@import url("https://fonts.googleapis.com/css2?family=EB+Garamond:wght@400;500&display=swap");
/* CommercialRealEstate.com — S2 tokens only. Refined from pack baseline. */
:root{--ink:#07122A;--navy:#0C1C3D;--blue:#113484;--slate:#4E5F78;--line:#D6DDE8;--tint:#DCEAF7;--paper:#F8F6F1;--white:#FFFFFF;--red:#B00020;--sky:#3DBEFF;--dotred:#FF2D4B;--mono:"IBM Plex Mono",ui-monospace,SFMono-Regular,Menlo,monospace;--sans:Sora,system-ui,-apple-system,"Segoe UI",sans-serif;--t:150ms ease}
@font-face{font-family:Sora;font-weight:400;font-style:normal;font-display:swap;src:url(fonts/sora-latin-400-normal.woff2) format("woff2")}
@font-face{font-family:Sora;font-weight:500;font-style:normal;font-display:swap;src:url(fonts/sora-latin-500-normal.woff2) format("woff2")}
@font-face{font-family:Sora;font-weight:600;font-style:normal;font-display:swap;src:url(fonts/sora-latin-600-normal.woff2) format("woff2")}
@font-face{font-family:Sora;font-weight:700;font-style:normal;font-display:swap;src:url(fonts/sora-latin-700-normal.woff2) format("woff2")}
@font-face{font-family:"IBM Plex Mono";font-weight:400;font-style:normal;font-display:swap;src:url(fonts/ibm-plex-mono-latin-400-normal.woff2) format("woff2")}
@font-face{font-family:"IBM Plex Mono";font-weight:500;font-style:normal;font-display:swap;src:url(fonts/ibm-plex-mono-latin-500-normal.woff2) format("woff2")}

*,*:before,*:after{box-sizing:border-box}
html{scroll-behavior:smooth;-webkit-text-size-adjust:100%;scroll-padding-top:16px}
body{margin:0;background:var(--paper);color:var(--ink);font:400 17px/1.55 var(--sans);-webkit-font-smoothing:antialiased;text-rendering:optimizeLegibility}
img,video,iframe{max-width:100%}
p,li,dd,figcaption{text-wrap:pretty}
a{color:var(--blue);text-decoration-thickness:1px;text-underline-offset:3px;transition:color var(--t),text-decoration-color var(--t)}
a:hover{color:var(--navy);text-decoration-thickness:2px}
a:focus-visible,button:focus-visible,summary:focus-visible,input:focus-visible,select:focus-visible{outline:3px solid var(--sky);outline-offset:2px}
::selection{background:var(--tint);color:var(--ink)}
.skip{position:absolute;left:-999px;top:0;background:var(--white);color:var(--ink);padding:10px 14px;z-index:50;font-weight:600}.skip:focus{left:8px;top:8px}
.wrap{max-width:1200px;margin:0 auto;padding:0 24px}

/* Top bar */
.topbar{background:var(--navy);color:var(--white);font:500 14px/1.2 var(--sans);padding:9px 0;text-align:right;white-space:nowrap;overflow:hidden;text-overflow:ellipsis;letter-spacing:.01em}
.topbar a{color:var(--white);font-weight:600;text-decoration:none;border-bottom:1px solid rgba(255,255,255,.45)}
.topbar a:hover{color:var(--white);border-bottom-color:var(--white)}

/* Header */
header.site{background:var(--white);color:var(--ink);border-bottom:1px solid var(--line);position:relative;z-index:10}
header.site .wrap{display:flex;align-items:center;gap:28px;min-height:72px}
.brand{display:flex;align-items:center;gap:12px;text-decoration:none;flex:none;margin-right:auto}
.brand img{display:block;width:46px;height:37px;object-fit:contain}
.logo{font:400 29px/1 "EB Garamond",Garamond,"Times New Roman",serif;color:var(--ink);letter-spacing:0;white-space:nowrap;border-left:2px solid var(--red);padding:4px 0 4px 13px}.logo .dot{color:var(--red)}
.brand:hover .logo{color:var(--ink)}
nav.main ul{display:flex;gap:4px;list-style:none;margin:0;padding:0}
nav.main a{display:block;color:var(--ink);text-decoration:none;font:500 14px/1 var(--sans);padding:10px 10px;border-radius:4px;transition:background var(--t)}
nav.main a:hover{background:var(--tint);color:var(--ink)}
nav.main a[aria-current]{box-shadow:inset 0 -2px 0 var(--blue)}
header.site .btn{margin:0;flex:none}

/* Buttons */
.btn{display:inline-block;background:var(--blue);color:var(--white);padding:11px 20px;border-radius:6px;text-decoration:none;font:600 15px/1.2 var(--sans);border:1px solid var(--blue);transition:background var(--t),border-color var(--t)}
.btn:hover{background:var(--navy);border-color:var(--navy);color:var(--white);text-decoration:none}
header.site .btn{background:var(--blue);color:var(--white);border-color:var(--blue);padding:10px 16px;font-size:14px}
header.site .btn:hover{background:var(--navy);border-color:var(--navy);color:var(--white)}
/* Closing "Talk to Richard" line on every page renders as a primary button */
main .wrap>p:has(>a[href="/contact/"]:only-child){margin:40px 0 0}
main .wrap>p>a[href="/contact/"]:only-child{display:inline-block;background:var(--blue);color:var(--white);padding:12px 22px;border-radius:6px;text-decoration:none;font:600 15px/1.2 var(--sans);transition:background var(--t)}
main .wrap>p>a[href="/contact/"]:only-child:hover{background:var(--navy);color:var(--white)}

/* Layout + type */
main{padding:0 0 64px;display:block}
main .wrap>*,main article>*{max-width:70ch}
main .wrap>article,main .wrap>table,main .wrap>figure,main .wrap>ul.cards,main .wrap>.tablewrap,main .wrap>details,main .wrap>dl,main .wrap>nav,main .wrap>aside,main .wrap>section,
main article>table,main article>figure,main article>section,main article>ul.cards,main article>.tablewrap{max-width:none}
.crumbs{font:400 13px/1.4 var(--sans);color:var(--slate);padding:22px 0 0}
.crumbs ol{display:flex;flex-wrap:wrap;gap:6px 8px !important;list-style:none;margin:0;padding:0}
.crumbs li{color:var(--slate)}
.crumbs a{color:var(--slate);text-decoration:none}.crumbs a:hover{color:var(--blue);text-decoration:underline}
.crumbs li:last-child{color:var(--ink);max-width:48ch;overflow:hidden;text-overflow:ellipsis;white-space:nowrap}
h1,h2,h3,h4{color:var(--ink);text-wrap:balance}
h1{font:600 46px/1.12 var(--sans);margin:18px 0 18px;letter-spacing:-.018em;max-width:26ch}
h2{font:600 32px/1.15 var(--sans);margin:56px 0 14px;letter-spacing:-.012em;scroll-margin-top:16px}
h3{font:600 21px/1.25 var(--sans);margin:32px 0 8px}
p{margin:0 0 16px}
ul,ol{padding-left:1.25em;margin:0 0 18px}li{margin:0 0 6px}li::marker{color:var(--slate)}
strong{font-weight:600}
/* Answer-first lead paragraph */
h1+p,article>h1+p{font-size:19px;line-height:1.55;color:var(--ink);margin-bottom:28px}
h1+p>strong:only-child{font-weight:400}
article>h1+p{padding-bottom:28px;border-bottom:1px solid var(--line)}

blockquote{margin:32px 0;padding:4px 0 4px 24px;border-left:2px solid var(--ink);max-width:62ch}
blockquote p{margin:0 0 10px;font:500 20px/1.45 var(--sans);color:var(--ink);letter-spacing:-.005em}
blockquote footer{font:400 12px/1.4 var(--mono);text-transform:uppercase;letter-spacing:.06em;color:var(--slate);background:none;padding:0;margin:0}

/* About Richard: navy panel */
aside{background:var(--navy);color:var(--white);border-radius:6px;padding:24px 28px;margin:48px 0 0;font-size:16px;line-height:1.55;max-width:none}
aside h2,aside h3{margin:0 0 8px;font:600 12px/1.4 var(--mono);text-transform:uppercase;letter-spacing:.08em;color:var(--tint)}
aside p{margin:0;max-width:72ch;color:var(--white)}
aside a{color:var(--white);font-weight:600}aside a:hover{color:var(--tint)}

/* Tables */
table{border-collapse:collapse;width:100%;background:var(--white);border:1px solid var(--line);margin:20px 0 28px;font-size:15px;line-height:1.45;font-variant-numeric:tabular-nums}
caption{caption-side:top;text-align:left;font:500 12px/1.4 var(--mono);text-transform:uppercase;letter-spacing:.06em;color:var(--slate);padding:0 0 8px}
th,td{border-bottom:1px solid var(--line);padding:11px 14px;text-align:left;vertical-align:top}
thead th{background:var(--navy);color:var(--white);font:500 13px/1.35 var(--sans);position:sticky;top:0;z-index:1;border-bottom:0}
tbody th[scope=row]{font-weight:500;background:transparent}
tbody tr:nth-child(even){background:rgba(220,234,247,.35)}
td.num,.num,.mono,output{font-family:var(--mono)}
@media (max-width:900px){main table{display:block;overflow-x:auto;-webkit-overflow-scrolling:touch}}

/* Figures */
figure{margin:32px 0}
figure img{display:block;max-width:min(100%,760px);height:auto;border:1px solid var(--line);background:var(--white);border-radius:4px}
figure iframe{display:block;width:100% !important;max-width:880px !important;height:auto !important;aspect-ratio:16/9;border:0 !important;border-radius:6px;background:var(--ink)}
figcaption{font-size:14px;line-height:1.5;color:var(--slate);margin-top:10px;max-width:760px}

/* Cards */
ul.cards{list-style:none;margin:24px 0 8px;padding:0;display:grid;grid-template-columns:repeat(auto-fill,minmax(min(100%,272px),1fr));gap:16px}
ul.cards li{position:relative;background:var(--white);border:1px solid var(--line);border-radius:6px;padding:20px 22px 22px;font-size:15px;line-height:1.5;margin:0;transition:border-color var(--t),box-shadow var(--t)}
ul.cards li:hover{border-color:var(--blue);box-shadow:0 1px 0 var(--blue)}
ul.cards li br{display:none}
ul.cards a{font:600 18px/1.25 var(--sans);text-decoration:none;display:block;margin-bottom:8px;color:var(--ink)}
ul.cards a:after{content:"";position:absolute;inset:0;border-radius:6px}
ul.cards li:hover a{color:var(--blue)}
ul.cards span{display:block;color:var(--slate)}

/* Glossary list */
dl{margin:28px 0;border-top:1px solid var(--line);display:grid;grid-template-columns:minmax(0,1fr) minmax(0,2fr);column-gap:32px}
dl dt{font-weight:600;margin:0;padding:16px 0;border-bottom:1px solid var(--line);font-size:16px;line-height:1.35}
dl dt a{text-decoration:none;color:var(--ink)}dl dt a:hover{color:var(--blue);text-decoration:underline}
dl dt dfn{font-style:normal}
dl dd{margin:0;padding:16px 0;border-bottom:1px solid var(--line);color:var(--slate);font-size:15px}
@media (max-width:720px){dl{grid-template-columns:1fr}dl dt{border-bottom:0;padding-bottom:4px}dl dd{padding-top:0}}

/* Sources */
details{background:var(--white);border:1px solid var(--line);border-radius:6px;padding:0;margin:32px 0 0;font-size:14px}
details summary{cursor:pointer;font:500 12px/1 var(--mono);text-transform:uppercase;letter-spacing:.08em;padding:18px 22px;list-style:none;display:flex;justify-content:space-between;align-items:center;color:var(--ink)}
details summary::-webkit-details-marker{display:none}
details summary:after{content:"+";font:400 20px/1 var(--mono);color:var(--blue);transition:transform var(--t)}
details[open] summary:after{transform:rotate(45deg)}
details>ul,details>ol,details>p{padding:0 22px 18px 42px;margin:0}
details li{margin:0 0 8px;color:var(--slate)}

/* Related reading */
nav[aria-label=Related]{border-top:1px solid var(--ink);margin-top:64px;padding-top:4px}
nav[aria-label=Related] h2{font:500 12px/1.4 var(--mono);text-transform:uppercase;letter-spacing:.08em;color:var(--slate);margin:16px 0 16px}
nav[aria-label=Related] ul{list-style:none;padding:0;margin:0 0 20px;display:grid;grid-template-columns:repeat(auto-fill,minmax(min(100%,320px),1fr));gap:0 32px}
nav[aria-label=Related] li{margin:0;padding:14px 0;border-bottom:1px solid var(--line);font-size:15px;color:var(--slate);line-height:1.5}
nav[aria-label=Related] li a{font-weight:600;color:var(--ink);text-decoration:none}
nav[aria-label=Related] li a:hover{color:var(--blue);text-decoration:underline}
nav[aria-label=Related]>p{font-size:14px;color:var(--slate)}

/* Calculators */
form#f,main form{display:grid;grid-template-columns:repeat(auto-fill,minmax(min(100%,240px),1fr));gap:4px 20px;background:var(--white);border:1px solid var(--line);border-radius:6px 6px 0 0;padding:20px 24px 24px;margin:16px 0 0}
main form p{margin:0;display:flex;flex-direction:column}
main form br{display:none}
label{display:block;margin:12px 0 6px;font:500 14px/1.35 var(--sans);color:var(--ink)}
input,select,textarea{font:400 16px/1.3 var(--mono);padding:10px 12px;border:1px solid var(--slate);border-radius:4px;background:var(--white);color:var(--ink);width:100%;max-width:100%;transition:border-color var(--t),box-shadow var(--t)}
input:hover,select:hover{border-color:var(--ink)}
input:focus{border-color:var(--blue);box-shadow:0 0 0 3px var(--tint);outline:0}
main form+table{margin-top:0;border-top:0;border-radius:0 0 6px 6px;background:var(--tint)}
main form+table caption{caption-side:top;background:var(--ink);color:var(--tint);padding:10px 24px;margin:0}
main form+table tbody tr,main form+table tbody tr:nth-child(even){background:transparent}
main form+table th,main form+table td{padding:14px 24px;border-bottom:1px solid rgba(17,52,132,.15);vertical-align:middle}
main form+table td{text-align:right}
main form+table output{font:500 20px/1.2 var(--mono);color:var(--blue)}
p[role=alert]{color:var(--red);font-weight:500;margin:8px 0 0;min-height:0}
p[role=alert]:empty{display:none}
section[aria-labelledby=calc]{margin:8px 0 0}

/* Home hero */
.hero{position:relative;background:var(--ink);color:var(--white);overflow:hidden;min-height:min(78vh,620px);display:flex;align-items:center}
.hero-video{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:70% center}
.hero-img{object-position:62% 38%}
.hero:before{content:"";position:absolute;inset:0;z-index:1;background:linear-gradient(90deg,rgba(7,18,42,.94) 0%,rgba(7,18,42,.86) 45%,rgba(7,18,42,.55) 62%,rgba(7,18,42,.12) 100%)}
.hero:after{content:"";position:absolute;left:0;right:0;bottom:0;height:96px;z-index:1;background:linear-gradient(0deg,rgba(7,18,42,.55),rgba(7,18,42,0))}
.hero-in{position:relative;z-index:2;width:100%;padding-top:80px;padding-bottom:80px;max-width:1200px}
.hero h1{color:var(--white);font:600 clamp(34px,3.25vw,50px)/1.1 var(--sans);letter-spacing:-.022em;margin:0 0 22px;max-width:none;text-wrap:initial}
@media (min-width:721px){.hero h1{white-space:nowrap}}
.hero .lede{max-width:min(50vw,54ch);font-size:18px;line-height:1.6;color:var(--tint);margin:0 0 32px}
.hero .btn{padding:14px 26px;font-size:16px}

/* Home body sections */
main>.hero+.wrap{padding-top:16px}
main>.hero+.wrap>h2:first-child{margin-top:56px}

/* Footer */
footer.site{background:var(--ink);color:var(--tint);padding:48px 0 40px;margin-top:0;font-size:14px;line-height:1.6;border-top:1px solid #1B2A4C}
footer.site .foot{display:grid;grid-template-columns:minmax(0,1fr);gap:0}
footer.site p{margin:0 0 14px;max-width:80ch}
footer.site strong{color:var(--white);font-weight:600}
footer.site a{color:var(--white);text-decoration-color:rgba(255,255,255,.4)}
footer.site a:hover{color:var(--tint);text-decoration-color:var(--tint)}
footer.site .chip{display:inline-flex;justify-self:start;background:var(--white);padding:10px 14px;border-radius:4px;margin:0 0 24px}footer.site .chip img{display:block;width:151px;height:24px}
footer.site nav{border-top:1px solid #1B2A4C;border-bottom:1px solid #1B2A4C;margin:10px 0 20px;padding:14px 0}
footer.site ul{display:flex;gap:6px 24px;list-style:none;padding:0;margin:0;flex-wrap:wrap}
footer.site li{margin:0}
footer.site nav a{text-decoration:none;font-weight:500}footer.site nav a:hover{text-decoration:underline}

/* Tablet */
@media (max-width:1040px){
 header.site .wrap{flex-wrap:wrap;gap:0 16px;padding-top:12px;padding-bottom:0}
 nav.main{order:3;flex:0 0 calc(100% + 20px);max-width:calc(100% + 20px);min-width:0;margin:8px -10px 0}
 nav.main ul{min-width:0;max-width:100%;overflow-x:auto;scrollbar-width:none;padding-bottom:6px}nav.main ul::-webkit-scrollbar{display:none}
 nav.main a{white-space:nowrap}
}
/* Mobile */
@media (max-width:720px){
 body{font-size:16px}
 .wrap{padding:0 16px}
 .topbar{font-size:13px;padding:8px 0}
 header.site .wrap{min-height:0;padding-top:10px}
 .brand{gap:8px}.brand img{width:32px;height:26px}
 .logo{font-size:20px;padding:3px 0 3px 9px}
 header.site .btn{padding:8px 12px;font-size:13px}
 nav.main{margin:6px -8px 0;flex-basis:calc(100% + 16px);max-width:calc(100% + 16px)}nav.main a{padding:10px 8px;font-size:14px}
 h1{font-size:34px;line-height:1.15}
 h2{font-size:26px;margin-top:40px}
 h3{font-size:19px}
 h1+p,article>h1+p{font-size:17px}
 blockquote p{font-size:18px}
 aside{padding:20px;margin-top:40px}
 .crumbs li:last-child{max-width:100%}
 .hero{min-height:0}
 .hero:before{background:rgba(7,18,42,.88)}
 .hero:after{display:none}
 .hero-in{padding-top:48px;padding-bottom:48px}
 .hero h1{font-size:30px;line-height:1.15;max-width:none}.hero h1 .hb{display:none}
 .hero .lede{font-size:16px;max-width:none}
 main form{padding:16px}
 main form+table th,main form+table td{padding:12px 16px}
 main form+table output{font-size:17px}
 footer.site{padding:40px 0 32px}
}
@media (max-width:380px){.logo{font-size:18px}header.site .btn{padding:8px 10px}}
@media (prefers-reduced-motion:reduce){video.hero-video{display:none}.hero{background:var(--ink) url(hero/hero-poster.jpg) 70% center/cover no-repeat}html{scroll-behavior:auto}*{transition:none !important}}
@media print{.topbar,header.site nav,header.site .btn,.hero-video,footer.site nav{display:none}body{background:#fff}aside{background:#fff;color:var(--ink);border:1px solid var(--line)}aside p,aside a{color:var(--ink)}}

aside.reach{display:flex;gap:20px;align-items:center}aside.reach img{width:96px;height:96px;border-radius:50%;object-fit:cover;flex:none;background:#fff;border:1px solid var(--line)}aside.reach h2{font:600 20px/1.3 var(--sans);text-transform:none;letter-spacing:0;color:var(--white);margin:0 0 6px}aside.reach p{color:var(--white)}aside.reach a{color:var(--white);text-decoration:underline}
@media (max-width:560px){aside.reach{flex-direction:column;align-items:flex-start;gap:14px}aside.reach img{width:72px;height:72px}}
@media (max-width:1100px){nav.main a{padding-left:9px;padding-right:9px}}

@media print{aside.reach h2,aside.reach p,aside.reach a{color:var(--ink)}}