:root{--forest:#0c3025;--deep:#08271e;--mid:#234438;--cream:#f8f6f0;--paper:#fffefa;--gold:#c8a55b;--gold2:#e1c987;--ink:#13342a;--muted:#657369;--line:#e6e4dc}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{margin:0;color:var(--ink);background:var(--paper);font-family:'Arial',sans-serif;-webkit-font-smoothing:antialiased}
a{text-decoration:none;color:inherit}
button{cursor:pointer}
.page{overflow:hidden}
.preview{background:#efeadf;color:#665a43;text-align:center;font-size:10px;letter-spacing:.15em;font-weight:700;padding:10px 20px}
.header{min-height:86px;background:var(--deep);color:white;display:flex;justify-content:space-between;align-items:center;padding:16px max(5vw,calc((100vw - 1470px)/2));gap:25px;border-bottom:1px solid #315044}
.brand{display:flex;align-items:center;gap:17px;flex-shrink:0}
.brandmark{font:normal 41px/.9 Georgia,serif;color:var(--gold2);letter-spacing:-.12em;padding-right:7px}
.brandtext{border-left:1px solid #728678;padding-left:16px;font-size:12px;letter-spacing:.16em;line-height:1.24;font-weight:600;white-space:nowrap}
.tagline{font:italic 14px/1.7 Georgia,serif;color:var(--gold2);letter-spacing:.015em}
.nav{display:flex;align-items:center;gap:26px;font-size:12px;white-space:nowrap}
.nav a{padding:11px 0;color:#e4e8e0}
.nav a.active{border-bottom:2px solid var(--gold);color:var(--gold2);font-weight:700}
.nav .apply{background:linear-gradient(115deg,#e9d292,#bf9340);color:#102a21;font-weight:700;padding:15px 24px;border-radius:2px}
.hero{min-height:590px;position:relative;background:var(--deep);display:flex;align-items:center}
.hero-image{position:absolute;inset:0;background-image:linear-gradient(90deg,rgba(5,31,23,.98) 0%,rgba(7,38,29,.96) 30%,rgba(8,39,30,.64) 54%,rgba(8,39,30,.04) 83%),url('assets/invest-develop/residence.jpg');background-position:center,center 44%;background-size:cover}
.hero-content{position:relative;z-index:1;color:white;padding:80px max(6vw,calc((100vw - 1390px)/2));max-width:990px}
.eyebrow{color:var(--gold2);font-size:11px;letter-spacing:.31em;text-transform:uppercase;font-weight:700;display:flex;gap:18px;align-items:center}
.eyebrow:after{content:'';width:60px;height:1px;background:var(--gold);opacity:.8}
.hero h1{font:normal clamp(52px,6.3vw,93px)/1.04 Georgia,serif;letter-spacing:-.046em;margin:23px 0 18px;white-space:nowrap}
.hero-sub{font-size:13px;letter-spacing:.19em;text-transform:uppercase;color:var(--gold2);margin:0 0 22px;font-weight:700}
.hero-copy{font-size:17px;line-height:1.85;color:#f0f1e9;max-width:615px;margin:0 0 33px}
.actions{display:flex;flex-wrap:wrap;gap:13px}
.btn{min-height:50px;display:inline-flex;align-items:center;justify-content:center;padding:16px 24px;border-radius:2px;font-size:12px;font-weight:700;letter-spacing:.04em;transition:filter .2s}
.btn:hover{filter:brightness(1.12)}
.primary{background:linear-gradient(120deg,#e8d18e,#bb923c);color:#08291f}
.secondary{border:1px solid #e4dfcd;color:white;background:rgba(10,42,31,.34)}
.hero-foot{position:absolute;z-index:1;bottom:25px;right:6vw;color:white;letter-spacing:.12em;text-transform:uppercase;font-size:9px;background:rgba(5,31,23,.45);padding:12px}
.path-intro{padding:75px 6vw 36px;max-width:1510px;margin:auto}
.section-label{font-size:11px;letter-spacing:.22em;text-transform:uppercase;color:#aa8849;font-weight:700}
.path-intro h2,.section-heading{font:normal clamp(34px,3.5vw,51px)/1.15 Georgia,serif;letter-spacing:-.03em;margin:16px 0 14px}
.path-intro p{color:var(--muted);font-size:15px;line-height:1.8;margin:0;max-width:680px}
.paths{padding:0 6vw 84px;max-width:1510px;margin:auto;display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:22px}
.path{background:#fff;border:1px solid var(--line);box-shadow:0 12px 31px #20382d0b;display:flex;flex-direction:column}
.path img{display:block;width:100%;aspect-ratio:2.4/1;object-fit:cover}
.path-body{padding:28px 30px 30px;flex:1;display:flex;flex-direction:column}
.path-no{color:#9f8048;letter-spacing:.2em;text-transform:uppercase;font-size:10px;font-weight:700}
.path h3{font:normal 27px/1.19 Georgia,serif;margin:12px 0 12px}
.path p{font-size:13px;color:#657167;line-height:1.75;margin:0 0 16px;flex:1}
.loans{font-size:11px;line-height:1.65;color:#826436;border-top:1px solid var(--line);padding-top:17px;margin-bottom:19px}
.pathlink{font-size:11px;text-transform:uppercase;letter-spacing:.09em;font-weight:700;border-bottom:1px solid var(--gold);width:max-content;padding-bottom:6px}
.pathlink span{font-size:18px;margin-left:12px}
.solutions{background:var(--deep);color:white;padding:65px 6vw 76px}
.solutions-inner{max-width:1320px;margin:auto}
.solutions-top{display:flex;align-items:flex-end;justify-content:space-between;gap:30px;margin-bottom:30px}
.solutions h2{font:normal 41px/1.16 Georgia,serif;max-width:720px;margin:15px 0 0}
.solutions p{color:#c5d5c9;line-height:1.7;font-size:13px;max-width:325px}
.solution-row{display:grid;grid-template-columns:repeat(7,1fr);border-top:1px solid #486a5b;border-bottom:1px solid #486a5b}
.solution{padding:25px 13px;border-right:1px solid #486a5b;font-size:12px;line-height:1.6;text-align:center;display:flex;flex-direction:column;justify-content:center;align-items:center;gap:10px}
.solution:last-child{border:0}
.solution .num{font:normal 28px Georgia,serif;color:var(--gold2)}
.advantage{display:grid;grid-template-columns:1.05fr .95fr;align-items:stretch;background:var(--cream)}
.advantage-copy{padding:79px 6vw 82px max(6vw,calc((100vw - 1380px)/2));}
.advantage h2{font:normal clamp(34px,3.7vw,52px)/1.18 Georgia,serif;letter-spacing:-.025em;margin:20px 0}
.advantage p{font-size:15px;line-height:1.85;color:#657269;max-width:530px}
.points{display:grid;grid-template-columns:1fr 1fr;gap:20px;margin:30px 0 0;max-width:550px}
.point{border-top:1px solid #d8d5ca;padding-top:13px}
.point strong{display:block;font:normal 18px Georgia,serif}
.point small{display:block;margin-top:7px;color:#657269;line-height:1.5}
.advantage-image{background-image:linear-gradient(90deg,#f8f6f0 0%,transparent 28%),url('assets/invest-develop/residence.jpg');background-size:cover;background-position:center;min-height:430px}
.cta{background:#fffefa;padding:77px 6vw;display:grid;grid-template-columns:1.1fr .9fr;gap:65px;align-items:center;max-width:1510px;margin:auto}
.cta h2{font:normal clamp(39px,4vw,57px)/1.1 Georgia,serif;margin:14px 0}
.cta p{color:#657269;font-size:15px;line-height:1.8;max-width:580px}
.cta .btn{margin-top:10px}
.form-preserve{border:1px solid #d9d0be;background:#f7f3e9;padding:33px 36px}
.form-preserve h3{font:normal 25px Georgia,serif;margin:12px 0}
.form-preserve p{font-size:13px}
.form-preserve .footnote{font-size:10px;letter-spacing:.09em;text-transform:uppercase;color:#7f775f;border-top:1px solid #d9d0be;padding-top:18px;margin-top:20px}
.footer{background:#09271e;color:#c6d4c8;padding:34px 6vw;display:flex;justify-content:space-between;gap:15px;font-size:11px;align-items:center}
.footer strong{font-size:13px;letter-spacing:.13em;color:var(--gold2)}
.footer em{font:italic 15px Georgia,serif;color:var(--gold2)}

@media(max-width:1060px){.nav{gap:15px;font-size:11px}
.nav a:nth-child(2),.nav a:nth-child(4){display:none}
.hero h1{font-size:70px}
.hero-content{padding:85px 6vw}
.path h3{font-size:23px}
.path-body{padding:23px}
.solution-row{grid-template-columns:repeat(3,1fr)}
.solution:nth-child(3){border-right:0}
.solution:nth-child(-n+3){border-bottom:1px solid #486a5b}
}

@media(max-width:680px){.preview{font-size:8px;line-height:1.5;padding:9px 13px}
.header{min-height:76px;padding:11px 20px}
.brand{gap:8px}
.brandmark{font-size:32px}
.brandtext{font-size:8px;padding-left:10px;letter-spacing:.14em}
.tagline{font-size:10px}
.nav a:not(.apply){display:none}
.nav .apply{padding:12px 11px;font-size:10px}
.hero{display:block;min-height:600px}
.hero-image{background-image:linear-gradient(180deg,rgba(5,31,23,.98) 0%,rgba(7,38,29,.95) 40%,rgba(8,39,30,.62) 65%,rgba(8,39,30,.15) 100%),url('assets/invest-develop/residence.jpg');background-position:center 45%}
.hero-content{padding:60px 25px 180px}
.hero h1{font-size:clamp(47px,13vw,65px);white-space:normal;margin:20px 0}
.hero-sub{font-size:10px;letter-spacing:.13em;line-height:1.6}
.hero-copy{font-size:14px;line-height:1.75;margin-bottom:25px}
.actions{display:grid;gap:10px}
.btn{font-size:11px;padding:16px}
.hero-foot{font-size:8px;right:20px;bottom:14px}
.path-intro{padding:55px 24px 26px}
.path-intro h2{font-size:36px}
.path-intro p{font-size:14px}
.paths{padding:0 24px 64px;grid-template-columns:1fr;gap:18px}
.path img{aspect-ratio:2.1/1}
.path h3{font-size:26px}
.solutions{padding:59px 24px}
.solutions-top{display:block}
.solutions h2{font-size:34px}
.solutions p{font-size:13px}
.solution-row{grid-template-columns:repeat(2,1fr)}
.solution:nth-child(3){border-right:1px solid #486a5b}
.solution:nth-child(even){border-right:0}
.solution:nth-child(-n+4){border-bottom:1px solid #486a5b}
.solution{font-size:11px}
.advantage{grid-template-columns:1fr}
.advantage-copy{padding:62px 24px}
.advantage h2{font-size:39px}
.advantage p{font-size:14px}
.advantage-image{min-height:280px;background-image:url('assets/invest-develop/residence.jpg')}
.points{gap:15px}
.point strong{font-size:16px}
.cta{grid-template-columns:1fr;padding:64px 24px;gap:24px}
.cta h2{font-size:43px}
.form-preserve{padding:26px}
.footer{padding:29px 24px;display:block;line-height:2}
.footer em{display:block}
}


.identity,.navigation,.nav-links{display:flex;align-items:center}
.identity{gap:12px}
.identity img{width:65px;height:55px;object-fit:cover;filter:brightness(0) saturate(100%) invert(84%) sepia(45%) saturate(440%)}
.tagline{display:block}
.header{position:relative;z-index:5;padding-inline:4vw}
.navigation{gap:12px}
.nav-links{gap:clamp(9px,1.2vw,21px);font-size:12px}
.nav-links a{padding:13px 0}
.nav-links [aria-current]{color:var(--gold2);border-bottom:2px solid}
.nav-links .apply-now-link,.mobile-apply{background:var(--gold2);color:var(--deep);padding:14px;font-weight:bold;border-radius:2px}
.menu-btn,.mobile-apply{display:none}
.cta{display:block}
.footer a{text-decoration:underline}
.section-label,.path-no{color:#86652d}
.solution{border-bottom:1px solid #486a5b}
.solution-row{border-bottom:0}
.solution:last-child{border-bottom:1px solid #486a5b}
.path-intro,.path{scroll-margin-top:16px}

@media(max-width:1180px){.menu-btn,.mobile-apply{display:block}
.menu-btn{color:white;border:1px solid #afbcad;background:transparent;padding:10px 12px}
.mobile-apply{font:700 11px Arial}
.nav-links{display:none;position:absolute;top:100%;left:0;right:0;padding:10px 6vw 20px;background:var(--deep);box-shadow:0 8px 12px #0002}
.nav-links.open{display:grid;grid-template-columns:1fr 1fr}
.identity img{width:47px;height:42px}
.header{padding-inline:18px}
.navigation{gap:8px}
}

@media(max-width:680px){.solution:last-child{grid-column:1/-1}
.brandtext{white-space:normal}
.hero-content{max-width:100%}
.pathlink{max-width:100%}
}

@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}
}