:root{
  --peach:#F4B084;
  --orange:#E97132;
  --black:#000000;
  --dark:#1F1F1F;
  --light:#E8E8E8;
  --white:#FFFFFF;
  --maxw:1200px;
}
*{margin:0;padding:0;box-sizing:border-box;}
html{scroll-behavior:smooth;}
body{
  font-family:"Manrope","Segoe UI",system-ui,-apple-system,Helvetica,Arial,sans-serif;
  color:var(--black);
  background:var(--white);
  line-height:1.65;
  -webkit-font-smoothing:antialiased;
  opacity:0;
  transition:opacity .45s ease;
}
body.loaded{opacity:1;}
::selection{background:var(--peach);color:var(--black);}

.wrap{max-width:var(--maxw);margin:0 auto;padding:0 32px;}

/* ---------- HEADER ---------- */
header.site-head{
  position:fixed;top:0;left:0;right:0;z-index:100;
  background:var(--dark);
  transition:padding .3s ease;
}
.nav{
  display:flex;align-items:center;justify-content:space-between;
  padding:18px 32px;max-width:1400px;margin:0 auto;
  transition:padding .3s ease;
}
header.scrolled .nav{padding:10px 32px;}
.logo{display:flex;align-items:center;text-decoration:none;}
.logo img{height:52px;display:block;transition:height .3s ease;}
header.scrolled .logo img{height:42px;}
.nav-links{display:flex;align-items:center;gap:28px;list-style:none;}
.nav-links a{
  color:var(--white);text-decoration:none;font-size:14.5px;
  font-weight:600;letter-spacing:.01em;
  padding:6px 2px;border-bottom:2px solid transparent;
  transition:border-color .25s ease,color .25s ease;
}
.nav-links a:hover{border-color:var(--peach);color:var(--peach);}
.nav-links a.active{border-color:var(--peach);color:var(--peach);}
.nav-cta{
  background:var(--peach);color:var(--black) !important;
  padding:10px 22px !important;border-bottom:none !important;
  font-weight:700 !important;
  transition:background .25s ease !important;
}
.nav-cta:hover{background:var(--orange);color:var(--white) !important;}
.burger{display:none;background:none;border:0;cursor:pointer;width:36px;height:30px;position:relative;}
.burger span{position:absolute;left:4px;right:4px;height:2px;background:var(--white);transition:.3s;}
.burger span:nth-child(1){top:6px;}
.burger span:nth-child(2){top:14px;}
.burger span:nth-child(3){top:22px;}
.burger.open span:nth-child(1){top:14px;transform:rotate(45deg);}
.burger.open span:nth-child(2){opacity:0;}
.burger.open span:nth-child(3){top:14px;transform:rotate(-45deg);}

/* ---------- TYPE ---------- */
h1{
  color:var(--white);
  font-size:clamp(38px,5.6vw,72px);
  line-height:1.06;font-weight:700;
  letter-spacing:-0.02em;max-width:18ch;
}
h1 em{font-style:normal;color:var(--peach);}
h2{
  font-size:clamp(28px,3.2vw,42px);font-weight:700;
  line-height:1.12;letter-spacing:-0.015em;
  max-width:26ch;
}
h3{font-weight:700;letter-spacing:-0.01em;}
.lead{font-size:clamp(16.5px,1.6vw,20px);font-weight:400;max-width:70ch;}
.kicker{display:flex;align-items:center;gap:14px;margin-bottom:18px;}
.kicker .tab{width:44px;height:5px;background:var(--peach);flex:0 0 auto;}
.kicker span{
  font-size:13px;font-weight:700;letter-spacing:.22em;
  text-transform:uppercase;color:var(--orange);
}

/* ---------- PAGE HERO (subpages) ---------- */
.page-hero{
  background:var(--dark);
  padding:170px 0 80px;
  position:relative;overflow:hidden;
}
.page-hero .wrap{position:relative;z-index:2;}
.page-hero h1{max-width:22ch;}
.page-hero .lead{color:var(--light);margin-top:24px;}
.page-hero .kicker span{color:var(--peach);}
.page-hero .hero-skyline{height:62%;opacity:.3;}

/* ---------- SECTIONS ---------- */
section{padding:96px 0;}
.sec-head{margin-bottom:52px;}
.dark-sec{background:var(--dark);}
.dark-sec h2{color:var(--white);}
.dark-sec p{color:var(--light);}
.light-sec{background:var(--light);}

/* ---------- BUTTONS ---------- */
.btn{
  display:inline-block;text-decoration:none;
  font-size:15px;font-weight:700;letter-spacing:.01em;
  padding:15px 32px;transition:background .25s ease,color .25s ease,border-color .25s ease,transform .2s ease;
}
.btn:hover{transform:translateY(-2px);}
.btn-solid{background:var(--peach);color:var(--black);}
.btn-solid:hover{background:var(--orange);color:var(--white);}
.btn-ghost{border:1px solid var(--white);color:var(--white);}
.btn-ghost:hover{border-color:var(--peach);color:var(--peach);}
.btn-dark{background:var(--black);color:var(--white);}
.btn-dark:hover{background:var(--orange);}

/* ---------- HOME HERO ---------- */
.hero{
  min-height:100vh;
  background:var(--dark);
  display:flex;align-items:center;
  position:relative;overflow:hidden;
}
.hero-skyline{position:absolute;inset:auto 0 0 0;height:46%;opacity:.35;pointer-events:none;}
.hero-skyline svg{width:100%;height:100%;display:block;}
.hero-inner{position:relative;z-index:2;padding:150px 32px 130px;max-width:var(--maxw);margin:0 auto;width:100%;}
.hero h1{max-width:22ch;font-size:clamp(33px,4.7vw,60px);}
.hero-sub{
  color:var(--light);font-size:clamp(16px,1.6vw,20px);
  max-width:60ch;margin-top:26px;font-weight:400;
}
.hero-actions{margin-top:42px;display:flex;gap:16px;flex-wrap:wrap;}
.hero-scroll{
  position:absolute;bottom:32px;left:50%;transform:translateX(-50%);
  color:var(--light);font-size:12px;letter-spacing:.24em;text-transform:uppercase;
  text-decoration:none;z-index:3;
  animation:bob 2.4s ease-in-out infinite;
}
@keyframes bob{0%,100%{transform:translate(-50%,0);}50%{transform:translate(-50%,8px);}}

/* ---------- METRICS ---------- */
.metrics{background:var(--dark);padding:0 0 72px;}
.metrics.standalone{padding:72px 0;}
.metric-grid{
  display:grid;grid-template-columns:repeat(6,1fr);gap:14px;
  max-width:var(--maxw);margin:0 auto;padding:0 32px;
}
.metric-grid.cols3{grid-template-columns:repeat(3,1fr);}
.metric{background:var(--peach);padding:26px 18px 22px;text-align:center;}
.metric b{
  display:block;font-size:clamp(26px,2.6vw,38px);font-weight:800;
  color:var(--black);line-height:1.1;font-variant-numeric:tabular-nums;
  letter-spacing:-0.02em;
}
.metric span{
  display:block;margin-top:6px;font-size:11.5px;font-weight:700;
  letter-spacing:.12em;text-transform:uppercase;color:var(--black);
}

/* ---------- QUOTE BAND ---------- */
.quote{background:var(--peach);padding:88px 0;}
.quote blockquote{max-width:var(--maxw);margin:0 auto;padding:0 32px;}
.quote p{
  font-size:clamp(23px,2.8vw,36px);font-weight:400;line-height:1.4;
  letter-spacing:-0.01em;color:var(--black);max-width:32ch;
}
.quote footer{
  margin-top:26px;font-size:15px;font-weight:800;color:var(--black);
}
.quote footer small{display:block;font-weight:500;margin-top:2px;font-size:13.5px;}

/* ---------- OVERVIEW GRID ---------- */
.overview-grid{display:grid;grid-template-columns:1.2fr .8fr;gap:60px;align-items:start;}

/* ---------- EXPLORE CARDS (home) ---------- */
.explore-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:14px;}
.explore{
  display:flex;flex-direction:column;justify-content:space-between;gap:34px;
  background:var(--white);border:1px solid var(--light);border-top:5px solid var(--peach);
  padding:36px 32px 30px;text-decoration:none;color:var(--black);
  transition:transform .3s ease,border-color .3s ease;
}
.explore:hover{transform:translateY(-6px);border-top-color:var(--orange);}
.explore h3{font-size:21px;margin-bottom:10px;}
.explore p{font-size:15px;color:var(--black);}
.explore .go{
  font-weight:800;font-size:14px;color:var(--orange);
  display:flex;align-items:center;gap:8px;
  transition:gap .25s ease;
}
.explore:hover .go{gap:14px;}

/* ---------- CARDS / PILLARS ---------- */
.pillars{display:grid;grid-template-columns:repeat(3,1fr);gap:14px;}
.pillar{
  background:var(--white);padding:42px 34px;
  border:1px solid var(--light);border-top:5px solid var(--peach);
  transition:transform .3s ease,border-color .3s ease;
}
.pillar:hover{transform:translateY(-6px);border-top-color:var(--orange);}
.pillar .num{
  font-size:13px;font-weight:800;color:var(--orange);
  letter-spacing:.16em;text-transform:uppercase;margin-bottom:16px;display:block;
}
.pillar h3{font-size:21px;margin-bottom:14px;line-height:1.3;}
.pillar p{font-size:15.5px;}
.pillar p + p{margin-top:12px;}
.platform-stats{margin-top:52px;display:grid;grid-template-columns:repeat(3,1fr);gap:14px;}
.pstat{background:var(--dark);padding:32px 30px;border-left:5px solid var(--peach);}
.pstat b{display:block;color:var(--peach);font-size:36px;font-weight:800;line-height:1;font-variant-numeric:tabular-nums;letter-spacing:-0.02em;}
.pstat span{display:block;margin-top:10px;color:var(--light);font-size:13.5px;font-weight:600;}

/* ---------- STRATEGY ---------- */
.adv-grid{display:grid;grid-template-columns:1fr 1fr;gap:14px;}
.adv{
  background:rgba(244,176,132,.08);
  border:1px solid rgba(244,176,132,.35);
  padding:38px 34px;
}
.adv h3{color:var(--peach);font-size:17px;margin-bottom:20px;}
.adv ul{list-style:none;}
.adv li{
  color:var(--light);padding:11px 0 11px 26px;position:relative;
  border-bottom:1px solid rgba(232,232,232,.12);font-size:15.5px;
}
.adv li:last-child{border-bottom:none;}
.adv li::before{content:"";position:absolute;left:0;top:20px;width:12px;height:4px;background:var(--peach);}

/* tabs */
.tabs-bar{display:flex;gap:8px;flex-wrap:wrap;margin-bottom:0;}
.tab-btn{
  background:transparent;border:1px solid rgba(232,232,232,.3);color:var(--light);
  cursor:pointer;font-family:inherit;font-size:14.5px;font-weight:700;
  padding:13px 26px;transition:background .25s,color .25s,border-color .25s;
}
.tab-btn:hover{border-color:var(--peach);color:var(--peach);}
.tab-btn.active{background:var(--peach);color:var(--black);border-color:var(--peach);}
.tab-panels{border:1px solid rgba(232,232,232,.18);padding:42px 40px;margin-top:14px;}
.tab-panel{display:none;}
.tab-panel.active{display:block;animation:fadeUp .4s ease;}
@keyframes fadeUp{from{opacity:0;transform:translateY(12px);}to{opacity:1;transform:none;}}
.tab-panel h3{color:var(--white);font-size:22px;margin-bottom:14px;}
.tab-panel p{color:var(--light);font-size:16px;max-width:75ch;}
.tab-panel p + p{margin-top:14px;}

.criteria{width:100%;border-collapse:collapse;}
.criteria th{
  background:var(--black);color:var(--white);text-align:left;
  font-size:12.5px;font-weight:700;letter-spacing:.14em;text-transform:uppercase;
  padding:15px 22px;
}
.criteria td{
  padding:17px 22px;color:var(--light);font-size:15.5px;
  border-bottom:1px solid rgba(232,232,232,.12);vertical-align:top;
}
.criteria td:first-child{
  background:var(--peach);color:var(--black);font-weight:800;
  width:210px;font-size:14px;
  border-bottom:1px solid var(--dark);
}

/* ---------- PORTFOLIO ---------- */
.port-bar{
  display:flex;align-items:center;justify-content:space-between;
  flex-wrap:wrap;gap:20px;margin-bottom:36px;
}
.port-summary{font-size:16px;font-weight:800;}
.port-summary b{color:var(--orange);}
.filters{display:flex;gap:10px;flex-wrap:wrap;}
.filter-btn{
  background:var(--white);border:1px solid var(--black);cursor:pointer;
  font-size:13.5px;font-weight:700;
  padding:10px 22px;transition:background .25s,color .25s;
  font-family:inherit;
}
.filter-btn:hover{background:var(--light);}
.filter-btn.active{background:var(--black);color:var(--peach);border-color:var(--black);}
.port-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:16px;}
.prop{
  border:1px solid var(--light);background:var(--white);
  transition:transform .3s ease,border-color .3s ease;
  display:flex;flex-direction:column;overflow:hidden;
}
.prop:hover{transform:translateY(-6px);border-color:var(--peach);}
.prop-img{
  position:relative;height:200px;background:var(--dark);overflow:hidden;
  display:flex;align-items:center;justify-content:center;
}
.prop-img img{width:100%;height:100%;object-fit:cover;display:block;transition:transform .5s ease;}
.prop:hover .prop-img img{transform:scale(1.06);}
.prop-badge{
  position:absolute;top:0;left:0;z-index:2;
  background:var(--peach);color:var(--black);
  font-size:11px;font-weight:800;letter-spacing:.14em;text-transform:uppercase;
  padding:7px 14px;
}
.prop-placeholder{
  color:var(--light);font-size:13px;font-weight:700;
  letter-spacing:.24em;text-transform:uppercase;opacity:.55;
}
.prop.realized .prop-img{border-bottom:5px solid var(--light);}
.prop-body{
  padding:20px 22px 18px;display:flex;flex-direction:column;flex:1;
  border-top:5px solid var(--peach);
}
.prop.realized .prop-body{border-top-color:var(--light);}
.prop-name{font-size:17px;font-weight:700;line-height:1.3;letter-spacing:-0.01em;}
.prop-loc{font-size:14px;font-weight:500;color:var(--black);opacity:.7;margin-top:4px;}
.prop-foot{
  margin-top:16px;padding-top:14px;border-top:1px solid var(--light);
  display:flex;align-items:flex-end;justify-content:space-between;gap:10px;
}
.prop-keys{
  color:var(--black);
  font-size:13px;font-weight:800;white-space:nowrap;
}
.prop-keys.ghost{color:var(--black);opacity:.65;}
.prop-year{
  font-size:15px;font-weight:800;color:var(--black);
  text-align:right;line-height:1.1;display:flex;flex-direction:column;
}
.prop-year em{
  font-style:normal;font-size:9.5px;font-weight:700;
  letter-spacing:.13em;text-transform:uppercase;color:var(--orange);margin-bottom:2px;
}

/* ---------- PORTFOLIO MAP ---------- */
.map-sec{padding:64px 0 76px;}
.map-wrap{position:relative;max-width:900px;margin:0 auto;}
#usmap{width:100%;height:auto;display:block;}
#usmap path.state{fill:#343434;stroke:#1F1F1F;stroke-width:1;transition:fill .2s ease;}
#usmap path.state.has{fill:var(--peach);cursor:pointer;}
#usmap path.state.has:hover,#usmap path.state.sel{fill:var(--orange);}
#usmap text.cnt{fill:var(--black);font-weight:800;font-size:15px;text-anchor:middle;pointer-events:none;font-family:inherit;}
.map-tip{
  position:absolute;z-index:5;pointer-events:none;top:0;left:0;
  background:var(--white);color:var(--black);
  font-size:13px;font-weight:700;padding:7px 12px;white-space:nowrap;
  transform:translate(-50%,-135%);opacity:0;transition:opacity .15s ease;
}
.map-tip.show{opacity:1;}
.map-tip b{color:var(--orange);}
.map-hint{color:var(--light);font-size:13.5px;margin-top:20px;text-align:center;}
.state-chip{
  background:var(--black);color:var(--peach);border:1px solid var(--black);
  font-family:inherit;font-size:13.5px;font-weight:700;cursor:pointer;
  padding:10px 16px;display:inline-flex;align-items:center;gap:8px;
}
.state-chip:hover{background:var(--orange);color:var(--white);border-color:var(--orange);}
.state-chip::after{content:"\00d7";font-size:17px;line-height:1;}

/* ---------- TEAM ---------- */
.team-grid{display:grid;grid-template-columns:1fr;gap:16px;}
.member{
  border:1px solid var(--light);
  border-left:5px solid var(--peach);
  transition:transform .3s ease,border-color .3s ease;
  background:var(--white);
  display:flex;align-items:stretch;
  height:340px;            /* uniform tile height across all members */
}
.member:hover{transform:translateX(6px);border-left-color:var(--orange);}
.member-photo{
  flex:0 0 300px;background:var(--white);
  border-right:1px solid var(--light);
  overflow:hidden;
}
.member-photo img{
  width:100%;height:100%;
  object-fit:cover;object-position:top center;display:block;
}
.member-body{padding:36px 44px;flex:1;display:flex;flex-direction:column;justify-content:center;}
.member h3{font-size:21px;}
.member .role{
  color:var(--orange);font-size:13px;font-weight:700;
  letter-spacing:.08em;text-transform:uppercase;margin:5px 0 13px;
}
.member p{font-size:15px;}
.member-edu{
  margin-top:14px;padding-top:13px;border-top:1px solid var(--light);
  font-size:13px;color:var(--black);line-height:1.5;
}
.member-edu span{
  display:block;color:var(--orange);font-size:10.5px;font-weight:800;
  letter-spacing:.16em;text-transform:uppercase;margin-bottom:4px;
}

/* ---------- CAREERS ---------- */
.jobs{display:grid;gap:14px;max-width:860px;}
.job{
  display:flex;align-items:center;justify-content:space-between;gap:24px;
  background:var(--white);border:1px solid var(--light);border-left:5px solid var(--peach);
  padding:30px 34px;text-decoration:none;
  transition:transform .25s ease,border-color .25s ease;
}
.job:hover{transform:translateX(6px);border-left-color:var(--orange);}
.job h3{color:var(--black);font-size:20px;}
.job .date{color:var(--black);opacity:.65;font-size:14px;margin-top:4px;display:block;font-weight:500;}
.job .arrow{color:var(--orange);font-size:26px;font-weight:300;flex:0 0 auto;transition:transform .25s ease;}
.job:hover .arrow{transform:translateX(8px);}

/* ---------- CONTACT ---------- */
.contact-grid{display:grid;grid-template-columns:1fr 1fr;gap:60px;align-items:start;}
.contact-list{list-style:none;margin-top:6px;}
.contact-list li{
  display:flex;gap:18px;padding:22px 0;
  border-bottom:1px solid var(--light);align-items:baseline;
}
.contact-list .label{
  flex:0 0 100px;font-size:12px;font-weight:800;
  letter-spacing:.14em;text-transform:uppercase;color:var(--orange);
}
.contact-list a, .contact-list span.val{
  color:var(--black);text-decoration:none;font-size:17.5px;font-weight:600;
}
.contact-list a:hover{color:var(--orange);}
.invest-card{background:var(--dark);padding:46px 42px;border-top:5px solid var(--peach);}
.invest-card h3{color:var(--white);font-size:25px;margin-bottom:14px;}
.invest-card p{color:var(--light);font-size:15.5px;margin-bottom:28px;}

/* ---------- NEXT-PAGE CTA ---------- */
.next-cta{background:var(--dark);padding:80px 0;}
.next-cta .wrap{display:flex;align-items:center;justify-content:space-between;flex-wrap:wrap;gap:28px;}
.next-cta h2{color:var(--white);}
.next-cta .small{color:var(--light);margin-top:10px;font-size:15.5px;}

/* ---------- FOOTER ---------- */
footer.site{background:var(--black);padding:54px 0 38px;}
.foot-grid{display:flex;align-items:center;justify-content:space-between;flex-wrap:wrap;gap:28px;}
.foot-grid .logo img{height:44px;}
.foot-links{display:flex;gap:24px;list-style:none;flex-wrap:wrap;}
.foot-links a{
  color:var(--light);text-decoration:none;font-size:13.5px;font-weight:600;
}
.foot-links a:hover{color:var(--peach);}
.foot-note{
  margin-top:32px;padding-top:24px;border-top:1px solid rgba(232,232,232,.15);
  color:var(--light);font-size:12.5px;display:flex;justify-content:space-between;
  flex-wrap:wrap;gap:10px;
}

/* ---------- REVEAL ---------- */
.reveal{opacity:0;transform:translateY(26px);transition:opacity .65s ease,transform .65s ease;}
.reveal.visible{opacity:1;transform:none;}
@media (prefers-reduced-motion:reduce){
  .reveal{opacity:1;transform:none;transition:none;}
  html{scroll-behavior:auto;}
  body{opacity:1;transition:none;}
}

/* ---------- OVERVIEW PROSE (Our Firm) ---------- */
.overview-prose{max-width:960px;}
.overview-prose .lead{font-size:clamp(18px,1.9vw,23px);}

/* ---------- PHOTO MARQUEE ---------- */
.photo-marquee{overflow:hidden;padding:8px 0;background:var(--white);-webkit-mask-image:linear-gradient(90deg,transparent,#000 6%,#000 94%,transparent);mask-image:linear-gradient(90deg,transparent,#000 6%,#000 94%,transparent);}
.photo-mq-track{display:flex;gap:16px;width:max-content;animation:photomarq 60s linear infinite;}
.photo-mq-track.rev{animation-direction:reverse;margin-top:16px;}
.photo-marquee:hover .photo-mq-track{animation-play-state:paused;}
.photo-mq-track .shot{position:relative;flex:0 0 auto;width:320px;height:200px;overflow:hidden;}
.photo-mq-track .shot img{width:100%;height:100%;object-fit:cover;display:block;}
.photo-mq-track .shot b{position:absolute;left:0;bottom:0;background:var(--peach);color:var(--black);font-size:11px;font-weight:800;letter-spacing:.06em;text-transform:uppercase;padding:5px 10px;}
@keyframes photomarq{to{transform:translateX(-50%);}}

/* ---------- SCROLL WORD REVEAL ---------- */
.wordreveal-text .word{color:#5d5d5d;transition:color .25s ease;}
.wordreveal-text .word.lit{color:var(--white);}
.wordreveal-text .word.peak{color:var(--peach);}

/* ---------- WAVE BG (page heroes) ---------- */
.wave-bg{position:absolute;inset:0;width:100%;height:100%;display:block;z-index:0;}

@media (prefers-reduced-motion:reduce){
  .photo-mq-track{animation:none;}
}

/* ---------- RESPONSIVE ---------- */
@media (max-width:1100px){
  .nav-links{
    position:fixed;inset:0;background:var(--dark);
    flex-direction:column;justify-content:center;gap:32px;
    transform:translateX(100%);transition:transform .35s ease;
  }
  .nav-links.open{transform:none;}
  .nav-links a{font-size:17px;}
  .burger{display:block;z-index:10;}
}
@media (max-width:1020px){
  .metric-grid{grid-template-columns:repeat(3,1fr);}
  .pillars,.platform-stats,.port-grid,.explore-grid{grid-template-columns:repeat(2,1fr);}
  .contact-grid,.adv-grid,.overview-grid{grid-template-columns:1fr;}
  .team-grid{grid-template-columns:1fr;}
}
@media (max-width:680px){
  .wrap{padding:0 20px;}
  section{padding:68px 0;}
  .page-hero{padding:140px 0 64px;}
  .metric-grid{grid-template-columns:repeat(2,1fr);padding:0 20px;}
  .pillars,.platform-stats,.port-grid,.explore-grid{grid-template-columns:1fr;}
  .criteria td:first-child{width:120px;}
  .hero-inner{padding:150px 20px 120px;}
  .tab-panels{padding:30px 24px;}
}
@media (max-width:640px){
  .member{flex-direction:column;height:auto;}
  .member-photo{flex:none;border-right:none;border-bottom:1px solid var(--light);height:300px;}
  .member-photo img{height:100%;}
  .member-body{padding:28px 26px;}
}