/* K2 Investment — shared site stylesheet.
   One design for every page: tokens, header, footer, buttons, and the k-* page components.
   Edit here, not in individual pages. Header/footer markup lives in tools/partials/ (run tools/build.py stamp). */
:root{
  --paper:#F7F8FA; --paper-2:#EEF1F5; --ink:#0C1F33; --ink-2:#3B4C5E; --mute:#5C6B7B; --line:#D5DCE4; --line-2:#AAB8C9;
  --k2:#1687FE; --k2-deep:#0E58A5; --signal:#B8955E; --signal-ink:#7D5F33; --on-signal:#0C1F33;
  --disp:'Fraunces',Georgia,'Times New Roman',serif; --body:'Public Sans',system-ui,-apple-system,'Segoe UI',sans-serif; --mono:var(--body);
  color-scheme:light;
}
/* dark mode: follows the phone or computer setting; data-theme on <html> can force either */
@media (prefers-color-scheme:dark){:root:not([data-theme="light"]){
  --paper:#0B1622; --paper-2:#12202E; --ink:#F1F4F8; --ink-2:#C2CCD8; --mute:#8D9BAB; --line:#263649; --line-2:#3A4D63;
  --k2:#4FA3FF; --k2-deep:#8CC4FF; --signal:#D4B483; --signal-ink:#D4B483; --on-signal:#0C1F33; color-scheme:dark; }
  :root:not([data-theme="light"]) .brand img{background:#F7F8FA;border-radius:6px}
  /* charts and data tables are drawn for a light ground, so they stay light cards in dark mode */
  :root:not([data-theme="light"]) :is(.k-chart,.k-fig,.k-panel,.k-twrap,.k-article table,.k-article :has(> svg):not(a):not(button):not(span):not(summary)){
  --paper:#F7F8FA; --paper-2:#EEF1F5; --ink:#0C1F33; --ink-2:#3B4C5E; --mute:#5C6B7B; --line:#D5DCE4; --line-2:#AAB8C9;
  --k2:#1687FE; --k2-deep:#0E58A5; --signal:#B8955E; --signal-ink:#7D5F33; --on-signal:#0C1F33; color-scheme:light; background:#fff;color:#0C1F33;border-radius:6px}
}
:root[data-theme="dark"]{
  --paper:#0B1622; --paper-2:#12202E; --ink:#F1F4F8; --ink-2:#C2CCD8; --mute:#8D9BAB; --line:#263649; --line-2:#3A4D63;
  --k2:#4FA3FF; --k2-deep:#8CC4FF; --signal:#D4B483; --signal-ink:#D4B483; --on-signal:#0C1F33; color-scheme:dark; }
:root[data-theme="dark"] .brand img{background:#F7F8FA;border-radius:6px}
:root[data-theme="dark"] :is(.k-chart,.k-fig,.k-panel,.k-twrap,.k-article table,.k-article :has(> svg):not(a):not(button):not(span):not(summary)){
  --paper:#F7F8FA; --paper-2:#EEF1F5; --ink:#0C1F33; --ink-2:#3B4C5E; --mute:#5C6B7B; --line:#D5DCE4; --line-2:#AAB8C9;
  --k2:#1687FE; --k2-deep:#0E58A5; --signal:#B8955E; --signal-ink:#7D5F33; --on-signal:#0C1F33; color-scheme:light; background:#fff;color:#0C1F33;border-radius:6px}
*{box-sizing:border-box}
html{-webkit-text-size-adjust:100%}
body{margin:0;background:var(--paper);color:var(--ink);font-family:var(--body);font-size:16px;line-height:1.55;-webkit-font-smoothing:antialiased}
a{color:inherit}
img{max-width:100%;height:auto}
.wrap{max-width:1180px;margin:0 auto;padding-left:max(16px,env(safe-area-inset-left,0px));padding-right:max(16px,env(safe-area-inset-right,0px))}
:focus-visible{outline:2px solid var(--k2);outline-offset:3px}
body::before{content:"";position:fixed;inset:0 0 auto;height:env(safe-area-inset-top,0px);z-index:50;background:var(--ink)}
.btn{display:inline-flex;align-items:center;gap:.5rem;padding:.8rem 1.15rem;border-radius:4px;font-weight:600;font-size:.95rem;text-decoration:none;border:1.5px solid transparent;transition:transform .15s ease,background .15s ease}
.btn:hover{transform:translateY(-1px)}
.btn-ink{background:var(--ink);color:var(--paper)}
.btn-line{border-color:var(--line);color:var(--ink);background:transparent}
.btn-signal{background:var(--k2-deep);color:var(--paper)}

/* ===== header ===== */
.nav{position:sticky;top:env(safe-area-inset-top,0px);z-index:35;border-bottom:1px solid var(--line);background:color-mix(in srgb,var(--paper) 84%,transparent);backdrop-filter:blur(14px);-webkit-backdrop-filter:blur(14px)}
.phone-m{display:none}
.nav .wrap{display:flex;align-items:center;gap:1.6rem;padding-block:.75rem}
.brand{display:flex;align-items:center;gap:.7rem;text-decoration:none;margin-right:auto}
.brand img{width:56px;height:56px;object-fit:contain}
.brand b{font-family:'Playfair Display',Georgia,serif;font-weight:600;font-size:23px;letter-spacing:.01em;line-height:1}
.brand i{display:block;font-style:normal;font-family:'JetBrains Mono',ui-monospace,Menlo,monospace;font-weight:500;font-size:9.5px;letter-spacing:.22em;text-transform:uppercase;color:var(--mute);margin-top:.3rem}
.links{display:flex;gap:1.35rem;font-size:.92rem;font-weight:500}
.links a{text-decoration:none;color:var(--ink-2);white-space:nowrap}
.links a:hover{color:var(--k2)}
.phone{font-weight:600;text-decoration:none;white-space:nowrap;background:var(--ink);color:var(--paper);padding:.55rem .95rem;border-radius:4px;box-shadow:0 8px 18px -10px rgba(12,31,51,.7)}
.burger{display:none;background:none;border:1.5px solid var(--line);border-radius:4px;width:42px;height:42px;cursor:pointer}
.burger span{display:block;width:18px;height:2px;background:var(--ink);margin:4px auto}
@media (max-width:980px){.links,.phone{display:none}.phone-m{display:grid;place-items:center;width:42px;height:42px;border-radius:4px;background:var(--ink);color:var(--paper);text-decoration:none}.burger{display:block}.links.open{display:flex;position:absolute;left:0;right:0;top:100%;flex-direction:column;background:var(--paper);border-bottom:1px solid var(--line);padding:1rem max(16px,env(safe-area-inset-left,0px)) 1.2rem;gap:.9rem;z-index:30}.nav{position:relative}}
.brand .mk{display:none}
@media (max-width:980px){.brand img.lg{display:none}.brand .mk{display:block;width:40px;height:34px;object-fit:contain}.brand i{display:none}.brand b{font-size:1rem}}
.nav .links a[aria-current="page"]{color:var(--ink);font-weight:600}

/* ===== footer + mobile call bar ===== */
.foot{font-size:.78rem;color:var(--mute);border-top:1px solid var(--line);background:var(--paper)}
.foot{padding-block:2.6rem 1.6rem}
.foot .cols{display:grid;grid-template-columns:1.4fr 1fr 1fr 1fr;gap:2rem;margin-bottom:2rem}
.foot h3{font-family:var(--body);font-weight:700;line-height:1.55;margin:0 0 .6rem;font-size:.74rem;letter-spacing:.14em;text-transform:uppercase;color:var(--ink)}
.foot .cols a{display:block;text-decoration:none;color:var(--ink-2);font-size:.9rem;padding:.18rem 0}
.foot .cols a:hover{color:var(--k2)}
.foot .about{font-size:.9rem;color:var(--ink-2);max-width:30rem}
.foot .legal{display:flex;flex-wrap:wrap;gap:.6rem 1.5rem;justify-content:space-between;border-top:1px solid var(--line);padding-top:1.2rem}
@media (max-width:820px){.foot .cols{grid-template-columns:1fr 1fr}}
@media (max-width:480px){.foot .cols{grid-template-columns:1fr}}
.foot p{margin:0}
.foot .about a{display:inline;padding:0;font-size:inherit;color:var(--k2-deep);white-space:nowrap}
@media (max-width:700px){
  .foot{padding-block:1.8rem 1.2rem}
  .foot .cols{grid-template-columns:1fr 1fr;gap:1.2rem;margin-bottom:1.2rem}
  .foot .cols>div:first-child{grid-column:1/-1}
  .foot .about{font-size:.84rem}
  .foot .cols a{font-size:.86rem;padding:.12rem 0}
  .foot .legal{font-size:.72rem}
  .nav{position:static}
}
.ctabar{display:none}
@media (max-width:700px){
  body{padding-bottom:calc(64px + env(safe-area-inset-bottom,0px))}
  .ctabar{display:grid;grid-template-columns:1fr 1fr;gap:.5rem;position:fixed;left:0;right:0;bottom:0;z-index:45;padding:.6rem max(16px,env(safe-area-inset-left,0px)) calc(.6rem + env(safe-area-inset-bottom,0px));background:color-mix(in srgb,var(--paper) 88%,transparent);backdrop-filter:blur(14px);-webkit-backdrop-filter:blur(14px);border-top:1px solid var(--line)}
  .ctabar .btn{justify-content:center}
}
@media (max-width:700px){
  .ctabar{transition:translate .25s ease,opacity .25s ease}
  .ctabar.hide{translate:0 110%;opacity:0;pointer-events:none}
}

/* ===== page components (k-*) ===== */
.k-hero{position:relative;padding:104px 0 92px;overflow:hidden;border-bottom:1px solid var(--line)}
.k-hero::before{content:"";position:absolute;inset:0;z-index:0;
  background:var(--hero) center/cover no-repeat;opacity:1;filter:brightness(.98) contrast(1.10) saturate(1.08)}
.k-hero::after{content:"";position:absolute;inset:0;z-index:1;background:linear-gradient(95deg,rgba(255,255,255,.96) 0%,rgba(255,255,255,.92) 38%,rgba(255,255,255,.74) 56%,rgba(255,255,255,.30) 74%,rgba(255,255,255,0) 92%),linear-gradient(180deg,rgba(255,255,255,0),transparent 55%,rgba(255,255,255,.34) 100%)}
.k-hero .wrap{position:relative;z-index:2}.k-hero .wrap::before{content:none}@media(max-width:700px){}.k-hero h1,.k-hero .k-sub,.k-hero .k-est{text-shadow:none}.k-hero .k-sub{background:none;border:0;padding:0;text-shadow:none}
.k-est{display:inline-flex;align-items:center;gap:10px;font-family:var(--mono);font-size:11px;letter-spacing:.2em;text-transform:uppercase;color:var(--k2-deep);border:1px solid rgba(15,79,136,.42);background:rgba(255,255,255,.92);padding:8px 15px;border-radius:3px;margin-bottom:30px;font-weight:500}
.k-hero h1{font-family:var(--disp);font-weight:500;font-size:clamp(38px,6.4vw,74px);line-height:1.02;letter-spacing:-.015em;margin:0 0 20px;max-width:15ch}
.k-hero h1 em{font-style:italic;color:var(--k2-deep)}
.k-hero .k-sub{font-size:clamp(17px,2.2vw,21px);line-height:1.6;color:var(--ink);max-width:56ch;margin:0 0 14px;font-weight:400}
.k-serv-line{font-family:var(--mono);font-size:11.5px;letter-spacing:.2em;color:var(--mute);text-transform:uppercase;margin:0 0 36px}
.k-cta{display:flex;flex-wrap:wrap;gap:13px}
.k-btn{font-family:var(--mono);font-size:12.5px;letter-spacing:.05em;padding:15px 26px;border-radius:5px;text-decoration:none;display:inline-block;transition:.2s}
.k-btn-p{background:var(--k2-deep);color:#fff;font-weight:500}
.k-btn-p:hover{background:var(--k2-deep)}
.k-btn-g{border:1px solid rgba(11,19,28,.28);color:var(--ink);background:rgba(255,255,255,.92);font-weight:500}
.k-btn-g:hover{border-color:var(--k2-deep);background:#fff}
.k-band{border-bottom:1px solid var(--line);background:var(--paper-2)}
.k-nums{display:grid;grid-template-columns:repeat(2,1fr);gap:30px 16px;padding:46px 0}
@media(min-width:840px){.k-nums{grid-template-columns:repeat(4,1fr)}}
.k-nums div{text-align:center}
.k-nums b{display:block;font-family:var(--disp);font-weight:500;font-size:clamp(32px,4.4vw,46px);color:var(--k2-deep);line-height:1}
.k-nums span{display:block;margin-top:10px;font-family:var(--mono);font-size:10.5px;letter-spacing:.15em;text-transform:uppercase;color:var(--mute)}
section.k{padding:88px 0;border-bottom:1px solid var(--line)}
.k-lab{font-family:var(--mono);font-size:11px;letter-spacing:.18em;text-transform:uppercase;color:var(--k2-deep);font-weight:500;margin-bottom:16px}
.k h2{font-family:var(--disp);font-weight:500;font-size:clamp(28px,4vw,42px);line-height:1.12;letter-spacing:-.01em;margin:0 0 18px;max-width:20ch}
.k .lede{font-size:17px;line-height:1.75;color:var(--ink-2);max-width:64ch;margin:0 0 44px;font-weight:400}
.k-svcs{display:grid;grid-template-columns:1fr;gap:20px}
@media(min-width:860px){.k-svcs{grid-template-columns:repeat(3,1fr)}}
.k-svc{background:var(--paper-2);border:1px solid var(--line);border-radius:8px;padding:32px 28px}
.k-svc-n{font-family:var(--mono);font-size:11px;color:var(--signal-ink);letter-spacing:.16em;margin-bottom:16px}
.k-svc h3{font-family:var(--disp);font-weight:500;font-size:22px;margin:0 0 12px}
.k-svc p{font-size:14.5px;line-height:1.72;color:var(--ink-2);margin:0 0 18px;font-weight:400}
.k-svc ul{margin:0;padding:0;list-style:none;border-top:1px solid var(--line);padding-top:16px}
.k-svc li{font-family:var(--mono);font-size:11.5px;color:var(--mute);padding:6px 0 6px 15px;position:relative}
.k-svc li::before{content:"";position:absolute;left:0;top:13px;width:5px;height:1px;background:var(--k2-deep)}
.k-listing{display:grid;grid-template-columns:1fr;background:var(--paper-2);border:1px solid var(--line);border-radius:10px;overflow:hidden;text-decoration:none;transition:.25s;margin-bottom:22px}
@media(min-width:880px){.k-listing{grid-template-columns:1.2fr .8fr}}
.k-listing:hover{border-color:var(--k2-deep)}
.k-listing-img{position:relative;aspect-ratio:16/10;overflow:hidden}
.k-listing-img img{width:100%;height:100%;object-fit:cover;transition:transform .6s}
.k-listing:hover .k-listing-img img{transform:scale(1.04)}
.k-tag{position:absolute;top:16px;left:16px;font-family:var(--mono);font-size:10px;letter-spacing:.16em;text-transform:uppercase;background:var(--k2-deep);color:#fff;padding:6px 12px;border-radius:3px;font-weight:500}
.k-listing-b{padding:32px 28px;display:flex;flex-direction:column;justify-content:center}
.k-hood{font-family:var(--mono);font-size:10.5px;letter-spacing:.16em;text-transform:uppercase;color:var(--signal-ink);margin-bottom:10px}
.k-listing-b h3,.k-lease h3{font-family:var(--disp);font-weight:500;font-size:23px;margin:0 0 12px;line-height:1.22}
.k-price{font-family:var(--disp);font-weight:500;font-size:30px;color:var(--k2-deep);margin-bottom:8px}
.k-meta{font-family:var(--mono);font-size:12px;color:var(--mute);margin:0 0 14px}
.k-go{font-family:var(--mono);font-size:12px;color:var(--k2-deep);margin-top:14px}
.k-leases{display:grid;grid-template-columns:1fr;gap:18px}
@media(min-width:860px){.k-leases{grid-template-columns:repeat(3,1fr)}}
.k-lease{background:var(--paper-2);border:1px solid var(--line);border-radius:8px;padding:28px 24px;display:flex;flex-direction:column}
.k-lease p{font-size:14px;line-height:1.7;color:var(--ink-2);font-weight:400;margin:0 0 16px}
.k-inq{margin-top:auto;font-family:var(--mono);font-size:11.5px;color:var(--k2-deep);text-decoration:none}
.k-track{list-style:none;margin:0;padding:0;display:grid;grid-template-columns:1fr;gap:0;border-top:1px solid var(--line)}
@media(min-width:760px){.k-track{grid-template-columns:1fr 1fr;column-gap:44px}}
.k-track li{display:flex;justify-content:space-between;align-items:baseline;gap:16px;padding:17px 0;border-bottom:1px solid var(--line)}
.k-track b{font-family:var(--disp);font-weight:500;font-size:17px}
.k-track span{font-family:var(--mono);font-size:10.5px;letter-spacing:.13em;text-transform:uppercase;color:var(--mute);white-space:nowrap}
.k-split{display:grid;grid-template-columns:1fr;gap:40px;align-items:center}
@media(min-width:900px){.k-split{grid-template-columns:1fr 1fr;gap:60px}}
.k-split img{width:100%;border-radius:10px;display:block;border:1px solid var(--line)}
.k-tl{max-width:820px}
.k-era{display:grid;grid-template-columns:1fr;gap:6px;padding:0 0 30px 24px;border-left:1px solid var(--line);position:relative}
@media(min-width:720px){.k-era{grid-template-columns:132px 1fr;gap:28px;padding-left:34px}}
.k-era::before{content:"";position:absolute;left:-4px;top:8px;width:7px;height:7px;border-radius:50%;background:var(--k2-deep)}
.k-year{font-family:var(--mono);font-size:12px;color:var(--k2-deep);letter-spacing:.06em;padding-top:3px}
.k-era h3{font-family:var(--disp);font-weight:500;font-size:19px;margin:0 0 8px}
.k-era p{font-size:14.5px;line-height:1.72;color:var(--ink-2);margin:0;font-weight:400;max-width:60ch}
.k-people{display:grid;grid-template-columns:1fr;gap:20px}
@media(min-width:800px){.k-people{grid-template-columns:1fr 1fr}}
.k-person{background:var(--paper-2);border:1px solid var(--line);border-radius:8px;padding:32px 28px}
.k-person h3{font-family:var(--disp);font-weight:500;font-size:22px;margin:0 0 4px}
.k-role{font-family:var(--mono);font-size:11px;letter-spacing:.14em;text-transform:uppercase;color:var(--signal-ink);margin-bottom:16px}
.k-person p{font-size:14.5px;line-height:1.72;color:var(--ink-2);font-weight:400;margin:0 0 14px}
.k-lic{font-family:var(--mono);font-size:11.5px;color:var(--mute)}
.k-q{border-bottom:1px solid var(--line);max-width:840px}
.k-q summary{cursor:pointer;list-style:none;padding:22px 34px 22px 0;font-family:var(--disp);font-weight:500;font-size:18px;position:relative}
.k-q summary::-webkit-details-marker{display:none}
.k-q summary::after{content:"+";position:absolute;right:2px;top:20px;color:var(--k2-deep);font-family:var(--mono);font-size:19px}
.k-q[open] summary::after{content:"–"}
.k-q p{font-size:15px;line-height:1.78;color:var(--ink-2);margin:0 0 22px;max-width:72ch;font-weight:400}
@media(min-width:800px){.k-foot-g{grid-template-columns:2fr 1fr 1fr}}
.k-banner{background:linear-gradient(90deg,rgba(14,88,165,.13),rgba(143,114,20,.13));border-bottom:1px solid var(--line);padding:11px 0;text-align:center;font-family:var(--mono);font-size:11.5px;letter-spacing:.06em;color:var(--k2-deep)}

/* ---------- gallery ---------- */
.k-gal{display:grid;grid-template-columns:repeat(auto-fill,minmax(250px,1fr));gap:12px}
.k-gal figure{margin:0;position:relative;aspect-ratio:3/2;border-radius:8px;overflow:hidden;border:1px solid var(--line);background:var(--paper-2);cursor:zoom-in}
.k-gal img{width:100%;height:100%;object-fit:cover;display:block;transition:transform .55s ease}
.k-gal figure:hover img{transform:scale(1.05)}
.k-gal figcaption{position:absolute;left:0;right:0;bottom:0;padding:22px 13px 10px;font-family:var(--mono);font-size:10.5px;letter-spacing:.06em;color:#fff;background:linear-gradient(180deg,transparent,rgba(4,7,12,.85));opacity:0;transition:opacity .22s}
.k-gal figure:hover figcaption{opacity:1}
.k-pills{display:flex;flex-wrap:wrap;gap:8px;margin-bottom:20px}
.k-pill{font-family:var(--mono);font-size:11px;letter-spacing:.05em;padding:8px 14px;border-radius:999px;border:1px solid var(--line-2);background:var(--paper-2);color:var(--ink-2);cursor:pointer;transition:.18s}
.k-pill.on{background:var(--k2-deep);border-color:var(--k2-deep);color:var(--paper);font-weight:500}
.k-pill:hover{color:var(--ink)}
.k-lb{position:fixed;inset:0;z-index:9999;background:rgba(3,5,9,.96);display:flex;align-items:center;justify-content:center;padding:22px}
.k-lb[hidden]{display:none}
.k-lb img{max-width:94vw;max-height:86vh;object-fit:contain;border-radius:6px}
.k-lb button{position:absolute;background:rgba(255,255,255,.08);border:1px solid rgba(255,255,255,.18);color:#fff;width:46px;height:46px;border-radius:50%;font-size:24px;cursor:pointer;display:flex;align-items:center;justify-content:center}
.k-lb .x{top:20px;right:20px}.k-lb .p{left:16px}.k-lb .n{right:16px}
.k-lb figcaption{position:absolute;bottom:24px;left:0;right:0;text-align:center;font-family:var(--mono);font-size:12px;color:var(--ink-2)}
/* ---------- property hero strip ---------- */
.k-pstats{display:grid;grid-template-columns:repeat(2,1fr);gap:1px;background:var(--line);border:1px solid var(--line);border-radius:8px;overflow:hidden;margin:26px 0 0}
@media(min-width:760px){.k-pstats{grid-template-columns:repeat(5,1fr)}}
.k-pstats div{background:var(--paper-2);padding:22px 14px;text-align:center}
.k-pstats b{display:block;font-family:var(--disp);font-weight:500;font-size:24px;color:var(--k2-deep);line-height:1}
.k-pstats span{display:block;margin-top:7px;font-family:var(--mono);font-size:9.5px;letter-spacing:.13em;text-transform:uppercase;color:var(--mute)}
/* ---------- blog ---------- */
.k-posts{display:grid;grid-template-columns:1fr;gap:20px}
@media(min-width:860px){.k-posts{grid-template-columns:repeat(3,1fr)}}
.k-post{background:var(--paper-2);border:1px solid var(--line);border-radius:9px;overflow:hidden;text-decoration:none;display:flex;flex-direction:column;transition:.22s}
.k-post:hover{border-color:var(--k2-deep);transform:translateY(-2px)}
.k-post-img{aspect-ratio:16/10;overflow:hidden}
.k-post-img img{width:100%;height:100%;object-fit:cover;transition:transform .55s}
.k-post:hover .k-post-img img{transform:scale(1.05)}
.k-post-b{padding:24px 22px;flex:1;display:flex;flex-direction:column}
.k-post .k-date{font-family:var(--mono);font-size:10.5px;letter-spacing:.13em;text-transform:uppercase;color:var(--signal-ink);margin-bottom:10px}
.k-post h3{font-family:var(--disp);font-weight:500;font-size:19px;margin:0 0 10px;line-height:1.25}
.k-post p{font-size:14px;line-height:1.68;color:var(--ink-2);font-weight:400;margin:0 0 14px}
.k-post .k-read{margin-top:auto;font-family:var(--mono);font-size:11.5px;color:var(--k2-deep)}
.k-article{max-width:760px}
.k-article p{font-size:16.5px;line-height:1.82;color:var(--ink-2);font-weight:400;margin:0 0 22px}
.k-article h3{font-family:var(--disp);font-weight:500;font-size:24px;margin:40px 0 14px;color:var(--ink)}
.k-article ul{margin:0 0 22px;padding-left:20px}
.k-article li{font-size:16px;line-height:1.8;color:var(--ink-2);font-weight:400;margin-bottom:9px}
.k-article strong{color:var(--ink);font-weight:500}

/* ---------- team ---------- */
.k-group{width:100%;border-radius:12px;display:block;border:1px solid var(--line);margin-bottom:44px}
.k-team{display:grid;grid-template-columns:repeat(2,1fr);gap:18px}
@media(min-width:760px){.k-team{grid-template-columns:repeat(3,1fr)}}
.k-mem{background:var(--paper-2);border:1px solid var(--line);border-radius:10px;overflow:hidden;display:flex;flex-direction:column}
.k-mem-img{aspect-ratio:4/5;overflow:hidden;background:var(--paper);border-bottom:2px solid var(--k2-deep)}
.k-mem-img img{width:100%;height:100%;object-fit:cover;display:block}
.k-mem-b{padding:20px 18px;flex:1;display:flex;flex-direction:column}
.k-mem h3{font-family:var(--disp);font-weight:500;font-size:19px;margin:0 0 5px}
.k-mem .k-mrole{font-family:var(--body);font-size:13px;color:var(--ink-2);font-weight:400;margin-bottom:8px}
.k-mem .k-mdre{font-family:var(--mono);font-size:10.5px;letter-spacing:.09em;color:var(--k2-deep);margin-bottom:12px}
.k-mem p{font-size:13.5px;line-height:1.68;color:var(--ink-2);font-weight:400;margin:0}
.k-founder{display:grid;grid-template-columns:1fr;gap:30px;align-items:start}
@media(min-width:820px){.k-founder{grid-template-columns:320px 1fr;gap:44px}}
.k-founder-img{position:relative;border-radius:10px;overflow:hidden;border:1px solid var(--line)}
.k-founder-img img{width:100%;display:block}
.k-founder-img .k-badge{position:absolute;left:0;bottom:0;background:var(--k2-deep);color:#fff;font-family:var(--mono);font-size:10.5px;letter-spacing:.1em;padding:7px 13px;font-weight:500}
.k-founder h3{font-family:var(--disp);font-weight:500;font-size:30px;margin:0 0 6px}
.k-founder .k-frole{font-family:var(--body);font-size:15px;color:var(--ink-2);font-weight:400;margin-bottom:6px}
.k-founder .k-fdre{font-family:var(--mono);font-size:11px;letter-spacing:.1em;color:var(--k2-deep);margin-bottom:22px}
.k-founder p{font-size:15.5px;line-height:1.78;color:var(--ink-2);font-weight:400;margin:0 0 18px}
@media(min-width:1100px){.k-hero .wrap>*{max-width:660px}.k-hero .k-cta{max-width:none}}


/* ----- more components (cards, figures, tables, CTA band) ----- */
.k-hero-pg{padding:84px 0 70px}
.k-hero-pg h1{max-width:19ch}
.k-sub-cards{display:grid;grid-template-columns:1fr;gap:18px}
@media(min-width:860px){.k-sub-cards{grid-template-columns:repeat(3,1fr)}}
.k-sub{background:var(--paper-2);border:1px solid var(--line);border-radius:8px;padding:28px 24px}
.k-sub h3{font-family:var(--disp);font-weight:500;font-size:20px;margin:0 0 12px}
.k-sub p{font-size:14px;line-height:1.72;color:var(--ink-2);font-weight:400;margin:0 0 14px}
.k-sub a.k-cur{text-decoration:none;border-bottom:1px solid currentColor;transition:.2s}
a.k-cur:hover{color:var(--k2-deep)}
.k-cur{font-family:var(--mono);font-size:11px;color:var(--signal-ink);letter-spacing:.04em;border-top:1px solid var(--line);padding-top:13px;display:block}
.k-chips{display:flex;flex-wrap:wrap;gap:7px;margin:16px 0 0}
.k-chip{font-family:var(--mono);font-size:10.5px;letter-spacing:.05em;color:var(--ink-2);border:1px solid var(--line-2);border-radius:3px;padding:5px 9px}
.k-figs{display:grid;grid-template-columns:repeat(2,1fr);gap:1px;background:var(--line);border:1px solid var(--line);border-radius:6px;overflow:hidden;margin:22px 0}
@media(min-width:700px){.k-figs{grid-template-columns:repeat(4,1fr)}}
.k-figs div{background:var(--paper);padding:20px 16px;text-align:center}
.k-figs b{display:block;font-family:var(--disp);font-weight:500;font-size:25px;color:var(--k2-deep)}
.k-figs span{display:block;margin-top:6px;font-family:var(--mono);font-size:9.5px;letter-spacing:.13em;text-transform:uppercase;color:var(--mute)}
.k-buyers{display:grid;grid-template-columns:1fr;gap:18px}
@media(min-width:800px){.k-buyers{grid-template-columns:1fr 1fr}}
.k-buyer{background:var(--paper-2);border:1px solid var(--line);border-left:2px solid var(--k2-deep);border-radius:6px;padding:26px 24px}
.k-buyer h3{font-family:var(--disp);font-weight:500;font-size:19px;margin:0 0 10px}
.k-buyer p{font-size:14px;line-height:1.7;color:var(--ink-2);font-weight:400;margin:0 0 12px}
.k-buyer .k-key{font-family:var(--mono);font-size:11px;color:var(--signal-ink);line-height:1.6;display:block;border-top:1px solid var(--line);padding-top:12px}
.k-why{display:grid;grid-template-columns:1fr;gap:16px}
@media(min-width:760px){.k-why{grid-template-columns:repeat(3,1fr)}}
.k-w{background:var(--paper-2);border:1px solid var(--line);border-radius:6px;padding:24px 22px}
.k-w h3{font-family:var(--disp);font-weight:500;font-size:17px;margin:0 0 10px}
.k-w p{font-size:13.5px;line-height:1.7;color:var(--ink-2);font-weight:400;margin:0}
.k-contact{display:grid;grid-template-columns:1fr;gap:20px}
@media(min-width:800px){.k-contact{grid-template-columns:1fr 1fr}}
.k-cbox{background:var(--paper-2);border:1px solid var(--line);border-radius:8px;padding:30px 26px}
.k-cbox h3{font-family:var(--disp);font-weight:500;font-size:21px;margin:0 0 6px}
.k-cbox a{color:var(--k2-deep);text-decoration:none}
.k-cbox p{font-size:14.5px;line-height:1.85;color:var(--ink-2);font-weight:400;margin:0 0 10px}
.k-cta-band{background:linear-gradient(120deg,var(--paper),var(--paper-2));border:1px solid var(--line);border-radius:10px;padding:46px 38px}
.k-cta-band h2{margin-bottom:14px}

.k-hero::before{background-image:var(--hero)}

.k-lease-body{padding:24px 24px 26px;display:flex;flex-direction:column;flex:1}.k-lease{overflow:hidden;display:flex;flex-direction:column}
.k-lease-ph{position:relative;aspect-ratio:16/10;margin:-1px -1px 0;overflow:hidden;background:repeating-linear-gradient(135deg,rgba(14,88,165,.06) 0 2px,transparent 2px 22px),radial-gradient(120% 140% at 50% 30%,var(--paper),var(--paper-2));border-bottom:1px solid var(--line);display:flex;flex-direction:column;align-items:center;justify-content:center;gap:9px;text-align:center;padding:20px}.k-lease-ph svg{width:34px;height:34px;stroke:var(--k2-deep);opacity:.7;fill:none;stroke-width:1.4}.k-lease-ph span{font-family:var(--mono);font-size:10.5px;letter-spacing:.16em;text-transform:uppercase;color:var(--mute)}
@media(max-width:1099px){.k-hero{padding:0 0 54px}.k-hero-pg{padding:0 0 46px}.k-hero::before{height:300px;bottom:auto}.k-hero::after{height:300px;bottom:auto;background:linear-gradient(180deg,rgba(255,255,255,0) 62%,rgba(255,255,255,.45) 100%)}.k-hero .wrap{padding-top:334px}.k-hero .wrap::before{display:none}.k-hero h1{max-width:none}}@media(max-width:1099px) and (max-height:720px){.k-hero::before,.k-hero::after{height:228px}.k-hero .wrap{padding-top:260px}}
.k-article table{width:100%;border-collapse:collapse;margin:6px 0 26px;font-size:15px}
.k-article ol{margin:0 0 22px;padding-left:20px}
.k-article ol li{font-size:16px;line-height:1.8;color:var(--ink-2);font-weight:400;margin-bottom:9px}
td{text-align:left;padding:12px 14px;border-bottom:1px solid var(--line);color:var(--ink-2);font-weight:400}
th{font-family:var(--mono);font-size:11px;letter-spacing:.12em;text-transform:uppercase;color:var(--mute);font-weight:400;border-bottom:1px solid var(--line-2)}
.k-twrap{overflow-x:auto;margin:0 0 26px}
.k-twrap table{margin:0}

/* ----- section label rule + two-column section intros on desktop ----- */
section.k>.wrap>.k-lab{display:flex;align-items:center;gap:18px}section.k>.wrap>.k-lab::after{content:"";flex:1;height:1px;background:linear-gradient(90deg,var(--line),rgba(0,0,0,0))}@media(min-width:1100px){section.k{padding:80px 0}section.k>.wrap:has(>.k-lab+h2+p.lede){display:grid;grid-template-columns:minmax(0,5fr) minmax(0,6fr);column-gap:72px;align-items:start}section.k>.wrap:has(>.k-lab+h2+p.lede)>*{grid-column:1/-1}section.k>.wrap>.k-lab+h2:has(+p.lede){grid-column:1;max-width:none;margin-bottom:40px}section.k>.wrap>.k-lab+h2:has(+p.lede+p.lede){grid-row:span 2}section.k>.wrap>.k-lab+h2+p.lede,section.k>.wrap>.k-lab+h2+p.lede+p.lede{grid-column:2;max-width:62ch;margin-top:6px}section.k>.wrap>.k-lab+h2+p.lede:has(+p.lede){margin-bottom:18px}}@media(max-width:760px){section.k{padding:54px 0}header.k-hero{padding-bottom:34px}header.k-hero .k-cta{margin-bottom:0}section.k .lede{margin-bottom:30px}section.k>.wrap>.k-lab+h2{margin-bottom:14px}}

/* ----- forms ----- */
.k-form{max-width:720px;margin-top:8px}
.k-frow{display:grid;grid-template-columns:1fr;gap:16px}
@media(min-width:680px){.k-frow{grid-template-columns:1fr 1fr}}
.k-form label{display:block;font-family:var(--mono);font-size:11px;letter-spacing:.13em;text-transform:uppercase;color:var(--mute);margin-bottom:16px}
.k-form label span{color:var(--k2-deep);margin-left:3px}
.k-form input,.k-form select,.k-form textarea{display:block;width:100%;margin-top:9px;background:var(--paper);border:1px solid var(--line-2);border-radius:5px;padding:13px 15px;color:var(--ink);font-family:var(--body);font-size:15px;font-weight:400;outline:none;transition:border-color .2s}
.k-form input:focus,.k-form select:focus,.k-form textarea:focus{border-color:var(--k2-deep)}
.k-form textarea{resize:vertical;line-height:1.6}
.k-form select{appearance:none;cursor:pointer}
.k-form button{border:none;cursor:pointer;margin-top:6px}
.k-form button:disabled{opacity:.6;cursor:wait}
.k-hp{position:absolute!important;left:-9999px!important;width:1px!important;height:1px!important;opacity:0}
.k-fmsg{font-family:var(--body);font-size:14.5px;line-height:1.6;color:var(--ink-2);margin:16px 0 0;min-height:20px;font-weight:400}
.k-fmsg.ok{color:var(--k2-deep)}
.k-fmsg.err{color:#b3261e}
.k-fmsg a{color:var(--k2-deep)}
.k-fnote{font-family:var(--mono);font-size:11px;color:var(--mute);margin-top:12px;letter-spacing:.04em}

/* ---------- gallery ---------- */
.k-gal{display:grid;grid-template-columns:repeat(auto-fill,minmax(250px,1fr));gap:12px}
.k-gal figure{margin:0;position:relative;aspect-ratio:3/2;border-radius:8px;overflow:hidden;border:1px solid var(--line);background:var(--paper-2);cursor:zoom-in}
.k-gal img{width:100%;height:100%;object-fit:cover;display:block;transition:transform .55s ease}
.k-gal figure:hover img{transform:scale(1.05)}
.k-gal figcaption{position:absolute;left:0;right:0;bottom:0;padding:22px 13px 10px;font-family:var(--mono);font-size:10.5px;letter-spacing:.06em;color:#fff;background:linear-gradient(180deg,transparent,rgba(4,7,12,.85));opacity:0;transition:opacity .22s}
.k-gal figure:hover figcaption{opacity:1}
.k-pills{display:flex;flex-wrap:wrap;gap:8px;margin-bottom:20px}
.k-pill{font-family:var(--mono);font-size:11px;letter-spacing:.05em;padding:8px 14px;border-radius:999px;border:1px solid var(--line-2);background:var(--paper-2);color:var(--ink-2);cursor:pointer;transition:.18s}
.k-pill.on{background:var(--k2-deep);border-color:var(--k2-deep);color:var(--paper);font-weight:500}
.k-pill:hover{color:var(--ink)}
.k-lb{position:fixed;inset:0;z-index:9999;background:rgba(3,5,9,.96);display:flex;align-items:center;justify-content:center;padding:22px}
.k-lb[hidden]{display:none}
.k-lb img{max-width:94vw;max-height:86vh;object-fit:contain;border-radius:6px}
.k-lb button{position:absolute;background:rgba(255,255,255,.08);border:1px solid rgba(255,255,255,.18);color:#fff;width:46px;height:46px;border-radius:50%;font-size:24px;cursor:pointer;display:flex;align-items:center;justify-content:center}
.k-lb .x{top:20px;right:20px}.k-lb .p{left:16px}.k-lb .n{right:16px}
.k-lb figcaption{position:absolute;bottom:24px;left:0;right:0;text-align:center;font-family:var(--mono);font-size:12px;color:var(--ink-2)}
/* ---------- property hero strip ---------- */
.k-pstats{display:grid;grid-template-columns:repeat(2,1fr);gap:1px;background:var(--line);border:1px solid var(--line);border-radius:8px;overflow:hidden;margin:26px 0 0}
@media(min-width:760px){.k-pstats{grid-template-columns:repeat(5,1fr)}}
.k-pstats div{background:var(--paper-2);padding:22px 14px;text-align:center}
.k-pstats b{display:block;font-family:var(--disp);font-weight:500;font-size:24px;color:var(--k2-deep);line-height:1}
.k-pstats span{display:block;margin-top:7px;font-family:var(--mono);font-size:9.5px;letter-spacing:.13em;text-transform:uppercase;color:var(--mute)}
/* ---------- blog ---------- */
.k-posts{display:grid;grid-template-columns:1fr;gap:20px}
@media(min-width:860px){.k-posts{grid-template-columns:repeat(3,1fr)}}
.k-post{background:var(--paper-2);border:1px solid var(--line);border-radius:9px;overflow:hidden;text-decoration:none;display:flex;flex-direction:column;transition:.22s}
.k-post:hover{border-color:var(--k2-deep);transform:translateY(-2px)}
.k-post-img{aspect-ratio:16/10;overflow:hidden}
.k-post-img img{width:100%;height:100%;object-fit:cover;transition:transform .55s}
.k-post:hover .k-post-img img{transform:scale(1.05)}
.k-post-b{padding:24px 22px;flex:1;display:flex;flex-direction:column}
.k-post .k-date{font-family:var(--mono);font-size:10.5px;letter-spacing:.13em;text-transform:uppercase;color:var(--signal-ink);margin-bottom:10px}
.k-post h3{font-family:var(--disp);font-weight:500;font-size:19px;margin:0 0 10px;line-height:1.25}
.k-post p{font-size:14px;line-height:1.68;color:var(--ink-2);font-weight:400;margin:0 0 14px}
.k-post .k-read{margin-top:auto;font-family:var(--mono);font-size:11.5px;color:var(--k2-deep)}
.k-article{max-width:760px}
.k-article p{font-size:16.5px;line-height:1.82;color:var(--ink-2);font-weight:400;margin:0 0 22px}
.k-article h3{font-family:var(--disp);font-weight:500;font-size:24px;margin:40px 0 14px;color:var(--ink)}
.k-article ul{margin:0 0 22px;padding-left:20px}
.k-article li{font-size:16px;line-height:1.8;color:var(--ink-2);font-weight:400;margin-bottom:9px}
.k-article strong{color:var(--ink);font-weight:500}

/* ---------- team ---------- */
.k-group{width:100%;border-radius:12px;display:block;border:1px solid var(--line);margin-bottom:44px}
.k-team{display:grid;grid-template-columns:repeat(2,1fr);gap:18px}
@media(min-width:760px){.k-team{grid-template-columns:repeat(3,1fr)}}
.k-mem{background:var(--paper-2);border:1px solid var(--line);border-radius:10px;overflow:hidden;display:flex;flex-direction:column}
.k-mem-img{aspect-ratio:4/5;overflow:hidden;background:var(--paper);border-bottom:2px solid var(--k2-deep)}
.k-mem-img img{width:100%;height:100%;object-fit:cover;display:block}
.k-mem-b{padding:20px 18px;flex:1;display:flex;flex-direction:column}
.k-mem h3{font-family:var(--disp);font-weight:500;font-size:19px;margin:0 0 5px}
.k-mem .k-mrole{font-family:var(--body);font-size:13px;color:var(--ink-2);font-weight:400;margin-bottom:8px}
.k-mem .k-mdre{font-family:var(--mono);font-size:10.5px;letter-spacing:.09em;color:var(--k2-deep);margin-bottom:12px}
.k-mem p{font-size:13.5px;line-height:1.68;color:var(--ink-2);font-weight:400;margin:0}
.k-founder{display:grid;grid-template-columns:1fr;gap:30px;align-items:start}
@media(min-width:820px){.k-founder{grid-template-columns:320px 1fr;gap:44px}}
.k-founder-img{position:relative;border-radius:10px;overflow:hidden;border:1px solid var(--line)}
.k-founder-img img{width:100%;display:block}
.k-founder-img .k-badge{position:absolute;left:0;bottom:0;background:var(--k2-deep);color:#fff;font-family:var(--mono);font-size:10.5px;letter-spacing:.1em;padding:7px 13px;font-weight:500}
.k-founder h3{font-family:var(--disp);font-weight:500;font-size:30px;margin:0 0 6px}
.k-founder .k-frole{font-family:var(--body);font-size:15px;color:var(--ink-2);font-weight:400;margin-bottom:6px}
.k-founder .k-fdre{font-family:var(--mono);font-size:11px;letter-spacing:.1em;color:var(--k2-deep);margin-bottom:22px}
.k-founder p{font-size:15.5px;line-height:1.78;color:var(--ink-2);font-weight:400;margin:0 0 18px}