.bb-nav-link{transition:color var(--duration-micro) var(--ease-enter)}.bb-nav-link:hover{color:var(--brand)}.bb-prose{max-width:680px;color:var(--content-primary);font-size:16px;line-height:1.65}.bb-prose>p{margin:0 0 1rem}.bb-prose>h2{font-size:22px;font-weight:700;margin:2rem 0 .75rem}.bb-prose>h2,.bb-prose>h3{color:var(--content-primary)}.bb-prose>h3{font-size:17px;font-weight:600;margin:1.5rem 0 .5rem}.bb-prose>ol,.bb-prose>ul{margin:0 0 1rem;padding-left:1.25rem}.bb-prose>ol>li,.bb-prose>ul>li{margin:.25rem 0}.bb-prose a{color:var(--brand);text-decoration:underline;text-underline-offset:2px}.bb-prose a:hover{color:var(--brand-deep)}.bb-prose>table{width:100%;border-collapse:collapse;margin:0 0 1.25rem;font-size:15px}.bb-prose>table td,.bb-prose>table th{padding:10px 12px;text-align:left;vertical-align:top;border:1px solid var(--border-secondary)}.bb-prose>table th{background-color:var(--surface-tertiary);color:var(--content-secondary);font-weight:600}.bb-todo-banner{display:block;margin:.75rem 0;padding:10px 14px;border:1px solid var(--alert-amber-dot);border-left-width:4px;border-radius:var(--portal-radius-input);background-color:var(--alert-amber-bg);color:var(--alert-amber-fg);font-size:13px;font-weight:500}.bb-todo-banner:before{content:"TODO(legal-review): ";font-weight:700;letter-spacing:.02em}.bb-faq-item{border:1px solid var(--border-container);border-radius:var(--portal-radius-input);background-color:var(--surface-primary)}.bb-faq-item+.bb-faq-item{margin-top:8px}.bb-faq-trigger{width:100%;display:flex;align-items:center;justify-content:space-between;gap:12px;padding:14px 16px;background:transparent;border:none;cursor:pointer;font-family:inherit;font-size:15px;font-weight:600;color:var(--content-primary);text-align:left;border-radius:var(--portal-radius-input);transition:background-color var(--duration-micro) var(--ease-enter)}.bb-faq-trigger:hover{background-color:var(--brand-light)}.bb-faq-trigger[aria-expanded=true]{background-color:var(--brand-muted)}.bb-faq-icon{flex-shrink:0;transition:transform var(--duration-macro) var(--ease-enter);color:var(--content-tertiary)}.bb-faq-trigger[aria-expanded=true] .bb-faq-icon{transform:rotate(180deg);color:var(--brand)}.bb-faq-panel{padding:0 16px 14px;font-size:14px;color:var(--content-secondary);line-height:1.55}.elig-float .elig-ring{--elig-ring-thickness:2px;position:relative;display:inline-flex;overflow:hidden;border-radius:999px;padding:var(--elig-ring-thickness);transition:transform var(--duration-macro) var(--ease-enter)}.elig-ring:hover{transform:translateY(-4px)}.elig-ring-spin{position:absolute;top:50%;left:50%;width:400px;height:400px;background:conic-gradient(from 0deg,transparent 0,transparent 79%,var(--brass) 86%,color-mix(in srgb,var(--brass-2) 65%,white) 90%,var(--brass) 94%,transparent 100%);filter:drop-shadow(0 0 3px var(--brass-glow));animation:elig-snake-rotate 6s linear infinite}.elig-float.elig-on-dark .elig-ring{--elig-ring-thickness:3px}.elig-float.elig-on-dark .elig-ring-spin{background:conic-gradient(from 0deg,transparent 0,transparent 62%,var(--brass) 70%,color-mix(in srgb,var(--brass-2) 25%,white) 78%,var(--brass) 86%,transparent 100%);filter:drop-shadow(0 0 8px var(--brass-glow)) drop-shadow(0 0 18px rgba(184,146,74,.55))}@keyframes elig-snake-rotate{0%{transform:translate(-50%,-50%) rotate(0deg)}to{transform:translate(-50%,-50%) rotate(-1turn)}}.elig-float .elig-button{position:relative;z-index:1;display:inline-flex;align-items:center;gap:9px;background-color:var(--surface-primary);font-family:var(--font-manrope),sans-serif;border:none;box-shadow:var(--shadow-sm);font-size:15px;font-weight:600;color:var(--slate);padding:1.1rem 2.5rem;border-radius:999px;text-decoration:none;transition:background-color .3s ease,box-shadow .3s ease}.elig-float{position:fixed;z-index:40;bottom:1.5rem;right:3rem;opacity:0;transform:translateY(12px);pointer-events:none;transition:opacity var(--duration-macro) var(--ease-enter),transform var(--duration-macro) var(--ease-enter)}.elig-float.elig-visible{opacity:1;transform:translateY(0);pointer-events:auto}@media (prefers-reduced-motion:reduce){.elig-float{transition:opacity var(--duration-micro) linear;transform:none}.elig-ring-spin{animation:none}.elig-ring:hover{transform:none}}.em-wrap{max-width:1380px;margin:0 auto;padding:0 clamp(1.5rem,4vw,4rem)}.em-eyebrow{font-family:var(--font-manrope),sans-serif;font-size:.72rem;font-weight:600;text-transform:uppercase;letter-spacing:.18em;color:var(--brass)}.em-home h1,.em-home h2,.em-home h3,.em-home h4{font-family:var(--font-fraunces),"Times New Roman",serif;font-variation-settings:"opsz" 144,"SOFT" 30;font-weight:400;line-height:1.05;letter-spacing:-.01em;color:var(--ink)}.em-home h1{font-size:clamp(2.8rem,7vw,6.5rem);font-weight:300}.em-home h2{font-size:clamp(2rem,4.5vw,3.8rem);font-weight:350}.em-home h3{font-size:clamp(1.4rem,2.2vw,2rem);font-weight:400}.em-home h4{font-size:1.1rem;font-weight:500}.em-lede{font-size:clamp(1.1rem,1.5vw,1.35rem);line-height:1.55;color:var(--ink-soft)}.em-home ::selection{background:var(--brass);color:var(--parchment)}.em-footer a,.em-home a,.em-nav a{text-decoration:none}.em-headline-band .em-eyebrow,.em-offices .em-eyebrow,.em-props .em-eyebrow,.em-regions .em-eyebrow{color:var(--brass-aa)}.em-nav{position:-webkit-sticky;position:sticky;top:0;left:0;right:0;z-index:100;padding:1.5rem 0;background:rgba(14,31,44,.92);backdrop-filter:blur(12px);-webkit-backdrop-filter:blur(12px);transition:background .4s ease,padding .4s ease,-webkit-backdrop-filter .4s ease;transition:background .4s ease,padding .4s ease,backdrop-filter .4s ease;transition:background .4s ease,padding .4s ease,backdrop-filter .4s ease,-webkit-backdrop-filter .4s ease}.em-nav.em-over-hero{position:fixed;background:rgba(14,31,44,0);backdrop-filter:none;-webkit-backdrop-filter:none}.em-nav.em-over-hero.em-scrolled{background:rgba(14,31,44,.92);backdrop-filter:blur(12px);-webkit-backdrop-filter:blur(12px);padding:1rem 0}.em-nav.em-scrolled:not(.em-over-hero){padding:1rem 0}.em-nav-inner{justify-content:space-between}.em-logo,.em-nav-inner{display:flex;align-items:center}.em-logo{font-family:var(--font-fraunces),serif;font-weight:350;font-size:1.5rem;letter-spacing:.01em;color:var(--parchment);gap:.55rem}.em-logo-mark{width:28px;height:28px;display:inline-flex;align-items:center;justify-content:center}.em-logo-mark svg{width:100%;height:100%}.em-logo span.em-amp{color:var(--brass)}.em-nav-links{display:flex;gap:2.3rem;list-style:none;margin:0;padding:0}.em-nav-links a{color:var(--parchment);font-family:var(--font-manrope),sans-serif;font-size:.85rem;font-weight:400;letter-spacing:.04em;position:relative;padding:.3rem 0;transition:color .3s ease}.em-nav-links a:after{content:"";position:absolute;left:0;bottom:-2px;width:0;height:1px;background:var(--brass);transition:width .35s cubic-bezier(.65,0,.35,1)}.em-nav-links a:hover{color:var(--brass)}.em-nav-links a:hover:after{width:100%}.em-nav-cta{border:1px solid rgba(245,239,227,.35);padding:.6rem 1.4rem;border-radius:999px;font-family:var(--font-manrope),sans-serif;font-size:.8rem;letter-spacing:.05em;color:var(--parchment);transition:all .3s ease}.em-nav-cta:hover{background:var(--brass);border-color:var(--brass);color:var(--slate)}.em-hero{position:relative;min-height:100vh;background:var(--slate);color:var(--parchment);display:flex;align-items:flex-end;overflow:hidden;padding-bottom:clamp(4rem,9vh,9rem)}.em-hero-bg{position:absolute;inset:0;background-image:linear-gradient(180deg,rgba(14,31,44,.55),rgba(14,31,44,.45) 40%,rgba(14,31,44,.85)),url(/eastmeare/hero.jpg);background-size:cover;background-position:center 35%;z-index:0;will-change:transform}.em-hero-content{position:relative;z-index:2;width:100%}.em-hero h1{color:var(--parchment);max-width:18ch;margin:1.5rem 0 2rem}.em-hero h1 em{font-style:italic;font-weight:300;color:var(--brass);font-variation-settings:"opsz" 144,"SOFT" 100}.em-hero-tagline{font-family:var(--font-fraunces),serif;font-style:italic;font-weight:300;font-size:clamp(1.2rem,1.8vw,1.6rem);color:rgba(245,239,227,.78);max-width:40ch;line-height:1.4}.em-hero-cta{margin-top:2.4rem;display:flex}.em-scroll-cue{position:absolute;bottom:2.5rem;left:50%;transform:translateX(-50%);color:rgba(245,239,227,.55);font-family:var(--font-manrope),sans-serif;font-size:.7rem;letter-spacing:.25em;text-transform:uppercase;z-index:2;text-align:center}.em-scroll-cue:after{content:"";display:block;width:1px;height:50px;background:linear-gradient(180deg,var(--brass),transparent);margin:.9rem auto 0;animation:em-pulse 2.4s ease-in-out infinite}@keyframes em-pulse{0%,to{opacity:.3;transform:scaleY(.6)}50%{opacity:1;transform:scaleY(1)}}.em-headline-band{background:var(--parchment);padding:clamp(5rem,10vw,9rem) 0;position:relative}.em-headline-band .em-wrap{display:grid;grid-template-columns:1fr 1fr;grid-gap:clamp(2rem,5vw,6rem);gap:clamp(2rem,5vw,6rem);align-items:end}.em-headline-band h2{max-width:18ch}.em-headline-band h2 em{font-style:italic;color:var(--brass-deep);font-variation-settings:"opsz" 144,"SOFT" 100}.em-headline-stat{font-family:var(--font-fraunces),serif;font-weight:300;font-size:clamp(3.5rem,7vw,6rem);line-height:1;color:var(--slate);letter-spacing:-.03em}.em-headline-stat sup{font-size:.45em;vertical-align:top;color:var(--brass);font-weight:400}.em-headline-band .em-stat-label{font-size:.85rem;letter-spacing:.1em;text-transform:uppercase;color:var(--ink-soft);margin-top:.8rem}@media (max-width:800px){.em-headline-band .em-wrap{grid-template-columns:1fr}}.em-stats-mosaic{display:grid;grid-template-columns:repeat(4,1fr);grid-template-rows:400px 400px;grid-gap:2px;gap:2px;background:var(--slate)}.em-stat-cell{position:relative;overflow:hidden;background:var(--slate-mid);color:var(--parchment);cursor:pointer}.em-stat-bg{position:absolute;inset:0;background-size:cover;background-position:50%;transition:transform 1.2s cubic-bezier(.16,1,.3,1),filter .6s ease;filter:brightness(.55) saturate(.85)}.em-stat-cell:hover .em-stat-bg{transform:scale(1.08);filter:brightness(.7) saturate(1)}.em-stat-cell:after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,transparent 30%,rgba(14,31,44,.85));z-index:1}.em-stat-inner{position:absolute;inset:0;z-index:2;padding:2.5rem;display:flex;flex-direction:column;justify-content:space-between}.em-stat-num{font-family:var(--font-fraunces),serif;font-weight:300;font-size:clamp(2.5rem,4.5vw,4rem);line-height:.95;letter-spacing:-.02em}.em-stat-num em{font-style:normal;color:var(--brass);font-size:.55em;margin-left:.15em;font-weight:400}.em-stat-caption{font-size:.95rem;line-height:1.4;max-width:22ch;color:rgba(245,239,227,.85)}.em-stat-link{font-size:.75rem;letter-spacing:.18em;text-transform:uppercase;color:var(--brass);display:inline-flex;align-items:center;gap:.5rem;margin-top:1rem}.em-stat-link:after{content:"→";transition:transform .3s ease}.em-stat-cell:hover .em-stat-link:after{transform:translateX(6px)}.em-stat-cell.em-span-2{grid-column:span 2}.em-stat-cell.em-tall{grid-row:span 2}@media (max-width:900px){.em-stats-mosaic{grid-template-columns:1fr 1fr;grid-template-rows:repeat(4,320px)}.em-stat-cell.em-span-2{grid-column:span 2}.em-stat-cell.em-tall{grid-row:auto}}@media (max-width:560px){.em-stats-mosaic{grid-template-columns:1fr;grid-template-rows:repeat(5,300px)}.em-stat-cell.em-span-2{grid-column:auto}}.em-quote-section{background:var(--parchment);padding:clamp(6rem,12vw,10rem) 0;position:relative}.em-quote-section:before{content:'"';position:absolute;top:4rem;left:50%;transform:translateX(-50%);font-family:var(--font-fraunces),serif;font-weight:400;font-size:14rem;line-height:1;color:var(--brass);opacity:.15;z-index:0}.em-quote-section .em-wrap{position:relative;z-index:1;max-width:1000px;text-align:center}.em-quote{font-family:var(--font-fraunces),serif;font-weight:300;font-size:clamp(1.5rem,2.6vw,2.4rem);line-height:1.35;color:var(--slate);font-style:italic;letter-spacing:-.005em}.em-quote em{color:var(--brass-deep);font-style:italic;font-weight:400;font-variation-settings:"opsz" 144,"SOFT" 100}.em-quote-cite{margin-top:2.5rem;font-family:var(--font-manrope),sans-serif;font-size:.85rem;letter-spacing:.12em;text-transform:uppercase;color:var(--ink-soft)}.em-quote-cite strong{color:var(--ink);font-weight:600}.em-props{padding:clamp(5rem,10vw,9rem) 0;background:var(--parchment-deep)}.em-section-head{max-width:700px;margin-bottom:clamp(3rem,6vw,5rem)}.em-section-head em,.em-section-head h2 em{font-style:italic;color:var(--brass-deep);font-variation-settings:"opsz" 144,"SOFT" 100}.em-props-grid{display:grid;grid-template-columns:repeat(3,1fr);grid-gap:2rem;gap:2rem}.em-prop-card{background:var(--parchment);padding:2.5rem;position:relative;overflow:hidden;transition:transform .5s cubic-bezier(.16,1,.3,1);min-height:480px;display:flex;flex-direction:column;justify-content:space-between;border-top:1px solid var(--line)}.em-prop-card:before{content:"";position:absolute;top:0;left:0;width:60px;height:1px;background:var(--brass)}.em-prop-card:hover{transform:translateY(-6px)}.em-prop-icon{width:56px;height:56px;margin-bottom:1.5rem}.em-prop-icon svg{width:100%;height:100%}.em-prop-card h3{margin-bottom:1.2rem}.em-prop-card p{color:var(--ink-soft);line-height:1.6}.em-prop-num{font-family:var(--font-fraunces),serif;font-style:italic;color:var(--brass);font-size:.9rem;margin-bottom:1.5rem}@media (max-width:900px){.em-props-grid{grid-template-columns:1fr;gap:1.5rem}.em-prop-card{min-height:auto}}.em-loan-feature{background:var(--slate);color:var(--parchment);padding:clamp(5rem,10vw,9rem) 0;position:relative;overflow:hidden}.em-loan-feature:before{content:"";position:absolute;inset:0;background-image:url(/eastmeare/coast.jpg);background-size:cover;background-position:50%;opacity:.1;filter:grayscale(1)}.em-loan-feature .em-wrap{position:relative;z-index:1;display:grid;grid-template-columns:1fr 1.2fr;grid-gap:clamp(2rem,6vw,6rem);gap:clamp(2rem,6vw,6rem);align-items:center}.em-loan-feature h2{color:var(--parchment)}.em-loan-feature h2 em{font-style:italic;color:var(--brass);font-variation-settings:"opsz" 144,"SOFT" 100}.em-loan-feature p{color:rgba(245,239,227,.75);margin-top:1.5rem;max-width:50ch}.em-range-display{background:rgba(245,239,227,.04);border:1px solid rgba(184,146,74,.3);padding:3rem;backdrop-filter:blur(8px);-webkit-backdrop-filter:blur(8px)}.em-range-row{display:flex;justify-content:space-between;align-items:baseline;padding:1.25rem 0;border-bottom:1px solid rgba(245,239,227,.1);gap:1rem}.em-range-row:last-child{border-bottom:none}.em-range-label{font-size:.78rem;letter-spacing:.15em;text-transform:uppercase;color:rgba(245,239,227,.6)}.em-range-value{font-family:var(--font-fraunces),serif;font-weight:300;font-size:clamp(1.6rem,2.5vw,2.2rem);color:var(--parchment);letter-spacing:-.01em;text-align:right}.em-range-value.em-text{font-size:1rem;font-family:var(--font-manrope),sans-serif;font-weight:400}.em-range-value em{font-style:italic;color:var(--brass);font-weight:400}@media (max-width:800px){.em-loan-feature .em-wrap{grid-template-columns:1fr}.em-range-display{padding:2rem}}.em-regions{padding:clamp(5rem,10vw,9rem) 0;background:var(--parchment)}.em-regions .em-section-head{max-width:700px;margin-bottom:clamp(3rem,5vw,4rem)}.em-regions-grid{display:grid;grid-template-columns:repeat(3,1fr);grid-gap:0;gap:0;border-top:1px solid var(--line)}.em-region{padding:2.5rem 2rem;border-bottom:1px solid var(--line);border-right:1px solid var(--line);transition:background .3s ease;position:relative}.em-region:nth-child(3n){border-right:none}.em-region:hover{background:var(--parchment-deep)}.em-region:hover .em-region-name{color:var(--brass-deep)}.em-region-name{font-family:var(--font-fraunces),serif;font-weight:400;font-size:1.5rem;margin-bottom:.4rem;transition:color .3s ease}.em-region-meta{font-size:.85rem;color:var(--ink-soft);line-height:1.5}.em-region-tag{display:inline-block;font-size:.7rem;letter-spacing:.12em;text-transform:uppercase;color:var(--brass);margin-bottom:.5rem}@media (max-width:800px){.em-regions-grid{grid-template-columns:1fr 1fr}.em-region:nth-child(3n){border-right:1px solid var(--line)}.em-region:nth-child(2n){border-right:none}}@media (max-width:500px){.em-regions-grid{grid-template-columns:1fr}.em-region{border-right:none!important}}.em-beechbrook{background:var(--slate);color:var(--parchment);padding:clamp(5rem,10vw,9rem) 0;position:relative;overflow:hidden}.em-beechbrook:before{content:"";position:absolute;top:0;right:-10%;width:60%;height:100%;background:radial-gradient(ellipse at right,rgba(184,146,74,.08),transparent 70%);z-index:0}.em-beechbrook .em-wrap{position:relative;z-index:1;max-width:1100px}.em-beechbrook .em-eyebrow{color:var(--brass)}.em-beechbrook h2{color:var(--parchment);max-width:18ch}.em-beechbrook h2 em{font-style:italic;color:var(--brass);font-variation-settings:"opsz" 144,"SOFT" 100}.em-beechbrook p{color:rgba(245,239,227,.8);max-width:60ch;margin-top:2rem;font-size:1.1rem;line-height:1.65}.em-bb-grid{display:grid;grid-template-columns:1fr 1fr;grid-gap:clamp(2rem,5vw,5rem);gap:clamp(2rem,5vw,5rem);align-items:center}.em-bb-stats{display:grid;grid-template-columns:1fr 1fr;grid-gap:2rem;gap:2rem;padding-left:clamp(0rem,3vw,3rem);border-left:1px solid rgba(184,146,74,.25)}.em-bb-stat-num{font-family:var(--font-fraunces),serif;font-weight:300;font-size:clamp(2.2rem,3.5vw,3.2rem);line-height:1;color:var(--parchment);letter-spacing:-.02em}.em-bb-stat-num em{font-style:normal;color:var(--brass);font-size:.55em;margin-left:.1em}.em-bb-stat-label{font-size:.78rem;letter-spacing:.12em;text-transform:uppercase;color:rgba(245,239,227,.6);margin-top:.6rem}@media (max-width:800px){.em-bb-grid{grid-template-columns:1fr}.em-bb-stats{border-left:none;padding-left:0;padding-top:2rem;border-top:1px solid rgba(184,146,74,.25)}}.em-offices{padding:clamp(5rem,10vw,9rem) 0;background:var(--parchment-deep)}.em-offices .em-section-head{max-width:none}.em-offices-grid{display:grid;grid-template-columns:repeat(4,1fr);grid-gap:2.5rem;gap:2.5rem;margin-top:4rem}.em-office h4{font-family:var(--font-fraunces),serif;font-weight:400;font-size:1.3rem;margin-bottom:.6rem;padding-bottom:.6rem;border-bottom:1px solid var(--brass);display:inline-block}.em-office-meta{font-size:.85rem;color:var(--ink-soft);line-height:1.6}.em-office-meta .em-role{color:var(--brass-deep);font-weight:500;font-size:.75rem;letter-spacing:.1em;text-transform:uppercase;margin-bottom:.5rem;display:block}@media (max-width:900px){.em-offices-grid{grid-template-columns:1fr 1fr}}@media (max-width:500px){.em-offices-grid{grid-template-columns:1fr}}.em-closing{background:var(--slate);color:var(--parchment);padding:clamp(6rem,14vw,12rem) 0;text-align:center;position:relative;overflow:hidden}.em-closing:before{content:"";position:absolute;top:-30%;left:50%;transform:translateX(-50%);width:140%;height:80%;background:radial-gradient(ellipse at center,rgba(184,146,74,.15),transparent 60%);z-index:0}.em-closing .em-wrap{position:relative;z-index:1}.em-closing h2{color:var(--parchment);max-width:18ch;margin:1.5rem auto 2.5rem}.em-closing h2 em{font-style:italic;color:var(--brass);font-variation-settings:"opsz" 144,"SOFT" 100}.em-closing p{color:rgba(245,239,227,.7);max-width:50ch;margin:0 auto 3rem;font-size:1.1rem}.em-cta-buttons{display:inline-flex;gap:1rem;justify-content:center;flex-wrap:wrap}.em-cta-button{display:inline-flex;align-items:center;gap:.8rem;padding:1.1rem 2.5rem;background:var(--brass);color:var(--slate);font-family:var(--font-manrope),sans-serif;font-weight:600;font-size:.85rem;letter-spacing:.15em;text-transform:uppercase;border-radius:999px;transition:all .4s cubic-bezier(.16,1,.3,1);border:1px solid 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