:root{
  --ink:#111111;
  --paper:#ffffff;
  --cream:#f3efe8;
  --warm:#a58555;
  --muted:#6f6b64;
  --line:#ded8cf;
  --charcoal:#151515;
  --charcoal-2:#1b1b1b;
  --max:1220px;
}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{
  margin:0;
  background:var(--paper);
  color:var(--ink);
  font-family:Arial,Helvetica,sans-serif;
  line-height:1.6;
}
a{color:inherit;text-decoration:none}
img{max-width:100%;display:block}
.container{width:min(var(--max),calc(100% - 36px));margin:0 auto}
.nav{
  position:sticky;top:0;z-index:100;
  background:rgba(255,255,255,.96);
  backdrop-filter:blur(12px);
  border-bottom:1px solid var(--line);
}
.nav-inner{
  min-height:82px;display:flex;align-items:center;justify-content:space-between;gap:28px
}
.brand{display:flex;align-items:center;gap:13px;min-width:0}
.brand-mark{
  width:44px;height:44px;background:#111;color:white;display:grid;place-items:center;
  font-size:23px;font-weight:700;letter-spacing:-.03em;flex:0 0 auto
}
.brand-copy strong{
  display:block;font-family:Arial,Helvetica,sans-serif;font-size:21px;font-weight:400;
  letter-spacing:.14em
}
.brand-copy span{display:block;font-size:11px;letter-spacing:.11em;text-transform:uppercase;color:var(--muted)}
.nav-links{display:flex;align-items:center;gap:30px;font-size:13px;letter-spacing:.03em;color:#504d48}
.nav-links a{padding:31px 0 28px;border-bottom:2px solid transparent}
.nav-links a:hover,.nav-links a.active{color:#111;border-color:var(--warm)}
.nav-cta{
  padding:11px 16px!important;border:1px solid #111!important;border-bottom:1px solid #111!important;
  font-weight:700;color:#111!important
}
.menu-btn{
  display:none;width:46px;height:46px;border:1px solid var(--line);background:white;font-size:21px;cursor:pointer
}
.mobile-menu{display:none;background:white;border-top:1px solid var(--line)}
.mobile-menu.open{display:block}
.mobile-menu a{display:block;padding:16px 0;border-bottom:1px solid var(--line);font-size:14px;color:var(--muted)}
.hero{
  min-height:720px;display:flex;align-items:center;position:relative;color:white;overflow:hidden;
  background:
    linear-gradient(90deg,rgba(0,0,0,.78) 0%,rgba(0,0,0,.48) 48%,rgba(0,0,0,.22) 100%),
    url("/hero-mountains.png") center/cover no-repeat;
}
.hero.compact{min-height:500px}
.hero-content{padding:92px 0;max-width:920px;position:relative;z-index:2}
.kicker{
  font-size:11px;letter-spacing:.24em;text-transform:uppercase;color:#c5a16a;font-weight:700;margin-bottom:22px
}
.hero .kicker{color:#d1b07e}
h1,h2,h3,p{margin:0}
h1,h2,h3{font-family:Arial,Helvetica,sans-serif;font-weight:400}
h1{font-size:clamp(48px,7.2vw,88px);line-height:.98;letter-spacing:-.045em;max-width:980px}
.hero.compact h1{font-size:clamp(44px,6vw,72px)}
.hero-copy{
  margin-top:27px;font-size:20px;line-height:1.72;max-width:770px;color:rgba(255,255,255,.84)
}
.actions{display:flex;flex-wrap:wrap;gap:12px;margin-top:36px}
.btn{
  display:inline-flex;align-items:center;justify-content:center;min-height:49px;padding:0 22px;
  border:1px solid currentColor;font-size:13px;font-weight:700;letter-spacing:.03em;cursor:pointer
}
.btn.light{background:white;color:#111;border-color:white}
.btn.ghost{background:transparent;color:white;border-color:rgba(255,255,255,.75)}
.btn.dark{background:#111;color:white;border-color:#111}
.btn.outline{background:white;color:#111;border-color:#111}
.strategy-band{background:#111;color:white;border-bottom:1px solid #292929}
.strategy-grid{display:grid;grid-template-columns:repeat(4,1fr)}
.strategy-item{padding:27px 22px;border-right:1px solid #2b2b2b}
.strategy-item:last-child{border-right:0}
.strategy-item span{
  display:block;color:#b49568;font-size:10px;letter-spacing:.18em;text-transform:uppercase;margin-bottom:5px
}
.strategy-item strong{font-family:Arial,Helvetica,sans-serif;font-size:19px;font-weight:400}
.section{padding:100px 0;border-bottom:1px solid var(--line)}
.section.cream{background:var(--cream)}
.section.dark{background:var(--charcoal);color:white;border-color:#2a2a2a}
.section-head{max-width:850px;margin-bottom:48px}
.section-head h2{font-size:clamp(37px,5vw,62px);line-height:1.04;letter-spacing:-.035em}
.section-head p{margin-top:19px;font-size:18px;line-height:1.8;color:var(--muted)}
.dark .section-head p,.dark .body-copy,.dark .card p{color:rgba(255,255,255,.68)}
.split{display:grid;grid-template-columns:.9fr 1.1fr;gap:78px;align-items:start}
.body-copy p{font-size:18px;line-height:1.87;color:var(--muted);margin-bottom:18px}
.grid-2{display:grid;grid-template-columns:repeat(2,1fr);gap:22px}
.grid-3{display:grid;grid-template-columns:repeat(3,1fr);gap:22px}
.grid-4{display:grid;grid-template-columns:repeat(4,1fr);gap:18px}
.card{
  border:1px solid var(--line);padding:34px;background:white;min-height:245px;
}
.card.darkcard{background:var(--charcoal-2);border-color:#333;color:white}
.card-no{
  color:var(--warm);font-size:11px;font-weight:700;letter-spacing:.18em;text-transform:uppercase;margin-bottom:43px
}
.card h3{font-size:28px;line-height:1.15;margin-bottom:13px}
.card p{color:var(--muted);font-size:15px;line-height:1.8}
.image-card{
  min-height:430px;position:relative;overflow:hidden;background:#222;color:white;
  display:flex;align-items:flex-end;padding:34px
}
.image-card:before{content:"";position:absolute;inset:0;background:linear-gradient(0deg,rgba(0,0,0,.82),rgba(0,0,0,.08))}
.image-card.business{background:linear-gradient(rgba(0,0,0,.22),rgba(0,0,0,.22)),url("https://images.unsplash.com/photo-1565793298595-6a879b1d9492?auto=format&fit=crop&w=1400&q=85") center/cover}
.image-card.realestate{background:linear-gradient(rgba(0,0,0,.18),rgba(0,0,0,.18)),url("https://images.unsplash.com/photo-1486406146926-c627a92ad1ab?auto=format&fit=crop&w=1400&q=85") center/cover}
.image-card>div{position:relative;z-index:2}
.image-card h3{font-size:36px}
.image-card p{margin-top:12px;max-width:460px;color:rgba(255,255,255,.78)}
.data-row{display:grid;grid-template-columns:repeat(4,1fr);border-top:1px solid var(--line);border-left:1px solid var(--line)}
.data-item{padding:30px 25px;border-right:1px solid var(--line);border-bottom:1px solid var(--line)}
.data-item strong{display:block;font-family:Arial,Helvetica,sans-serif;font-size:25px;font-weight:400;margin-bottom:6px}
.data-item span{font-size:13px;color:var(--muted)}
.portfolio-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:20px}
.portfolio-card{border:1px solid var(--line);padding:34px;background:white}
.portfolio-card .type{color:var(--warm);font-size:10px;letter-spacing:.18em;text-transform:uppercase;font-weight:700}
.portfolio-card h3{font-size:31px;margin-top:26px}
.portfolio-card p{margin-top:12px;color:var(--muted);line-height:1.8}
.disclosure{
  border:1px solid var(--line);background:#faf9f7;padding:20px;font-size:12px;line-height:1.65;color:#777
}
.contact-section{background:var(--cream)}
.contact-wrap{display:grid;grid-template-columns:.85fr 1.15fr;gap:60px;align-items:start}
.contact-copy h2{font-size:clamp(38px,5vw,60px);line-height:1.04}
.contact-copy p{margin-top:20px;font-size:17px;line-height:1.78;color:var(--muted)}
.form-card{background:white;border:1px solid var(--line);padding:34px}
.form-card h3{font-size:29px}
.form-card>p{margin-top:10px;color:var(--muted);font-size:14px}
.form{display:grid;gap:13px;margin-top:22px}
.form-grid{display:grid;grid-template-columns:1fr 1fr;gap:13px}
input,textarea,select{
  width:100%;padding:15px 16px;border:1px solid #d6d0c7;background:white;color:#111;font:inherit;outline:none;border-radius:0
}
textarea{min-height:150px;resize:vertical}
input:focus,textarea:focus,select:focus{border-color:#111}
.footer{padding:42px 0;background:#0f0f0f;color:#aaa;font-size:12px}
.footer-grid{display:grid;grid-template-columns:1.2fr .8fr;gap:40px;align-items:end}
.footer-brand{color:white;font-family:Arial,Helvetica,sans-serif;font-size:26px;letter-spacing:.15em}
.footer-links{display:flex;flex-wrap:wrap;gap:20px;margin-top:12px}
.footer-links a:hover{color:white}
.footer-right{text-align:right}
@media(max-width:960px){
  .nav-links{display:none}
  .menu-btn{display:block}
  .hero{min-height:620px;background-position:center}
  .hero.compact{min-height:460px}
  .hero-content{padding:70px 0}
  h1{font-size:clamp(43px,11vw,62px)}
  .hero-copy{font-size:17px}
  .strategy-grid,.grid-4,.data-row{grid-template-columns:repeat(2,1fr)}
  .strategy-item:nth-child(2){border-right:0}
  .strategy-item:nth-child(-n+2){border-bottom:1px solid #2b2b2b}
  .split,.contact-wrap{grid-template-columns:1fr;gap:36px}
  .grid-3{grid-template-columns:1fr}
  .grid-2,.portfolio-grid{grid-template-columns:1fr}
  .section{padding:72px 0}
  .form-grid{grid-template-columns:1fr}
  .footer-grid{grid-template-columns:1fr}
  .footer-right{text-align:left}
}
@media(max-width:600px){
  .container{width:min(var(--max),calc(100% - 28px))}
  .brand-copy span{display:none}
  .hero{min-height:560px}
  .hero-content{padding:58px 0}
  h1{font-size:42px}
  .actions{flex-direction:column;align-items:stretch}
  .btn{width:100%}
  .strategy-grid,.grid-4,.data-row{grid-template-columns:1fr}
  .strategy-item{border-right:0;border-bottom:1px solid #2b2b2b!important}
  .strategy-item:last-child{border-bottom:0!important}
  .card,.form-card{padding:26px}
  .image-card{min-height:350px}
}

/* Institutional typography refinement */
h1,h2,h3,.brand-copy strong,.footer-brand{
  font-family:Arial,Helvetica,sans-serif;
  font-weight:400;
}
h1{font-weight:400;letter-spacing:-.055em}
h2{font-weight:400;letter-spacing:-.045em}
h3{font-weight:500;letter-spacing:-.025em}
.brand-copy strong{font-weight:600;letter-spacing:.16em}
.footer-brand{font-weight:600}

.institutional-footer{padding-top:10px}
.footer-columns{display:grid;grid-template-columns:repeat(4,1fr);gap:44px;margin:40px 0 34px;padding-top:30px;border-top:1px solid #303030}
.footer-columns strong{display:block;color:#fff;font-size:12px;text-transform:uppercase;letter-spacing:.12em;margin-bottom:15px}
.footer-columns a{display:block;color:#999;font-size:13px;margin:9px 0}
.footer-columns a:hover{color:#fff}
.footer-bottom{display:flex;justify-content:space-between;gap:20px;padding-top:22px;border-top:1px solid #303030}
@media(max-width:760px){.footer-columns{grid-template-columns:repeat(2,1fr)}.footer-bottom{flex-direction:column}}

.wide-copy{max-width:850px;margin-bottom:38px}.wide-copy p{font-size:17px;line-height:1.75;margin:0 0 18px}.form-grid{display:grid;grid-template-columns:1fr 1fr;gap:16px}.contact-form label{display:block;font-size:12px;font-weight:600;letter-spacing:.04em;margin-bottom:14px}.contact-form input,.contact-form select,.contact-form textarea{display:block;width:100%;box-sizing:border-box;margin-top:8px;padding:14px;border:1px solid #d5d2cc;background:#fff;font:inherit}.form-note{font-size:11px!important;line-height:1.5!important;color:#777!important}
.portal-body{background:#0b0c0d}.portal-shell{min-height:760px;padding:100px max(24px,calc((100vw - 1180px)/2));display:grid;grid-template-columns:1.1fr .9fr;gap:90px;align-items:center;background:radial-gradient(circle at 75% 30%,#24282c 0,#111315 36%,#090a0b 74%);color:#fff}.portal-intro h1{font-size:clamp(54px,6vw,88px);line-height:.94;margin:20px 0 28px;letter-spacing:-.055em}.portal-intro>p{max-width:620px;font-size:18px;line-height:1.7;color:#b7b8b9}.security-list{margin-top:50px;border-top:1px solid #343638}.security-list>div{display:grid;grid-template-columns:42px 180px 1fr;gap:14px;padding:20px 0;border-bottom:1px solid #343638}.security-list span{font-size:11px;color:#777}.security-list strong{font-size:13px}.security-list p{margin:0;color:#888;font-size:12px;line-height:1.5}.portal-card{background:#fff;color:#111;padding:44px;box-shadow:0 35px 100px rgba(0,0,0,.38);max-width:460px;width:100%;box-sizing:border-box}.portal-lock{width:48px;height:48px;background:#111;color:#fff;display:grid;place-items:center;font-weight:700;margin-bottom:28px}.portal-status{font-size:10px;letter-spacing:.15em;color:#5d655f}.portal-status i{display:inline-block;width:7px;height:7px;border-radius:50%;background:#5f7f67;margin-right:7px}.portal-card h2{font-size:34px;margin:14px 0 4px}.portal-card>p{color:#777;margin:0 0 28px}.portal-card label{display:block;font-size:12px;font-weight:600;margin:16px 0}.portal-card input[type=email],.portal-card input[type=password]{width:100%;box-sizing:border-box;padding:14px;margin-top:8px;border:1px solid #ccc;font:inherit}.portal-row{display:flex;justify-content:space-between;align-items:center;font-size:11px;margin:18px 0}.portal-row .check{margin:0;font-weight:400}.portal-row a,.portal-help a{color:#111}.portal-btn{width:100%}.mfa-box{background:#f4f2ee;padding:16px;margin-top:22px}.mfa-box strong{font-size:12px}.mfa-box p{font-size:11px;line-height:1.5;color:#666;margin:5px 0 0}.portal-help{text-align:center;font-size:11px;color:#777;margin-top:22px}.portal-message{display:none;background:#fff4d8;border:1px solid #e7cf8c;padding:12px;font-size:11px;line-height:1.5;margin-top:14px}
@media(max-width:850px){.portal-shell{grid-template-columns:1fr;gap:50px;padding-top:70px}.portal-card{max-width:none}.security-list>div{grid-template-columns:35px 1fr}.security-list p{grid-column:2}.form-grid{grid-template-columns:1fr}}

/* Client Portal — login only */
.portal-login-only{
  min-height:100vh;
  background:#090a0b;
}
.portal-login-only .nav{
  background:transparent;
  position:absolute;
  left:0;
  right:0;
  top:0;
  z-index:5;
  border-bottom:0;
}
.portal-login-only .nav-links,
.portal-login-only .menu-btn{
  display:none!important;
}
.portal-login-only .brand{
  color:#fff;
}
.portal-login-only .brand-copy span{
  color:#7f8285;
}
.portal-login-stage{
  min-height:100vh;
  display:grid;
  place-items:center;
  padding:120px 24px 48px;
  box-sizing:border-box;
  background:
    radial-gradient(circle at 50% 28%, rgba(255,255,255,.07), transparent 28%),
    linear-gradient(180deg,#111315 0%,#08090a 100%);
}
.portal-login-card{
  width:min(100%,430px);
  background:#fff;
  padding:48px 46px 42px;
  box-sizing:border-box;
  box-shadow:0 34px 90px rgba(0,0,0,.42);
}
.portal-login-brand{
  display:flex;
  align-items:center;
  gap:12px;
  margin-bottom:48px;
}
.portal-login-mark{
  width:42px;
  height:42px;
  display:grid;
  place-items:center;
  background:#111;
  color:#fff;
  font-weight:700;
  font-size:22px;
}
.portal-login-name{
  font-size:13px;
  font-weight:700;
  letter-spacing:.18em;
}
.portal-login-eyebrow{
  font-size:10px;
  letter-spacing:.18em;
  color:#858585;
  margin-bottom:10px;
}
.portal-login-copy h1{
  margin:0 0 30px;
  font-size:40px;
  line-height:1;
  letter-spacing:-.04em;
  color:#111;
  font-weight:400;
}
.portal-login-form label{
  display:block;
  font-size:12px;
  font-weight:600;
  color:#222;
  margin:0 0 18px;
}
.portal-login-form input[type=email],
.portal-login-form input[type=password]{
  width:100%;
  box-sizing:border-box;
  padding:15px 14px;
  margin-top:8px;
  border:1px solid #d2d2d2;
  background:#fff;
  color:#111;
  font:inherit;
  outline:none;
  transition:border-color .18s ease, box-shadow .18s ease;
}
.portal-login-form input[type=email]:focus,
.portal-login-form input[type=password]:focus{
  border-color:#111;
  box-shadow:0 0 0 1px #111;
}
.portal-login-row{
  display:flex;
  align-items:center;
  justify-content:space-between;
  gap:18px;
  margin:2px 0 22px;
  font-size:11px;
}
.portal-login-row a{
  color:#111;
  text-decoration:none;
}
.portal-remember{
  display:flex!important;
  align-items:center;
  gap:7px;
  margin:0!important;
  font-weight:400!important;
  color:#666!important;
}
.portal-remember input{
  margin:0;
}
.portal-login-button{
  width:100%;
  border:0;
  background:#111;
  color:#fff;
  padding:15px 18px;
  font:inherit;
  font-size:13px;
  font-weight:600;
  cursor:pointer;
  transition:background .18s ease;
}
.portal-login-button:hover{
  background:#272727;
}
.portal-two-factor{
  display:flex;
  align-items:center;
  justify-content:center;
  gap:8px;
  padding-top:19px;
  font-size:10px;
  letter-spacing:.04em;
  color:#777;
}
.portal-two-factor-icon{
  width:16px;
  height:16px;
  border:1px solid #aaa;
  border-radius:50%;
  display:grid;
  place-items:center;
  font-size:9px;
}
.portal-login-message{
  display:none;
  margin-top:16px;
  padding:11px 12px;
  background:#f4f2ee;
  color:#555;
  font-size:11px;
  line-height:1.45;
  text-align:center;
}
@media(max-width:560px){
  .portal-login-stage{
    padding:100px 16px 24px;
  }
  .portal-login-card{
    padding:38px 26px 34px;
  }
  .portal-login-copy h1{
    font-size:34px;
  }
}

.faq-stack{max-width:900px;border-top:1px solid #d7d4ce}.faq-stack details{border-bottom:1px solid #d7d4ce;padding:0}.faq-stack summary{cursor:pointer;list-style:none;padding:22px 0;font-size:18px;font-weight:500}.faq-stack summary::-webkit-details-marker{display:none}.faq-stack summary:after{content:"+";float:right;font-weight:300}.faq-stack details[open] summary:after{content:"–"}.faq-stack details p{max-width:760px;margin:0 0 24px;line-height:1.7;color:#555}