/* MURE Properties v3 PREVIEW. Layout follows Jimmy's reference image
   (MURE_Properties_Institutional_Website_Reference.png, Drive 1YjWQfdzC68FCeuVJ_jq6pvQGslE4qInd) section by section.
   Fonts: Libre Caslon Text + Jost (SIL OFL), self-hosted. */
@font-face{font-family:"Caslon";src:url(../fonts/caslon-regular.woff2) format("woff2");font-weight:400 700;font-style:normal;font-display:swap}
@font-face{font-family:"Caslon";src:url(../fonts/caslon-italic.woff2) format("woff2");font-weight:400 700;font-style:italic;font-display:swap}
@font-face{font-family:"Jost";src:url(../fonts/jost-latin.woff2) format("woff2");font-weight:100 900;font-display:swap}
:root{--black:#0c0c0b;--ink:#0f1110;--green:#121c16;--green2:#0d1611;--ivory:#f2eee7;--paper:#f1ece1;--dark:#161512;--muted-d:#55514a;
--gold:#cfa158;--gold-hi:#f3cb70;--gold-lo:#9c7a3c;--cream:#efe9dd;--muted:#c2bbad;--line:rgba(207,161,88,.55);--line-soft:rgba(207,161,88,.28);
--btn:linear-gradient(180deg,#e9cd8c 0%,#d4ac63 50%,#b98f47 100%);
--serif:"Caslon","Libre Caslon Text",Georgia,"Times New Roman",serif;--sans:"Jost",system-ui,-apple-system,"Segoe UI",Roboto,Arial,sans-serif;--wrap:1240px}
*,*::before,*::after{box-sizing:border-box}
html{-webkit-text-size-adjust:100%;scroll-behavior:smooth}
body{margin:0;background:var(--black);color:var(--cream);font:400 1.02rem/1.65 var(--sans)}
img{max-width:100%;height:auto;display:block}
a{color:var(--gold-hi);text-underline-offset:3px}a:hover{color:#fff}
:focus-visible{outline:2px solid var(--gold-hi);outline-offset:3px}
.skip{position:absolute;left:-999px;top:0;background:var(--gold);color:#000;padding:.6rem 1rem;z-index:100}.skip:focus{left:1rem;top:1rem}
.wrap{width:min(100% - 2.6rem,var(--wrap));margin-inline:auto}
h1,h2,h3{font-family:var(--serif);font-weight:400;line-height:1.08;margin:0 0 .7rem;color:#f8f4ec;letter-spacing:-.01em}
h1{font-size:clamp(2.6rem,5.2vw,4.7rem)}h2{font-size:clamp(1.9rem,4.4vw,3.3rem)}h3{font-size:1.45rem;line-height:1.2}
.gi{font-style:italic;color:var(--gold-hi)}
.eyebrow{display:flex;align-items:center;gap:1.1rem;font:500 .78rem/1.2 var(--sans);letter-spacing:.34em;text-transform:uppercase;color:var(--cream);margin:0 0 1.4rem}
.eyebrow::after{content:"";width:90px;height:1px;background:var(--gold)}
.eyebrow.u{flex-direction:column;align-items:flex-start;gap:.7rem}.eyebrow.u::after{width:46px}
.light .eyebrow{color:#3a3730}
/* preview banner */
.preview-banner{background:#5a1a14;color:#fff;font:600 .78rem/1.3 var(--sans);text-align:center;padding:.45rem 1rem;letter-spacing:.04em}
/* header */
.site-header{position:sticky;top:0;z-index:50;background:rgba(12,12,11,.94);backdrop-filter:blur(8px);border-bottom:1px solid rgba(207,161,88,.18)}
.hdr{display:flex;align-items:center;justify-content:space-between;gap:1rem;min-height:84px}
.brand{display:flex;align-items:center;gap:.8rem;text-decoration:none;color:#f8f4ec}
.brand img{height:46px;width:auto}
.wordmark{font:400 1.9rem/1 var(--serif);color:#f8f4ec;white-space:nowrap}.wordmark b{font-weight:400;color:var(--gold)}
.nav{display:flex;align-items:center;gap:2.1rem}
.nav ul{list-style:none;margin:0;padding:0;display:flex;gap:2.1rem;align-items:center}
.nav a.top,.grp-btn{color:#ece6da;text-decoration:none;font:400 1rem var(--sans);background:none;border:0;padding:.4rem 0;cursor:pointer}
.nav a.top:hover,.grp-btn:hover,.nav a.top[aria-current]{color:var(--gold-hi)}
.grp{position:relative}.grp-btn::after{content:"";display:inline-block;width:6px;height:6px;border-right:1px solid currentColor;border-bottom:1px solid currentColor;transform:rotate(45deg);margin:0 0 3px 8px}
.menu{display:none;position:absolute;top:100%;left:-1rem;min-width:250px;background:#121211;border:1px solid var(--line-soft);padding:.6rem 0;margin-top:.6rem}
.grp.open .menu{display:block}.menu a{display:block;padding:.55rem 1.1rem;color:#ece6da;text-decoration:none}.menu a:hover{background:#1b1a17;color:var(--gold-hi)}
.btn{display:inline-flex;align-items:center;gap:.7rem;padding:1rem 1.7rem;background:var(--btn);color:#1a1408;font:500 1.05rem/1 var(--serif);text-decoration:none;border:0;border-radius:2px;cursor:pointer;white-space:nowrap}
.btn:hover{color:#000;filter:brightness(1.06)}
.btn[disabled]{opacity:.55;cursor:not-allowed}
.arw{font-family:var(--sans);font-size:.95em}
.btn-o{display:inline-flex;align-items:center;justify-content:center;gap:.7rem;padding:.85rem 1.4rem;border:1px solid var(--gold);color:#f2ece0;text-decoration:none;font:400 1rem var(--sans);background:transparent}
.btn-o:hover{background:rgba(207,161,88,.08);color:#fff}
.tlink{display:inline-flex;gap:.6rem;align-items:center;color:#f2ece0;text-decoration:none;border-bottom:1px solid var(--gold);padding-bottom:.35rem;font-size:1rem}
.nav-toggle{display:none;background:none;border:1px solid var(--line);color:#f2ece0;padding:.55rem .8rem;font:500 .85rem var(--sans);letter-spacing:.12em}
/* hero */
.hero{position:relative;min-height:760px;display:flex;align-items:center;overflow:hidden;background:#0d100c}
.hero-art{position:absolute;top:0;bottom:0;right:0;width:62%}
.hero-art img{width:100%;height:100%;object-fit:cover;object-position:50% 40%}
.hero::before{content:"";position:absolute;inset:0;z-index:1;background:linear-gradient(90deg,#0d100c 0%,#0d100c 39%,rgba(13,16,12,.86) 46%,rgba(13,16,12,.5) 56%,rgba(13,16,12,.15) 70%,rgba(13,16,12,0) 82%),linear-gradient(0deg,rgba(13,16,12,.55),rgba(13,16,12,0) 30%)}
.hero .wrap{position:relative;z-index:2;padding:5.5rem 0 4.5rem}
.hero-copy{max-width:660px}
.hero h1{margin:0 0 1.6rem;line-height:1.02}
.hero p.lead{font-size:1.32rem;line-height:1.5;color:#efe9dd;margin:0 0 2rem;font-weight:300;max-width:34rem}
.hero .btns{display:flex;flex-direction:column;align-items:flex-start;gap:1.6rem}
.sign{display:flex;align-items:center;gap:1rem;margin-top:3rem;font:italic 400 1.2rem var(--serif);color:var(--gold-hi);letter-spacing:.08em}.sign::before{content:"";width:62px;height:1px;background:var(--gold)}
.photo-note{position:absolute;right:1.6rem;bottom:1.1rem;z-index:2;font-size:.72rem;color:rgba(232,226,214,.8);margin:0}
/* ivory band */
.band{background:var(--paper);color:var(--dark);padding:2.6rem 0}
.band .wrap{display:flex;align-items:center;gap:2rem;flex-wrap:wrap}
.band .eyebrow{margin:0;color:#2c2a25;font-size:.74rem}
.band .wrap{flex-wrap:nowrap}
.band p:not(.eyebrow){margin:0;font:400 clamp(1.4rem,2.6vw,2.15rem)/1.25 var(--serif);color:#14130f}
/* toolkit */
.sec{padding:5.5rem 0}
.dark{background:radial-gradient(ellipse at 50% 0%,#171b17 0%,rgba(12,12,11,0) 60%),var(--ink)}
.light{background:var(--paper);color:var(--dark)}.light h2,.light h3{color:#14130f}
.center{text-align:center}
.sub{font-size:1.2rem;color:#e9e3d6;margin:.4rem 0 0}
.light .sub{color:var(--muted-d)}
.tools{display:grid;grid-template-columns:repeat(4,1fr);margin-top:3.4rem}
.tool{text-align:center;padding:0 1.6rem;border-left:1px solid var(--line)}
.tool:first-child{border-left:0}
.tool svg{width:72px;height:72px;stroke:var(--gold);fill:none;stroke-width:1.6;margin:0 auto 1.2rem}
.tool h3{font-size:1.65rem;margin-bottom:1.2rem}
.tool p{color:#e2dccf;margin:0 0 1.4rem;font-size:1.08rem;line-height:1.5}
.tool .more{color:var(--gold-hi);text-decoration:none;border-bottom:1px solid var(--gold);padding-bottom:.3rem}
.tool .soon{color:var(--muted);font-size:.9rem;letter-spacing:.06em}
/* process */
.steps{display:grid;grid-template-columns:repeat(4,1fr);margin-top:2.6rem}
.step{padding:0 2rem;border-left:1px solid rgba(156,122,60,.6)}.step:first-child{border-left:0;padding-left:0}
.step .n{font:400 3rem/1 var(--serif);color:var(--gold-lo);margin-bottom:.7rem}
.step h3{font-size:1.75rem;line-height:1.15}
.step p{color:var(--muted-d);font-size:1.08rem;line-height:1.55;margin:0}
/* source grid */
.tiles{display:grid;grid-template-columns:repeat(3,1fr);gap:1.6rem;margin-top:2.6rem}
.tiles a{display:flex;align-items:center;justify-content:center;gap:.7rem;min-height:84px;padding:1rem;border:1px solid var(--gold);color:#f2ece0;text-decoration:none;font-size:1.12rem;text-align:center}
.tiles a:hover{background:rgba(207,161,88,.08)}
.for{display:flex;align-items:center;gap:1.4rem;margin-top:2.4rem;color:#e9e3d6;font-size:1.02rem;text-align:center}
.for::before,.for::after{content:"";flex:1;height:1px;background:var(--gold)}
/* operator */
.operator{background:radial-gradient(ellipse at 20% 30%,#1b2a20 0%,rgba(18,28,22,0) 60%),var(--green);border-top:1px solid rgba(207,161,88,.15);border-bottom:1px solid rgba(207,161,88,.15)}
.op{display:grid;grid-template-columns:.8fr auto 1.2fr;gap:3.5rem;align-items:center}
.op .mono img{width:min(100%,340px);margin:auto}
.op .vline{width:1px;align-self:stretch;background:var(--gold)}
.op h2{font-size:clamp(2rem,4.2vw,3.2rem)}
.op p{font:400 1.3rem/1.5 var(--serif);color:#efe9dd;margin:0 0 1.6rem}
/* cta */
.cta h2{font-size:clamp(1.9rem,4vw,3.1rem)}
.cta .bar{width:70px;height:2px;background:var(--gold);margin:0 auto 2rem}
.cta .sub{margin-bottom:2rem}
/* footer */
.site-footer{background:var(--ink);padding:0 0 2.4rem}
.foot-top{border-top:1px solid var(--gold);padding-top:2.6rem;display:flex;align-items:center;justify-content:space-between;gap:1.5rem;flex-wrap:wrap}
.foot-top>*{padding:0 1.5rem;border-left:1px solid var(--line)}.foot-top>*:first-child{border-left:0;padding-left:0}
.foot-top .brand img{height:56px}.foot-top .wordmark{font-size:1.7rem}
.foot-top .it{font:italic 400 1.15rem var(--serif);color:#efe9dd;letter-spacing:.08em}
.foot-mid{display:flex;flex-wrap:wrap;justify-content:center;gap:.4rem 1.6rem;margin:2rem 0 0;font-size:.95rem}
.foot-mid a{color:#e9e3d6;text-decoration:none}.foot-mid a:hover{color:var(--gold-hi)}
.fine{text-align:center;font-size:.86rem;color:#d2cbbd;margin:1.1rem auto 0;max-width:52rem}
/* inner pages */
.page-hero{padding:5rem 0 3.6rem;background:radial-gradient(ellipse at 85% 0%,#1a241d 0%,rgba(12,12,11,0) 55%),var(--black);border-bottom:1px solid rgba(207,161,88,.18)}
.page-hero .lead{font-size:1.25rem;color:#e9e3d6;max-width:46rem;font-weight:300}
.prose{max-width:48rem}.prose p{margin:0 0 1.1rem}
.light .prose p{color:#2c2a25}
.grid3{display:grid;grid-template-columns:repeat(3,1fr);gap:1.6rem}
.grid2{display:grid;grid-template-columns:1fr 1fr;gap:1.6rem}
.card{border:1px solid var(--line-soft);padding:2rem;background:rgba(255,255,255,.02)}
.light .card{background:#fbf8f2;border-color:rgba(156,122,60,.45)}
.card h3{margin-bottom:.6rem}.card p{margin:0 0 .8rem}
.status{display:inline-block;font:500 .72rem var(--sans);letter-spacing:.24em;text-transform:uppercase;color:var(--gold-lo);margin-bottom:.6rem}
.dark .status{color:var(--gold-hi)}
.facts{list-style:none;padding:0;margin:.4rem 0 1rem;display:flex;flex-wrap:wrap;gap:.4rem 1.4rem;font-size:.95rem}
.note{font-size:.88rem;color:var(--muted-d)}.dark .note{color:var(--muted)}
figure{margin:0;border:1px solid var(--line-soft);background:#111;position:relative}
figure img{width:100%;aspect-ratio:3/2;object-fit:cover}
figure figcaption{position:absolute;left:.6rem;top:.6rem;background:rgba(10,10,9,.8);color:var(--gold-hi);font:500 .7rem var(--sans);letter-spacing:.22em;padding:.25rem .55rem}
.pairs{display:grid;grid-template-columns:1fr 1fr;gap:1rem;margin:1rem 0 2rem}
.portrait{border:1px solid var(--gold);padding:8px;max-width:420px}
.split{display:grid;grid-template-columns:1fr 1.1fr;gap:3.5rem;align-items:start}
/* forms */
form{display:grid;gap:1rem;background:#fbf8f2;color:#1a1915;padding:2rem;border:1px solid rgba(156,122,60,.45)}
.dark form{background:#141412;color:#efe9dd;border-color:var(--line-soft)}
.form-h{font-size:1.6rem;margin-bottom:.2rem}
.dark .form-h{color:#f8f4ec}
form label{display:block;font-size:.92rem;margin-bottom:.3rem}
.req{color:var(--gold-lo);font-size:.8rem}
input,select,textarea{width:100%;font:inherit;padding:.75rem .8rem;border:1px solid #b9ad97;background:#fff;color:#1a1915;border-radius:2px}
.dark input,.dark select,.dark textarea{background:#0e0e0d;color:#efe9dd;border-color:#4a443a}
textarea{min-height:120px}
.row-2{display:grid;grid-template-columns:1fr 1fr;gap:1rem}
.consent{display:flex;gap:.6rem;align-items:flex-start;font-size:.86rem;line-height:1.45}.consent input{width:auto;margin-top:.2rem}
.form-note{font-size:.84rem;margin:0;color:#5a554c}.dark .form-note{color:var(--muted)}
.form-off{font-size:.86rem;margin:0;padding:.6rem .8rem;border-left:3px solid var(--gold);background:rgba(207,161,88,.1)}
.hp{position:absolute;left:-9999px}.ts-slot{display:none}
/* responsive */
@media (max-width:1100px){.nav ul{gap:1.4rem}.nav{gap:1.4rem}}
@media (max-width:999px){
 .nav-toggle{display:inline-block}
 .nav{display:none;position:absolute;left:0;right:0;top:100%;background:#0f0f0e;border-bottom:1px solid var(--line-soft);flex-direction:column;align-items:stretch;padding:1rem 1.3rem 1.4rem;gap:1rem}
 .nav.open{display:flex}.nav ul{flex-direction:column;align-items:stretch;gap:0}
 .nav li{border-bottom:1px solid #222}.nav a.top,.grp-btn{display:block;width:100%;text-align:left;padding:.85rem 0}
 .menu{position:static;border:0;margin:0;padding:0 0 .6rem 1rem;background:none}
 .nav .btn{justify-content:center}
 .wordmark{font-size:1.45rem}.brand img{height:38px}
 .tools,.steps{grid-template-columns:1fr 1fr;row-gap:3rem}
 .tool:nth-child(3){border-left:0}.step:nth-child(3){border-left:0;padding-left:0}
 .tiles{grid-template-columns:1fr 1fr}
 .op{grid-template-columns:1fr;gap:2rem;text-align:center}.op .vline{display:none}
 .grid3{grid-template-columns:1fr}.split{grid-template-columns:1fr}
 .foot-top{justify-content:center;text-align:center}.foot-top>*{border-left:0;padding:0 .8rem}
}
@media (max-width:640px){
 .hero{min-height:680px}.hero-art{width:100%}.hero::before{background:linear-gradient(180deg,rgba(13,16,12,.55) 0%,rgba(13,16,12,.82) 50%,rgba(13,16,12,.95) 100%)}
 .hero p.lead{font-size:1.15rem}
 .tools,.steps,.tiles,.grid2,.pairs,.row-2{grid-template-columns:1fr}
 .tool,.step{border-left:0;padding:0}.tool{padding-bottom:2rem;border-bottom:1px solid var(--line-soft)}
 .step{padding-bottom:1.6rem;border-bottom:1px solid rgba(156,122,60,.4)}
 .band .wrap{flex-direction:column;align-items:flex-start;gap:1rem}
 .sec{padding:4rem 0}form{padding:1.4rem}
 .photo-note{right:1rem;bottom:.8rem;font-size:.75rem}
 .op .mono img{width:200px}
 h1{font-size:2.5rem}
}
@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}}

.tk-head{text-align:left}.tk-head h2{font-size:clamp(1.9rem,3.6vw,3.2rem)}.tk-head .sub{text-align:center}
@media (max-width:640px){.band .wrap{flex-wrap:wrap}.tk-head .sub{text-align:left}}