@import url('https://fonts.googleapis.com/css2?family=DM+Sans:wght@400;500;600;700&family=Libre+Caslon+Display&display=swap');
:root{--navy:#102b3d;--dark:#0b2130;--paper:#f7f5f0;--gold:#c7ab76;--ink:#173245;--muted:#5c6870}*{box-sizing:border-box}body{margin:0;background:var(--paper);color:var(--ink);font-family:'DM Sans',sans-serif;font-size:16px;line-height:1.65}a{color:inherit;text-decoration:none}header{height:106px;padding:0 6%;display:flex;justify-content:space-between;align-items:center;background:var(--paper)}.brand{font-family:Georgia,serif;font-size:38px;letter-spacing:3px;line-height:1}.brand span{display:block;font-family:'DM Sans',sans-serif;font-size:9px;letter-spacing:2px;margin-top:10px}nav{display:flex;gap:36px;align-items:center;font-size:14px}nav a:hover{color:#8c6936}.nav-contact{border:1px solid #b9b6af;padding:12px 24px}.nav-contact span{margin-left:24px}.hero{display:grid;grid-template-columns:1fr 1fr;background:var(--navy);color:var(--paper);min-height:730px}.hero-copy{padding:66px 8% 48px 12%}.eyebrow{font-size:11px;font-weight:600;letter-spacing:2.2px;color:var(--gold);margin:0 0 28px}h1,h2,h3{font-weight:400;line-height:1.06;font-family:'Libre Caslon Display',Georgia,serif}h1{font-size:clamp(48px,5.4vw,82px);margin:0 0 28px;letter-spacing:-1.5px}em{font-weight:400;color:var(--gold)}.lead{font-size:17px;color:#d1d9dd;max-width:410px}.actions{display:flex;gap:14px;margin-top:32px}.button{padding:15px 22px;display:inline-flex;align-items:center;justify-content:space-between;gap:30px;font-size:14px;font-weight:600;border:1px solid transparent;cursor:pointer;font-family:inherit}.gold{background:var(--gold);color:var(--dark)}.outline{border-color:#60727d;color:white}.license{font-size:12px;letter-spacing:1.5px;margin-top:38px;color:#b5c0c6}.hero-image{background:linear-gradient(135deg,#718189,#c3b8a1);position:relative;background-size:cover;background-position:center}.image-note{position:absolute;bottom:28px;left:32px;font-size:11px;letter-spacing:2px;color:white}.hero-image:after{content:'';position:absolute;inset:75% 0 0;background:linear-gradient(transparent,#102b3d88);pointer-events:none}.image-note{z-index:1}@media(max-width:760px){header{height:auto;padding:22px 6%;align-items:flex-start;gap:20px}nav{gap:12px;flex-wrap:wrap;justify-content:flex-end;font-size:12px;max-width:230px}.nav-contact{padding:5px 12px}.hero{grid-template-columns:1fr}.hero-copy{padding:50px 7%}.hero-image{min-height:360px}h1{font-size:60px}.eyebrow{font-size:10px}.actions{flex-wrap:wrap}}

.hero-image{background-image:url(/assets/multifamily.jpg)}
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@media(min-width:1600px){body{max-width:1800px;margin:auto}}@media(max-width:900px){nav{gap:18px}.section{padding:66px 6%}.contact{gap:6%}.three-grid{gap:22px}.subhero>div{padding:60px 10%}.inline-cta{align-items:flex-start;flex-direction:column}.operations>img{height:680px}}@media(max-width:760px){header{align-items:center}.brand{font-size:30px}.brand span{font-size:8px;letter-spacing:1px}nav{font-size:14px;max-width:215px;gap:8px 14px}.nav-contact{border:0;padding:0}.nav-contact span{margin-left:8px}.section-heading,.about,.contact,.subhero,.operations{grid-template-columns:1fr;gap:30px}.intro-band{gap:16px;flex-wrap:wrap;padding:25px 7%}.intro-band p{width:100%;font-size:15px}.intro-band span{font-size:10px;letter-spacing:1px}.intro-band i{height:16px}.section-heading{margin-bottom:25px}.section-heading p:last-child{margin-bottom:0}.property-grid,.three-grid,.metric-grid,.steps{grid-template-columns:1fr}.property-card img{height:300px}.about-image img{height:320px}.three-grid{gap:25px}.contact-intro>p:not(.eyebrow){max-width:none}.contact-line{margin:25px 0}.footer-top{grid-template-columns:1fr 1fr}.footer-top>p{display:none}.footer-bottom{flex-direction:column;gap:16px}.subhero>div{padding:50px 7%}.subhero>img{min-height:0;height:340px}.subhero h1{font-size:56px}.operations>img{height:370px}.metric{padding:26px}.metric-grid{gap:18px}.steps{gap:0}.inline-cta .button{font-size:13px;gap:16px}.form-grid{gap:18px 14px}.form-grid label{font-size:13px}.section .eyebrow{font-size:11px}.hero-copy{padding-top:48px}.contact h2{font-size:46px}}@media(max-width:380px){header{flex-direction:column;align-items:flex-start}nav{max-width:none;justify-content:flex-start}.form-grid{grid-template-columns:1fr}h1{font-size:52px}.actions{gap:10px}.button{padding:13px 16px}.footer-top{grid-template-columns:1fr}}@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}} 
.photo-caption{display:block;font-family:'DM Sans',sans-serif;font-size:12px;font-style:normal;color:#b8c5ce;margin-top:6px}
.exchange-hero>img{object-position:center 56%}.exchange-note{border-left:3px solid var(--gold);padding:20px 24px;background:#ecece5;display:grid;grid-template-columns:1fr 1fr;gap:32px;font-size:16px}.exchange-note span{color:var(--muted)}.exchange-timeline{background:#eaece7}.timeline-grid,.do-dont-grid{display:grid;grid-template-columns:1fr 1fr;gap:28px;margin-top:40px}.timeline-grid article{border-top:1px solid #bac2bd;padding:28px 0}.timeline-number{font:clamp(72px,9vw,130px)/.8 'Libre Caslon Display',Georgia,serif;color:var(--gold);display:block}.timeline-grid h3{font-size:30px}.timeline-grid p,.do-dont-grid li,.data-callout p{color:var(--muted)}.source-line{font-size:13px;color:var(--muted);margin-top:30px}.do-dont-grid article{padding:34px}.do-card{background:#e9ece7}.dont-card{background:var(--navy);color:var(--paper)}.dont-card .eyebrow{color:var(--gold)}.dont-card li{color:#d1d9dd}.do-dont-grid ul{padding-left:20px;margin:20px 0 0}.do-dont-grid li{padding:10px 0;border-bottom:1px solid #cbd0cb}.dont-card li{border-color:#426071}.exchange-data{background:var(--navy);color:var(--paper)}.exchange-data .eyebrow{color:var(--gold)}.exchange-data .section-heading p{color:#d1d9dd}.data-callout{border:1px solid #60727d;padding:34px;max-width:860px;font-family:'Libre Caslon Display',Georgia,serif;font-size:28px;line-height:1.3}.data-callout p{font:16px/1.65 'DM Sans',sans-serif;margin-top:20px}.exchange-data .source-line{color:#c2ccd2}.exchange-contact{display:flex;flex-direction:column;justify-content:center;align-items:flex-start}.exchange-contact .button{margin-top:10px}@media(max-width:760px){.exchange-note,.timeline-grid,.do-dont-grid{grid-template-columns:1fr}.exchange-note{gap:12px}.data-callout{font-size:23px}.do-dont-grid{margin-top:24px}}
.menu-toggle{display:none;background:transparent;border:0;color:var(--ink);padding:8px;cursor:pointer}.menu-toggle span{display:block;width:25px;height:2px;background:currentColor;margin:5px 0}.hero-focus{font-size:13px;letter-spacing:1.4px;color:#dfc58f;text-transform:uppercase;margin:0 0 16px}.property-grid{grid-template-columns:repeat(3,1fr)}
@media(max-width:760px){header{position:relative}.menu-toggle{display:block;margin-left:auto}header nav{display:none;width:100%;max-width:none;flex-direction:column;align-items:flex-start;gap:0;background:var(--paper);padding:14px 0 4px;border-top:1px solid #d7d6ce}header nav.is-open{display:flex}header nav a{width:100%;padding:10px 0}.property-grid{grid-template-columns:1fr}}

/* Introductory video on the 1031 Exchange page. */
.exchange-hero{grid-template-columns:.85fr 1.15fr;align-items:center;gap:4%;padding:54px 6%}
.exchange-hero>div{padding:0;min-width:0}
.exchange-hero h1{font-size:clamp(42px,4.5vw,68px)}
.exchange-video{margin:0;min-width:0;width:100%}
.exchange-video video{display:block;width:100%;height:auto;aspect-ratio:16/9;object-fit:contain;background:#071722;border:1px solid #60727d;border-radius:4px}
.exchange-video video:focus-visible{outline:3px solid var(--gold);outline-offset:5px}
.exchange-video figcaption{display:flex;justify-content:space-between;gap:12px;flex-wrap:wrap;margin-top:16px;font-size:12px;color:#e1e6e8}
.exchange-video figcaption strong{letter-spacing:1px;color:var(--gold)}
.exchange-video .video-disclaimer{font-size:12px;line-height:1.6;color:#b8c5ce;margin-top:12px}
@media(max-width:900px){.exchange-hero{grid-template-columns:1fr;padding:40px 6%;gap:30px}.exchange-hero .lead{max-width:650px}.exchange-hero h1{font-size:clamp(40px,7vw,58px)}}