.modern-featured{padding-block:80px}.section-head h2{font-size:clamp(30px,3.2vw,44px);letter-spacing:-1.5px}.portfolio-filters{display:flex;gap:10px;overflow-x:auto;margin:0 0 30px;padding:3px 0 7px}.portfolio-filters button{padding:12px 23px;white-space:nowrap;border:1px solid var(--line);border-radius:100px;background:transparent;color:var(--ink);cursor:pointer;font-weight:600;font-size:13px}.portfolio-filters button[aria-pressed=true]{background:#102550;color:#fff;border-color:#102550}.portfolio-filters button:focus-visible{outline:3px solid #f5bd36;outline-offset:2px}.portfolio-item[hidden],.portfolio-empty[hidden]{display:none}.portfolio-item .listing-card{display:flex;height:100%;flex-direction:column;border-radius:18px;box-shadow:0 5px 22px #10255008}.modern-grid{gap:26px}.modern-grid .listing-photo{height:255px}.modern-grid .listing-info{display:flex;flex:1;flex-direction:column;padding:23px}.modern-grid .listing-info h3{order:2;line-height:1.5;font-size:17px;display:-webkit-box;-webkit-line-clamp:2;-webkit-box-orient:vertical;overflow:hidden;margin-bottom:18px;min-height:51px}.modern-grid .listing-location{order:1;font-size:12px;margin-bottom:14px}.modern-grid .listing-specs{order:3;flex-wrap:wrap;gap:8px;line-height:1.5;border:0;font-size:12px}.modern-grid .listing-bottom{order:0;border-bottom:1px solid var(--line);padding:0 0 17px;margin-bottom:17px}.modern-grid .listing-bottom strong{font-size:25px;letter-spacing:-.8px;color:#102550}.modern-grid .listing-bottom>span{font-size:12px}.modern-grid .listing-badge{border-radius:100px;padding:8px 12px;letter-spacing:.6px}.portfolio-empty{padding:40px;text-align:center;border:1px dashed var(--line);border-radius:18px}.home-services{padding:70px 0;background:var(--cream)}.service-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:20px}.service-card{position:relative;padding:30px;border:1px solid var(--line);border-radius:18px;background:#fff;transition:transform .2s,box-shadow .2s}.service-card:hover{transform:translateY(-4px);box-shadow:0 12px 32px #10255012}.service-number{font-size:10px;letter-spacing:1.5px;color:var(--muted)}.service-card h3{font-size:22px;letter-spacing:-.6px;margin:27px 0 12px}.service-card p{max-width:270px;line-height:1.7;color:var(--muted);margin:0 0 32px}.service-arrow{display:grid;place-items:center;width:40px;height:40px;border-radius:50%;background:#f5bd36;color:#102550;font-size:22px}.team-section .advisor-grid{grid-template-columns:repeat(auto-fit,minmax(270px,1fr))}.team-section .advisor-card{display:grid;grid-template-columns:130px 1fr;align-items:center;border-radius:18px;padding:24px;gap:24px}.team-section .advisor-photo{aspect-ratio:1;border-radius:14px;font-size:48px;background:var(--cream)}.team-section .advisor-copy{padding:0}.team-section .advisor-actions a{padding:8px 10px;border-radius:7px;border:1px solid var(--line);font-size:12px}.team-section .advisor-actions{gap:8px;margin-top:15px}.region-cards{display:grid;grid-template-columns:repeat(4,1fr);gap:18px}.region-card{display:flex;align-items:flex-end;position:relative;min-height:310px;border-radius:18px;overflow:hidden;background:#274778;color:white}.region-card>img{position:absolute;width:100%;height:100%;object-fit:cover;transition:transform .4s}.region-card:after{content:'';position:absolute;inset:0;background:linear-gradient(0deg,#071427ed, #07142708 85%)}.region-card:hover>img{transform:scale(1.04)}.region-card>div{position:relative;z-index:1;padding:24px;width:100%}.region-card small{font-size:9px;letter-spacing:1.6px;color:#f5bd36}.region-card h3{margin:12px 0 8px;font-size:24px;letter-spacing:-.6px}.region-card h3 span{float:right}.region-card p{font-size:12px;margin:0;color:#d5dfef}.modern-contact{display:flex;justify-content:space-between;align-items:center;gap:30px;padding:46px;border:1px solid var(--line);border-radius:22px;background:var(--cream);margin-bottom:80px}.modern-contact h2{font-size:38px;letter-spacing:-1px;margin:0 0 14px}.modern-contact h2 em{font-family:Georgia;font-weight:400}.modern-contact p{color:var(--muted);line-height:1.7}.contact-cta-actions{display:flex;flex-direction:column;align-items:flex-start;gap:20px;flex-shrink:0}.career-band{padding:55px 0;background:#102550}.career-inner h2{font-size:34px}.career-inner .button{background:#f5bd36;color:#102550}.modern-footer{padding-top:64px}.footer-columns{display:grid;grid-template-columns:1.4fr 1fr 1fr 1.1fr;gap:45px;padding-bottom:45px}.footer-columns h3{font-size:14px;margin:0 0 22px}.footer-columns>div>a:not(.brand){display:block;margin:13px 0;font-size:13px;color:var(--muted)}.footer-brand p{line-height:1.7;color:var(--muted);font-size:14px}.modern-footer .footer-bottom{border-top:1px solid var(--line)}html[data-theme=dark] :is(.service-card,.portfolio-empty){background:#182335}html[data-theme=dark] .portfolio-filters button[aria-pressed=true]{background:#f5bd36;color:#102550;border-color:#f5bd36}html[data-theme=dark] .modern-grid .listing-bottom strong{color:#f5bd36}html[data-theme=dark] .team-section .advisor-actions{color:#edf1f7}@media(max-width:1000px){.region-cards{grid-template-columns:repeat(2,1fr)}.team-section .advisor-card{grid-template-columns:95px 1fr;gap:18px;padding:20px}.footer-columns{gap:24px}.modern-contact{padding:32px}.service-card{padding:24px}}@media(max-width:680px){.modern-featured{padding-block:50px}.modern-featured .section-head,.home-services .section-head,.modern-regions .section-head{flex-direction:column;align-items:flex-start;gap:22px}.modern-grid .listing-photo{height:250px}.modern-grid .listing-info{padding:20px}.service-grid{grid-template-columns:1fr}.service-card h3{margin-top:18px}.service-card p{margin-bottom:16px}.service-arrow{position:absolute;right:24px;bottom:22px}.home-services{padding:50px 0}.region-cards{gap:12px}.region-card{min-height:240px}.region-card>div{padding:18px}.region-card h3{font-size:21px}.region-card p{font-size:11px}.modern-contact{width:calc(100% - 36px);padding:27px;flex-direction:column;align-items:flex-start;margin-bottom:50px}.modern-contact h2{font-size:30px}.modern-contact .button{font-size:13px}.footer-columns{grid-template-columns:1fr 1fr;gap:30px}.footer-brand{grid-column:1/-1}.modern-footer{padding-top:40px}.team-section .advisor-grid{grid-template-columns:1fr}.team-section .advisor-card{grid-template-columns:85px 1fr}.team-section .advisor-copy h3{font-size:19px}.team-section .advisor-copy p{font-size:12px}.portfolio-filters button{padding:11px 19px}.career-inner h2{font-size:29px}}@media(prefers-reduced-motion:reduce){.service-card,.region-card>img{transition:none}}

.modern-grid .listing-bottom{margin-top:0;border-top:0}.modern-grid .listing-photo{flex-shrink:0}



.team-carousel-controls{display:flex;align-items:center;justify-content:space-between;margin-bottom:18px;gap:16px}.team-carousel-controls>span{font-size:12px;color:var(--muted)}.team-carousel-controls>div{display:flex;gap:9px}.team-carousel-controls button{display:inline-flex;align-items:center;justify-content:center;width:42px;height:42px;border:1px solid var(--line);border-radius:50%;background:var(--cream);color:var(--ink);cursor:pointer;font-size:20px}.team-carousel-controls button:disabled{opacity:.35;cursor:default}.team-section .advisor-carousel{display:flex;gap:24px;overflow-x:auto;scroll-snap-type:x mandatory;scroll-padding-inline:2px;padding:4px 2px 18px;overscroll-behavior-x:contain;scrollbar-width:thin;scrollbar-color:#8b99aa transparent}.team-section .advisor-carousel>.advisor-card{flex:0 0 calc((100% - 24px)/2);scroll-snap-align:start;min-width:0}.advisor-carousel:focus-visible,.team-carousel-controls button:focus-visible{outline:3px solid #f5bd36;outline-offset:3px}.team-carousel-controls{display:none}.team-carousel-ready .team-carousel-controls{display:flex}@media(max-width:800px){.team-section .advisor-carousel>.advisor-card{flex-basis:85%}.team-section .advisor-carousel{gap:16px}}@media(max-width:480px){.team-section .advisor-carousel>.advisor-card{flex-basis:92%;grid-template-columns:65px 1fr;padding:18px;gap:14px}.team-section .advisor-carousel .advisor-photo{font-size:36px}.team-carousel-controls button{width:40px;height:40px}}

.portfolio-carousel-controls{display:none;align-items:center;justify-content:space-between;gap:15px;margin-bottom:16px}.portfolio-carousel-ready .portfolio-carousel-controls{display:flex}.portfolio-carousel-controls>span{font-size:12px;color:var(--muted)}.portfolio-carousel-controls>div{display:flex;gap:9px}.portfolio-carousel-controls button{width:42px;height:42px;border:1px solid var(--line);border-radius:50%;background:var(--cream);color:var(--ink);cursor:pointer;font-size:20px}.portfolio-carousel-controls button:disabled{opacity:.35;cursor:default}.portfolio-carousel .modern-grid{display:flex;overflow-x:auto;gap:26px;padding:5px 2px 20px;scroll-snap-type:x mandatory;scroll-padding-inline:2px;overscroll-behavior-x:contain;scrollbar-width:thin;scrollbar-color:#8b99aa transparent}.portfolio-carousel .portfolio-item{flex:0 0 calc((100% - 52px)/3);min-width:0;scroll-snap-align:start}.portfolio-carousel .listing-card:hover{transform:none}.portfolio-carousel .modern-grid:focus-visible,.portfolio-carousel-controls button:focus-visible{outline:3px solid #f5bd36;outline-offset:3px}@media(max-width:1000px){.portfolio-carousel .portfolio-item{flex-basis:calc((100% - 26px)/2)}}@media(max-width:680px){.portfolio-carousel .modern-grid{gap:16px}.portfolio-carousel .portfolio-item{flex-basis:92%}.portfolio-carousel-controls>span{font-size:11px}.portfolio-carousel-controls button{width:40px;height:40px}}

.advisor-carousel{cursor:grab;user-select:none}.advisor-carousel.is-dragging{cursor:grabbing;scroll-snap-type:none!important;scroll-behavior:auto}.advisor-carousel img{-webkit-user-drag:none}.advisor-carousel a{user-select:none}

/* Brand footer: one consistent palette in both display modes. */
html .modern-footer{background:#173c32;color:#f4f3e9;border-top:3px solid #f5bd36;--muted:#d4ddd1;--line:#36564a}
html .modern-footer .footer-columns h3{color:#f5bd36}
html .modern-footer .footer-brand p,html .modern-footer .footer-bottom,html .modern-footer .footer-columns>div>a:not(.brand){color:#d4ddd1}
html .modern-footer .footer-bottom{border-color:#36564a}
html .modern-footer .social-icon{color:#f4f3e9}
html .modern-footer .footer-columns>div>a:not(.brand):hover,html .modern-footer .social-icon:hover{color:#f5bd36}
html .modern-footer a:focus-visible{outline:2px solid #f5bd36;outline-offset:5px;border-radius:3px}
html .modern-footer .site-logo.logo-light{display:none}
html .modern-footer .site-logo.logo-dark{display:block;background:transparent}

/* A calm transition from the team invitation to the footer. */
html .career-band{background:#f7f6f0;color:#173c32}
html .career-band .eyebrow{color:#526a5c}
html .career-band h2{color:#173c32}
html .career-band p{color:#526459}
html .modern-footer{border-top:3px solid #f5bd36}
html .modern-footer .footer-columns h3{color:#f4f3e9}

/* Cream header coordinates with the invitation section in light mode. */
html[data-theme=light] .topbar{background:#f7f6f0;border-bottom-color:#e2e5db}
html[data-theme=light] .topbar :is(.mainnav,.language-switch,.social-icon,.mobile-phone-link,.menu-toggle){color:#173c32}
html[data-theme=light] .topbar .mainnav>a:not(.nav-team-button):hover{color:#52795e}
html[data-theme=light] .topbar .nav-team-advisors{background:#173c32;color:#f4f3e9}
html[data-theme=light] .topbar .nav-team-advisors:hover{background:#31584a;color:#fff}
html[data-theme=light] .topbar .theme-toggle{background:#f7f6f0;border-color:#cdd6ca;color:#173c32}
@media(max-width:680px){html[data-theme=light] .topbar .mainnav{background:#f7f6f0}}

/* Invitation text needs its own dark-mode contrast. */
html[data-theme=dark] .career-band{background:#182335;color:#edf1f7}
html[data-theme=dark] .career-band h2{color:#edf1f7}
html[data-theme=dark] .career-band p{color:#bdc9d8}
html[data-theme=dark] .career-band .eyebrow{color:#d3ef88}

html[data-theme=dark] .modern-footer{background:#101827;color:#edf1f7;--muted:#bdc9d8;--line:#354156}
html[data-theme=dark] .modern-footer .footer-brand p,html[data-theme=dark] .modern-footer .footer-bottom,html[data-theme=dark] .modern-footer .footer-columns>div>a:not(.brand){color:#bdc9d8}
html[data-theme=dark] .modern-footer .footer-bottom{border-color:#354156}

.home-statistics{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));gap:20px;padding-top:48px}.home-stat{display:flex;align-items:center;gap:20px;padding:24px;border-left:3px solid #d4aa43;border-radius:4px;background:#f7f6f0;color:#173c32}.home-stat-icon{font-size:35px;line-height:1;color:#52795e}.home-stat strong{display:block;font-size:32px;line-height:1.2;margin-bottom:8px}.home-stat>span>span{font-size:13px}.home-statistics>p{grid-column:1/-1;margin:0;font-size:12px;color:var(--muted)}.home-stat:focus-visible{outline:3px solid #d4aa43;outline-offset:3px}.completed-track{display:flex;gap:24px;overflow-x:auto;padding:5px 0 20px;scroll-snap-type:x proximity;cursor:grab}.completed-track.is-dragging{cursor:grabbing;user-select:none;scroll-snap-type:none}.completed-card{flex:0 0 calc((100% - 48px)/3);min-width:0;border:1px solid var(--line);border-radius:18px;overflow:hidden;background:var(--white);scroll-snap-align:start}.completed-photo{position:relative;overflow:hidden;height:230px;background:var(--cream)}.completed-photo img{width:100%;height:100%;object-fit:cover}.completed-ribbon{position:absolute;right:-43px;top:26px;transform:rotate(45deg);width:180px;text-align:center;padding:9px 0;font-size:12px;letter-spacing:1px;font-weight:800;color:#fff;background:#a43e42}.completed-ribbon.rented{background:#315f4c}.completed-copy{padding:23px}.completed-copy p{font-size:12px;color:var(--muted);margin:0 0 12px}.completed-copy h3{font-size:17px;line-height:1.5;margin:0 0 15px}.completed-copy>span{font-size:12px;color:var(--muted)}.completed-empty{padding:28px;border:1px dashed var(--line);border-radius:14px;color:var(--muted)}html[data-theme=dark] .home-stat{background:#182335;color:#edf1f7}html[data-theme=dark] .home-stat-icon{color:#b3d6bf}html[data-theme=dark] .completed-card{background:#182335}@media(max-width:1000px){.home-statistics{grid-template-columns:repeat(2,minmax(0,1fr))}.completed-card{flex-basis:calc((100% - 24px)/2)}}@media(max-width:680px){.home-statistics{gap:12px;padding-top:30px}.home-stat{padding:18px 12px;gap:12px}.home-stat strong{font-size:27px}.home-stat-icon{font-size:26px}.home-stat>span>span{font-size:12px}.completed-card{flex-basis:86%}.completed-photo{height:210px}}

/* Portfolio counters and active listing ribbons */
.home-stat{position:relative;overflow:hidden;border:1px solid #dce5de;border-top:3px solid #d4aa43;border-radius:18px;background:linear-gradient(135deg,#f7f6f0,#edf3eb);box-shadow:0 8px 24px #173c3208;transition:transform .2s,box-shadow .2s;min-height:140px;gap:16px}.home-stat:hover{transform:translateY(-4px);box-shadow:0 14px 30px #173c3215}.home-stat-icon{display:grid;place-items:center;width:52px;height:52px;flex:0 0 52px;border-radius:16px;background:#173c320c;color:#315f4c}.home-stat-icon svg{width:29px;height:29px}.home-stat strong{font-variant-numeric:tabular-nums;font-size:38px;letter-spacing:-1px}.home-stat strong>span{font-size:inherit}.home-stat>span>span{line-height:1.5}.listing-photo{position:relative;overflow:hidden}.listing-new-ribbon{position:absolute;z-index:3;right:-39px;top:22px;width:150px;padding:7px 0;transform:rotate(45deg);text-align:center;background:#f5bd36;color:#173c32;font-size:11px;font-weight:800;letter-spacing:1.5px;box-shadow:0 3px 8px #173c3226;pointer-events:none}html[data-theme=dark] .home-stat{border-color:#344c47;border-top-color:#d4aa43;background:linear-gradient(135deg,#182d2a,#182335);box-shadow:0 8px 24px #0002}html[data-theme=dark] .home-stat-icon{background:#b3d6bf12;color:#b3d6bf}@media(max-width:680px){.home-stat{min-height:126px;gap:10px;padding:18px 12px;flex-direction:column;align-items:flex-start}.home-stat-icon{width:36px;height:36px;flex-basis:36px;border-radius:10px}.home-stat-icon svg{width:23px;height:23px}.home-stat strong{font-size:30px;margin-bottom:4px}}@media(prefers-reduced-motion:reduce){.home-stat{transition:none}.home-stat:hover{transform:none}}

.portfolio-carousel .modern-grid{cursor:grab;user-select:none}.portfolio-carousel .modern-grid.is-dragging{cursor:grabbing;scroll-snap-type:none!important;scroll-behavior:auto}.portfolio-carousel .modern-grid img{-webkit-user-drag:none}.portfolio-carousel .modern-grid a{user-select:none}

/* Use vector arrows for the same appearance on desktop, Android and iOS. */
.service-arrow{flex-shrink:0}.service-arrow svg,.region-arrow svg{display:block;width:20px;height:20px;flex:none}.region-card h3 .region-arrow{display:grid;place-items:center;float:right;width:24px;height:24px;margin:0;padding:0;background:transparent;border:0;border-radius:0;color:#fff;line-height:1}
@media(max-width:680px){.service-arrow{position:static;inset:auto;margin-top:0}}

.inline-diagonal-arrow{display:inline-block;vertical-align:-.16em;width:18px;height:18px;flex:0 0 18px;line-height:1;color:inherit;background:none;border:0}.inline-diagonal-arrow svg{display:block;width:100%;height:100%}

/* The three local-area links share one restrained brand treatment. */
.modern-regions>.portfolio-filters>.button.button-outline{background:#f7f6ef;color:#173c32;border:1px solid #cfdccc;gap:10px;transition:background-color .18s,color .18s,border-color .18s}
.modern-regions>.portfolio-filters>.button.button-outline:hover{background:#173c32;color:#fff;border-color:#173c32}
.modern-regions>.portfolio-filters>.button.button-outline:focus-visible{outline:3px solid #c79b3d;outline-offset:3px}
html[data-theme=dark] .modern-regions>.portfolio-filters>.button.button-outline{background:#182335;color:#edf1f7;border-color:#756343}
html[data-theme=dark] .modern-regions>.portfolio-filters>.button.button-outline:hover{background:#234437;color:#fff;border-color:#d4aa43}
@media(prefers-reduced-motion:reduce){.modern-regions>.portfolio-filters>.button.button-outline{transition:none}}