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footer{background:var(--dark);color:#cacabc;padding:50px 6% 25px;margin-top:35px}.footer-top{display:flex;gap:70px;align-items:start;justify-content:space-between}.footer-top>a{display:block;flex-shrink:0;width:185px}.footer-top img{height:auto;width:100%}.footer-top nav{display:flex;flex-wrap:wrap;gap:10px 30px;justify-content:flex-end;max-width:770px}.footer-top nav a{font-size:12px;line-height:2}.footer-bottom{display:flex;align-items:end;justify-content:space-between;gap:30px;border-top:1px solid #ffffff26;padding-top:25px;margin-top:40px}.footer-bottom p{font-size:10px;color:#b6b9a9;margin:0}.footer-bottom button{font-size:10px;white-space:nowrap;padding:9px 0}.image-failed{background:#e4e3d9;min-height:140px;display:flex;justify-content:center;align-items:center;text-align:center;font-size:12px;padding:30px;color:#5f6556}.hero .image-failed{background:#4b5143;color:#e5e6d5}.skip{position:fixed;left:15px;top:-80px;z-index:200;background:var(--paper);padding:15px}.skip:focus{top:10px}.sr-only{position:absolute;width:1px;height:1px;overflow:hidden;clip:rect(0,0,0,0);white-space:nowrap}.noscript{padding:40px}
dialog{border:0;background:var(--paper);color:var(--ink);padding:35px;width:min(1100px,94vw);max-height:90svh;overflow:auto}dialog::backdrop{background:#1e241ee8}dialog h2{font-size:40px;margin:25px 0}dialog .eyebrow{margin:0}.dialog-top{display:flex;justify-content:space-between;gap:25px;align-items:center;font-size:11px}.dialog-top button{font-size:12px;padding:10px;min-width:70px}.lightbox{background:#1e241e;color:var(--paper);margin:0;width:100vw;max-width:none;height:100svh;max-height:none;padding:15px 3vw}.lightbox-stage{height:calc(100% - 85px);display:grid;grid-template-columns:44px 1fr 44px;gap:20px;align-items:center}.lightbox-stage>button{font-size:24px;border:1px solid #929d85;height:44px}.lightbox figure{margin:0;height:100%;min-height:0;display:flex;align-items:center;justify-content:center;flex-direction:column}.lightbox figure img{width:auto;max-width:100%;max-height:calc(100% - 100px);object-fit:contain}.lightbox figcaption{text-align:center;padding-top:20px;max-width:750px}.lightbox figcaption strong{display:block;font:25px var(--serif)}.lightbox figcaption span{font-size:11px;display:block;color:#c2c9b5;margin-top:10px}.lightbox-help{font-size:9px;text-align:center;color:#b7c0a9;margin-top:15px}.film-dialog{width:min(1050px,95vw)}.film-dialog>p,.comparison-dialog>p{font-size:12px;color:var(--muted)}.video-container{aspect-ratio:16/9;background:#191f19;margin:25px 0 15px}.video-container iframe{border:0;width:100%;height:100%}.table-scroll{overflow:auto;margin:25px 0}table{border-collapse:collapse;min-width:680px;width:100%;font-size:12px}th,td{padding:15px 18px;text-align:left;vertical-align:top;border-bottom:1px solid var(--line);min-width:150px}thead th{font:22px/1.3 var(--serif);min-width:185px}thead th small{font:8px var(--sans);letter-spacing:1px;display:block;color:var(--copper);margin-top:13px}tbody th{font-size:10px;font-weight:500;color:var(--muted)}td:nth-child(2),thead th:nth-child(2){background:#e9ecdf}tbody tr:last-child td{font-size:11px;min-width:220px}.method-dialog{max-width:800px}.method-dialog h3{font-size:27px;margin:25px 0 12px}.method-dialog p{font-size:13px;color:var(--muted)}.method-dialog a{text-decoration:underline}
@media(min-width:1500px){.wrap{width:min(1260px,86%)}.hero-copy{left:max(calc((100vw - 1260px)/2),7%)}.hero{max-height:940px}}
@media(max-width:1180px){.header{gap:22px}.brand{width:170px}.header nav{gap:15px}.header nav>a,.header #plan-toggle{font-size:9px;letter-spacing:1px}.view-control>span{display:none}.view-control>a{font-size:8px}.story-columns{grid-template-columns:1fr 1.3fr;gap:35px}.particulars{grid-column:1/-1;border-left:0;padding:20px 0 0;border-top:1px solid var(--line)}.particulars dl{display:grid;grid-template-columns:repeat(7,1fr);gap:15px}.particulars dl>div{border-bottom:0;padding:0}.particulars .eyebrow{margin-bottom:18px}.particulars dd{font-size:12px}.strategy-rows>a{grid-template-columns:30px 1.1fr 1.5fr;gap:25px}.row-action{grid-column:3;text-align:left;margin-top:-8px}.subject-story{gap:35px}.comp-body{gap:40px}.advisor-grid{gap:25px}.advisor-grid h2,.advisor-grid h3{font-size:27px}}
@media(max-width:900px){.header{height:70px;padding:0 5%;gap:20px}.brand{width:180px}#menu-toggle{display:block;font-size:10px;letter-spacing:1px;text-transform:uppercase;margin-left:auto;min-height:44px;padding:0}#menu-toggle span{padding-left:12px}.header nav{display:none;position:absolute;left:0;right:0;top:70px;background:var(--paper);padding:20px 5%;border-bottom:1px solid var(--line);max-height:calc(100svh - 90px);overflow:auto;box-shadow:0 10px 20px #2221}.header nav.open{display:block}.header nav>a,.header #plan-toggle{display:block;font-size:12px;letter-spacing:1.4px;width:100%;text-align:left;border-bottom:1px solid var(--line);padding:6px 0}.plan-dropdown{position:static;box-shadow:none;border:0;border-left:1px solid var(--copper);padding:0 0 0 22px;margin:8px 0 15px}.plan-dropdown a{font-size:12px}.view-control>a{font-size:8px;letter-spacing:1px;padding:9px}.plan-subnav{top:70px;gap:25px;justify-content:start;overflow:auto;white-space:nowrap}.plan-subnav a{font-size:10px}.hero{min-height:620px}.hero-copy h1{font-size:56px}.house-mark{width:160px}.wrap{width:88%}.page-intro.split{gap:35px}.story-columns{gap:25px}.story-columns h2{font-size:33px}.story-columns p{font-size:14px}.particulars dl{grid-template-columns:repeat(4,1fr);gap:20px}.vision-images{gap:15px}.metrics{gap:22px}.metrics strong{font-size:41px}.metrics span{font-size:8px}.distribution-head,.outlet-row{gap:25px;grid-template-columns:1fr 1.2fr .8fr}.outlet-row h3{font-size:22px}.outlet-row strong{font-size:21px}.exclusive-grid{grid-template-columns:1fr 1fr}.timeline-row{grid-template-columns:50px 1fr 1.2fr;gap:25px}.phase-jumps{flex-wrap:wrap;justify-content:start;gap:10px 25px}.network-grid{grid-template-columns:1fr 1fr}.subject-evidence{padding:30px}.comparison-toolbar{top:70px}.comp-body{grid-template-columns:.75fr 1.4fr;gap:30px}.transactions{grid-template-columns:1fr 1fr}.advisor-grid h2,.advisor-grid h3{font-size:24px}.advisor-grid p{font-size:13px}.advisor-grid .eyebrow{min-height:26px}.community{gap:35px}.gallery-grid{grid-template-columns:1fr 1fr}.gallery-item:nth-child(n+7) img{aspect-ratio:3/4}.gallery-item:last-child{grid-column:1/-1}.gallery-item:last-child img{aspect-ratio:2}.map-layout{grid-template-columns:1.15fr 1fr}.footer-top{gap:40px}.footer-top nav{gap:8px 23px}.footer-top>a{width:150px}}
@media(max-width:600px){html{scroll-padding-top:130px}body{font-size:15px}.wrap{width:calc(100% - 44px)}h1{font-size:40px}h2{font-size:35px}.eyebrow{font-size:9px;letter-spacing:1.8px;margin-bottom:20px}.header{height:68px;padding:0 18px;gap:16px}.brand{width:135px}.view-control>a{font-size:7px;letter-spacing:.7px;max-width:111px;text-align:center;line-height:1.7;padding:7px 9px}#menu-toggle{font-size:9px}#menu-toggle span{padding-left:5px}.header nav{top:68px}.plan-subnav{top:68px;padding:11px 22px;gap:25px}.plan-subnav a{font-size:10px}.hero{height:calc(100svh - 68px);min-height:610px;max-height:820px}.hero-image{object-position:53% center}.hero-copy{left:24px;right:24px;bottom:8%}.hero-copy h1{font-size:clamp(38px,9.5vw,52px);line-height:1.12}.hero-copy .eyebrow{font-size:8px;letter-spacing:1.25px;max-width:290px}.hero-copy>p{font-size:10px;max-width:270px;line-height:1.9}.hero-copy>p span{padding:0 8px}.house-mark{width:140px;right:25px;top:7%}.hero-shade{background:linear-gradient(0deg,#191e16e8,transparent 90%)}.story-section{padding:55px 0 35px}.story-columns{grid-template-columns:1fr;gap:25px}.story-columns h2{font-size:36px}.story-columns p{font-size:14px}.particulars{grid-column:1}.particulars dl{grid-template-columns:1fr 1fr;gap:18px 25px}.particulars dl>div{border-bottom:1px solid var(--line);padding-bottom:10px}.particulars dd{font-size:14px}.vision{padding:25px 0 45px}.vision h2{font-size:35px}.vision-images{grid-template-columns:1fr 1fr;gap:12px}.vision-images button:first-child{grid-column:1/-1}.vision-images button:first-child img{aspect-ratio:1.3;object-position:center 42%}.vision-images img{aspect-ratio:3/4}.vision-copy{grid-template-columns:1fr;gap:16px;margin-top:28px}.vision-copy p{font-size:14px}.vision-copy h3{font-size:33px}.proof-teaser{padding:45px 0}.section-pair{align-items:start;gap:25px;flex-wrap:wrap}.section-pair h2{font-size:34px}.metrics{grid-template-columns:1fr 1fr;gap:25px 30px;padding:25px 0;margin-top:27px}.metrics strong{font-size:43px}.metrics span{font-size:8px}.source-note{font-size:10px;line-height:1.8}.strategy-index{padding:55px 0}.strategy-index>h2{font-size:38px}.lead{font-size:15px;line-height:1.85;margin-top:22px}.strategy-rows{margin-top:28px}.strategy-rows>a{grid-template-columns:28px 1fr;gap:12px 16px;padding:25px 0}.strategy-rows h3{font-size:28px}.strategy-rows p{grid-column:2;font-size:13px}.row-action{grid-column:2;margin-top:0;font-size:9px}.next-step{grid-template-columns:1fr;gap:30px;padding:5px 0 50px}.next-step>img{height:390px;object-position:center 38%}.next-step p{font-size:14px}.actions{gap:20px}.page-intro{padding:48px 0 35px}.page-intro.split{grid-template-columns:1fr;gap:30px}.page-intro h1{font-size:40px}.intro-image{aspect-ratio:1.4}.editorial-row,.editorial-row.compact{grid-template-columns:1fr;gap:25px;padding:35px 0 20px}.editorial-row h2{font-size:35px}.editorial-row p{font-size:14px}.channel-tags{font-size:9px;gap:25px}.distribution-head{display:none}.distribution-table{margin-top:20px;border-top:1px solid var(--line)}.outlet-row{grid-template-columns:1fr;gap:17px;padding:25px 0}.outlet-row h3{font-size:27px}.outlet-row h3 .outlet-link{line-height:1.3}.outlet-row p{font-size:14px}.outlet-row strong{font-size:25px}.outlet-row>div:last-child{border-left:2px solid #c8ae8d;padding-left:18px}.exclusive{padding-top:35px}.exclusive-grid{gap:25px}.exclusive-grid strong{font-size:31px}.exclusive-grid h3{font-size:23px;margin:15px 0}.exclusive-grid p{font-size:12px}.press-pitch{padding:30px 0 50px}.press-desks{grid-template-columns:1fr;gap:20px}.press-desks h3{font-size:28px;margin:10px 0}.film-poster{height:260px}.featured .film-poster{height:310px}.featured .poster-title{font-size:42px}.poster-title{font-size:34px}.poster-note{font-size:8px;left:18px;bottom:18px}.film-caption{display:block;margin-top:18px}.film-caption .text-link{font-size:9px}.film-grid{grid-template-columns:1fr;gap:25px;margin-top:30px}.timeline-section{padding-bottom:40px}.phase-jumps{display:grid;grid-template-columns:1fr 1fr;gap:10px 20px}.phase-jumps button{font-size:11px;line-height:1.6}.phase-jumps button span{font-size:18px;margin-right:9px}.timeline-row{grid-template-columns:34px 1fr;gap:15px 20px;padding:28px 0;scroll-margin-top:140px}.timeline-number{font-size:35px}.timeline-row h2{font-size:31px;margin-bottom:13px}.timeline-row>div:last-child{grid-column:2}.timeline-row p,.timeline-row ul{font-size:13px}.timeline-row details p{font-size:12px}.network-intro{gap:25px;flex-wrap:wrap}.regents-logo{width:180px}.network-grid{grid-template-columns:1fr;gap:20px;padding:10px 0 35px}.network-grid p{font-size:14px}.realm{padding:45px 0}.realm-logo{width:150px}.realm .editorial-row{margin-top:25px}.compact-section{padding:25px 0 40px}.subject-evidence{padding:24px;width:calc(100% - 30px)}.subject-evidence .section-pair{gap:25px}.subject-mark{width:110px}.subject-story{grid-template-columns:1fr;gap:15px;margin-top:25px}.subject-specs{gap:25px}.subject-specs dt{font-size:25px}.subject-story p{font-size:13px}.cma-intro{grid-template-columns:1fr;gap:25px;padding:40px 0 20px}.cma-intro p{font-size:14px}.comparison-toolbar{top:68px;gap:10px;flex-wrap:wrap;padding:12px 0}.filter-row{gap:5px}.filter-row button{font-size:10px;padding:9px 10px;min-height:40px}.comparison-toolbar>.outline-button{font-size:9px;padding:8px 12px;min-height:39px}.comp-card{padding:28px 0}.comp-heading{align-items:start;gap:15px;flex-direction:column}.comp-heading h2{font-size:30px}.comp-heading .eyebrow{font-size:9px}.comp-facts{font-size:10px;line-height:2}.comp-facts span{padding:0 5px}.comp-body{grid-template-columns:1fr;gap:20px}.comp-price dl{display:grid;grid-template-columns:1fr 1fr;gap:0 20px}.comp-price>strong{font-size:33px}.comp-price .compare-check{margin-top:0}.comp-body>div>p,.source-comparison p{font-size:13px}.source-comparison{padding-left:17px}.comparison-bottom{align-items:start;flex-direction:column;gap:15px}.conclusion{padding:35px 0 50px}.conclusion p{font-size:14px}.transactions-heading{display:block;margin:40px 0 25px}.transactions-heading .eyebrow{margin-bottom:16px}.transactions{grid-template-columns:1fr;gap:35px}.transactions h2{font-size:27px}.transactions img{aspect-ratio:1.4}.evidence-connection{grid-template-columns:1fr;gap:5px;margin-top:35px}.evidence-connection .actions{align-items:start;margin-top:0}.advisor-grid{grid-template-columns:1fr;gap:35px}.advisor-grid img{aspect-ratio:1;object-position:center 20%;margin-bottom:25px}.advisor-grid h2,.advisor-grid h3{font-size:33px}.advisor-grid .eyebrow{min-height:0;font-size:9px}.advisor-grid p{font-size:14px}.community{grid-template-columns:1fr;gap:20px;padding:40px 0}.community img{margin:0;aspect-ratio:1.4}.community p{font-size:14px}.about-close{padding:40px 0 50px}.about-close p{font-size:14px}.gallery-grid{gap:30px 16px}.gallery-item h2{font-size:22px}.gallery-item p{font-size:10px}.gallery-item>div>span{height:28px;width:28px;font-size:16px;right:9px;bottom:9px}.destination-names{grid-template-columns:1fr 1fr;gap:0 20px;font-size:12px}.neighborhood-story{margin-top:20px}.supporting-map{margin-bottom:40px}.supporting-map>summary{font-size:26px;flex-wrap:wrap;gap:8px 20px}.supporting-map summary small{font-size:9px;margin-left:0}.map-toolbar{align-items:start;flex-wrap:wrap;gap:10px}.map-layout{grid-template-columns:1fr;height:auto}.map-shell{height:360px}.destination-list{max-height:310px}.map-shell.expanded{inset:10px;height:auto;box-shadow:0 0 0 15px #19211ee8}.destination{padding:18px 20px}.inquiry-note{padding:35px 0 45px}.inquiry-note h2{font-size:34px}.footer-top{flex-direction:column;gap:30px}.footer-top>a{width:155px}.footer-top nav{justify-content:start;gap:8px 22px}.footer-top nav a{font-size:11px}.footer-bottom{flex-direction:column;align-items:start;gap:20px;margin-top:25px}.footer-bottom p{font-size:9px}footer{padding:40px 22px 25px;margin-top:20px}dialog{padding:22px;width:95vw}dialog h2{font-size:33px}.lightbox{width:100vw;padding:12px}.lightbox-stage{grid-template-columns:32px 1fr 32px;gap:8px}.lightbox-stage>button{font-size:20px;height:42px}.lightbox figcaption strong{font-size:22px}.lightbox figcaption span{font-size:10px}.lightbox figure img{max-height:calc(100% - 125px)}.dialog-top .eyebrow{font-size:8px}.table-scroll{margin:20px 0}.film-dialog>p{font-size:11px}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*:before,*:after{transition:none!important;animation:none!important;scroll-behavior:auto!important}}

/* Display the supplied white logo in dark ink on the ivory header.
   CSS frames its artwork, excluding the file's transparent outer padding. */
.brand.rlsir-brand{position:relative;display:block;aspect-ratio:1435/274;overflow:hidden}
.brand.rlsir-brand img{position:absolute;width:122.020906%;max-width:none;height:auto;left:-11.010453%;top:-45.620438%;filter:brightness(0)}

/* Luxury Property Group contact links share the existing responsive profile layout. */
.advisor-contact{display:flex;flex-direction:column;align-items:flex-start;gap:12px}.advisor-contact .text-link{font-size:11px}.footer-top>a>img{width:100%;height:auto}