:root{--midnight:#070a25;--navy:#0a183b;--night:#071132;--paper:#f7f5ee;--gold:#d9bd79;--gold-ink:#806526;--ink:#121c35;--muted:#626978;--line:#dbdcd9;--sans:Inter,-apple-system,BlinkMacSystemFont,'Segoe UI',Arial,sans-serif}
*{box-sizing:border-box}html{scroll-padding-top:105px}body{margin:0;background:var(--paper);color:var(--ink);font:16px/1.65 var(--sans);-webkit-font-smoothing:antialiased}a{color:inherit;text-decoration:none;text-underline-offset:5px}button{font:inherit}img{display:block;max-width:100%}h1,h2,h3,p,figure{margin:0}h1,h2,h3{font-weight:650;letter-spacing:-1.9px;line-height:1.08}h2{font-size:clamp(35px,3.65vw,54px)}h3{font-size:27px;letter-spacing:-.8px}em{font-style:normal}p+p{margin-top:18px}.wrap{width:100%;max-width:1440px;padding:0 72px;margin:auto}a:focus-visible,button:focus-visible,summary:focus-visible{outline:3px solid var(--gold);outline-offset:6px}button,a,summary{-webkit-tap-highlight-color:transparent}.skip-link{position:fixed;top:-100px;left:20px;z-index:50;background:var(--gold);color:var(--midnight);padding:12px 20px}.skip-link:focus{top:10px}.button{display:inline-flex;align-items:center;justify-content:center;gap:26px;min-height:56px;padding:17px 24px;border:1px solid var(--gold);border-radius:7px;background:var(--gold);color:var(--midnight);font-size:12px;line-height:1.5;font-weight:650;white-space:nowrap}.button:hover{background:#e9d29b;border-color:#e9d29b}.button span{font-size:17px}.button.navy-button{background:var(--navy);color:var(--paper);border-color:var(--navy)}.button.navy-button:hover{background:#192e58}.text-link{font-size:13px;font-weight:600;display:inline-flex;align-items:center;gap:18px;min-height:44px;border-bottom:1px solid currentColor;line-height:1.3;padding:7px 0}.text-link span{font-size:18px}.text-link:hover{color:var(--gold-ink)}.eyebrow{display:flex;align-items:center;gap:15px;font-size:10px;font-weight:550;line-height:1.5;letter-spacing:2px;text-transform:uppercase;margin-bottom:28px}.eyebrow:before{content:'';width:32px;height:1px;background:var(--gold);flex-shrink:0}.light-section{background:var(--paper)}.dark-section{background:var(--navy);color:var(--paper)}.dark-section em{color:var(--gold)}
.site-header{background:var(--midnight);color:var(--paper);border-bottom:1px solid #ffffff17;position:sticky;top:0;z-index:20}.header-inner{display:flex;align-items:center;justify-content:space-between;gap:25px;min-height:100px}.brand{display:inline-flex;align-items:center;gap:17px;flex-shrink:0}.brand img{width:73px;height:51px;object-fit:contain}.brand>span{font-size:13px;font-weight:650;line-height:1.2;letter-spacing:2px}.brand small{display:block;font-size:8px;font-weight:450;letter-spacing:3px;margin-top:8px;color:#c9cbd6}#primary-navigation{display:flex;align-items:center;gap:28px}#primary-navigation>a:not(.button){font-size:12px;color:#d5d7e1;padding:15px 0}#primary-navigation>a:hover{color:var(--gold)}.header-cta{margin-left:10px;min-height:50px;padding:13px 22px}.menu-toggle{display:none}
.hero{color:#fff;background:radial-gradient(ellipse at 93% 38%,#20385d8c 0,transparent 48%),linear-gradient(118deg,#0a031d 0%,var(--midnight) 36%,var(--navy) 100%);overflow:hidden}.hero-grid{display:grid;grid-template-columns:1.12fr .88fr;gap:90px;align-items:center;padding-top:73px;padding-bottom:67px}.hero h1{font-size:clamp(53px,5.1vw,75px);letter-spacing:-3.4px;line-height:1.015}.hero h1 em{color:var(--gold)}.hero-intro{font-size:18px;line-height:1.75;color:#bfc5d6;max-width:535px;margin-top:28px}.actions{display:flex;align-items:center;gap:28px;flex-wrap:wrap;margin-top:31px}.hero .text-link{border:0;font-size:12px}.hero .text-link:hover{color:var(--gold)}.hero-note{font-size:11px;color:#aeb7cb;margin-top:19px}.hero .eyebrow{font-size:9px;letter-spacing:1.8px;color:#e4d5af;margin-bottom:25px}.performance-note{align-self:center;margin-top:24px;background:linear-gradient(145deg,#15294bdf,#101e3ce8);border:1px solid #c9bb893b;border-top:2px solid var(--gold);padding:25px 30px 21px;position:relative;border-radius:2px}.performance-note figcaption{display:flex;justify-content:space-between;gap:15px;flex-wrap:wrap;padding-bottom:24px;border-bottom:1px solid #ffffff15}.folio-label{font-size:9px;letter-spacing:1.6px;font-weight:500}.status-dot{font-size:9px;color:#c5ccdb;display:inline-flex;align-items:center;gap:6px}.status-dot:before{content:'';height:4px;width:4px;border-radius:50%;background:var(--gold)}.note-title{display:flex;justify-content:space-between;align-items:center;margin-top:25px}.note-title h2{font-size:21px;letter-spacing:-.5px;font-weight:500}.note-title p{font-size:12px;color:#b7c0d1;margin-top:7px}.property-symbol{font-size:40px;color:var(--gold);font-family:Georgia,serif;line-height:1}.hero-lift{font-size:clamp(62px,5.5vw,83px);line-height:1;letter-spacing:-4px;font-weight:550;color:var(--gold);margin-top:27px}.hero-lift>span{font-size:.72em;margin-left:3px}.lift-label{font-size:12px;color:#e5e8ed;margin-top:10px}.revenue-chart{display:grid;grid-template-columns:1fr 1fr;gap:30px;padding:0 37px;margin-top:26px;height:190px;border-bottom:1px solid #ffffff38}.chart-column{display:flex;flex-direction:column;justify-content:flex-end;align-items:center;position:relative;padding-bottom:25px}.chart-column strong{font-size:14px;letter-spacing:-.2px;margin-bottom:10px;font-weight:550}.chart-column:last-child strong{color:var(--gold)}.bar{width:100%;max-width:98px;border-radius:2px 2px 0 0}.bar-before{height:86px;background:linear-gradient(#65748f,#3a4c70)}.bar-after{height:135px;background:linear-gradient(#e1c989,#b79853)}.chart-column>span{font-size:10px;position:absolute;bottom:3px;color:#c1c8d6}.note-bottom{display:flex;align-items:center;justify-content:space-between;font-size:8px;letter-spacing:1.25px;color:#d3d7e1;padding-top:17px}.note-bottom>a{font-size:22px;line-height:1;padding:5px 0 5px 12px;color:var(--gold)}.note-qualification{font-size:10px;line-height:1.65;color:#aebbd0;margin-top:12px}.hero-footer{display:flex;align-items:center;justify-content:space-between;gap:20px;border-top:1px solid #ffffff1c;min-height:65px;font-size:9px;letter-spacing:1.5px;color:#a7afc2}.hero-footer>a{font-size:10px;letter-spacing:.1px;color:#d6d9e4}.hero-footer>a>span{margin-left:15px;color:var(--gold)}
.portfolio{padding:47px 0 38px;border-bottom:1px solid var(--line)}.section-kicker{display:flex;justify-content:space-between;gap:30px;align-items:center;margin-bottom:30px}.section-kicker h2{font-size:14px;font-weight:500;letter-spacing:-.1px}.section-kicker>span{font-size:9px;letter-spacing:1.7px;color:var(--muted)}.portfolio-grid{display:grid;grid-template-columns:1fr 1.25fr 1fr 1fr}.portfolio-metric{padding:0 35px;border-left:1px solid #d6d8d7}.portfolio-metric:first-child{padding-left:0;border-left:0}.portfolio-metric strong{display:block;font-size:55px;line-height:1.1;letter-spacing:-2.5px;font-weight:550;color:var(--navy)}.portfolio-metric>span{display:block;font-size:12px;line-height:1.5;color:#565e6b;margin-top:11px}.portfolio-note{font-size:10px;line-height:1.65;color:#626978;max-width:1030px;margin-top:28px}.portfolio-note a{white-space:nowrap;text-decoration:underline;text-underline-offset:3px;margin-left:4px}
.approach{padding:100px 0 112px}.approach-grid{display:grid;grid-template-columns:1.06fr .94fr;gap:105px;align-items:center}.approach h2 em,.value-grid h2 em{color:var(--gold-ink)}.approach .lead{margin-top:29px;font-size:22px;line-height:1.5;letter-spacing:-.4px;color:var(--ink)}.approach-copy>p:not(.eyebrow):not(.lead){font-size:15px;line-height:1.8;color:var(--muted);margin-top:20px;max-width:520px}.principles{margin-top:32px;margin-bottom:24px}.principles>div{display:flex;gap:20px;border-top:1px solid var(--line);padding:16px 0}.principles>div>span{font-size:10px;padding-top:3px;color:var(--gold-ink)}.principles p{font-size:13px;color:var(--muted);line-height:1.65}.principles strong{font-weight:600;color:var(--navy)}.hospitality-image{position:relative;align-self:stretch;min-height:590px;overflow:hidden}.hospitality-image>img{width:100%;height:100%;position:absolute;object-fit:cover;object-position:47% center}.image-caption{position:absolute;right:27px;bottom:30px;left:27px;padding:27px 30px;background:#f7f5eef5;color:var(--navy)}.image-caption>span{font-size:8px;letter-spacing:1.7px;color:var(--gold-ink)}.image-caption p{font-size:25px;line-height:1.35;letter-spacing:-.8px;margin-top:16px;font-weight:500}
.results{padding:94px 0 60px;background:linear-gradient(117deg,#070a25,#0a183b)}.section-heading{display:flex;justify-content:space-between;gap:70px;align-items:flex-end;margin-bottom:56px}.section-heading>p{font-size:14px;color:#b7c0d3;line-height:1.8;max-width:300px;padding-bottom:5px}.section-heading h2{font-size:clamp(35px,3.35vw,50px)}.case-feature{display:grid;grid-template-columns:1fr 1.1fr;gap:100px;padding:43px 0 44px;border-top:1px solid #d9bd7980;border-bottom:1px solid #ffffff26}.case-number{font-size:9px;letter-spacing:1.8px;color:var(--gold)}.case-story h3{font-size:37px;margin-top:21px;letter-spacing:-1px}.case-property{font-size:11px;color:#b9c1d2;margin-top:12px}.case-story>p:not(.case-property):not(.case-context){font-size:15px;line-height:1.8;margin-top:23px;max-width:400px;color:#c8cfdd}.case-story .case-context{font-size:10px;color:#aebbd0;margin-top:21px}.case-story .text-link{margin-top:24px;color:var(--paper)}.case-story .text-link:hover{color:var(--gold)}.case-financials{align-self:center}.financial-label{font-size:9px;letter-spacing:1.3px;color:#c0c8d7}.case-delta{font-size:clamp(55px,5.5vw,80px);line-height:1.2;letter-spacing:-3.6px;color:var(--gold);font-weight:500;margin:12px 0 25px}.case-comparison{display:flex;align-items:center;gap:30px;border-top:1px solid #ffffff2c;border-bottom:1px solid #ffffff2c;padding:22px 0}.case-comparison>div{flex:1}.case-comparison>div>span{display:block;font-size:10px;color:#b7c0d2;margin-bottom:6px}.case-comparison strong{font-size:25px;font-weight:500;letter-spacing:-.7px;line-height:1.3}.comparison-arrow{font-size:23px;color:var(--gold)}.case-context-row{display:flex;flex-wrap:wrap;gap:12px 28px;font-size:10px;padding:16px 0 8px;color:#b8c2d3}.case-context-row b{font-weight:500;color:var(--paper);margin-left:5px}.fine-print{font-size:10px;line-height:1.7;color:#b7c1d3}.case-secondary{display:grid;grid-template-columns:1.4fr 1fr .9fr auto;gap:32px;align-items:center;border-bottom:1px solid #ffffff26;padding:33px 0}.case-secondary h3{font-size:28px;margin-top:11px}.case-secondary p{font-size:10px;color:#b7c1d3;margin-top:9px}.secondary-result strong,.secondary-change strong{display:block;font-size:33px;font-weight:500;line-height:1.2;letter-spacing:-1px}.secondary-change strong{color:var(--gold)}.secondary-result>span,.secondary-change>span{display:block;color:#b7c1d3;font-size:10px;margin-top:8px}.round-link{width:44px;height:44px;border:1px solid #d9bd7970;border-radius:50%;display:flex;align-items:center;justify-content:center;font-size:22px;color:var(--gold)}.round-link:hover{background:var(--gold);color:var(--navy)}.results-note{font-size:10px;color:#aebbd0;line-height:1.8;max-width:930px;margin-top:24px}.results-note a{text-decoration:underline;text-underline-offset:3px;white-space:nowrap}.case-fallback{font-size:11px;border-bottom:1px solid #ffffff26;color:#b9c3d5}.case-fallback summary{padding:12px 0;cursor:pointer}.case-fallback p{max-width:900px;padding-bottom:20px}
.fee-value{padding:103px 0}.value-grid{display:grid;grid-template-columns:1fr .85fr;gap:115px;align-items:center}.value-grid .lead{font-size:21px;letter-spacing:-.4px;margin-top:26px}.value-grid>div>p:not(.eyebrow):not(.lead){font-size:15px;line-height:1.8;color:var(--muted);margin-top:17px;max-width:510px}.value-grid .button{margin-top:29px}.value-ledger{border-top:2px solid var(--gold-ink);padding-top:23px}.value-ledger>.folio-label{color:var(--gold-ink)}.ledger-row{display:flex;gap:22px;padding:24px 0;border-bottom:1px solid var(--line)}.ledger-row>span{font-size:11px;color:var(--gold-ink);padding-top:4px}.ledger-row h3{font-size:21px;letter-spacing:-.4px;font-weight:550}.ledger-row p{font-size:13px;line-height:1.75;color:var(--muted);margin-top:10px;max-width:330px}.ledger-note{font-size:12px;line-height:1.8;color:var(--muted);margin-top:22px;padding-left:36px;max-width:390px}
.process{padding:78px 0 90px;border-top:1px solid var(--line)}.process .section-heading{align-items:flex-end;margin-bottom:48px}.process .section-heading .text-link{flex-shrink:0;margin-bottom:4px}.process-steps{padding:0;margin:0 0 29px;list-style:none;display:grid;grid-template-columns:repeat(4,1fr);gap:35px}.process-steps li{padding-top:25px;border-top:1px solid #bcb7a7}.step-number{font-size:12px;color:var(--gold-ink);letter-spacing:1px}.process-steps h3{font-size:24px;letter-spacing:-.7px;line-height:1.18;margin-top:26px}.process-steps p{font-size:13px;color:var(--muted);line-height:1.8;max-width:230px;margin-top:16px}.questions{padding:68px 0 83px;border-top:1px solid var(--line);background:#f0efe9}.questions-grid{display:grid;grid-template-columns:1fr 1.3fr;gap:100px}.questions h2{font-size:42px}.questions .text-link{margin-top:25px}.faq-list details{border-bottom:1px solid #d2d3cd}.faq-list details:first-child{border-top:1px solid #d2d3cd}.faq-list summary{position:relative;list-style:none;cursor:pointer;font-size:15px;font-weight:500;line-height:1.5;padding:25px 40px 25px 0}.faq-list summary::-webkit-details-marker{display:none}.faq-list summary:after{content:'+';position:absolute;right:5px;top:20px;font-size:24px;font-weight:400;color:var(--gold-ink)}.faq-list details[open] summary:after{content:'−'}.faq-list details p{font-size:14px;line-height:1.8;color:var(--muted);padding:0 20px 25px 0}
.closing{padding:91px 0 96px;background:radial-gradient(ellipse at 80% 0,#22365d75,transparent 65%),linear-gradient(120deg,#070a25,#0a183b)}.closing-grid{display:grid;grid-template-columns:1.1fr .9fr;align-items:center;gap:100px}.closing h2{font-size:clamp(40px,4.3vw,63px);letter-spacing:-2.4px}.closing-grid>div>p:not(.eyebrow){font-size:15px;line-height:1.8;color:#c1c9d9;max-width:440px}.closing .button{margin-top:27px}.site-footer{background:var(--midnight);color:#d5d9e5;border-top:1px solid #ffffff19;padding:56px 0 24px}.footer-top{display:grid;grid-template-columns:1.1fr 1fr;gap:100px;padding-bottom:44px}.footer-top>div>p{font-size:12px;color:#9fa9bf;line-height:1.8;margin-top:25px;max-width:300px}.footer-links{display:grid;grid-template-columns:1fr 1fr;gap:65px}.footer-links h2{font-size:9px;letter-spacing:1.7px;font-weight:500;color:var(--gold);margin:0 0 20px;text-transform:uppercase}.footer-links a{display:block;font-size:11px;color:#b5bfd2;min-height:31px;padding:4px 0}.footer-links a:hover,.footer-bottom a:hover{color:var(--gold)}.data-notes{font-size:10px;color:#a4aec4;border-top:1px solid #ffffff1c;border-bottom:1px solid #ffffff1c;scroll-margin-top:110px}.data-notes summary{padding:17px 0;cursor:pointer}.data-notes>div{padding:0 0 22px;max-width:1030px;line-height:1.8}.data-notes a{text-decoration:underline}.data-notes p+p{margin-top:13px}.footer-bottom{display:flex;justify-content:space-between;gap:25px;font-size:10px;padding-top:25px;color:#9da8be}.footer-bottom>div{display:flex;gap:27px}
dialog{background:var(--paper);color:var(--ink);border:0;padding:0;max-width:650px;width:calc(100% - 40px);max-height:calc(100dvh - 60px);border-radius:4px;overflow:auto}dialog::backdrop{background:#02091cbf;backdrop-filter:blur(4px)}.dialog-inner{padding:43px 45px;position:relative}.dialog-close{position:absolute;right:18px;top:12px;background:transparent;border:0;min-height:44px;min-width:44px;font-size:29px;line-height:1;cursor:pointer;color:var(--navy)}.dialog-inner .eyebrow{font-size:9px;margin-bottom:21px}.dialog-inner h2{font-size:36px}.dialog-subtitle{font-size:12px;color:var(--muted);margin-top:12px}.dialog-lift{font-size:60px;color:var(--gold-ink);letter-spacing:-2px;line-height:1.2;margin-top:24px}.dialog-lift>span{display:block;font-size:12px;letter-spacing:0;margin-top:2px;color:var(--muted)}.comparison-table{border-collapse:collapse;width:100%;font-size:13px;margin:24px 0}.comparison-table caption{text-align:left;font-size:11px;padding-bottom:10px}.comparison-table th,.comparison-table td{padding:13px 0;border-top:1px solid var(--line)}.comparison-table th{text-align:left;font-weight:500}.comparison-table td{text-align:right}.comparison-table thead th{font-size:10px;text-transform:uppercase;letter-spacing:1px;color:var(--muted)}.comparison-table thead th:last-child{text-align:right}.dialog-inner>p:not(.eyebrow):not(.dialog-subtitle):not(.dialog-lift):not(.fine-print){font-size:13px;color:var(--muted);line-height:1.8}.dialog-inner .fine-print{color:var(--muted);margin-top:21px}.dialog-inner .button{margin-top:26px}
@media(min-width:1550px){.hero-grid{padding-top:87px;padding-bottom:84px}.hero h1{font-size:79px}}
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