:root{--green:#2B3C2E;--gold:#B2864A;--warmwhite:#F7F3EC;--walnut:#1F221E;--paper:#F3EFE8;--parchment:#E9E2D6;
--ink:#1F221E;--mute:#6B6A5E;--line:rgba(31,34,30,.14);}
*{box-sizing:border-box;margin:0;padding:0;}
html{scroll-behavior:smooth;}
body{background:var(--paper);color:var(--ink);font-family:Georgia,"Times New Roman",serif;font-size:17px;line-height:1.8;-webkit-font-smoothing:antialiased;}
button,input,textarea,select{font-family:Georgia,"Times New Roman",serif;font-size:16px;}
img{display:block;max-width:100%;}
a{color:var(--green);text-underline-offset:3px;}
.wrap{max-width:1200px;margin:0 auto;padding:0 56px;}
.narrow{max-width:760px;}

/* ---- header ---- */
.hdr{position:fixed;top:0;left:0;right:0;height:84px;z-index:60;transition:background .3s,border-color .3s;
border-bottom:1px solid transparent;}
.hdr.solid{background:rgba(243,239,232,.96);border-bottom-color:#E2DACB;backdrop-filter:saturate(140%) blur(6px);}
.hdr .wrap{height:84px;display:flex;align-items:center;justify-content:space-between;}
.mark img{height:46px;width:auto;transition:filter .3s;}
.hdr.onlight .mark img{filter:none;}
.hdr.ondark .mark img{filter:brightness(0) invert(1);}
.burger{background:none;border:0;cursor:pointer;width:42px;height:14px;position:relative;}
.burger span{position:absolute;left:0;right:0;height:1.5px;background:var(--green);transition:background .3s;}
.burger span:nth-child(1){top:0;}
.burger span:nth-child(2){top:6px;width:68%;}
.burger span:nth-child(3){top:12px;}
.hdr.ondark .burger span{background:var(--warmwhite);}

/* ---- panel ---- */
.panel{position:fixed;top:0;right:0;height:100%;width:330px;background:var(--green);z-index:90;
transform:translateX(100%);transition:transform .38s cubic-bezier(.4,0,.2,1);padding:96px 0 40px 44px;overflow-y:auto;}
.panel.open{transform:translateX(0);}
.scrim{position:fixed;inset:0;background:rgba(31,34,30,.5);opacity:0;pointer-events:none;transition:opacity .38s;z-index:85;}
.scrim.open{opacity:1;pointer-events:auto;}
.panel a{display:block;color:var(--warmwhite);text-decoration:none;letter-spacing:.17em;text-transform:uppercase;transition:color .2s;}
.panel a:hover{color:var(--gold);}
.panel .l1{font-size:17px;margin:0 0 2px;padding:9px 0;}
.panel .l2{font-size:11px;letter-spacing:.2em;margin-left:18px;padding:4px 0;color:#BDB6A5;}
.panel .l2:hover{color:var(--gold);}
.panel .sub{margin-bottom:8px;}
.close{position:absolute;top:30px;right:34px;background:none;border:0;color:var(--warmwhite);cursor:pointer;width:22px;height:22px;}
.close:before,.close:after{content:"";position:absolute;left:0;top:10px;width:22px;height:1.5px;background:currentColor;}
.close:before{transform:rotate(45deg);}.close:after{transform:rotate(-45deg);}
.panel .foot{margin-top:38px;padding-top:22px;border-top:1px solid rgba(247,243,236,.18);width:220px;
font-size:12px;line-height:2;color:#BDB6A5;letter-spacing:.04em;text-transform:none;}
.panel .foot a{display:inline;font-size:12px;letter-spacing:.04em;text-transform:none;color:#BDB6A5;}

/* ---- type ---- */
.eyebrow{font-size:10px;letter-spacing:.34em;text-transform:uppercase;color:var(--gold);}
.display{font-size:clamp(38px,5.2vw,68px);line-height:1.04;font-weight:normal;letter-spacing:-.015em;}
h2{font-size:clamp(28px,3.4vw,44px);line-height:1.1;font-weight:normal;letter-spacing:-.012em;color:var(--green);}
h3{font-size:21px;font-weight:normal;color:var(--green);line-height:1.3;}
.lede{font-size:21px;line-height:1.65;}
p+p{margin-top:19px;}
.rule{width:52px;height:1px;background:var(--gold);}

/* ---- hero ---- */
.hero{position:relative;background:var(--green);color:var(--warmwhite);overflow:hidden;padding:168px 0 104px;}
.hero:before{content:"";position:absolute;inset:0;
background-image:linear-gradient(rgba(247,243,236,.022) 1px,transparent 1px),linear-gradient(90deg,rgba(247,243,236,.022) 1px,transparent 1px);
background-size:132px 132px;}
.hero .wrap{position:relative;display:grid;grid-template-columns:minmax(0,.86fr) minmax(0,1.3fr);gap:56px;align-items:center;}
.hero .display{color:var(--warmwhite);}
.hero .display em{font-style:normal;color:var(--gold);}
.hero p{margin-top:30px;color:#CFC8B8;font-size:17px;max-width:46ch;}
.hero .rule{margin-top:34px;}

/* ---- map ---- */
.map{margin-right:-48px;}
.map svg{width:100%;height:auto;}
.map path{stroke:#2B3C2E;stroke-width:.7;vector-effect:non-scaling-stroke;fill:#8E9583;transition:fill .25s;}
.map path.c{fill:var(--gold);}
.map path.w{fill:#5C6B53;}
.map path.c:hover{fill:#C99B5B;}
.legend{display:flex;gap:30px;margin-top:10px;justify-content:flex-end;padding-right:48px;font-size:10px;letter-spacing:.26em;text-transform:uppercase;color:#A9A292;}
.legend i{display:inline-block;width:9px;height:9px;margin-right:9px;vertical-align:0;}

/* ---- sections ---- */
.sec{padding:120px 0;}
.sec.tight{padding:72px 0 76px;}
.sec.alt{background:var(--parchment);}
.sec.dark{background:var(--green);color:var(--warmwhite);}
.sec.dark h2,.sec.dark h3{color:var(--warmwhite);}
.head{display:grid;grid-template-columns:200px 1fr;gap:40px;align-items:start;margin-bottom:62px;}
.head .eyebrow{padding-top:14px;border-top:1px solid var(--gold);}
@media(max-width:860px){.head{grid-template-columns:1fr;gap:18px;margin-bottom:38px;}}

/* ---- stats ---- */
.stats{display:grid;grid-template-columns:repeat(5,1fr);gap:0;}
.stats div{padding:0 26px;border-left:1px solid #DCD3C2;}
.stats div:first-child{padding-left:0;border-left:0;}
.stats .n{font-size:clamp(40px,4.6vw,62px);line-height:.96;color:var(--gold);letter-spacing:-.03em;}
.stats .k{font-size:10px;letter-spacing:.2em;text-transform:uppercase;margin-top:16px;color:var(--mute);line-height:1.7;}
@media(max-width:860px){.stats{grid-template-columns:1fr 1fr;gap:34px 0;}
.stats div{border-left:0;padding:0 14px 0 0;}}

/* ---- media ---- */
.bleed{width:100%;height:clamp(300px,52vh,560px);object-fit:cover;}
.figwrap{position:relative;overflow:hidden;}
.figwrap img{transition:transform .9s cubic-bezier(.2,.7,.2,1);width:100%;}
.figwrap:hover img{transform:scale(1.045);}
.cross{position:absolute;inset:0;pointer-events:none;}
.cross:before,.cross:after{content:"";position:absolute;background:rgba(247,243,236,.5);}
.cross:before{left:12%;top:0;bottom:0;width:1px;}
.cross:after{top:18%;left:0;right:0;height:1px;}

/* ---- offset block ---- */
.offset{display:grid;grid-template-columns:1.25fr 1fr;align-items:center;gap:0;}
.offset .pic img{aspect-ratio:4/3;object-fit:cover;}
.offset .txt{background:var(--green);color:var(--warmwhite);padding:62px 54px;margin-left:-72px;z-index:2;}
.offset .txt h2,.offset .txt h3{color:var(--warmwhite);}
.offset .txt p{color:#CFC8B8;margin-top:18px;}
.offset.flip{grid-template-columns:1fr 1.25fr;}
.offset.flip .txt{order:1;margin-left:0;margin-right:-72px;}
.offset.flip .pic{order:2;}
@media(max-width:860px){.offset,.offset.flip{grid-template-columns:1fr;}
.offset .txt,.offset.flip .txt{margin:0;padding:40px 28px;order:2;}
.offset.flip .pic{order:1;}}

/* ---- cards ---- */
.g3{display:grid;grid-template-columns:repeat(3,1fr);gap:40px 34px;}
.g2{display:grid;grid-template-columns:repeat(2,1fr);gap:40px;}
.card a{text-decoration:none;color:inherit;display:block;}
.card img{aspect-ratio:4/3;object-fit:cover;}
.card .meta{font-size:10px;letter-spacing:.26em;text-transform:uppercase;color:var(--gold);margin-top:18px;}
.card h4{font-size:21px;font-weight:normal;color:var(--green);margin-top:7px;line-height:1.25;}
.card p{font-size:15.5px;color:var(--mute);margin-top:8px;line-height:1.65;}
@media(max-width:860px){.g3,.g2{grid-template-columns:1fr;gap:34px;}}

/* ---- tenant tiles ---- */
.tenants{display:grid;grid-template-columns:repeat(4,1fr);gap:1px;background:#D8CFBE;}
.tenants a,.tenants div{position:relative;aspect-ratio:3/2;overflow:hidden;background:var(--paper);display:block;text-decoration:none;}
.tenants img{width:100%;height:100%;object-fit:cover;filter:grayscale(1) contrast(.92);transition:filter .5s,transform .9s;}
.tenants a:hover img{filter:grayscale(0);transform:scale(1.05);}
.tenants .lbl{position:absolute;inset:0;display:flex;align-items:flex-end;padding:20px;
background:linear-gradient(to top,rgba(43,60,46,.82) 0%,rgba(43,60,46,.1) 55%,transparent 100%);
color:var(--warmwhite);font-size:12px;letter-spacing:.2em;text-transform:uppercase;}
@media(max-width:860px){.tenants{grid-template-columns:repeat(2,1fr);}}

/* ---- table ---- */
table{width:100%;border-collapse:collapse;font-size:15px;}
th{text-align:left;font-weight:normal;color:var(--gold);font-size:10px;letter-spacing:.24em;text-transform:uppercase;padding:0 14px 12px;border-bottom:1px solid var(--gold);}
td{padding:11px 14px;border-bottom:1px solid #E2DACB;color:var(--ink);}
td.yr{color:var(--mute);}

/* ---- quote ---- */
.quote{background:var(--green);color:var(--warmwhite);padding:112px 0;position:relative;}
.quote .wrap{max-width:900px;text-align:center;}
.quote .mk{font-size:62px;color:var(--gold);line-height:.6;}
.quote .q{font-size:clamp(21px,2.5vw,30px);line-height:1.55;margin-top:26px;}
.quote .by{margin-top:34px;font-size:10px;letter-spacing:.26em;text-transform:uppercase;color:var(--gold);}
.quote .by span{display:block;color:#A9A292;margin-top:7px;letter-spacing:.16em;}

/* ---- form ---- */
.form{display:grid;grid-template-columns:1fr 1fr;gap:26px 30px;}
.form .full{grid-column:1/-1;}
label{display:block;font-size:10px;letter-spacing:.24em;text-transform:uppercase;color:var(--gold);margin-bottom:9px;}
input,textarea,select{width:100%;background:transparent;border:0;border-bottom:1px solid #CFC5B2;padding:9px 0;color:var(--ink);}
input:focus,textarea:focus,select:focus{outline:0;border-bottom-color:var(--gold);}
textarea{min-height:120px;resize:vertical;}
.btn{display:inline-block;background:var(--green);color:var(--warmwhite);border:0;padding:17px 44px;
font-size:11px;letter-spacing:.26em;text-transform:uppercase;cursor:pointer;transition:background .25s;text-decoration:none;}
.btn:hover{background:var(--gold);}
@media(max-width:860px){.form{grid-template-columns:1fr;}}

/* ---- footer ---- */
footer{background:var(--green);color:#BDB6A5;padding:86px 0 36px;font-size:14.5px;}
footer .cols{display:grid;grid-template-columns:1.5fr 1fr 1fr;gap:54px;}
footer img{height:42px;filter:brightness(0) invert(1);opacity:.92;}
footer a{color:#BDB6A5;text-decoration:none;}
footer a:hover{color:var(--gold);}
footer .fnav a{display:block;font-size:11px;letter-spacing:.22em;text-transform:uppercase;margin-bottom:12px;}
footer .legal{margin-top:66px;padding-top:22px;border-top:1px solid rgba(247,243,236,.14);font-size:11.5px;letter-spacing:.06em;color:#8E887A;}
@media(max-width:860px){footer .cols{grid-template-columns:1fr;gap:34px;}.wrap{padding:0 24px;}
.sec{padding:72px 0;}.hero{padding:124px 0 72px;}.hero .wrap{grid-template-columns:1fr;gap:44px;}}

/* ===== LISTINGS ===== */
.lst{display:grid;grid-template-columns:repeat(2,1fr);gap:0 56px;}
.lst .item{padding:38px 0 34px;border-top:1px solid var(--line);}
.lst .item .meta{margin-top:0;}
.lst .item h4{font-size:24px;font-weight:normal;color:var(--green);margin-top:9px;line-height:1.25;}
.lst .tag{display:inline-block;font-size:9.5px;letter-spacing:.24em;text-transform:uppercase;color:var(--gold);border:1px solid var(--gold);padding:5px 11px;margin-top:16px;margin-right:7px;}
.lst dl{margin-top:22px;display:grid;grid-template-columns:120px 1fr;gap:9px 18px;font-size:15px;line-height:1.55;}
.lst dt{font-size:10px;letter-spacing:.22em;text-transform:uppercase;color:var(--mute);padding-top:4px;}
.lst dd{margin:0;color:var(--walnut);}
.lst .state{grid-column:1/-1;font-size:11px;letter-spacing:.3em;text-transform:uppercase;color:var(--gold);padding:54px 0 4px;}
.lst .state:first-child{padding-top:0;}
.lst .note{font-size:14px;color:var(--mute);margin-top:16px;line-height:1.6;}
@media(max-width:820px){.lst{grid-template-columns:1fr;}.lst dl{grid-template-columns:104px 1fr;}}

/* ===== FEATURED CAROUSEL ===== */
.carousel{position:relative;margin-top:44px;border-top:1px solid var(--line);padding-top:44px;}
.carousel .slide{display:none;}
.carousel .slide.on{display:grid;grid-template-columns:1.45fr 1fr;gap:0 56px;align-items:center;animation:fadein .55s ease;}
@keyframes fadein{from{opacity:0}to{opacity:1}}
.carousel .shot{overflow:hidden;}
.carousel .shot img{width:100%;aspect-ratio:16/10;object-fit:cover;}
.carousel .cap .loc{font-size:34px;line-height:1.15;color:var(--green);letter-spacing:-.01em;}
.carousel .cap .proj{margin-top:12px;font-size:11px;letter-spacing:.26em;text-transform:uppercase;color:var(--gold);}
.carousel .cap p{margin-top:20px;font-size:16px;color:var(--mute);line-height:1.7;max-width:34ch;}
.carousel .nav{position:absolute;top:42%;width:46px;height:46px;border:1px solid var(--line);background:rgba(243,239,232,.92);cursor:pointer;transition:background .2s,border-color .2s;}
.carousel .nav:hover{background:var(--green);border-color:var(--green);}
.carousel .nav::after{content:"";position:absolute;top:50%;left:50%;width:9px;height:9px;border-top:1px solid var(--green);border-right:1px solid var(--green);}
.carousel .nav:hover::after{border-color:var(--warmwhite);}
.carousel .prev{left:0;}
.carousel .prev::after{transform:translate(-30%,-50%) rotate(-135deg);}
.carousel .next{left:47px;}
.carousel .next::after{transform:translate(-70%,-50%) rotate(45deg);}
.dots{display:flex;gap:9px;margin-top:30px;}
.dots .dot{width:34px;height:2px;border:0;padding:0;background:#CFC6B5;cursor:pointer;transition:background .3s;}
.dots .dot.on{background:var(--gold);}
.quote-slot{visibility:hidden;}
@media(max-width:820px){
  .carousel .slide.on{grid-template-columns:1fr;gap:26px;}
  .carousel .cap .loc{font-size:26px;}
  .carousel .nav{top:auto;bottom:-56px;}
}

/* ===== CARD HIERARCHY: location leads ===== */
.card .meta{font-size:21px;letter-spacing:0;text-transform:none;color:var(--green);margin-top:18px;line-height:1.25;}
.card h4{font-size:10px;letter-spacing:.26em;text-transform:uppercase;font-weight:normal;color:var(--gold);margin-top:9px;}

/* ===== LISTINGS MAP ===== */
.lmap{position:relative;margin-top:14px;}
.lmap svg{width:100%;height:auto;}
.lmap .st{fill:#E2DBCC;stroke:var(--paper);stroke-width:.8;vector-effect:non-scaling-stroke;}
.lmap .st.has{fill:#AFA893;}
.lmap .pin{fill:var(--gold);stroke:var(--paper);stroke-width:2;cursor:pointer;transition:r .18s,fill .18s;}
.lmap .pin:hover,.lmap .pin.on{fill:var(--green);r:11;}
.lmap .plab{font-size:12px;fill:var(--walnut);pointer-events:none;letter-spacing:.04em;}
.lst .item.flash{background:rgba(178,134,74,.10);}

/* ===== PROGRAM RECORD ===== */
.rec{margin-top:40px;border-top:1px solid var(--line);}
.rec .grp{border-bottom:1px solid var(--line);padding:26px 0 24px;display:grid;grid-template-columns:168px 1fr;gap:0 40px;}
.rec .st{font-size:24px;color:var(--green);line-height:1.2;}
.rec .st span{display:block;margin-top:7px;font-size:10px;letter-spacing:.26em;text-transform:uppercase;color:var(--gold);}
.rec .mk2{display:flex;flex-wrap:wrap;gap:8px 0;align-items:baseline;}
.rec .m{font-size:16.5px;color:var(--walnut);white-space:nowrap;}
.rec .m .y{font-size:12px;color:var(--mute);margin-left:7px;}
.rec .m::after{content:"\00a0\00a0\00b7\00a0\00a0";color:#C6BDA9;}
.rec .m:last-child::after{content:"";}
.rec .tot{display:grid;grid-template-columns:168px 1fr;gap:0 40px;padding:28px 0 0;}
.rec .tot .k{font-size:10px;letter-spacing:.26em;text-transform:uppercase;color:var(--gold);}
.rec .tot .v{font-size:16px;color:var(--mute);}
@media(max-width:820px){.rec .grp,.rec .tot{grid-template-columns:1fr;gap:14px;}}

/* ===== LOGO GRID (clients) ===== */
.lgrid{display:grid;grid-template-columns:repeat(5,1fr);gap:1px;background:var(--line);border:1px solid var(--line);margin-top:40px;}
.lgrid .lt{background:var(--green);aspect-ratio:4/2.6;display:flex;flex-direction:column;align-items:center;justify-content:center;gap:0;position:relative;transition:background .3s;}
.lgrid .lt img[src$=".svg"]{filter:brightness(0) invert(1);}
.lgrid .lt img{max-width:62%;max-height:42%;width:auto;height:auto;opacity:.92;transition:opacity .3s,transform .3s;}
.lgrid .lt:hover{background:#243326;}
.lgrid .lt:hover img{opacity:1;transform:scale(1.04);}
.lgrid .lt span{position:absolute;bottom:16px;font-size:9px;letter-spacing:.24em;text-transform:uppercase;color:rgba(247,243,236,.42);transition:color .3s;}
.lgrid .lt:hover span{color:var(--gold);}
@media(max-width:1000px){.lgrid{grid-template-columns:repeat(3,1fr);}}
@media(max-width:620px){.lgrid{grid-template-columns:repeat(2,1fr);}}

/* ===== INVESTOR PORTAL ===== */
.portal{min-height:calc(100vh - 84px);display:grid;grid-template-columns:1.1fr .9fr;align-items:stretch;}
.portal .left{background:var(--green);color:var(--warmwhite);padding:92px 64px;display:flex;flex-direction:column;justify-content:center;}
.portal .left .eyebrow{color:var(--gold);}
.portal .left h1{font-size:46px;line-height:1.12;font-weight:normal;margin-top:22px;color:var(--warmwhite);letter-spacing:-.015em;}
.portal .left p{margin-top:26px;font-size:16.5px;line-height:1.8;color:rgba(247,243,236,.76);max-width:44ch;}
.portal .left .rule{width:62px;height:1px;background:var(--gold);margin-top:34px;}
.portal .left ul{margin-top:30px;list-style:none;}
.portal .left li{font-size:14.5px;color:rgba(247,243,236,.7);padding:9px 0 9px 20px;position:relative;}
.portal .left li::before{content:"";position:absolute;left:0;top:18px;width:7px;height:1px;background:var(--gold);}
.portal .right{background:var(--paper);padding:92px 64px;display:flex;flex-direction:column;justify-content:center;}
.portal .box{max-width:420px;width:100%;}
.portal .box h2{font-size:25px;font-weight:normal;color:var(--green);line-height:1.25;}
.portal .box .sub{margin-top:12px;font-size:14.5px;color:var(--mute);line-height:1.65;}
.portal .f{margin-top:30px;}
.portal .f label{display:block;font-size:9.5px;letter-spacing:.26em;text-transform:uppercase;color:var(--gold);margin-bottom:8px;}
.portal .f input,.portal .f select{width:100%;padding:13px 14px;border:1px solid #D9D0BF;background:var(--warmwhite);color:var(--walnut);font-size:15.5px;outline:none;transition:border-color .2s;}
.portal .f input:focus,.portal .f select:focus{border-color:var(--gold);}
.portal .f + .f{margin-top:20px;}
.portal .btn{display:block;width:100%;text-align:center;margin-top:28px;border:0;cursor:pointer;}
.portal .alt{margin-top:26px;padding-top:22px;border-top:1px solid var(--line);font-size:14px;color:var(--mute);line-height:1.7;}
.portal .alt a{color:var(--green);}
.portal .disc{margin-top:34px;font-size:11.5px;color:var(--mute);line-height:1.65;}
@media(max-width:900px){.portal{grid-template-columns:1fr;}.portal .left,.portal .right{padding:64px 32px;}.portal .left h1{font-size:34px;}}

/* ===== 10/01/2026 EDIT PASS ===== */
.hero:not(.home){padding:128px 0 56px;}
@media(max-width:860px){.hero:not(.home){padding:108px 0 40px;}}
.bleed.hb{height:clamp(420px,72vh,760px);object-position:50% 38%;}
.mapcap{font-size:12px;letter-spacing:.06em;color:#A9A292;text-align:right;padding-right:48px;margin-top:12px;}
@media(max-width:860px){.mapcap{text-align:left;padding-right:0;}}
.lst .item .meta{font-size:28px;letter-spacing:-.005em;text-transform:none;color:var(--green);line-height:1.15;margin-top:0;}
.lst .item h4{font-size:16px;color:var(--walnut);margin-top:10px;line-height:1.35;}
.lgrid{background:none;border:0;gap:2px;}