:root{--navy:#1b2a5b;--navy-soft:#2e3e72;--navy-tint:#1b2a5b0f;--teal:#b08d57;--teal-dark:#8a6e3e;--teal-tint:#b08d5724;--map-water:#e4f1f5;--map-land:#e7ebe6;--map-land-border:#c5cec8;--bg:#fafbfc;--bg-alt:#eaf2fa;--white:#fff;--text:#1b2a5b;--text-muted:#5b6478;--border:#dce6f0;--shadow-sm:0 2px 10px #1b2a5b12;--shadow-md:0 14px 40px #1b2a5b1f;--radius:12px;--radius-sm:8px;--font-body:"DM Sans", "Helvetica Neue", sans-serif;--container:1180px;--header-h:84px}*,:before,:after{box-sizing:border-box}html{scroll-behavior:smooth;scroll-snap-type:y mandatory;scroll-padding-top:var(--header-h)}body{background:var(--bg);color:var(--text);font-family:var(--font-body);-webkit-font-smoothing:antialiased;margin:0;font-size:16px;line-height:1.65}img{max-width:100%;display:block}a{color:inherit;text-decoration:none}ul{margin:0;padding:0;list-style:none}h1,h2,h3,h4{font-family:var(--font-body);color:var(--navy);letter-spacing:-.01em;margin:0 0 .5em;font-weight:700;line-height:1.2}h1{font-size:clamp(2.9rem,6.2vw,5rem)}h2{font-size:clamp(2.1rem,4.4vw,3.3rem)}h3{font-size:clamp(1.4rem,2.4vw,1.8rem)}h4{letter-spacing:0;font-size:1.05rem}p{margin:0 0 1em}button{cursor:pointer;font-family:inherit}.container{width:100%;max-width:var(--container);margin:0 auto;padding:0 24px}.highlight-mark{background:linear-gradient(#0000 60%,#b08d5752 60%);padding:0 3px}.eyebrow{font-family:var(--font-body);letter-spacing:.2em;text-transform:uppercase;color:var(--teal-dark);margin-bottom:.9em;font-size:.78rem;font-weight:700;display:inline-block}.eyebrow:before,.eyebrow:after{content:"";background:var(--teal);vertical-align:middle;width:34px;height:1px;display:inline-block}.eyebrow:before{margin-right:12px}.eyebrow:after{margin-left:12px}.section{min-height:calc(100svh - var(--header-h));scroll-snap-align:start;scroll-snap-stop:always;align-items:center;padding:96px 0;display:flex;position:relative}.section--alt{background:var(--bg-alt)}.section--warm{background:var(--teal-tint)}.section--navy{background:var(--navy);color:#ffffffe0}.section--navy h1,.section--navy h2,.section--navy h3{color:var(--white)}.section--navy .eyebrow{color:var(--teal)}.section--navy p{color:#ffffffb8}.section--navy .btn--primary{background:var(--white);border-color:var(--white);color:var(--navy)}.section--navy .btn--primary:hover{color:var(--navy);background:#ffffffd9;border-color:#ffffffd9}.section-divider{background:var(--border);border:none;height:1px;margin:0}.section-head{max-width:700px;margin:0 0 52px}.section-head.center{text-align:center;margin-left:auto;margin-right:auto}.meet-line{font-family:var(--font-body);letter-spacing:.14em;text-transform:uppercase;color:var(--teal-dark);margin-bottom:10px;font-size:.85rem;font-weight:700}.btn{font-family:var(--font-body);letter-spacing:.03em;border:1.5px solid var(--navy);color:var(--navy);background:0 0;border-radius:999px;align-items:center;gap:10px;padding:15px 30px;font-size:.92rem;font-weight:600;transition:transform .25s,box-shadow .25s,background .25s,color .25s,border-color .25s;display:inline-flex}.btn--primary{background:var(--teal);border-color:var(--teal);color:var(--white)}.btn--primary:hover{background:var(--white);border-color:var(--white);color:var(--navy);box-shadow:var(--shadow-md);transform:scale(1.04)}.btn--outline{border-color:var(--teal);color:var(--white);background:var(--teal)}.btn--outline:hover{background:var(--white);border-color:var(--white);color:var(--navy);transform:scale(1.04)}.btn--ghost-light{border-color:var(--teal);color:var(--white);background:var(--teal)}.btn--ghost-light:hover{background:var(--white);border-color:var(--white);color:var(--navy);box-shadow:var(--shadow-md);transform:scale(1.04)}.link-arrow{font-family:var(--font-body);color:var(--navy);border-bottom:2px solid var(--teal);align-items:center;gap:8px;padding-bottom:2px;font-weight:700;transition:color .2s,gap .2s,border-color .2s;display:inline-flex}.link-arrow:hover{color:var(--teal-dark);border-color:var(--teal-dark);gap:12px}.link-arrow svg{width:16px;height:16px}.site-header{z-index:100;height:var(--header-h);-webkit-backdrop-filter:saturate(160%)blur(10px);backdrop-filter:saturate(160%)blur(10px);border-bottom:1px solid var(--border);background:#ffffffeb;align-items:center;transition:box-shadow .3s;display:flex;position:sticky;top:0}.site-header.is-scrolled{box-shadow:var(--shadow-sm)}.site-header .container{justify-content:space-between;align-items:center;gap:24px;display:flex}.brand{align-items:center;gap:12px;display:flex}.brand-icon{flex-shrink:0;width:auto;height:42px;display:block}.brand-word{font-family:var(--font-body);letter-spacing:.04em;text-transform:uppercase;color:var(--navy);font-size:1.05rem;font-weight:700;line-height:1.3}.brand-word small{letter-spacing:.1em;text-transform:uppercase;color:var(--text-muted);margin-top:2px;font-size:.6rem;font-weight:600;display:block}.footer-brand .brand-lockup,.contact-info-card .brand-mark{align-items:center;gap:12px;margin-bottom:18px;display:flex}.footer-brand .brand-icon,.contact-info-card .brand-icon{height:36px}.footer-brand .brand-word,.contact-info-card .brand-word{color:var(--white)}.footer-brand .brand-word small,.contact-info-card .brand-word small{color:#fff9}.nav-toggle{background:0 0;border:none;flex-direction:column;justify-content:center;gap:5px;width:40px;height:40px;padding:0;display:none}.nav-toggle span{background:var(--navy);border-radius:2px;width:100%;height:2px;transition:transform .3s,opacity .3s;display:block}.nav-toggle[aria-expanded=true] span:first-child{transform:translateY(7px)rotate(45deg)}.nav-toggle[aria-expanded=true] span:nth-child(2){opacity:0}.nav-toggle[aria-expanded=true] span:nth-child(3){transform:translateY(-7px)rotate(-45deg)}.main-nav{align-items:center;display:flex}.main-nav ul{align-items:center;gap:26px;display:flex}.main-nav a{font-family:var(--font-body);color:var(--navy);white-space:nowrap;padding:6px 0;font-size:.95rem;font-weight:600;position:relative}.main-nav a:after{content:"";background:var(--teal);transform-origin:100%;height:2px;transition:transform .25s;position:absolute;bottom:-2px;left:0;right:0;transform:scaleX(0)}.main-nav a:hover:after,.main-nav a.active:after{transform-origin:0;transform:scaleX(1)}.main-nav a.active{color:var(--teal-dark)}.main-nav ul li:last-child a{background:var(--navy);color:var(--white);letter-spacing:.04em;border-radius:999px;padding:10px 22px;font-size:.85rem;transition:background .2s}.main-nav ul li:last-child a:after{display:none}.main-nav ul li:last-child a:hover,.main-nav ul li:last-child a.active{background:var(--navy-soft);color:var(--white)}.hero{min-height:calc(100svh - var(--header-h));color:var(--white);background-size:cover;align-items:center;animation:30s ease-in-out infinite alternate hero-pan;display:flex;position:relative;overflow:hidden}.hero:before{content:"";background:linear-gradient(#0f17379e 0%,#0f1737b3 50%,#0f1737db 100%);position:absolute;inset:0}@keyframes hero-pan{0%{background-position:50% 40%}to{background-position:50% 62%}}@media (prefers-reduced-motion:reduce){.hero{background-position:50%;animation:none}}.hero-content{z-index:2;text-align:center;max-width:860px;margin:0 auto;position:relative}.stack-panel.stack-hero .hero-content{max-width:920px}.stack-panel.stack-hero h1{font-size:clamp(2.6rem,6.4vw,4.6rem);line-height:1.1}.hero-eyebrow{font-family:var(--font-body);letter-spacing:.22em;text-transform:uppercase;color:var(--teal);margin-bottom:26px;font-size:.92rem;font-weight:600;display:inline-block}.hero h1{color:var(--white);font-family:var(--font-body);letter-spacing:-.01em;margin-bottom:22px;font-size:clamp(2.8rem,7.4vw,5.2rem);font-weight:700;display:block;position:relative}.hero-lede{color:#ffffffeb;max-width:620px;margin:0 auto 40px;font-size:1.2rem;line-height:1.7}.hero-actions{flex-wrap:wrap;justify-content:center;gap:16px;display:flex}.scroll-cue{z-index:2;border:2px solid #fff9;border-radius:999px;width:26px;height:42px;position:absolute;bottom:28px;left:50%;transform:translate(-50%)}.scroll-cue:before{content:"";background:var(--white);border-radius:2px;width:4px;height:8px;animation:1.8s infinite cue-drop;position:absolute;top:7px;left:50%;transform:translate(-50%)}@keyframes cue-drop{0%{opacity:1;top:7px}70%{opacity:0;top:20px}to{opacity:0;top:7px}}.page-banner{background:var(--navy);min-height:calc(100svh - var(--header-h));scroll-snap-align:start;scroll-snap-stop:always;align-items:center;padding:128px 0 76px;display:flex}.page-banner .eyebrow{color:var(--teal)}.page-banner h1,.page-banner h2{color:var(--white)}.page-banner p{color:#ffffffb8}.page-banner .portfolio-stat-line{color:var(--teal)}.stack{position:relative}.stack-panel{min-height:calc(100svh - var(--header-h));scroll-snap-align:start;scroll-snap-stop:always;align-items:center;padding:48px 0;display:flex;position:relative;overflow:clip}.stack-panel:not(:first-child){border-top:1px solid var(--border)}.stack-hero{z-index:1}.stack-intro{z-index:2;background:var(--bg)}.stack-strategy{z-index:3;background:var(--bg-alt);padding:calc(var(--header-h) + 10px) 0 12px}.stack-strategy .section-head{margin-bottom:14px}.stack-strategy .section-head .eyebrow{margin-bottom:.5em}.stack-strategy .section-head h2{margin-bottom:10px;font-size:clamp(1.6rem,2.6vw,2.1rem)}.stack-portfolio{z-index:4;background:var(--bg)}.teaser-block{grid-template-columns:1fr 1fr;align-items:center;gap:60px;width:100%;display:grid}.teaser-block--reverse .teaser-media{order:2}.teaser-block--reverse .teaser-copy{order:1}.teaser-media{border-radius:var(--radius);box-shadow:var(--shadow-md);aspect-ratio:4/3;overflow:hidden}.teaser-media img{object-fit:cover;width:100%;height:100%}.teaser-copy .location{font-family:var(--font-body);color:var(--teal-dark);letter-spacing:.06em;text-transform:uppercase;margin-bottom:10px;font-size:.8rem;font-weight:700;display:block}.teaser-copy h3{margin-bottom:16px;font-size:clamp(1.7rem,3vw,2.2rem)}.teaser-copy p{color:var(--text-muted);font-size:1.05rem}@media (width<=760px){.stack-panel{border-top:none;padding:64px 0}.teaser-block{grid-template-columns:1fr;gap:26px}.teaser-block--reverse .teaser-media,.teaser-block--reverse .teaser-copy{order:initial}}.approach-lead{max-width:740px;color:var(--navy);margin:0 auto;padding-bottom:14px;font-size:1.05rem;font-weight:500;line-height:1.45;position:relative}.approach-lead:after{content:"";background:linear-gradient(90deg, var(--teal), var(--teal-dark));border-radius:2px;width:70px;height:3px;position:absolute;bottom:0;left:50%;transform:translate(-50%)}.approach-grid{grid-template-columns:repeat(3,1fr);gap:18px;margin:16px 0 12px;display:grid}.approach-card{background:var(--white);border:1px solid var(--border);border-radius:var(--radius);box-shadow:var(--shadow-sm);padding:20px 20px 18px;transition:transform .3s,box-shadow .3s;position:relative;overflow:hidden}.approach-card:hover{box-shadow:var(--shadow-md);transform:translateY(-6px)}.approach-card__accent{background:linear-gradient(90deg, var(--teal), var(--teal-dark));height:4px;position:absolute;top:0;left:0;right:0}.approach-card__icon{background:var(--teal-tint);width:42px;height:42px;color:var(--teal-dark);border-radius:12px;justify-content:center;align-items:center;margin-bottom:10px;display:flex}.approach-card__icon svg{width:22px;height:22px}.approach-card h3{margin-bottom:6px;font-size:clamp(1.05rem,1.5vw,1.25rem)}.approach-card p{color:var(--text-muted);margin-bottom:0;font-size:.88rem;line-height:1.5}.approach-closing{text-align:center;max-width:700px;color:var(--text);margin:0 auto 10px;font-size:.92rem;line-height:1.55}.approach-actions{text-align:center}@media (width<=980px){.approach-grid{grid-template-columns:1fr}}.lede-block{text-align:center;max-width:840px;margin:0 auto}.lede-block .lede-strong{font-family:var(--font-body);color:var(--navy);letter-spacing:-.01em;margin-bottom:26px;font-size:clamp(1.8rem,3.6vw,2.7rem);font-weight:700;line-height:1.4}.lede-block .lede-support{color:var(--text-muted);max-width:680px;margin:0 auto;font-size:clamp(1.3rem,1.8vw,1.5rem)}.teaser-grid{grid-template-columns:1fr 1fr;gap:28px;display:grid}.teaser-card{background:var(--white);border:1px solid var(--border);border-radius:var(--radius);box-shadow:var(--shadow-sm);padding:40px;transition:transform .3s,box-shadow .3s}.teaser-card:hover{box-shadow:var(--shadow-md);transform:scale(1.015)}.teaser-card .tag{font-family:var(--font-body);letter-spacing:.08em;text-transform:uppercase;color:var(--navy);background:var(--navy-tint);border-radius:999px;margin-bottom:18px;padding:6px 14px;font-size:.72rem;font-weight:700;display:inline-block}.teaser-card h3{font-size:1.6rem}.teaser-card p{color:var(--text-muted);margin-bottom:22px}.focus-row{--focus:0;opacity:calc(.45 + (var(--focus) * .55));transform:scale(calc(.93 + (var(--focus) * .07)));filter:saturate(calc(.6 + (var(--focus) * .4)));will-change:opacity, transform;min-height:calc(100svh - var(--header-h));scroll-snap-align:start;scroll-snap-stop:always;grid-template-columns:1fr 1fr;align-items:center;gap:60px;padding:60px 0;transition:opacity .18s ease-out,transform .18s ease-out,filter .18s ease-out;display:grid}.focus-row:not(:last-child){border-bottom:1px solid var(--border)}.focus-row--reverse .focus-media{order:2}.focus-row--reverse .focus-copy{order:1}.focus-media-wrap{position:relative}.focus-media{border-radius:var(--radius);box-shadow:var(--shadow-md);aspect-ratio:4/3;position:relative;overflow:hidden}.focus-media img{object-fit:cover;width:100%;height:100%;transform:scale(calc(1 + (var(--focus,0) * .05)));transition:transform .18s ease-out}.focus-copy .location{font-family:var(--font-body);color:var(--teal-dark);letter-spacing:.06em;text-transform:uppercase;margin-bottom:10px;font-size:.8rem;font-weight:700;display:block}.focus-copy h3{margin-bottom:16px;font-size:clamp(1.7rem,3vw,2.2rem)}.focus-copy p{color:var(--text-muted);font-size:1.05rem}.focus-badges{border-top:1px solid var(--border);flex-wrap:wrap;align-items:center;gap:0;margin-top:22px;padding-top:20px;display:flex}.focus-badges span{font-family:var(--font-body);letter-spacing:.05em;text-transform:uppercase;color:var(--navy);font-size:.82rem;font-weight:600;display:inline-block}.focus-badges span+span:before{content:"";background:var(--border);vertical-align:middle;width:1px;height:12px;margin:0 14px;display:inline-block}.property-map{border-radius:var(--radius);border:1px solid var(--border);box-shadow:var(--shadow-sm);flex-direction:column;order:3;grid-column:1/-1;margin-top:8px;display:flex;overflow:hidden}.property-map .map-label{font-family:var(--font-body);letter-spacing:.05em;text-transform:uppercase;color:var(--navy);background:var(--white);border-bottom:1px solid var(--border);padding:12px 18px;font-size:.76rem;font-weight:700}.property-map iframe{border:0;width:100%;display:block}.acquired-badge{z-index:2;background:var(--navy);color:var(--white);font-family:var(--font-body);letter-spacing:.08em;text-transform:uppercase;box-shadow:var(--shadow-sm);border-radius:999px;padding:9px 18px;font-size:.74rem;font-weight:600;position:absolute;top:16px;left:16px}.secondary-photo{aspect-ratio:4/3;border:4px solid var(--white);width:42%;box-shadow:var(--shadow-md);border-radius:12px;position:absolute;bottom:-18px;right:-18px;overflow:hidden}.secondary-photo img{object-fit:cover;width:100%;height:100%}.why-acquired{background:var(--bg-alt);border:1px solid var(--border);border-left:3px solid var(--navy);border-radius:var(--radius-sm);margin-top:22px;padding:26px 28px}.why-acquired h4{font-family:var(--font-body);letter-spacing:.04em;text-transform:uppercase;color:var(--navy);margin-bottom:14px;font-size:.85rem}.why-acquired ul{flex-direction:column;gap:12px;display:flex}.why-acquired li{color:var(--text-muted);padding-left:30px;font-size:.96rem;position:relative}.why-acquired li:before{content:"";background:var(--teal);background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 24 24' fill='none' stroke='%231B2A5B' stroke-width='3' stroke-linecap='round' stroke-linejoin='round'%3E%3Cpolyline points='20 6 9 17 4 12'/%3E%3C/svg%3E");background-position:50%;background-repeat:no-repeat;background-size:11px;border-radius:50%;width:18px;height:18px;position:absolute;top:3px;left:0}.overview-map-wrap{border-radius:var(--radius);border:1px solid var(--border);box-shadow:var(--shadow-md);overflow:hidden}.overview-map-wrap iframe{border:0;width:100%;display:block}.team-grid{grid-template-columns:repeat(3,1fr);align-items:stretch;gap:30px;padding-top:24px;display:grid}.team-card{background:var(--white);border:1px solid var(--border);border-radius:var(--radius);box-shadow:var(--shadow-sm);flex-direction:column;transition:transform .3s,box-shadow .3s;display:flex;overflow:hidden}.team-card:hover{box-shadow:var(--shadow-md);transform:scale(1.015)}.team-card .photo{background:var(--white);border-radius:50%;width:220px;height:220px;margin:36px auto 0;overflow:hidden}.team-card .photo img{object-fit:cover;object-position:center 42%;width:100%;height:100%;transform:scale(1.12)}.team-card:first-child .photo img{object-position:center;transform-origin:50%;transform:translate(5%)}.team-card:nth-child(2) .photo img{object-position:center 38%;transform-origin:50%;transform:scale(1.08)}.team-card:nth-child(3) .photo img{object-position:center 33%;transform:scale(1.16)}.team-card .body{text-align:center;padding:24px 32px 32px}.team-card h3{margin-bottom:2px;font-size:1.4rem}.team-card .role{font-family:var(--font-body);letter-spacing:.06em;text-transform:uppercase;color:var(--teal-dark);margin-bottom:16px;font-size:.78rem;font-weight:700;display:block}.team-card p{color:var(--text-muted);text-align:left;margin-bottom:0;font-size:.96rem}.badge-head{text-align:center;max-width:560px;margin:80px auto 40px}.badge-row{grid-template-columns:repeat(4,1fr);gap:22px;display:grid}.badge{text-align:left;border-radius:var(--radius);min-height:220px;color:var(--navy);background:var(--white);border:1px solid var(--border);box-shadow:var(--shadow-sm);padding:34px 26px 30px;transition:transform .3s,box-shadow .3s;position:relative;overflow:hidden}.badge:hover{box-shadow:var(--shadow-md);transform:scale(1.015)}.badge .icon{justify-content:center;align-items:center;width:52px;height:52px;margin-bottom:22px;display:flex}.badge .icon svg{width:34px;height:34px;stroke:var(--teal-dark)}.badge .divider{border-top:1px solid var(--border);margin-bottom:18px}.badge span.label{font-family:var(--font-body);letter-spacing:0;color:var(--navy);font-size:1.2rem;font-weight:700;display:block}.badge .badge-index{font-family:var(--font-body);letter-spacing:.05em;color:var(--text-muted);font-size:.8rem;font-weight:600;position:absolute;top:18px;right:22px}.strategy-grid{grid-template-columns:1fr 1fr;gap:30px;display:grid}.strategy-card{background:var(--white);border:1px solid var(--border);border-radius:var(--radius);box-shadow:var(--shadow-sm);padding:42px;position:relative;overflow:hidden}.strategy-card .ghost-num{font-family:var(--font-body);color:#1b2a5b0d;pointer-events:none;-webkit-user-select:none;user-select:none;font-size:6.5rem;font-weight:700;line-height:1;position:absolute;top:-14px;right:10px}.strategy-icon{width:54px;height:54px;color:var(--teal-dark);margin-bottom:20px}.strategy-icon svg{fill:none;width:100%;height:100%;stroke:var(--teal-dark);stroke-width:1.6px;stroke-linecap:round;stroke-linejoin:round}.strategy-card .num{font-family:var(--font-body);letter-spacing:.1em;color:var(--teal-dark);text-transform:uppercase;margin-bottom:14px;font-size:.78rem;font-weight:700;display:block}.strategy-card h3{margin-bottom:10px;font-size:1.8rem}.strategy-card>p{color:var(--text-muted);margin-bottom:22px}.strategy-card ol{counter-reset:step;flex-direction:column;gap:12px;margin-bottom:24px;list-style:none;display:flex}.strategy-card ol li{counter-increment:step;color:var(--text);padding-left:34px;font-size:.98rem;position:relative}.strategy-card ol li:before{content:counter(step);background:var(--teal);width:22px;height:22px;color:var(--white);font-family:var(--font-body);border-radius:50%;justify-content:center;align-items:center;font-size:.68rem;font-weight:700;display:flex;position:absolute;top:-1px;left:0}.strategy-card .scope{font-family:var(--font-body);letter-spacing:.03em;text-transform:uppercase;color:var(--navy);background:var(--bg-alt);border-radius:999px;padding:8px 16px;font-size:.78rem;font-weight:700;display:inline-block}.location-block{grid-template-columns:1.1fr .9fr;align-items:center;gap:56px;display:grid}.county-panel{background:var(--white);border:1px solid var(--border);border-radius:var(--radius);box-shadow:var(--shadow-sm);padding:34px}.county-panel h4{font-family:var(--font-body);letter-spacing:.08em;text-transform:uppercase;color:var(--teal-dark);margin-bottom:20px;font-size:.82rem}.county-list{flex-wrap:wrap;gap:10px;display:flex}.county-list button{font-family:var(--font-body);letter-spacing:.02em;color:var(--navy);background:var(--bg-alt);border:1px solid var(--border);cursor:pointer;border-radius:999px;padding:8px 16px 8px 26px;font-size:.82rem;font-weight:700;transition:background .2s,color .2s,border-color .2s;position:relative}.county-list button:before{content:"";background:var(--teal);border-radius:50%;width:6px;height:6px;transition:background .2s;position:absolute;top:50%;left:12px;transform:translateY(-50%)}.county-list button:hover{border-color:var(--teal-dark)}.county-list button.is-active{background:var(--navy);border-color:var(--navy);color:var(--white)}.county-list button.is-active:before{background:var(--white)}.county-panel .map-hint{font-family:var(--font-body);letter-spacing:.02em;color:var(--text-muted);margin-top:18px;font-size:.78rem}.county-panel .span-note{border-top:1px solid var(--border);color:var(--text-muted);margin-top:22px;padding-top:20px;font-size:.92rem}.stat-row{grid-template-columns:repeat(3,1fr);gap:26px;display:grid}.stat-card{text-align:center;padding:20px 26px;position:relative}.stat-row .stat-card:not(:first-child):before{content:"";background:#1b2a5b29;width:1px;position:absolute;top:6px;bottom:6px;left:0}.stat-card .stat-number{font-family:var(--font-body);color:var(--navy);letter-spacing:-.01em;margin-bottom:10px;font-size:2.6rem;font-weight:700;display:block}.stat-card p{color:#1b2a5bd1;margin-bottom:0;font-size:.98rem}.stat-band{padding:76px 0}.stat-band .stat-row .stat-card:not(:first-child):before{background:#fff3}.stat-band .stat-card .stat-number{color:var(--white)}.stat-band .stat-card p{color:#ffffffb8}.insights-section{background:var(--bg-alt)}.insights-grid{grid-template-columns:repeat(3,1fr);gap:28px;display:grid}.insight-card{background:var(--white);border:1px solid var(--border);border-radius:var(--radius);box-shadow:var(--shadow-sm);flex-direction:column;transition:transform .3s,box-shadow .3s;display:flex;overflow:hidden}.insight-card:hover{box-shadow:var(--shadow-md);transform:translateY(-4px)}.insight-media{aspect-ratio:16/10;background:var(--bg-alt);overflow:hidden}.insight-media img{object-fit:cover;width:100%;height:100%;transition:transform .5s}.insight-card:hover .insight-media img{transform:scale(1.04)}.insight-body{flex-direction:column;flex:1;padding:32px;display:flex}.insight-tag{font-family:var(--font-body);letter-spacing:.08em;text-transform:uppercase;color:var(--teal-dark);background:var(--teal-tint);border-radius:999px;align-self:flex-start;margin-bottom:16px;padding:6px 12px;font-size:.7rem;font-weight:700;display:inline-block}.insight-card h3{margin-bottom:12px;font-size:clamp(1.25rem,2vw,1.45rem);line-height:1.25}.insight-card p{color:var(--text-muted);flex:1;margin-bottom:24px;font-size:.98rem}.insight-card .link-arrow{align-self:flex-start}.insight-date{letter-spacing:.08em;text-transform:uppercase;color:var(--teal-dark);flex-wrap:wrap;align-items:center;gap:6px 14px;margin-bottom:13px;font-size:.72rem;font-weight:700;display:flex}.insight-date span{color:var(--text-muted)}.insights-all{text-align:center;margin-top:24px}.journal-index,.journal-article{background:var(--bg)}html:has(.journal-article){scroll-snap-type:none;scroll-padding-top:0}.journal-banner{min-height:min(560px, calc(100svh - var(--header-h)))}.journal-banner__inner{max-width:780px}.journal-banner__inner h1{font-size:clamp(3rem,6vw,5.2rem)}.journal-banner__inner>p{max-width:690px;font-size:1.22rem;line-height:1.65}.journal-author-line{color:var(--teal);letter-spacing:.06em;text-transform:uppercase;border-top:1px solid #fff3;margin-top:28px;padding-top:20px;font-size:.86rem;font-weight:700}.journal-listing{min-height:calc(100svh - var(--header-h));scroll-snap-align:start;scroll-snap-stop:always;border-bottom:1px solid var(--border);align-items:center;padding:64px 0;display:flex}.journal-listing:nth-child(2n){background:var(--bg-alt)}.journal-listing__grid{grid-template-columns:minmax(0,1.05fr) minmax(0,.95fr);align-items:center;gap:68px;display:grid}.journal-listing--reverse .journal-listing__media{order:2}.journal-listing__media{aspect-ratio:16/10;border-radius:var(--radius-sm);box-shadow:var(--shadow-md);display:block;overflow:hidden}.journal-listing__media img{object-fit:cover;width:100%;height:100%;transition:transform .5s}.journal-listing__media:hover img{transform:scale(1.025)}.journal-meta{color:var(--teal-dark);letter-spacing:.09em;text-transform:uppercase;flex-wrap:wrap;gap:8px 24px;margin-bottom:18px;font-size:.76rem;font-weight:700;display:flex}.journal-meta span{position:relative}.journal-meta span:before{content:"";background:currentColor;border-radius:50%;width:3px;height:3px;position:absolute;top:50%;left:-13px}.journal-listing__copy h2{max-width:650px;font-size:clamp(2rem,4vw,3.15rem);line-height:1.12}.journal-listing__copy>p{max-width:620px;color:var(--text-muted);font-size:1.05rem}.journal-byline{border-top:1px solid var(--border);color:var(--navy);margin:22px 0;padding-top:18px;font-size:.84rem;font-weight:600}.journal-article{scroll-snap-align:none}.journal-article__header{background:var(--navy);color:var(--white);padding:92px 0 160px}.journal-article__heading{max-width:920px}.journal-back{color:#ffffffb8;margin-bottom:52px;font-size:.9rem;font-weight:600;display:inline-block}.journal-back:hover,.journal-meta--light{color:var(--teal)}.journal-article__heading h1{max-width:900px;color:var(--white);font-size:clamp(2.7rem,5.7vw,4.8rem);line-height:1.08}.journal-article__dek{color:#ffffffbf;max-width:760px;margin:24px 0 34px;font-size:1.18rem;line-height:1.65}.journal-author{align-items:center;gap:14px;display:flex}.journal-author img{object-fit:cover;object-position:center 38%;border-radius:50%;width:52px;height:52px}.journal-author strong,.journal-author span{display:block}.journal-author strong{color:var(--white);font-size:.92rem}.journal-author span{color:#ffffff94;font-size:.78rem}.journal-article__cover{aspect-ratio:16/8;border-radius:var(--radius-sm);width:min(100% - 48px,1080px);box-shadow:var(--shadow-md);margin:-104px auto 0;overflow:hidden}.journal-article__cover img{object-fit:cover;width:100%;height:100%}.journal-article__layout{grid-template-columns:180px minmax(0,720px);justify-content:center;gap:72px;padding-top:76px;padding-bottom:110px;display:grid}.journal-article__aside{border-top:2px solid var(--teal);height:fit-content;padding-top:8px}.journal-article__aside span,.journal-article__aside time,.journal-article__aside strong{display:block}.journal-article__aside span{color:var(--teal-dark);letter-spacing:.1em;text-transform:uppercase;margin-top:18px;font-size:.67rem;font-weight:700}.journal-article__aside time,.journal-article__aside strong{color:var(--navy);margin-top:3px;font-size:.85rem;line-height:1.4}.journal-prose{color:#30394d;font-size:1.08rem;line-height:1.85}.journal-prose>p:first-child:first-letter{float:left;color:var(--teal-dark);margin:8px 9px 0 0;font-size:4.2rem;font-weight:700;line-height:.72}.journal-prose p{margin-bottom:1.45em}.journal-prose__section{border-left:3px solid var(--teal);margin:44px 0;padding-left:28px}.journal-prose__section h2{margin-bottom:8px;font-size:1.45rem}.journal-prose__section p{margin-bottom:0}.journal-disclaimer{background:var(--bg-alt);border:1px solid var(--border);border-radius:var(--radius-sm);color:var(--text-muted);margin-top:56px;padding:28px 30px;font-size:.86rem;line-height:1.6}.journal-disclaimer strong{color:var(--navy);margin-bottom:6px;display:block}.journal-disclaimer p{margin:0}.journal-article__end{margin-top:42px}@media (width<=980px){.insights-grid{grid-template-columns:1fr}.insight-media{aspect-ratio:21/9}}.coverage-map{grid-template-columns:1.45fr .55fr;place-items:center;gap:28px;max-width:1100px;margin:20px auto 0;display:grid}.coverage-locator{text-align:center;background:var(--white);border:1px solid var(--border);border-radius:var(--radius);max-width:320px;box-shadow:var(--shadow-sm);margin:0 auto;padding:22px 18px}.coverage-pin{background:var(--navy);border-radius:50%;justify-content:center;align-items:center;width:64px;height:64px;margin:0 auto 18px;display:flex}.coverage-pin svg{width:30px;height:30px;stroke:var(--white)}.coverage-locator-label{font-family:var(--font-body);color:var(--navy);font-size:1.3rem;font-weight:700;display:block}.coverage-locator-note{color:var(--text-muted);margin:10px 0 0;font-size:1rem;line-height:1.45}.coverage-inset{max-width:260px;margin:24px auto 0}.coverage-inset svg{width:100%;height:auto;display:block}.coverage-inset__county{fill:#e9edf1;stroke:#b3bdc8;stroke-width:.6px;stroke-linejoin:round;vector-effect:non-scaling-stroke}.coverage-inset__county--target{fill:var(--teal);fill-opacity:.9;stroke:var(--teal-dark);stroke-width:1px}.coverage-inset__caption{letter-spacing:.04em;color:var(--navy);text-align:center;margin-top:10px;font-size:.85rem;font-weight:600}.coverage-detail{background:var(--white);border:1px solid var(--border);border-radius:var(--radius);box-shadow:var(--shadow-sm);justify-self:center;width:fit-content;max-width:100%;padding:8px}.coverage-detail svg{width:100%;height:auto;display:block}.map-water{fill:var(--map-water)}.map-background-land{fill:var(--map-land);stroke:var(--map-land-border);stroke-width:1px;stroke-linejoin:round;vector-effect:non-scaling-stroke;pointer-events:none}.map-context-label{font-family:var(--font-body);letter-spacing:0;text-transform:uppercase;pointer-events:none;font-size:13px;font-weight:700}.map-context-label--water{fill:var(--teal-dark);opacity:.58;transform-origin:20px 455px;transform:rotate(-90deg)}.map-context-label--land{fill:var(--text-muted);opacity:.52;text-anchor:middle;transform-origin:458px 322px;transform:rotate(90deg)}.county-shape{cursor:pointer;outline:none}.county-shape path{stroke:var(--navy);stroke-width:2.25px;stroke-linejoin:round;vector-effect:non-scaling-stroke;transition:fill-opacity .18s,stroke-width .18s}.county-shape.county-a path{fill:var(--teal);fill-opacity:.48}.county-shape.county-b path{fill:var(--navy-soft);fill-opacity:.24}.county-shape.county-c path{fill:var(--teal-dark);fill-opacity:.42}.county-shape:hover path,.county-shape:focus-visible path{fill:var(--teal);fill-opacity:.82;stroke-width:3.5px}.county-shape:focus-visible path{stroke:var(--teal-dark)}.county-leader{stroke:var(--navy);stroke-width:1.5px;vector-effect:non-scaling-stroke;pointer-events:none}.county-label{font-family:var(--font-body);fill:var(--navy);text-anchor:middle;dominant-baseline:middle;paint-order:stroke;stroke:var(--white);stroke-width:4px;stroke-linejoin:round;pointer-events:none;font-size:15px;font-weight:700}.map-roads{pointer-events:none}.map-road{fill:none;stroke:var(--teal-dark);stroke-width:1.8px;stroke-linecap:round;opacity:.55;vector-effect:non-scaling-stroke}.map-road--secondary{stroke-width:1.4px;stroke-dasharray:5 4;opacity:.45}.map-road-label{font-family:var(--font-body);fill:var(--teal-dark);opacity:.85;paint-order:stroke;stroke:var(--white);stroke-width:3px;stroke-linejoin:round;font-size:9.5px;font-weight:700}.map-cities{pointer-events:none}.map-city circle{fill:var(--navy);stroke:var(--white);stroke-width:1.4px}.map-city text{font-family:var(--font-body);fill:var(--navy);paint-order:stroke;stroke:var(--white);stroke-width:3px;stroke-linejoin:round;font-size:11px;font-weight:600}.map-city--context circle,.map-city--context text{fill:var(--text-muted)}@media (prefers-reduced-motion:reduce){.county-shape path{transition:none}}@media (width<=760px){.coverage-map{grid-template-columns:1fr}}.portfolio-list{flex-direction:column;display:flex}.portfolio-stat-line{font-family:var(--font-body);letter-spacing:.06em;text-transform:uppercase;color:var(--teal-dark);margin-top:6px;font-size:.88rem;font-weight:700}.contact-photo-section{color:var(--white);background-position:50%;background-size:cover;position:relative;overflow:hidden}.contact-photo-section:before{content:"";background:linear-gradient(#0f1737d1 0%,#0f1737e6 100%);position:absolute;inset:0}.contact-photo-section .container{z-index:2;position:relative}.contact-photo-section .btn--primary{background:var(--white);border-color:var(--white);color:var(--navy)}.contact-photo-section .btn--primary:hover{background:#ffffffd9;border-color:#ffffffd9}.contact-grid{grid-template-columns:1.1fr .9fr;gap:50px;display:grid}.form-row{margin-bottom:26px}.form-row label{font-family:var(--font-body);letter-spacing:.08em;text-transform:uppercase;color:var(--teal);margin-bottom:10px;font-size:.8rem;font-weight:700;display:block}.form-row input,.form-row textarea{width:100%;font-family:var(--font-body);color:var(--white);background:0 0;border:none;border-bottom:1px solid #fff6;border-radius:0;padding:10px 2px;font-size:1rem;transition:border-color .2s}.form-row input::placeholder,.form-row textarea::placeholder{color:#ffffff73}.form-row input:focus,.form-row textarea:focus{border-color:var(--teal);outline:none}.form-row textarea{resize:vertical;min-height:120px}.form-note{color:#ffffff8c;margin-top:10px;font-size:.85rem}.form-success{border:1px solid var(--teal);color:var(--white);border-radius:var(--radius-sm);background:#b08d572e;align-items:center;gap:12px;margin-bottom:22px;padding:16px 20px;font-size:.95rem;font-weight:500;display:none}.form-success.is-visible{display:flex}.contact-info-card{height:fit-content}.contact-info-card h3{color:var(--white);font-size:1.5rem}.info-line{border-top:1px solid #ffffff29;align-items:flex-start;gap:14px;padding:16px 0;display:flex}.info-line:first-of-type{border-top:none}.info-line .icon{background:#ffffff1a;border-radius:50%;flex-shrink:0;justify-content:center;align-items:center;width:38px;height:38px;display:flex}.info-line .icon svg{width:18px;height:18px;stroke:var(--teal)}.info-line a,.info-line span.text{font-size:.98rem}.info-line .label{font-family:var(--font-body);letter-spacing:.08em;text-transform:uppercase;color:var(--teal);margin-bottom:4px;font-size:.7rem;display:block}.site-footer{background:var(--navy);color:#ffffffc7;scroll-snap-align:start;scroll-snap-stop:always;padding:64px 0 28px}.footer-grid{border-bottom:1px solid #ffffff24;grid-template-columns:1.3fr 1fr 1fr;gap:40px;padding-bottom:40px;display:grid}.footer-brand p{color:#fff9;max-width:320px;font-size:.92rem}.footer-col h4{color:var(--white);font-family:var(--font-body);letter-spacing:.08em;text-transform:uppercase;margin-bottom:18px;font-size:.8rem}.footer-col ul{flex-direction:column;gap:12px;display:flex}.footer-col a{font-size:.95rem;transition:color .2s}.footer-col a:hover{color:var(--teal)}.footer-bottom{color:#ffffff80;flex-wrap:wrap;justify-content:space-between;align-items:center;gap:10px;padding-top:24px;font-size:.85rem;display:flex}@media (width<=980px){.teaser-grid,.strategy-grid,.team-grid,.badge-row{grid-template-columns:1fr 1fr}.location-block,.contact-grid{grid-template-columns:1fr}.footer-grid{grid-template-columns:1fr 1fr}.footer-brand{grid-column:1/-1}.journal-listing__grid{gap:36px}.journal-article__layout{grid-template-columns:minmax(0,720px)}.journal-article__aside{display:none}.stat-row{grid-template-columns:1fr;gap:8px}.stat-row .stat-card:not(:first-child):before{width:auto;height:1px;inset:0 6px auto}.stat-card{padding:26px 18px}.page-banner{padding:116px 0 60px}}@media (width<=900px){.nav-toggle{display:flex}.main-nav{top:var(--header-h);background:var(--bg);border-bottom:1px solid var(--border);box-shadow:var(--shadow-md);opacity:0;pointer-events:none;padding:10px 24px 26px;transition:opacity .25s,transform .25s;position:fixed;left:0;right:0;transform:translateY(-12px)}.main-nav.is-open{opacity:1;pointer-events:auto;transform:translateY(0)}.main-nav ul{flex-direction:column;align-items:flex-start;gap:4px}.main-nav li{width:100%}.main-nav a{width:100%;padding:12px 0;display:block}.main-nav ul li:last-child{margin-top:10px}.main-nav ul li:last-child a{text-align:center;border-radius:999px;padding:13px 0}}.only-mobile{display:none}@media (width<=760px){:root{--header-h:72px}.section{padding:68px 0}.only-mobile{display:block}.only-desktop{display:none}.hero{min-height:calc(100svh - var(--header-h))}.hero-actions{flex-direction:column;align-items:stretch}.teaser-grid,.strategy-grid,.team-grid,.badge-row{grid-template-columns:1fr}.focus-row,.focus-row--reverse{grid-template-columns:1fr;gap:26px;padding:40px 0}.focus-row--reverse .focus-media,.focus-row--reverse .focus-copy{order:initial}.secondary-photo{width:48%;bottom:-14px;right:-10px}.footer-grid{grid-template-columns:1fr;gap:32px}.footer-bottom{flex-direction:column;align-items:flex-start}.journal-banner__inner>p{font-size:1.04rem}.journal-listing{min-height:0;padding:52px 0}.journal-listing__grid{grid-template-columns:1fr;gap:28px}.journal-listing--reverse .journal-listing__media{order:initial}.journal-listing__copy h2{font-size:1.8rem}.journal-article__header{padding:58px 0 112px}.journal-back{margin-bottom:36px}.journal-article__heading h1{font-size:2.35rem}.journal-article__dek{font-size:1rem}.journal-article__cover{aspect-ratio:4/3;width:calc(100% - 32px);margin-top:-72px}.journal-article__layout{padding-top:48px;padding-bottom:72px}.journal-prose{font-size:1rem;line-height:1.75}.journal-prose__section{margin:34px 0;padding-left:20px}}@media (width>=761px) and (height<=800px){body{line-height:1.45}.section{padding:28px 0}.section-head{margin-bottom:20px}.section-head h1,.section-head h2{font-size:2rem}.page-banner{padding:28px 0}.stack-panel{padding:24px 0}.stack-strategy{padding:18px 0}.stack-strategy .section-head{margin-bottom:8px}.stack-strategy .section-head h2{margin-bottom:5px}.approach-lead{padding-bottom:8px;font-size:.9rem;line-height:1.32}.approach-grid{gap:12px;margin:10px 0 7px}.approach-card{padding:14px 15px 12px}.approach-card__icon{width:32px;height:32px;margin-bottom:6px}.approach-card__icon svg{width:18px;height:18px}.approach-card h3{font-size:1rem}.approach-card p{font-size:.78rem;line-height:1.35}.approach-closing{margin-bottom:4px;font-size:.8rem;line-height:1.35}.coverage-section .section-head{margin-bottom:10px}.coverage-section .section-head h2{margin-bottom:6px}.coverage-map{grid-template-columns:auto auto;justify-content:center;justify-items:center;gap:24px;max-width:760px;margin:8px auto 0}.coverage-detail{aspect-ratio:520/640;width:auto;height:400px;padding:6px}.coverage-detail svg{width:auto;height:100%}.coverage-locator{flex-direction:column;justify-content:center;align-items:center;max-width:260px;height:400px;padding:14px 16px;display:flex}.coverage-pin{width:40px;height:40px;margin-bottom:8px}.coverage-pin svg{width:20px;height:20px}.coverage-locator-label{font-size:1.1rem}.coverage-locator-note{font-size:.95rem;line-height:1.4}.coverage-inset{max-width:200px;margin-top:10px}.coverage-inset__caption{margin-top:4px;font-size:.8rem}.teaser-media{max-height:360px}.stat-band{padding:28px 0}.insights-section .section-head{margin-bottom:14px}.insights-section .section-head h2{margin-bottom:6px}.insights-grid{gap:16px}.insight-media{aspect-ratio:16/7}.insight-body{padding:16px}.insight-tag{margin-bottom:8px;padding:4px 9px}.insight-card h3{margin-bottom:7px;font-size:1.05rem}.insight-card p{margin-bottom:10px;font-size:.82rem;line-height:1.35}.insight-date{margin-bottom:7px;font-size:.62rem}.insights-all{margin-top:12px}.journal-listing{padding:32px 0}.journal-listing__media{max-height:330px}.journal-listing__copy h2{font-size:1.75rem}.journal-listing__copy>p{font-size:.9rem;line-height:1.45}.journal-byline{margin:12px 0;padding-top:10px}.team-grid{gap:16px;padding-top:0}.team-card .photo{width:128px;height:128px;margin-top:15px}.team-card .body{padding:12px 18px 16px}.team-card h3{font-size:1.15rem}.team-card .role{margin-bottom:7px;font-size:.67rem}.team-card p{font-size:.75rem;line-height:1.35}.strategy-grid{gap:18px}.strategy-card{padding:20px 24px}.strategy-icon{width:34px;height:34px;margin-bottom:7px}.strategy-card .num{margin-bottom:6px}.strategy-card h3{margin-bottom:5px;font-size:1.35rem}.strategy-card>p{margin-bottom:8px;font-size:.82rem;line-height:1.35}.strategy-card ol{gap:5px;margin-bottom:9px}.strategy-card ol li{padding-left:27px;font-size:.76rem;line-height:1.3}.strategy-card .scope{padding:5px 10px;font-size:.67rem}.location-block{align-items:start;gap:28px}.location-block h2{font-size:2rem}.location-block p{line-height:1.35;font-size:.86rem!important}.county-panel{padding:18px}.county-panel h4{margin-bottom:9px}.county-list{gap:5px}.county-list button{padding:5px 10px 5px 20px;font-size:.7rem}.county-panel .span-note{margin-top:9px;padding-top:8px;font-size:.75rem}.county-panel .map-hint{margin-top:6px;font-size:.68rem}.overview-map-wrap{margin-top:14px!important}.overview-map-wrap iframe{height:210px}.portfolio-list-section{scroll-snap-align:none;min-height:0;padding-bottom:0;display:block}.focus-row{min-height:calc(100svh - var(--header-h));gap:24px;padding:18px 0}.recreation-section .focus-row{min-height:0;padding:0}.focus-media{max-height:275px}.focus-copy h3{margin-bottom:7px;font-size:1.45rem}.focus-copy p{margin-bottom:7px;font-size:.82rem;line-height:1.35}.focus-badges{margin-top:9px;padding-top:8px}.focus-badges span{font-size:.65rem}.focus-badges span+span:before{margin:0 7px}.property-map{margin-top:0}.property-map .map-label{padding:6px 12px;font-size:.64rem}.property-map iframe{height:150px}.why-acquired{margin-top:8px;padding:10px 14px}.why-acquired h4{margin-bottom:5px;font-size:.7rem}.why-acquired ul{gap:3px}.why-acquired li{padding-left:22px;font-size:.7rem;line-height:1.25}.why-acquired li:before{width:14px;height:14px}.section>.container>.section-head p{line-height:1.38;font-size:.86rem!important}.section>.container>.section-head p+p{margin-top:-4px}.stat-row{gap:8px}.stat-card{padding:12px}.stat-card .stat-number{margin-bottom:4px;font-size:2rem}.stat-card p{font-size:.78rem;line-height:1.3}.contact-grid{gap:28px}.form-row{margin-bottom:13px}.form-row label{margin-bottom:3px}.form-row textarea{min-height:65px}.form-note{font-size:.72rem}.site-footer{padding:26px 0 18px}.footer-grid{padding-bottom:20px}}.hero{scroll-snap-align:start;scroll-snap-stop:always}@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}}