@import url('https://fonts.googleapis.com/css2?family=DM+Sans:wght@400;500;600;700&family=Libre+Caslon+Display&display=swap');
:root{--ink:#203431;--muted:#64716c;--paper:#faf9f5;--line:#dcded6;--sage:#dce6dc;--sand:#ebe4d8;--white:#fff;--serif:'Libre Caslon Display',Georgia,serif;--sans:'DM Sans',Arial,sans-serif}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:30px}body{margin:0;background:var(--paper);color:var(--ink);font:15px/1.65 var(--sans)}a{color:inherit;text-decoration:none}button,input,select,textarea{font:inherit}button,a,input,select,textarea{outline-offset:5px}button{cursor:pointer}button:disabled{opacity:.5;cursor:default}[hidden]{display:none!important}.wrap{width:min(1180px,calc(100% - 100px));margin:auto}.site-header{padding:28px 50px;display:flex;align-items:center;justify-content:space-between;border-bottom:1px solid var(--line)}.brand{font-size:31px;letter-spacing:5px;font-weight:600;line-height:1}.brand span{display:block;font-size:8px;letter-spacing:1.5px;margin-top:9px;font-weight:500}.site-header nav{display:flex;align-items:center;gap:30px;font-size:12px}.button{background:var(--ink);color:white;border:1px solid var(--ink);padding:15px 22px;display:inline-flex;align-items:center;justify-content:space-between;gap:30px;font-size:13px;font-weight:500}.button:hover{background:#34534c}.button.small{padding:11px 17px}.button span{font-size:19px}.hero{display:grid;grid-template-columns:1fr 1fr;gap:60px;align-items:center;padding:80px 0 75px}.eyebrow{font-size:10px;letter-spacing:2px;font-weight:600;margin:0 0 20px}h1,h2{font-family:var(--serif);font-weight:400;line-height:1.03;letter-spacing:-2px;margin:0}h1{font-size:clamp(65px,7.5vw,102px)}h1 em,h2 em{font-weight:400;color:#6e806e}h2{font-size:60px}h3{font-weight:500}.intro{font-size:17px;max-width:350px;line-height:1.6;margin:25px 0;color:var(--muted)}.actions{display:flex;gap:24px;align-items:center}.text-link{font-size:12px;border-bottom:1px solid var(--line);padding:7px 0}.hero-note{font-size:11px;color:var(--muted);margin:23px 0 0}.hero-art{background:var(--sage);padding:24px 29px 20px;transform:rotate(1deg);border-radius:140px 140px 5px 5px}.art-top,.art-bottom{display:flex;align-items:center;justify-content:space-between;font-size:9px;letter-spacing:1px;gap:8px}.art-top{padding:40px 8px 22px}.dot{width:6px;height:6px;background:#49634d;border-radius:50%}.art-top span:last-child{margin-left:auto}.mock{background:var(--paper);border:1px solid #ced9cc;padding:26px;box-shadow:0 15px 30px #2034310d;transform:rotate(-1deg)}.mock-head{display:flex;align-items:center;gap:10px;margin-bottom:25px}.mock-head b{font-size:12px}.mock small{display:block;font-size:9px;color:var(--muted)}.mini-logo{font:32px var(--serif)}.avatar{margin-left:auto;background:var(--sand);border-radius:100%;padding:9px;font-size:9px}.mock-stats{display:grid;grid-template-columns:1fr 1fr;gap:12px;margin-bottom:22px}.mock-stats>div{border:1px solid var(--line);padding:14px}.mock-stats 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i{font-style:normal;color:#84917a}.section{padding-top:90px;padding-bottom:90px}.section-heading{display:flex;justify-content:space-between;align-items:end;gap:50px;margin-bottom:42px}.section-heading>p{max-width:320px;color:var(--muted);font-size:14px}.project-grid{display:grid;grid-template-columns:1fr 1fr;gap:32px}.preview{width:100%;border:0;color:var(--ink);text-align:left;padding:22px;background:var(--sage);transition:transform .2s}.preview:hover{transform:translateY(-4px)}.preview.estate{background:var(--sand)}.preview-bar{display:flex;justify-content:space-between;font-size:8px;letter-spacing:1px;margin-bottom:18px}.preview-body{display:flex;background:#fafbf8;height:220px;border:1px solid #cbd3c7}.preview-side{width:95px;background:#edf0e9;font-size:9px;line-height:2.9;padding:16px;border-right:1px solid var(--line)}.estate .preview-side{background:#ede9e1}.preview-content{padding:16px;flex:1}.preview-content h3{font-family:var(--serif);font-size:22px;margin:0 0 15px;line-height:1.1}.preview-metrics{display:flex;gap:23px;margin-bottom:15px}.preview-metrics span{font-size:24px}.preview-metrics small{display:block;font-size:7px;color:var(--muted)}.preview-line{border-bottom:1px solid var(--line);padding:8px 0;font-size:8px;display:flex;justify-content:space-between;gap:10px}.preview-line b{font-size:7px;font-weight:400;color:#6f8065}.buildings{height:95px;display:flex;align-items:end;gap:6px;background:#eae9e0;margin-bottom:8px;padding:8px 15px 0}.buildings i{height:75%;width:17%;background:repeating-linear-gradient(0deg,#b1b6a8 0 7px,#d5d8cd 7px 10px);border:4px solid #b1b6a8}.buildings i:nth-child(2n){height:100%}.buildings i:nth-child(3){height:60%}.project-title{display:flex;justify-content:space-between;align-items:center;margin-top:25px}.project-title .eyebrow{font-size:9px;margin-bottom:8px}.project-title h3{font:34px var(--serif);margin:0}.round{border:1px solid var(--line);border-radius:50%;width:42px;height:42px;background:transparent;font-size:21px;color:var(--ink)}.round:hover{background:var(--sage)}.project>p{color:var(--muted);font-size:14px;max-width:480px}.tags{display:flex;flex-wrap:wrap;gap:8px}.tags span{font-size:9px;border:1px solid var(--line);padding:5px 10px}.disclosure{font-size:11px;color:var(--muted);margin-top:30px}.service-section{background:#eeeee6}.services{display:grid;grid-template-columns:repeat(3,1fr);gap:40px;margin-top:45px}.services article{border-top:1px solid #bcc7b8;padding-top:20px}.services article>span{font-size:10px;color:var(--muted)}.services h3{font-size:20px;margin:25px 0 10px}.services p{font-size:14px;color:var(--muted);max-width:300px}.about{display:grid;grid-template-columns: .85fr 1.15fr;gap:90px;align-items:center}.monogram{background:var(--sand);height:360px;display:flex;align-items:center;justify-content:center;position:relative;font:180px var(--serif);color:#7d8975;border-radius:180px 180px 0 0}.monogram span{position:absolute;bottom:35px;font:9px var(--sans);letter-spacing:3px;color:var(--ink)}.about p:not(.eyebrow){color:var(--muted);font-size:14px}.process{border-top:1px solid var(--line);margin-top:25px;display:flex;flex-direction:column}.process span{padding:10px 0;border-bottom:1px solid var(--line);font-size:12px}.process b{margin-right:16px;font-size:9px;color:var(--muted)}.contact{border-top:1px solid var(--line);display:grid;grid-template-columns:1fr 1fr;gap:100px}.contact p{color:var(--muted);font-size:14px;max-width:390px}.contact small{color:var(--muted);font-size:11px;display:block;max-width:350px;margin-top:25px}label{display:block;font-size:12px;margin-bottom:17px}input,select,textarea{display:block;width:100%;padding:12px;border:1px solid #cfd5cb;border-radius:0;background:#fff;color:var(--ink);margin-top:7px;font-size:13px}textarea{resize:vertical}.form-note{font-size:10px!important}.secondary{background:transparent;border:1px solid #c4cdc1;color:var(--ink);padding:9px 14px;font-size:12px}.secondary:hover{background:#e8ede3}footer{border-top:1px solid var(--line);padding:30px 0;display:flex;justify-content:space-between;align-items:center}footer>span,footer>a:last-child{font-size:11px;color:var(--muted)}
.sidebar{width:220px;position:fixed;inset:0 auto 0 0;border-right:1px solid var(--line);background:#eeeee7;padding:30px 22px;display:flex;flex-direction:column}.demo-badge{font-size:9px;letter-spacing:1px;margin:30px 0 20px;color:var(--muted)}#desk-nav{display:flex;flex-direction:column;gap:5px}#desk-nav a{font-size:13px;padding:11px 13px}#desk-nav a.active{background:var(--ink);color:white}#desk-nav a:hover{box-shadow:inset 0 0 0 1px #afbaa9}.sidebar-bottom{margin-top:auto;display:flex;flex-direction:column;gap:18px;font-size:12px}.desk-main{margin-left:220px}.desk-header{height:88px;padding:20px 40px;display:flex;justify-content:space-between;align-items:center;border-bottom:1px solid var(--line)}.desk-header span{font-size:11px;letter-spacing:1px}.desk-header small{display:block;font-size:10px;color:var(--muted)}.desk-header a{font-size:12px}#desk-content{padding:36px 40px;max-width:1500px}.desk-title{display:flex;align-items:center;justify-content:space-between;gap:15px;margin-bottom:30px}.desk-title h1{font:46px var(--serif);letter-spacing:-1px}.desk-title p{font-size:13px;color:var(--muted);margin-bottom:0}.stats{display:grid;grid-template-columns:repeat(4,1fr);gap:15px;margin-bottom:30px}.stat{padding:20px;border:1px solid var(--line);background:white}.stat span{font-size:11px;color:var(--muted)}.stat strong{display:block;font-size:29px;font-weight:500}.stat small{font-size:10px;color:var(--muted)}.panel{background:white;border:1px solid var(--line);padding:25px;margin-bottom:24px}.panel h2{font:27px var(--serif);letter-spacing:-.5px;margin-bottom:18px}.panel p{color:var(--muted);font-size:13px}.desk-columns{display:grid;grid-template-columns:1.4fr 1fr;gap:24px}.task-row{display:flex;align-items:center;gap:12px;border-bottom:1px solid var(--line);padding:14px 0;font-size:12px}.task-row>div{flex:1}.task-row small{display:block;color:var(--muted);font-size:10px}.task-row button{font-size:10px}.filters{display:flex;gap:15px;margin-bottom:20px}.filters input{margin:0;max-width:350px}.filters select{margin:0;max-width:190px}.table-scroll{overflow-x:auto}table{border-collapse:collapse;width:100%;font-size:12px}th{text-align:left;font-size:9px;text-transform:uppercase;letter-spacing:1px;color:var(--muted);font-weight:500;white-space:nowrap}td,th{padding:14px 12px;border-bottom:1px solid var(--line)}td:first-child{font-weight:500}td small{font-weight:400;display:block;color:var(--muted);font-size:10px}.status-select{font-size:11px;padding:6px;min-width:112px;margin:0}.empty{text-align:center;color:var(--muted);padding:30px}.property-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:20px}.property-card{background:white;border:1px solid var(--line)}.property-art{height:135px;background:#e0e6dc;display:flex;align-items:end;justify-content:center;gap:10px;padding:20px 20px 0}.property-art i{height:90%;width:23%;background:repeating-linear-gradient(0deg,#b3bcae 0 13px,#e5e9e0 13px 19px);border:7px solid #b3bcae}.property-art i:nth-child(2){height:70%}.property-info{padding:20px}.property-info h3{margin:10px 0 0;font:25px var(--serif)}.property-info p{font-size:12px;color:var(--muted)}.property-info strong{font-size:15px}.demo-notice{background:#eceee5;padding:13px 18px;font-size:11px;color:#52624d;margin-bottom:25px}.app-link{font-size:12px;text-decoration:underline}.reply-box{border:1px solid var(--line);padding:18px;white-space:pre-wrap;font-size:13px;margin:15px 0}.reply-form{max-width:650px}.reply-form>p{font-size:12px;color:var(--muted)}dialog{border:1px solid var(--line);padding:30px;width:min(470px,90vw);color:var(--ink);background:var(--paper)}dialog::backdrop{background:#1c302c88}.dialog-head{display:flex;align-items:center;justify-content:space-between}.dialog-head h2{font-size:32px;letter-spacing:-1px}dialog p{font-size:12px;color:var(--muted)}#toast{position:fixed;bottom:25px;left:50%;transform:translateX(-50%);padding:12px 22px;background:var(--ink);color:white;font-size:12px;z-index:20;opacity:0;pointer-events:none;transition:opacity .2s}#toast.show{opacity:1}
@media(min-width:1500px){.hero{padding-top:110px;padding-bottom:110px}}@media(max-width:1000px){.wrap{width:calc(100% - 48px)}.site-header{padding:24px}.site-header nav{gap:18px}.hero{gap:25px}h1{font-size:75px}.hero-art{padding:15px}.actions{gap:15px;flex-wrap:wrap}.mock{padding:18px}.strip{gap:20px}.about,.contact{gap:40px}.sidebar{width:180px;padding:25px 14px}.desk-main{margin-left:180px}#desk-content{padding:25px}.desk-header{padding:20px 25px}.stats{grid-template-columns:repeat(2,1fr)}.property-grid{grid-template-columns:repeat(2,1fr)}.desk-columns{grid-template-columns:1fr}.preview-content{padding:12px}.preview-metrics{gap:15px}}@media(max-width:700px){.site-header{padding:20px}.site-header nav>a:not(.button){display:none}.brand{font-size:27px}.brand span{font-size:7px}.button.small{font-size:11px;padding:9px 12px}.hero{grid-template-columns:1fr;padding:50px 0;gap:40px}h1{font-size:78px}.hero-art{max-width:480px;width:100%;margin:auto;padding:20px 25px}.strip{flex-wrap:wrap;gap:12px 20px;font-size:9px}.strip i{display:none}.section{padding:55px 0}h2{font-size:45px}.section-heading{display:block;margin-bottom:25px}.section-heading>p{max-width:none}.project-grid,.about,.contact{grid-template-columns:1fr;gap:40px}.services{grid-template-columns:1fr;gap:20px}.services h3{margin:10px 0}.services p{max-width:none}.monogram{height:270px;max-width:350px;width:100%;margin:auto;font-size:140px}.about{gap:35px}footer{gap:25px;flex-wrap:wrap}footer>span{order:3;width:100%}.sidebar{position:static;width:auto;padding:20px}.sidebar .brand{display:none}.demo-badge{margin:0 0 10px}#desk-nav{flex-direction:row;overflow-x:auto}#desk-nav a{white-space:nowrap;padding:8px 12px;font-size:11px}.sidebar-bottom{flex-direction:row;align-items:center;justify-content:space-between;margin-top:15px}.sidebar-bottom button{font-size:10px;padding:6px}.sidebar-bottom a{display:none}.desk-main{margin:0}.desk-header{padding:15px 20px;height:70px}.desk-header small{font-size:9px}#desk-content{padding:25px 18px}.desk-title h1{font-size:37px}.desk-title .button{padding:10px;font-size:10px;gap:5px}.stats{gap:10px}.stat{padding:15px}.stat strong{font-size:25px}.panel{padding:18px}.filters{flex-direction:column;gap:8px}.filters input,.filters select{max-width:none}.property-grid{grid-template-columns:1fr}.preview{padding:16px}.preview-body{height:215px}.preview-side{width:80px}.preview-bar{font-size:7px}.preview-content h3{font-size:20px}.project-title h3{font-size:31px}}

.field-error{color:#9a3730;font-size:12px;min-height:18px}.ready-note{font-size:12px;color:#365b41!important}.send-steps{padding-left:22px;font-size:13px}.send-steps li{margin:12px 0}#send-demo-dialog{width:min(580px,92vw);max-height:90vh;overflow:auto}#reply-ready{margin-top:18px}#send-demo-dialog details{margin-bottom:20px}#send-demo-message{overflow-wrap:anywhere;max-height:180px;overflow:auto}input:disabled{background:#f0f0ea;color:#849082}

/* International MEB Business portfolio additions. */
.hero h1{font-size:clamp(56px,6.2vw,84px)}.hero .intro{max-width:450px}.preview.retail{display:block;background:#e1e5e9}.retail .preview-side{background:#eceff0}.project-grid .project:last-child:nth-child(odd){grid-column:1/-1;display:grid;grid-template-columns:1fr 1fr;column-gap:32px;align-content:start}.project-grid .project:last-child:nth-child(odd)>.preview{grid-column:1;grid-row:1/5}.project-grid .project:last-child:nth-child(odd)>.project-title{margin-top:12px}.project-grid .project:last-child:nth-child(odd)>.tags{align-self:start}.round{display:inline-flex;align-items:center;justify-content:center}.workflow-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:26px}.workflow-grid article{border-top:1px solid var(--line);padding-top:18px}.workflow-grid article>span{font-size:11px;color:var(--muted)}.workflow-grid h3{font-size:18px;line-height:1.4}.workflow-grid p{font-size:13px;color:var(--muted)}.question-pair{display:grid;grid-template-columns:1fr 1fr;gap:16px}#contact form{border-left:1px solid var(--line);padding-left:32px}.desk-title>.actions{flex-wrap:wrap;justify-content:flex-end}
@media(max-width:950px){.workflow-grid{grid-template-columns:1fr 1fr}.hero h1{font-size:65px}.site-header nav{gap:15px}.site-header nav .button{gap:12px}}
@media(max-width:700px){.hero h1{font-size:63px}.project-grid .project:last-child:nth-child(odd){display:block}.project-grid .project:last-child:nth-child(odd)>.project-title{margin-top:25px}.workflow-grid{grid-template-columns:1fr;gap:16px}.question-pair{grid-template-columns:1fr;gap:0}#contact form{padding-left:0;border:0}.desk-title{align-items:flex-start;flex-wrap:wrap}.desk-title>.actions{justify-content:flex-start;gap:10px}.desk-title .secondary{font-size:10px;padding:10px}.preview-content h3{overflow-wrap:anywhere}}

.optional-details{margin:0 0 22px}.optional-details button{border:0;border-bottom:1px solid var(--line);background:transparent;color:var(--ink);padding:6px 0;font-size:12px}.optional-details button span{color:var(--muted)}.optional-details small{display:block;margin-top:6px}#brief-details-dialog{width:min(620px,92vw);max-height:88vh;overflow-y:auto}#brief-details-dialog h2{font-size:33px;line-height:1.1;letter-spacing:-1px}#brief-details-dialog .dialog-head{gap:18px}#brief-details-dialog .round{flex-shrink:0}#brief-details-dialog .button{margin-top:5px}#brief-form>label textarea[name="needs"]{min-height:100px}
#retail-content{padding:36px 40px;max-width:1500px}#retail-nav{display:flex;flex-direction:column;gap:5px}#retail-nav a{display:block;padding:11px 13px;font-size:13px}#retail-nav a.active{background:var(--ink);color:white}#retail-nav a:hover{box-shadow:inset 0 0 0 1px #afbaa9}@media(max-width:1000px){#retail-content{padding:25px}}@media(max-width:700px){#retail-content{padding:25px 18px}#retail-nav{flex-direction:row;overflow-x:auto}#retail-nav a{white-space:nowrap;padding:8px 12px;font-size:11px}}

.retail-period{margin:0;min-width:155px}.retail-period select{margin:4px 0 0}.retail-progress{width:100%;height:12px;accent-color:#647c63}.retail-shortcuts{display:grid;grid-template-columns:1fr 1fr;gap:20px;margin:10px 0 25px}.retail-shortcuts a{border:1px solid var(--line);padding:20px;background:white}.retail-shortcuts span{display:block;color:var(--muted);font-size:12px;margin-top:6px}.retail-panel-head{display:flex;align-items:center;justify-content:space-between;gap:15px;margin-bottom:20px}.retail-panel-head h2{margin-bottom:0}#retail-sale-dialog{width:min(470px,92vw);max-height:88vh;overflow:auto}#retail-sale-dialog h2{font-size:32px;letter-spacing:-1px}@media(max-width:700px){.retail-shortcuts{grid-template-columns:1fr}.retail-panel-head{flex-wrap:wrap}.retail-period{width:100%}.retail-period select{max-width:220px}#retail-nav{display:flex;gap:4px;overflow:auto}}