,1,.36,1) both}.coverage-bars i:nth-child(2) b{animation-delay:.12s}.coverage-bars i:nth-child(3) b{animation-delay:.24s}
@keyframes story-breathe{from{transform:scale(1.04) translate3d(-.5%,0,0)}to{transform:scale(1.09) translate3d(.7%,-.5%,0)}}@keyframes glow-drift{from{transform:translate3d(-12px,8px,0);opacity:.45}to{transform:translate3d(12px,-8px,0);opacity:.9}}@keyframes orbit-spin{to{transform:rotate(360deg)}}@keyframes bar-rise{from{transform:scaleY(0);transform-origin:bottom}to{transform:scaleY(1);transform-origin:bottom}}
@media(max-width:700px){.property-story{padding-top:78px;padding-bottom:80px}.story-heading{display:block;margin:24px 0 28px}.story-heading h2,.dscr-copy h2{font-size:clamp(40px,11vw,54px)}.story-heading p{font-size:14px}.story-annotation{margin-top:24px;width:100%;grid-template-columns:1fr 1fr;padding:17px}.story-annotation strong{grid-row:span 2}.story-visual{min-height:410px}.story-image{background-position:62% 52%}.story-readout{left:20px;right:20px;bottom:22px}.story-readout b{font-size:22px}.story-tag{font-size:7px;padding:7px}.tag-facade{left:8%;top:24%}.tag-terrace{right:7%;top:37%}.tag-pool{left:24%;bottom:35%}.story-metrics{grid-template-columns:1fr;gap:0}.story-metrics>div{grid-template-columns:28px 1fr;gap:6px 10px;padding:14px 0}.story-metrics small{grid-column:2}.dscr-module{display:block;padding-top:72px;padding-bottom:85px}.dscr-summary{font-size:14px}.dscr-actions{align-items:start;flex-direction:column;gap:17px}.dscr-visual{min-height:340px;margin-top:36px}.coverage-counter{left:20px}.coverage-bars{right:20px}}
@media(prefers-reduced-motion:reduce){.story-image,.story-glow,.orbit-ring,.coverage-bars b{animation:none}.story-image{transform:none}.story-glow{opacity:.65}.coverage-bars b{transform:none}}
/* A single requestAnimationFrame clock owns every explainer motion property. */
.dscr-actions{flex-wrap:wrap;gap:12px 22px}.play-explainer{flex-shrink:0;border-radius:16px;min-height:64px}
.explainer-controls{display:flex;flex-wrap:wrap;align-items:center;gap:8px 20px;margin-top:14px}.explainer-controls .text-button{font-size:12px;min-height:48px;min-width:48px}.explainer-controls button:disabled{opacity:.45}.explainer-status{flex-basis:100%;font-size:12px;line-height:1.5;color:#aabacb;min-height:18px}
.dscr-method{font-size:12px;line-height:1.75;color:#aab7c9;margin:22px 0 0;max-width:600px}.dscr-method strong{color:#d0dfeb;font-weight:400}
.dscr-visual{min-height:550px;align-self:stretch;border-radius:24px;background:radial-gradient(circle at calc(50% + var(--explainer-progress,0) * 12%) 45%,#314b5f55,transparent 42%),linear-gradient(145deg,#152332c9,#0e141dcb)}
.explainer-caption-block{position:absolute;top:28px;left:28px;right:28px;z-index:1}.explainer-caption-block .eyebrow{font-size:9px;line-height:1.5}.explainer-phase{font-size:28px;line-height:1.12;letter-spacing:-.035em;font-weight:400;margin:16px 0 12px}.explainer-caption{font-size:14px;line-height:1.7;color:#bbcad9;max-width:400px;margin:0}
.coverage-orbit{top:48%;transform:translateY(-50%) scale(calc(1 + var(--explainer-progress,0) * .04));width:min(245px,70%)}
.dscr-visual .orbit-ring,.dscr-visual .coverage-bars b{animation:none}.dscr-visual .ring-one{transform:rotate(calc(var(--explainer-progress,0) * 130deg))}.dscr-visual .ring-two{transform:rotate(calc(60deg - var(--explainer-progress,0) * 90deg)) scaleX(.68)}.ring-one:after{content:'';position:absolute;top:13%;left:13%;width:5px;height:5px;background:#bcefff;border-radius:50%;box-shadow:0 0 14px #9be6ff}
.orbit-core{box-shadow:0 0 calc(38px + var(--explainer-progress,0) * 22px) #8edbff30}
.coverage-counter{left:28px;right:28px;bottom:30px;gap:10px}.coverage-counter>span{font-size:9px}.coverage-counter>small{font-size:11px;line-height:1.5;max-width:85%}.coverage-inputs{display:flex;gap:26px;margin:4px 0}.coverage-inputs>div{display:grid;gap:4px}.coverage-inputs small{font-size:11px;color:#aabacb}.coverage-inputs b{font-size:21px;font-weight:400;font-variant-numeric:tabular-nums}.coverage-counter>strong{font-variant-numeric:tabular-nums;font-size:46px}.coverage-bars{bottom:34px}.coverage-bars b{height:calc(var(--bar) * var(--counter-progress,1))}
@media(max-width:1000px){.dscr-module{grid-template-columns:1fr;gap:36px}.dscr-visual{min-height:540px;margin:0}.dscr-copy h2{font-size:clamp(40px,6vw,56px)}.dscr-actions{flex-direction:row;align-items:center}}
@media(max-width:700px){.dscr-visual{min-height:660px;margin-top:32px}.dscr-visual .coverage-orbit{top:51%;width:min(230px,64%)}.explainer-caption-block{left:22px;right:22px;top:25px}.explainer-phase{font-size:26px}.explainer-caption{font-size:14px}.coverage-counter{left:22px;right:22px}.coverage-inputs{gap:22px}.coverage-bars{right:22px}.dscr-method{font-size:12px}.explainer-controls{gap:8px 20px}}
@media(prefers-reduced-motion:reduce){.dscr-visual .coverage-orbit{transform:translateY(-50%)}.dscr-visual .ring-one{transform:none}.dscr-visual .ring-two{transform:rotate(60deg) scaleX(.68)}}

/* Approved Option A raster plus tracked instructional overlay: layered 2.5D, not a rigged model. */
.dscr-visual{min-height:680px}
.coverage-property{position:absolute;left:12px;width:calc(100% - 24px);aspect-ratio:1536/1024;top:47%;transform:translateY(-50%);margin:0;isolation:isolate;perspective:1000px}
.property-camera{position:absolute;inset:0;transform-origin:54% 56%;transform:translate3d(calc(var(--property-depth,0) * -3px),calc(var(--property-depth,0) * -3px),0) rotateX(calc(.45deg - var(--property-depth,0) * .45deg)) rotateY(calc(-1deg + var(--property-depth,0) * 1.6deg)) scale(calc(1 + var(--property-depth,0) * .04));border-radius:12px;overflow:hidden}
.property-option-a{display:block;width:100%;height:100%;object-fit:contain}
.property-flow-overlay{position:absolute;inset:0;display:block;width:100%;height:100%;pointer-events:none}
.property-entry-lighting{opacity:var(--entry-light,1)}
.property-exterior-lighting{opacity:var(--exterior-light,1)}
.property-architectural-accents{opacity:var(--architectural-light,1)}
.property-rent-flow,.property-rent-glow{stroke-dasharray:1;stroke-dashoffset:calc(1 - var(--rental-flow,1))}
.property-rent-glow{opacity:.26}
.property-cost-threshold{opacity:calc(.32 + var(--housing-cost,1) * .68)}
.property-meeting-light{opacity:var(--flow-meeting,1)}
.property-flow-label,.property-cost-label{position:absolute;font-size:11px;line-height:1.35;font-weight:400;letter-spacing:.015em;text-shadow:0 1px 8px #07111c}
.property-flow-label{left:5%;top:66%;color:#e0faff;font-size:13px;font-weight:500;text-shadow:0 1px 3px #07111c,0 0 12px #07111c}
.property-cost-label{right:6%;top:71%;color:#e0d2fa}
.property-cost-label small{display:block;color:#aab8c9;font-size:9px;line-height:1.5;margin-top:3px}
.coverage-property figcaption{position:absolute;left:5%;bottom:3%;font-size:9px;line-height:1.5;letter-spacing:.05em;color:#a9bdcf}
.property-accessible-description{position:absolute;width:1px;height:1px;padding:0;margin:-1px;overflow:hidden;clip:rect(0,0,0,0);white-space:nowrap;border:0}
.property-image-fallback{position:absolute;inset:20%;font-size:14px;line-height:1.7;color:#b8cad9}.coverage-property.image-unavailable .property-camera,.coverage-property.image-unavailable .property-flow-label,.coverage-property.image-unavailable .property-cost-label{visibility:hidden}
@media(max-width:1000px) and (min-width:701px){.coverage-property{max-width:440px;left:50%;transform:translate(-50%,-50%);top:47%;width:70%}}
@media(max-width:700px){.coverage-property{top:49%;left:7px;width:calc(100% - 14px)}.property-flow-label{font-size:12px}.property-cost-label{font-size:10px;right:5%}.property-cost-label small,.coverage-property figcaption{font-size:8px}}
@media(prefers-reduced-motion:reduce){.property-camera{transform:none}.property-rent-flow,.property-rent-glow{stroke-dashoffset:0}.property-cost-threshold,.property-meeting-light,.property-entry-lighting,.property-exterior-lighting,.property-architectural-accents{opacity:1}}

/* The film and investor paths continue the explainer in the existing glass system. */
.narrated-film-link{margin-top:8px;min-height:48px;color:#d9f1f5;max-width:max-content}
.dscr-film{padding-top:0;padding-bottom:100px;scroll-margin-top:120px}.film-heading{display:flex;justify-content:space-between;align-items:end;gap:48px;margin-bottom:28px}.film-heading h2{font-size:clamp(30px,3.5vw,46px);font-weight:400;line-height:1.12;letter-spacing:-.045em;margin:16px 0 0}.film-heading>p{max-width:340px;font-size:14px;line-height:1.75;color:#b1bfce;margin:0}.narrated-video{display:block;width:100%;aspect-ratio:16/9;border-radius:22px;background:#0b121b;object-fit:contain}.film-footer{display:flex;align-items:center;justify-content:space-between;gap:30px;margin-top:12px}.film-footer p{font-size:11px;line-height:1.65;color:#aab9ca;max-width:650px;margin:0}.film-footer a{min-height:48px;flex-shrink:0}.investor-paths{padding-bottom:30px;scroll-margin-top:120px}.investor-path-grid{display:grid;grid-template-columns:1fr 1fr;gap:24px}.investor-path{padding:32px;border-radius:24px;display:flex;flex-direction:column}.investor-path h3{font-size:30px;line-height:1.15;font-weight:400;letter-spacing:-.035em;margin:24px 0 14px}.investor-path>p{font-size:14px;line-height:1.75;color:#b5c3d2;max-width:420px}.investor-path dl{margin:12px 0 22px}.investor-path dl>div{border-top:1px solid #ffffff17;padding:16px 0;display:grid;grid-template-columns:95px 1fr;gap:18px}.investor-path dt{font-size:11px;color:#d2edf2;line-height:1.7}.investor-path dd{font-size:13px;line-height:1.7;color:#b1bfce;margin:0}.investor-path .text-button{min-height:48px;margin-top:auto;justify-content:space-between;gap:18px}.investor-paths .section-heading h2{font-size:clamp(36px,4vw,56px)}
@media(max-width:700px){.film-heading,.film-footer{display:block}.film-heading{margin-bottom:22px}.film-heading>p{margin-top:18px;max-width:none}.dscr-film{padding-bottom:72px}.narrated-video{border-radius:14px}.film-footer a{margin-top:6px}.investor-path-grid{grid-template-columns:1fr;gap:18px}.investor-path{padding:26px 23px}.investor-path h3{font-size:28px}.investor-path dl>div{grid-template-columns:1fr;gap:5px}.investor-path dd{font-size:14px}.investor-path .text-button{font-size:12px}.investor-paths .section-heading h2{font-size:36px}}

/* Story v2: concepts change composition; the original house remains only in its opening shot. */
.narrated-film-link[hidden],.dscr-film[hidden]{display:none}
.dscr-visual .explainer-caption-block{opacity:var(--caption-presence,1);transform:translateY(calc((1 - var(--caption-presence,1)) * -12px))}
.story-stage{position:absolute;left:0;right:0;top:205px;bottom:205px;isolation:isolate;perspective:1200px}
.dscr-visual:not([data-story-scene="property"]):not([data-story-scene="doorway"]):not([data-story-scene="static"]) .story-stage{bottom:35px}
.story-stage .coverage-property{left:0;top:50%;width:100%;max-width:none;transform:translateY(-50%);opacity:var(--property-presence,1);z-index:1}
.story-stage .coverage-property:before{content:'';position:absolute;left:8%;right:8%;bottom:12%;height:8%;background:#0009;border-radius:50%;filter:blur(14px);transform:translateY(12px)}
.story-stage .property-camera{overflow:visible;border-radius:0;transform-origin:60.5% 54.9%;transform:translate3d(calc(var(--property-depth,0) * -3px),calc(var(--property-depth,0) * -3px),0) rotateX(calc(.45deg - var(--property-depth,0) * .45deg)) rotateY(calc(-1deg + var(--property-depth,0) * 1.6deg)) scale(calc(1 + var(--property-depth,0) * .04 + var(--door-push,0) * 1.8))}
.story-stage .property-option-a{filter:drop-shadow(0 16px 10px #0005)}
.story-stage .property-flow-label,.story-stage .property-cost-label,.story-stage .coverage-property figcaption{opacity:var(--opening-values,1);transform:translateY(calc((1 - var(--opening-values,1)) * 12px))}
.dscr-visual .coverage-counter,.dscr-visual .coverage-bars{opacity:var(--opening-values,1);transform:translateY(calc((1 - var(--opening-values,1)) * 24px));pointer-events:none}
.entry-occluder{position:absolute;left:calc(50% + var(--portal-x,38px) + var(--portal-zoom-x,4px) * var(--door-push,0) - var(--property-depth,0) * 3px);top:calc(50% - var(--portal-y,3px) - var(--portal-zoom-y,25px) * var(--door-push,0) - var(--property-depth,0) * 3px);width:4.8%;height:26%;background:linear-gradient(100deg,#09121b,#101c28);border:1px solid #b8dae340;border-radius:3px;box-shadow:0 0 0 12px #07101ac9;transform:translate(-50%,-50%) scale(calc(1 + var(--portal-expansion,0) * 70));opacity:var(--entry-cover,0);z-index:12;pointer-events:none}
.entry-occluder i{position:absolute;inset:3%;border:1px solid #acccdc1f}
.story-stage:before,.story-stage:after{content:'';position:absolute;left:7%;right:7%;top:21%;height:1px;background:#bdebf069;z-index:16;opacity:var(--successor-presence,0);transform:scaleX(var(--successor-draw,0));transform-origin:left;box-shadow:0 0 10px #b9e5ef2a;pointer-events:none}.story-stage:after{top:47%;right:20%;background:#c6b4ef66}
.story-panel{position:absolute;inset:0 25px;z-index:20;opacity:0;pointer-events:none;display:flex;flex-direction:column;justify-content:center;min-width:0}
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@media(max-width:700px){.coverage-equation>span>b{font-size:17px}.coverage-equation>span>small{font-size:10px}}

/* Section headers: scroll-linked architectural compositing, never filmed footage. */
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@media(max-width:1000px){.chapter-programs .chapter-cutout{width:90%;right:-8%}.chapter-heading h2{font-size:clamp(40px,6.8vw,68px)}.chapter-brief{left:52%;right:7%}.chapter-brief>div{padding:17px}.chapter-lenses{font-size:12px}}
@media(max-width:700px){.motion-chapter{--chapter-height:clamp(390px,73svh,660px);height:calc(var(--chapter-height) + 24svh);margin-top:24px}.chapter-sticky{top:94px}.chapter-card{clip-path:inset(0 calc(4% * (1 - var(--chapter-expand))) round calc(22px * (1 - var(--chapter-expand))))}.chapter-topline,.chapter-footer{left:7%;right:7%;gap:15px}.chapter-topline{top:23px;font-size:8px;letter-spacing:.09em}.chapter-medium{display:none}.chapter-footer{bottom:20px;font-size:9px;line-height:1.5}.chapter-progress{width:55px}.chapter-heading{left:7%;right:7%;bottom:78px}.chapter-heading h2{font-size:clamp(35px,9.7vw,54px);line-height:1.08}.chapter-heading .eyebrow{font-size:8px;letter-spacing:.1em;line-height:1.6;max-width:250px;margin-bottom:13px}.chapter-base,.chapter-local-light{object-position:43% 50%}.chapter-observations{top:19%;left:7%;gap:8px;font-size:10px}.chapter-observations span{padding:5px 10px}.chapter-followup{padding-top:30px}.chapter-lead{font-size:19px;line-height:1.7}.program-lead{padding:30px 0}.chapter-programs .chapter-cutout{top:8%;left:-12%;right:auto;width:124%;height:67%}.chapter-lenses{top:18%;left:7%;gap:9px;font-size:11px}.chapter-lenses span{gap:9px;text-shadow:0 1px 7px #000;background:linear-gradient(90deg,#0b1523bd,transparent);padding-right:12px}.chapter-lenses i{font-size:8px;line-height:2}.chapter-elevation{inset:12% 8% 34% 19%}.chapter-ground{left:13%;bottom:34%;right:6%}.chapter-approach-section{padding-top:70px}.approach-content{grid-template-columns:1fr;gap:30px;padding-top:30px}.approach-content .approach-intro .chapter-lead{font-size:20px}.chapter-brief{top:17%;left:34%;right:7%;gap:8px}.chapter-brief>div{padding:13px 15px}.chapter-brief span{font-size:8px;letter-spacing:.08em}.chapter-brief i{margin-top:8px}.chapter-brief i:last-child{margin-top:6px}.chapter-preparation .chapter-heading{bottom:70px}.chapter-preparation .chapter-detail{object-position:38% 50%}}
@media(max-height:550px) and (min-width:701px){.motion-chapter{--chapter-height:clamp(230px,62svh,340px);height:calc(var(--chapter-height) + 40svh)}.chapter-sticky{top:88px}.chapter-heading{bottom:52px}.chapter-heading h2{font-size:36px}.chapter-heading .eyebrow{font-size:8px;margin-bottom:8px}.chapter-topline{top:17px;font-size:8px}.chapter-medium{display:none}.chapter-footer{bottom:14px;font-size:9px}.chapter-observations,.chapter-lenses{top:23%;left:auto;right:9%;gap:6px;font-size:10px}.chapter-programs .chapter-cutout{width:65%;right:10%;top:-10%;height:110%}.chapter-programs .chapter-lenses{display:none}.chapter-brief{top:22%;left:60%;gap:6px}.chapter-brief>div{padding:8px 12px}.chapter-brief span{font-size:8px}.chapter-brief i{display:none}}
@media(prefers-reduced-motion:reduce){.motion-chapter{height:var(--chapter-height)}.chapter-sticky{position:relative;top:0}.chapter-card{clip-path:inset(0 4% round 20px)}.chapter-reflection,.chapter-glass-pass{display:none}.chapter-observations span,.chapter-lenses span,.chapter-brief>div,.chapter-elevation i,.chapter-ground{transform:none!important;opacity:1}.chapter-local-light{opacity:1}.chapter-trace{stroke-dashoffset:0}.chapter-brief i{transform:none}.chapter-progress i{transform:none}}
@media(max-width:700px){.chapter-brief>div{padding:10px 12px}.chapter-brief i:last-child{display:none}}
@media(max-height:550px) and (min-width:701px){.chapter-preparation .chapter-heading{right:48%;max-width:none}}
.chapter-brief>div{padding:18px 24px}.chapter-brief span{display:block;line-height:1.4}.chapter-brief p{font-size:14px;line-height:1.5;color:#bcd0dc;margin:10px 0 0}
@media(max-width:700px){.chapter-brief>div{padding:8px 12px}.chapter-brief p{font-size:10px;line-height:1.4;margin-top:6px}}
@media(max-height:550px) and (min-width:701px){.chapter-brief>div{padding:8px 12px}.chapter-brief p{font-size:10px;line-height:1.4;margin-top:6px}}

/* Explicit correction: media-only enlargement. Concepts are stills awaiting review. */
.chapter-card{clip-path:none!important;border-radius:0;transform:none}
.chapter-media{transform:scale(var(--chapter-mediaScale,.88));transform-origin:50% 50%;border-radius:18px}
.chapter-concept-still{display:block;position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:60% 45%}
.chapter-preparation .chapter-media:after{display:none}
.chapter-observations span,.chapter-lenses span,.chapter-brief>div,.chapter-progress i{opacity:1!important;transform:none!important}
.chapter-concept-review{border-top:1px solid #c4dbe329;border-bottom:1px solid #c4dbe329;padding:18px 0;margin:20px 0;color:#b4c7d4;font-size:14px;line-height:1.7}
.chapter-concept-review h3{color:#d8e8ed;font-size:16px;font-weight:500;line-height:1.6;margin:0 0 10px}
.chapter-concept-review p{max-width:850px;margin:10px 0}.chapter-concept-review ol{max-width:850px;margin:12px 0;padding-left:24px}.chapter-concept-review li{margin:7px 0}
@media(max-width:700px){.chapter-concept-still{object-position:66% 42%}.chapter-preparation .chapter-concept-still{object-position:70% 38%}.chapter-concept-review{font-size:13px}}
@media(prefers-reduced-motion:reduce){.chapter-media{transform:none;border-radius:0}.chapter-card{clip-path:none!important}}

/* Latest direction: full-width playing media, pinned; only the heading scrolls. */
.motion-chapter{--chapter-travel:clamp(300px,65svh,560px);height:calc(var(--chapter-height) + var(--chapter-travel))}
.chapter-card{width:100%;clip-path:none!important;border-radius:0;transform:none!important}
.chapter-media,.chapter-background-video,.chapter-concept-still{transform:none!important;border-radius:0}
.chapter-background-video{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:60% 45%;opacity:0}
.motion-chapter[data-video-ready="true"] .chapter-background-video{opacity:1}
.chapter-heading-clip{position:absolute;inset:0;overflow:hidden;z-index:4;pointer-events:none}
.chapter-heading-clip .chapter-heading{left:8%;right:8%;top:64%;bottom:auto;max-width:none;text-align:center;transform:translate3d(0,calc(var(--chapter-progress,0) * (var(--chapter-height) + 200px) * -1),0);will-change:transform}
.chapter-heading-clip .chapter-heading .eyebrow{justify-content:center;max-width:none}
.chapter-observations,.chapter-lenses,.chapter-brief{display:none}
.chapter-card:after{background:linear-gradient(180deg,#02080f66,#02080f8c 35%,#02080f80 70%,#02070de6)}
.chapter-video-toggle{position:absolute;right:5%;top:20px;z-index:6;min-height:48px;padding:10px 15px;border:1px solid #d5e8f05c;border-radius:24px;background:#07131dbd;backdrop-filter:blur(12px);font-size:11px;color:#e0ecf1}
.chapter-video-toggle[hidden]{display:none}.chapter-video-toggle:disabled{opacity:.7}
.chapter-topline{right:230px}.chapter-footer{font-size:10px}
@media(max-width:700px){.chapter-background-video{object-position:66% 42%}.chapter-preparation .chapter-background-video{object-position:70% 38%}.chapter-heading-clip .chapter-heading{left:7%;right:7%;top:64%}.chapter-heading-clip h2{font-size:clamp(34px,9.4vw,52px)}.chapter-topline{right:135px;font-size:7px}.chapter-video-toggle{right:6%;top:16px;font-size:9px;padding:8px 11px}.chapter-footer{font-size:8px}}
@media(max-height:550px) and (min-width:701px){.chapter-heading-clip .chapter-heading{left:8%;right:8%;top:55%;max-width:none}.chapter-heading-clip .chapter-heading h2{font-size:34px}.chapter-video-toggle{top:11px;min-height:44px}.chapter-topline{right:230px}}
@media(prefers-reduced-motion:reduce){.motion-chapter{height:var(--chapter-height)}.chapter-sticky{position:relative;top:0}.chapter-background-video{display:none}.chapter-heading-clip .chapter-heading{top:50%;transform:translateY(-50%);will-change:auto}.chapter-concept-still{opacity:1}}

/* Narrated film v3: one public player; the DOM renderer remains a production tool. */
.dscr-module[hidden]{display:none!important}
.refi-example-label{font-size:9px;letter-spacing:.1em;color:#adc6d4;margin-bottom:14px}
.refinance-panel .loan-paper dl>div{display:grid;grid-template-columns:minmax(0,1fr) auto;align-items:end;gap:16px}.refinance-panel .loan-paper dd{display:block;font-size:22px;font-variant-numeric:tabular-nums;color:#e4edf3;text-align:right;min-width:112px}
.refinance-panel .refinance-cost{display:block;padding:14px 0 0}.refi-equation{display:grid;grid-template-columns:1fr auto 1fr auto 1fr auto 1fr;gap:8px;align-items:end}.refi-equation>span{display:grid;gap:7px;min-width:0}.refi-equation small{font-size:8px;color:#a9c0d0}.refi-equation b{font-size:18px;font-weight:400;letter-spacing:-.03em;font-variant-numeric:tabular-nums}.refi-equation>i{font-style:normal;color:#8ca9ba;font-size:18px}.refi-net{color:#c8e9e9}.refinance-panel .refi-payment-note{font-size:10px;line-height:1.6;color:#adc1d0;margin-top:12px}.refi-benefits{display:flex;gap:12px;align-items:center;justify-content:center;font-size:11px;color:#c3d9e5;opacity:var(--refi-benefit,0);transform:translateY(calc((1 - var(--refi-benefit,0)) * 12px));margin-top:16px}.refi-benefits i{width:22px;height:1px;background:#bedbe34d}.refi-qualification{font-size:9px;line-height:1.6;color:#96adbf;opacity:var(--refi-qualification,0);margin-top:15px!important}
.closing-inputs{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:16px;transform:translateY(calc(var(--brief-resolve,0) * -8px))}.closing-inputs>div{padding:22px 20px;border:1px solid #b9dbe449;border-radius:13px;background:linear-gradient(130deg,#92cad51a,#a99dca0b);opacity:var(--brief-one,0);transform:translateY(calc((1 - var(--brief-one,0)) * 34px))}.closing-inputs>div:nth-child(2){opacity:var(--brief-two,0);transform:translateY(calc((1 - var(--brief-two,0)) * 34px))}.closing-inputs>div:nth-child(3){opacity:var(--brief-three,0);transform:translateY(calc((1 - var(--brief-three,0)) * 34px))}.closing-inputs span{font-size:8px;letter-spacing:.09em;color:#9cbdcd}.closing-inputs h4{font-size:20px;margin:19px 0 10px;line-height:1.2}.closing-inputs p{font-size:10px;line-height:1.6;color:#a9c5d5}.closing-connections{display:block;width:100%;height:60px;fill:none;stroke:#a1d0d966;stroke-width:1.5;stroke-dasharray:1;stroke-dashoffset:calc(1 - var(--brief-resolve,0));opacity:var(--brief-resolve,0)}.closing-resolution{display:grid;justify-items:center;text-align:center;gap:15px;opacity:var(--brief-resolve,0);transform:translateY(calc((1 - var(--brief-resolve,0)) * 20px))}.closing-resolution>span{font-size:8px;letter-spacing:.11em;color:#9cbdcd}.closing-resolution strong{font-weight:400;font-size:23px;line-height:1.25;border:1px solid #bee4e56b;padding:19px 27px;border-radius:13px;background:linear-gradient(100deg,#79c0cf26,#a493ca14);box-shadow:0 12px 30px #0003}.closing-resolution small{font-size:10px;color:#9db4c6}
.film-example{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:22px;padding:27px 0;margin:23px 0 0;border-top:1px solid #c4d9e326;border-bottom:1px solid #c4d9e326}.film-example>div{display:grid;gap:12px}.film-example span{font-size:12px;line-height:1.6;color:#a6bbc9}.film-example strong{font-size:31px;font-weight:400;letter-spacing:-.03em;font-variant-numeric:tabular-nums}.film-assumptions,.film-transcript{padding:16px 0;border-bottom:1px solid #c4d9e326;font-size:16px;line-height:1.75;color:#b8cbd7}.film-assumptions summary,.film-transcript summary{cursor:pointer;min-height:48px;align-content:center;color:#dcebf1;font-size:15px}.film-assumptions p,.film-transcript p{max-width:980px;margin:15px 0}.film-strategy{padding:43px 0 0;max-width:940px}.film-strategy h3{font-size:clamp(28px,3.5vw,44px);line-height:1.15;letter-spacing:-.035em;font-weight:400;max-width:850px;margin:0 0 25px}.film-strategy .primary{min-height:52px;padding:15px 22px;font-size:16px;line-height:1.5;border:1px solid #bfd9e653;border-radius:13px}.film-strategy .primary:disabled{background:#a9b9c21a;color:#b2c1cb;opacity:1;cursor:not-allowed}.film-strategy>p{font-size:13px;line-height:1.75;max-width:790px;color:#a0b4c3;margin:18px 0 0}
@media(max-width:700px){.film-example{grid-template-columns:1fr;gap:18px;padding:23px 0}.film-example>div{grid-template-columns:1fr auto;align-items:center;gap:14px}.film-example strong{font-size:27px}.film-assumptions,.film-transcript{font-size:15px}.film-strategy{padding-top:30px}.film-strategy .primary{width:100%;font-size:15px;text-align:left}.film-strategy>p{font-size:12px}}

/* Mobile refinement: real hit areas, notch clearance and readable supporting copy.
   Desktop composition and the approved film/estate assets are unchanged. */
@media(max-width:860px){
  html{scroll-padding-top:calc(115px + env(safe-area-inset-top))}
  .nav{top:max(14px,calc(env(safe-area-inset-top) + 8px));left:max(4%,calc(env(safe-area-inset-left) + 12px));right:max(4%,calc(env(safe-area-inset-right) + 12px))}
  .brand,.nav-cta,.menu-toggle{min-height:44px}.nav-cta{display:inline-flex;align-items:center;justify-content:center}
  .nav-track{max-height:calc(100svh - 110px - env(safe-area-inset-top) - env(safe-area-inset-bottom))}
  .scroll-hint{min-height:48px}.scroll-hint span{height:44px;animation:none}
  .section-wrap{padding-left:max(6%,calc(env(safe-area-inset-left) + 20px));padding-right:max(6%,calc(env(safe-area-inset-right) + 20px))}
  .hero{padding-left:max(5vw,calc(env(safe-area-inset-left) + 16px));padding-right:max(5vw,calc(env(safe-area-inset-right) + 16px))}
  .chapter-sticky{top:calc(max(14px,calc(env(safe-area-inset-top) + 8px)) + 80px)}
  .chapter-topline{font-size:10px;left:max(7%,calc(env(safe-area-inset-left) + 20px));right:165px;letter-spacing:.07em}
  .chapter-video-toggle{right:max(6%,calc(env(safe-area-inset-right) + 12px));font-size:11px;min-height:48px}
  .chapter-footer{left:max(7%,calc(env(safe-area-inset-left) + 20px));right:max(7%,calc(env(safe-area-inset-right) + 20px));font-size:11px;line-height:1.5}
  .detail-panel{left:max(12px,calc(env(safe-area-inset-left) + 8px));right:max(12px,calc(env(safe-area-inset-right) + 8px));width:auto;top:max(12px,calc(env(safe-area-inset-top) + 8px));bottom:max(12px,calc(env(safe-area-inset-bottom) + 8px))}
  footer.section-wrap{font-size:11px;padding-bottom:max(28px,calc(env(safe-area-inset-bottom) + 16px))}
  footer a{display:inline-flex;align-items:center;min-height:44px}
}
@media(max-width:700px){
  .hero>p{font-size:15px}.scroll-hint{font-size:10px}
  .scene-bottom h2{font-size:clamp(34px,10.5vw,46px)}
  .scene-cta{min-height:52px;font-size:12px;line-height:1.5}
  .film-heading>p,.investor-path>p,.investor-path dd{font-size:15px}
  .film-footer p,.film-strategy>p,.section-note,.broker-footnote{font-size:13px;line-height:1.75}
  .film-footer a,.investor-path .text-button,.program-copy>.text-button{font-size:14px}
  .film-example span{font-size:13px}.program-title small{font-size:13px}
  .program-facts>div{font-size:14px}.program-facts dt,.investor-path dt,.story-metrics small,.step-detail{font-size:12px}
  .chapter-concept-review{font-size:14px}.broker-profile small{font-size:12px}
  .film-assumptions summary,.film-transcript summary{padding:9px 0;line-height:1.6}
}
/* The old max-height rule also matched a short portrait phone. Keep its estate
   caption stacked; only actual landscape uses a side-by-side composition. */
@media(max-width:700px) and (orientation:portrait){
  .scene-bottom{display:block;left:max(26px,calc(env(safe-area-inset-left) + 20px));right:max(26px,calc(env(safe-area-inset-right) + 20px));bottom:calc(78px + env(safe-area-inset-bottom))}
  .scene-cta{max-width:245px;margin-top:18px;gap:24px}
  .timeline{bottom:calc(24px + env(safe-area-inset-bottom));font-size:8px}
}
@media(max-width:700px) and (max-height:550px) and (orientation:landscape){
  .motion-chapter{--chapter-height:clamp(220px,62svh,300px)}
  .chapter-heading-clip .chapter-heading{top:55%;left:8%;right:8%}
  .chapter-heading-clip .chapter-heading h2{font-size:clamp(28px,4.5vw,34px)}
  .chapter-heading .eyebrow{font-size:9px;margin-bottom:8px}
  .chapter-topline{top:15px;right:165px}.chapter-footer{bottom:14px}
  .chapter-video-toggle{top:10px}
}
@media(max-width:860px) and (prefers-reduced-motion:reduce){
  .chapter-sticky{top:0}.chapter-heading-clip .chapter-heading{top:50%}
}

/* Owner continuation: clear section actions and a non-submitting form shell. */
.scene-top{justify-content:flex-end}
.chapter-heading-clip .chapter-heading{top:46%}
.chapter-footer{align-items:flex-end;gap:16px;bottom:20px;letter-spacing:0}
.chapter-footer>span{max-width:45%;font-size:10px;line-height:1.6;text-shadow:0 1px 8px #000}
.chapter-next{display:inline-flex;justify-content:space-between;align-items:center;gap:16px;min-height:48px;max-width:58%;padding:11px 16px;border:1px solid #c4e2eb66;border-radius:14px;background:#08151dd9;backdrop-filter:blur(12px);font-size:13px;line-height:1.4;color:#e2f0f5}
.chapter-next b{font-weight:400;font-size:20px;color:#bce4ec}.chapter-next:focus-visible{outline-offset:-4px}
.section-actions{display:flex;align-items:center;gap:28px;margin-top:30px}.section-actions .primary{width:auto;min-width:230px;min-height:52px;font-size:14px;margin:0}
#propertyNext,#programOptions,#nextSteps{scroll-margin-top:calc(120px + env(safe-area-inset-top))}
.next-steps{padding-top:62px}.next-steps .section-heading{margin:0 0 30px}.next-steps h3{font-size:clamp(34px,4vw,48px);font-weight:400;letter-spacing:-.045em;line-height:1.1;margin:0}
.next-step-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:20px}
.next-step{padding:30px 26px;border-radius:23px;display:flex;flex-direction:column;min-width:0;background:linear-gradient(135deg,#17232fa8,#0d141dbd)}
.next-step h4{font-size:29px;font-weight:400;letter-spacing:-.035em;line-height:1.16;margin:25px 0 18px;overflow-wrap:break-word}
.next-step>p{font-size:15px;line-height:1.8;color:#b8c8d6;margin:0 0 26px;flex:1}
.next-step .primary{min-height:52px;max-width:none;font-size:14px;margin-top:auto}.next-step .text-button{font-size:13px;min-height:48px;justify-content:space-between;gap:15px;margin-top:8px}
.request-links-status{font-size:13px;line-height:1.75;max-width:900px;color:#9fb5c7;margin:23px 0 0}
.legal-links{display:flex;gap:18px;align-items:center}.legal-links a,.capture-legal-links a{min-height:44px;display:inline-flex;align-items:center;color:#c5dbe5;text-underline-offset:4px}.capture-legal-links{display:flex;align-items:center;gap:10px;margin:0;font-size:13px;color:#9fb5c7}.capture-legal-links a{min-height:44px}
.capture-form{display:grid;gap:18px;margin:28px 0 30px}.capture-form[hidden],.detail-list[hidden],.detail-panel .concept-note[hidden]{display:none!important}
.detail-panel[data-mode="capture"] h2{font-size:clamp(38px,7vw,48px);line-height:1.08;overflow-wrap:break-word}
.capture-stage{display:flex;gap:16px;align-items:flex-start;border-top:1px solid #d0e4f02e;padding-top:24px}
.capture-step{display:grid;place-items:center;flex-shrink:0;width:42px;height:42px;border:1px solid #b7dbe64d;border-radius:13px;color:#bddbe6;font-size:11px}
.capture-stage strong{font-weight:400;font-size:18px;line-height:1.4}.capture-stage p{font-size:13px;line-height:1.7;color:#a8bacd;margin:8px 0 0}
.capture-question-preview{display:grid;gap:12px;margin:8px 0}.capture-question-preview i{display:block;width:42%;height:6px;border-radius:4px;background:#c4ddea2b}.capture-question-preview b{display:block;height:48px;border:1px solid #b9d6e32e;border-radius:11px;background:linear-gradient(120deg,#c6e3ef0a,#c6e3ef03);margin-bottom:13px}
.capture-preview-status{font-size:13px;color:#a9bdce;line-height:1.75;margin:0}.capture-continue{margin-top:0;min-height:52px;font-size:14px}
.capture-continue:disabled{background:#dbe9f51a;color:#a6b7c6;border:1px solid #c4deec26;cursor:not-allowed}
@media(max-width:1050px){.next-step-grid{gap:16px}.next-step{padding:26px 22px}.next-step h4{font-size:25px}}
@media(max-width:700px){
 .chapter-heading-clip .chapter-heading{top:45%}.chapter-footer{left:max(7%,calc(env(safe-area-inset-left) + 20px));right:max(7%,calc(env(safe-area-inset-right) + 20px));gap:12px;bottom:18px}
 .chapter-footer>span{font-size:10px;max-width:40%}.chapter-next{font-size:12px;padding:10px 12px;gap:10px;max-width:58%}
 .section-actions{align-items:stretch;flex-direction:column;gap:10px}.section-actions .primary{width:100%;min-width:0}
 .next-steps{padding-top:44px}.next-step-grid{grid-template-columns:1fr;gap:18px}.next-step{padding:28px 23px}.next-step h4{font-size:29px;max-width:340px}
 .next-step>p{margin-bottom:24px}.next-step .primary,.next-step .text-button{font-size:14px}.request-links-status{font-size:13px}
 footer.section-wrap{align-items:flex-start;flex-wrap:wrap;gap:15px}footer.section-wrap .legal-links{order:4;width:100%}
}
@media(max-width:860px) and (max-height:550px) and (orientation:landscape){
 .chapter-heading-clip .chapter-heading{top:29%}.chapter-heading-clip .chapter-heading h2{font-size:28px;line-height:1.06}.chapter-heading .eyebrow{font-size:8px;margin-bottom:7px}
 .chapter-footer{bottom:12px}.chapter-footer>span{font-size:10px}.chapter-next{font-size:12px;min-height:48px;padding:8px 13px}
}
@media(prefers-reduced-motion:reduce){.chapter-heading-clip .chapter-heading{top:42%;transform:translateY(-50%);will-change:auto}}

/* Educational context: original architectural diagrams, not listing photography. */
.program-art.rental-art,.program-art.commercial-art{background:radial-gradient(ellipse at 75% 15%,#33556880,transparent 62%),linear-gradient(155deg,#152c3b,#0a141e);min-height:420px}
.program-art.commercial-art{background:radial-gradient(ellipse at 20% 10%,#63565166,transparent 65%),linear-gradient(145deg,#252c33,#101820)}
.asset-drawing{position:absolute;inset:12% 2% auto;width:96%;height:62%;fill:none;stroke:#bad2dc;stroke-width:1.3;stroke-linejoin:round}
.asset-drawing .drawing-site{stroke:#9ab8c044;stroke-dasharray:4 7}.asset-drawing .drawing-window{stroke:#c9edf0;stroke-width:4}.asset-drawing .drawing-route{stroke:#8bb8c0;stroke-dasharray:3 5}.asset-drawing circle{fill:#c4e8ea;stroke:none}.asset-drawing text{fill:#b5ccd7;stroke:none;font-size:7px;letter-spacing:.5px;font-family:inherit}
.learning-hub{padding-top:18px;padding-bottom:100px;scroll-margin-top:120px}
.learning-layout{display:grid;grid-template-columns:minmax(0,.9fr) minmax(0,1.2fr);gap:clamp(28px,5vw,70px);align-items:start}
.word-guide{border-radius:24px;padding:32px;background:linear-gradient(140deg,#1f3342a6,#101a25b3)}
.word-guide h3{font-size:29px;font-weight:400;line-height:1.2;letter-spacing:-.03em;margin:22px 0 28px;max-width:320px}
.word-guide dl{margin:0}.word-guide dl>div{padding:18px 0;border-top:1px solid #c6e2ea24}.word-guide dt{font-size:15px;color:#d7eaf0;margin-bottom:7px}.word-guide dd{font-size:14px;line-height:1.8;color:#b8c9d5;margin:0}.word-guide .text-button{min-height:48px;justify-content:space-between;margin-top:12px;font-size:14px}
.learning-question{border-top:1px solid #c6e2ea30}.learning-question:last-child{border-bottom:1px solid #c6e2ea30}
.learning-question summary{list-style:none;display:flex;justify-content:space-between;align-items:center;gap:22px;min-height:94px;padding:24px 0;cursor:pointer;font-size:21px;line-height:1.4;letter-spacing:-.02em}
.learning-question summary::-webkit-details-marker{display:none}.learning-question summary>span{display:grid;place-items:center;flex-shrink:0;width:32px;height:32px;border:1px solid #c6e2ea40;border-radius:50%;font-size:22px;color:#bfdae4}.learning-question[open] summary>span{transform:rotate(45deg)}
.learning-question>div{padding-bottom:24px}.learning-question p{font-size:15px;line-height:1.85;color:#b8c9d5;margin:0 0 12px;max-width:570px}.learning-question .text-button{min-height:48px;font-size:14px;gap:20px;max-width:100%}
.learning-hub .section-note{max-width:1000px;margin-top:28px;font-size:12px;line-height:1.8}
@media(max-width:700px){
 .program-art.rental-art,.program-art.commercial-art{min-height:270px;aspect-ratio:auto}.asset-drawing{inset:3% 1% auto;width:98%;height:74%}.program-art .art-caption{font-size:27px;line-height:1.15;bottom:22px}
 .learning-hub{padding-top:0;padding-bottom:72px}.learning-layout{grid-template-columns:1fr;gap:30px}.word-guide{padding:28px 23px}.word-guide h3{font-size:29px}.word-guide dd{font-size:15px}.learning-question summary{font-size:20px;min-height:94px;gap:16px}.learning-question p{font-size:15px}.learning-hub .section-note{font-size:13px}
}

/* Broker contact: a full-body transparent portrait, direct owner-controlled links. */
.broker-contact{grid-template-columns:minmax(220px,.8fr) minmax(0,1.2fr);padding:0;gap:0;overflow:hidden;align-items:stretch}
.broker-portrait{position:relative;display:flex;align-items:flex-end;justify-content:center;min-width:0;overflow:hidden;background:radial-gradient(ellipse at 50% 38%,#718a9a66,transparent 66%),linear-gradient(140deg,#2b3c4966,#0e172033);padding:35px 18px 94px;isolation:isolate}
.broker-portrait img{display:block;width:auto;max-width:none;height:560px;flex-shrink:0;object-fit:contain;object-position:center bottom;position:relative;z-index:1}
.portrait-caption{position:absolute;bottom:28px;left:32px;right:25px;font-size:17px;line-height:1.5;color:#d4e4eb;letter-spacing:-.01em}
.broker-contact .broker-copy{padding:48px 42px;min-width:0}.broker-contact h2{font-size:clamp(35px,4vw,56px);line-height:1.08;margin:25px 0 13px;overflow-wrap:normal}
.broker-contact .broker-role{font-size:14px;color:#c6dce6;line-height:1.7;margin:0 0 22px}.broker-role>span{padding:0 5px;color:#8aa0b2}.broker-contact .broker-copy>p:not(.broker-role){font-size:16px;line-height:1.8;max-width:530px}
.broker-contact-actions{display:grid;grid-template-columns:1fr 1fr;gap:12px;margin:26px 0 12px}.broker-contact-actions .primary{display:flex;justify-content:space-between;align-items:center;min-height:52px;font-size:15px;padding:14px 18px;margin:0;width:100%;gap:16px}.broker-contact-actions .secondary-contact{background:#c4e1eb12;border:1px solid #c4e1eb4a;color:#e5f0f5}
.broker-phone,.broker-email{min-height:44px;display:flex;align-items:center;font-size:15px;color:#c4d9e4;overflow-wrap:anywhere;line-height:1.65}.broker-email{gap:16px;justify-content:space-between}.broker-email span{flex-shrink:0}
.broker-credentials{border-top:1px solid #c4e1eb2b;margin-top:22px;padding-top:25px}.broker-credentials dl{display:grid;grid-template-columns:1fr 1fr;gap:12px;margin:18px 0 6px}.broker-credentials dt{font-size:12px;color:#a9bdca;margin-bottom:7px}.broker-credentials dd{font-size:17px;margin:0;font-variant-numeric:tabular-nums;color:#e0edf2}
.license-links{display:flex;gap:20px;flex-wrap:wrap}.license-links a{display:inline-flex;align-items:center;gap:9px;min-height:44px;font-size:12px;line-height:1.6;color:#b9d3df}
.broker-socials{padding-top:23px}.broker-socials>div{display:flex;flex-wrap:wrap;gap:12px;margin-top:12px}.broker-socials a{display:inline-flex;align-items:center;gap:27px;min-height:48px;padding:10px 15px;border:1px solid #c4e1eb36;border-radius:12px;font-size:14px}
.broker-company{margin-top:20px;border-top:1px solid #c4e1eb30;border-bottom:1px solid #c4e1eb30;padding:0 4px}.broker-company summary{display:flex;justify-content:space-between;gap:20px;align-items:center;min-height:64px;padding:16px 0;font-size:15px;line-height:1.6;list-style:none;cursor:pointer}.broker-company summary::-webkit-details-marker{display:none}.broker-company summary>span{font-size:22px;flex-shrink:0}.broker-company[open] summary>span{transform:rotate(45deg)}
.broker-company-body{display:grid;grid-template-columns:1fr 1fr;gap:24px;padding:12px 0 10px}.broker-company h3{font-size:17px;font-weight:400;margin:0 0 12px}.broker-company p,.broker-company address{font-size:14px;line-height:1.85;color:#b6cad7;font-style:normal;margin:0}.broker-company-body a{display:inline-flex;align-items:center;gap:12px;min-height:48px;font-size:13px;line-height:1.7}.broker-company .broker-legal{font-size:12px;line-height:1.9;padding-bottom:25px;max-width:1020px}
@media(max-width:1050px){.broker-contact .broker-copy{padding:38px 28px}.broker-portrait img{height:520px}}
@media(max-width:700px){
 .broker-contact{grid-template-columns:1fr;padding:0;gap:0}.broker-portrait{padding:24px 20px 74px;overflow:hidden}.broker-portrait img{height:360px;width:auto}.portrait-caption{font-size:15px;bottom:22px;left:26px}
 .broker-contact .broker-copy{padding:31px 24px}.broker-contact h2{font-size:clamp(33px,9vw,44px)}.broker-contact .broker-role{font-size:14px}.broker-contact .broker-copy>p:not(.broker-role){font-size:15px}.broker-contact-actions{gap:10px}.broker-contact-actions .primary{font-size:14px;padding:13px 14px;gap:9px}.broker-email{font-size:14px;gap:8px}
 .broker-company-body{grid-template-columns:1fr;gap:25px}.broker-company summary{font-size:14px}.broker-company .broker-legal{font-size:13px}.license-links{gap:8px 18px}
}