:root{--ink:#14161a;--slate:#51555c;--bronze:#8c6540;--copper:#b8895a;--khaki:#d4b08a;--parchment:#f2efe8;--smoke:#f5f5f4;--cream:#eeebe0;--line:#14161a29;--serif:"Newsreader", Georgia, serif;--sans:"IBM Plex Sans", Arial, sans-serif}*{box-sizing:border-box}html{scroll-behavior:smooth;background:var(--ink)}body{font-family:var(--sans);color:var(--ink);background:var(--smoke);margin:0;line-height:1.6}a{color:inherit;text-decoration:none}img{max-width:100%;display:block}button,input,textarea{font:inherit}::selection{background:var(--khaki);color:var(--ink)}.nav-shell{z-index:5;justify-content:space-between;align-items:center;width:min(1380px,100% - 64px);margin:0 auto;padding:22px 0;display:flex;position:relative}.brand{align-items:center;min-height:42px;display:inline-flex}.brand img{object-fit:contain;filter:grayscale()brightness(0)invert();width:190px;height:auto}.nav-cta{color:inherit;letter-spacing:.09em;text-transform:uppercase;cursor:pointer;background:0 0;border:0;border-bottom:1px solid;padding:4px 0 8px;font-size:13px}.hero{min-height:1080px;color:var(--cream);background:var(--ink);padding-bottom:150px;position:relative;overflow:hidden}.hero-image,.hub-image{object-fit:cover;width:114%;max-width:none;height:114%;transform:translate3d(0,var(--shift,0),0) scale(1.01);will-change:transform;position:absolute;inset:-7%}.hero-scrim{background:linear-gradient(90deg,#14161af5 0%,#14161ac7 48%,#14161a40 100%),linear-gradient(#0000 40%,#14161ab8);position:absolute;inset:0}.hero-content{z-index:2;width:min(1240px,100% - 64px);margin:1.5vh auto 0;animation:.85s cubic-bezier(.22,1,.36,1) both hero-in;position:relative}@keyframes hero-in{0%{opacity:0;transform:translateY(24px)}to{opacity:1;transform:none}}.kicker,.section-index{letter-spacing:.22em;text-transform:uppercase;font-size:11px;font-weight:600;display:inline-block}.kicker{color:var(--khaki);margin-bottom:14px}.hero h1{max-width:1180px;font-family:var(--serif);letter-spacing:-.042em;text-wrap:balance;margin:0;font-size:clamp(48px,5vw,76px);font-weight:300;line-height:.94}.hero-content>.hero-subhead{color:#eeebe0c7;max-width:900px;margin:16px 0 0;font-size:clamp(16px,1.25vw,20px);line-height:1.42}.hero-actions{align-items:center;gap:28px;margin-top:36px;display:flex}.hero-vsl{margin-top:24px}.vsl-context{color:#eeebe0a8;justify-content:space-between;align-items:end;gap:28px;margin-bottom:9px;display:flex}.vsl-context span{color:var(--khaki);letter-spacing:.2em;font-size:10px;font-weight:600}.vsl-context p{letter-spacing:.06em;margin:0;font-size:12px}.vsl-stage{aspect-ratio:16/9;background:linear-gradient(135deg,#14161ae0,#2d2722b8),url(https://www.elkridgeinvestments.com/wp-content/uploads/2026/06/ER-turn-tax-burden-into-income-producing-assets.jpg) 50%/cover;border:1px solid #eeebe047;width:100%;position:relative;overflow:hidden;box-shadow:0 35px 90px #0006}.vsl-stage video{object-fit:contain;background:#070809;width:100%;height:100%}.vsl-placeholder{text-align:center;cursor:pointer;background:linear-gradient(135deg,#14161ab8,#2d27228a);place-content:center;justify-items:center;gap:22px;padding:32px;transition:opacity .3s,visibility .3s;display:grid;position:absolute;inset:0}.vsl-placeholder.is-fallback{cursor:default}.vsl-placeholder.is-hidden{opacity:0;visibility:hidden;pointer-events:none}.vsl-play{width:78px;height:78px;color:var(--cream);backdrop-filter:blur(12px);background:#14161a94;border:1px solid #eeebe080;border-radius:50%;place-items:center;padding-left:5px;font-size:22px;display:grid}.vsl-placeholder small{color:var(--khaki);letter-spacing:.2em;margin-bottom:9px;font-size:9px;display:block}.vsl-placeholder strong{font-family:var(--serif);font-size:clamp(30px,4vw,54px);font-weight:300;display:block}.vsl-placeholder p{color:#eeebe0a8;max-width:520px;margin:8px auto 0}.vsl-conversion{text-align:center;border-bottom:1px solid #eeebe033;justify-items:center;gap:18px;padding:24px 0;display:grid}.vsl-conversion p{color:#eeebe0b8;max-width:960px;margin:0;font-size:16px}.vsl-conversion .button{min-width:min(420px,100%)}.vsl-meta{color:#eeebe08c;letter-spacing:.13em;text-transform:uppercase;border-bottom:1px solid #eeebe033;gap:28px;padding:15px 0;font-size:9px;display:flex}.button{border:1px solid var(--bronze);background:var(--bronze);color:#fff;text-transform:uppercase;letter-spacing:.08em;cursor:pointer;justify-content:center;align-items:center;min-height:54px;padding:0 26px;font-size:12px;font-weight:600;transition:all .25s;display:inline-flex}.button:hover,.button:focus-visible{background:var(--khaki);border-color:var(--khaki);color:var(--ink)}.section-cta-row{border-top:1px solid var(--line);justify-content:center;align-items:center;width:100%;margin-top:38px;padding-top:28px;display:flex}.section-cta-row.dark{border-color:#eeebe033}.section-cta-row .button{min-width:min(340px,100%)}.text-link{letter-spacing:.08em;text-transform:uppercase;border-bottom:1px solid #eeebe066;padding:10px 0;font-size:13px}.hero-proof{z-index:3;backdrop-filter:blur(20px);background:#14161ac7;border-top:1px solid #eeebe047;grid-template-columns:repeat(5,minmax(0,1fr));width:100%;display:grid;position:absolute;bottom:0;left:0;right:0}.hero-proof div{min-width:0;padding:22px clamp(16px,2vw,32px)}.hero-proof div+div{border-left:1px solid #eeebe038}.hero-proof span,.hero-proof small{letter-spacing:.14em;text-transform:uppercase;color:#eeebe08f;font-size:9px;display:block}.hero-proof strong{font-family:var(--serif);color:var(--khaki);margin:7px 0;font-size:clamp(24px,3vw,46px);font-weight:300;line-height:1;display:block}.statement{background:var(--parchment);padding:105px max(32px,50vw - 590px)}.section-index{color:var(--bronze);margin-bottom:34px}.section-index.light{color:var(--khaki)}.statement h2,.section-heading h2,.sticky-title h2,.band-heading h2,.apply-copy h2{font-family:var(--serif);letter-spacing:-.03em;text-wrap:balance;font-weight:300;line-height:1.05}.statement h2{max-width:1080px;margin:0;font-size:clamp(46px,6vw,84px)}.statement p{max-width:760px;color:var(--slate);margin:36px 0 0 auto;font-size:19px}.review-section{background:#e9e4da;padding:90px max(32px,50vw - 640px)}.review-heading{grid-template-columns:.5fr 1.25fr .55fr;align-items:end;gap:5vw;margin-bottom:44px;display:grid}.review-heading .section-index{margin:0}.review-heading h2{font-family:var(--serif);letter-spacing:-.03em;margin:0;font-size:clamp(42px,5vw,66px);font-weight:300;line-height:1.02}.review-heading>p{color:var(--slate);margin:0;font-size:13px}.proof-collage{box-shadow:none;background:0 0;border:0;justify-items:center;gap:0;padding:20px 0 72px;display:grid;position:relative;overflow:visible}.story-reel{z-index:2;background:var(--ink);border:5px solid #ffffffe0;border-radius:24px;width:min(390px,36%);position:relative;overflow:hidden;box-shadow:0 34px 74px #14161a33,0 8px 20px #14161a1a}.story-reel video{aspect-ratio:9/16;object-fit:cover;background:#090a0c;width:100%;display:block}.review-row{z-index:3;grid-template-columns:repeat(4,minmax(0,1fr));align-items:start;gap:14px;width:100%;margin-top:44px;display:grid;position:relative}.review-shot{background:#fff;border:1px solid #14161a0f;border-radius:18px;min-width:0;padding:7px;transition:transform .3s,box-shadow .3s;display:block;overflow:hidden;box-shadow:0 30px 58px #14161a2b,0 8px 18px #14161a14}.review-shot:hover{z-index:4;transform:translateY(-8px)rotate(0);box-shadow:0 36px 70px #14161a36,0 10px 22px #14161a1a}.review-shot-media{border-radius:12px;display:block;overflow:hidden}.review-shot img{border-radius:12px;width:100%;height:auto}.review-shot-a{transform:rotate(-2.4deg)translateY(22px)}.review-shot-b{z-index:2;position:relative;transform:rotate(1.8deg)translateY(86px)}.review-shot-c{transform:rotate(-1.5deg)}.review-shot-d{transform:rotate(2.2deg)translateY(54px)}.review-disclaimer{max-width:860px;color:var(--slate);text-align:center;margin:32px auto 0;font-size:11px}[data-reveal]{opacity:0;transition:opacity .7s ease var(--delay,0s), transform .7s cubic-bezier(.22,1,.36,1) var(--delay,0s);transform:translateY(22px)}[data-reveal].is-visible{opacity:1;transform:none}.review-shot-a.is-visible{transform:rotate(-2.4deg)translateY(22px)}.review-shot-b.is-visible{transform:rotate(1.8deg)translateY(86px)}.review-shot-c.is-visible{transform:rotate(-1.5deg)}.review-shot-d.is-visible{transform:rotate(2.2deg)translateY(54px)}.review-shot.is-visible:hover{transform:translateY(-8px)rotate(0)}.trigger-section,.faq-section{grid-template-columns:.85fr 1.15fr;gap:7vw;padding:105px max(32px,50vw - 640px);display:grid}.sticky-title{align-self:start;position:sticky;top:80px}.sticky-title h2{margin:0;font-size:clamp(42px,5vw,68px)}.trigger-list article{border-top:1px solid var(--line);grid-template-columns:64px 1fr;align-items:start;min-height:132px;padding:25px 0;display:grid}.trigger-list article:last-child{border-bottom:1px solid var(--line)}.trigger-list span{color:var(--bronze);font-size:12px}.trigger-list h3{font-family:var(--serif);margin:0;font-size:clamp(28px,3vw,42px);font-weight:300;line-height:1.16}.proof-panel{background:var(--ink);min-height:680px;color:var(--cream);grid-template-columns:.9fr 1.1fr;align-items:stretch;display:grid;position:relative;overflow:hidden}.proof-panel>img{object-fit:cover;opacity:1;filter:none;width:100%;max-width:none;height:100%;min-height:680px;transform:translate3d(0,var(--shift,0),0);position:relative;inset:auto}.proof-panel:after{content:"";pointer-events:none;background:linear-gradient(90deg, transparent 34%, #14161a1f 46%, var(--ink) 55%);position:absolute;inset:0}.proof-copy{z-index:2;width:100%;padding:76px max(32px,50vw - 640px) 76px 6vw;position:relative}.proof-copy h2{font-family:var(--serif);letter-spacing:-.035em;margin:0;font-size:clamp(44px,5.5vw,72px);font-weight:300;line-height:1.02}.proof-copy>p{color:#eeebe0b3;font-size:18px}.method-steps{gap:10px;margin-top:34px;display:grid}.method-steps>div{background:#ffffff0e;border:1px solid #eeebe038;grid-template-columns:46px 1fr;gap:13px;padding:15px 18px;display:grid;box-shadow:0 22px 46px #00000047,inset 0 1px #ffffff0a}.method-steps>div:nth-child(2){margin-left:22px}.method-steps>div:nth-child(3){margin-left:44px}.method-steps b{width:36px;height:36px;color:var(--khaki);background:#d4b08a14;border:1px solid #d4b08a8c;border-radius:50%;place-items:center;font-size:10px;display:grid}.method-steps span{color:#eeebe0a6}.method-steps strong{color:var(--cream);margin-bottom:4px;display:block}.fit-section{background:var(--parchment);padding:100px max(32px,50vw - 640px) 140px}.section-heading{justify-content:space-between;align-items:end;gap:4vw;margin-bottom:48px;display:flex}.section-heading h2{max-width:810px;margin:0;font-size:clamp(48px,6vw,82px)}.fit-grid{grid-template-columns:repeat(3,1fr);gap:16px;display:grid}.fit-grid article{background:#ffffff94;border:1px solid #14161a2e;min-height:230px;padding:28px;box-shadow:0 28px 58px #14161a1c,inset 0 1px #fff}.fit-grid article:nth-child(2){transform:translateY(28px)}.fit-grid article:nth-child(3){transform:translateY(56px)}.fit-cta{margin-top:112px}.fit-grid article>span{width:38px;height:38px;color:var(--bronze);background:#b8895a1a;border:1px solid #8c65406b;border-radius:50%;place-items:center;font-size:10px;font-weight:600;display:grid}.fit-grid h3{font-family:var(--serif);margin:44px 0 9px;font-size:34px;font-weight:300}.fit-grid p{color:var(--slate)}.portfolio-band{background:var(--ink);color:var(--cream);padding:110px max(32px,50vw - 690px);overflow:hidden}.band-heading{grid-template-columns:.38fr 1.5fr .72fr;align-items:end;gap:4vw;display:grid}.band-heading h2{letter-spacing:-.04em;margin:0;font-size:clamp(42px,4.6vw,68px);line-height:.92}.band-heading h2 span,.band-heading h2 em{white-space:nowrap;display:block}.band-heading h2 em{color:var(--khaki);margin:.1em 0 0 .55em;font-style:italic;font-weight:300}.band-heading p{color:#eeebe0a1}.property-rail{grid-template-columns:1.08fr .92fr 1fr;gap:18px;margin-top:80px;display:grid}.property-rail figure{margin:0;overflow:hidden}.property-rail figure:nth-child(2){margin-top:70px}.property-rail img{object-fit:cover;filter:saturate(.8);width:100%;height:440px;transition:transform .8s cubic-bezier(.22,1,.36,1),filter .4s}.property-rail figure:hover img{filter:saturate();transform:scale(1.03)}.property-rail figcaption{font-family:var(--serif);border-bottom:1px solid #eeebe033;padding:18px 0;font-size:25px}.property-rail figcaption span{font-family:var(--sans);letter-spacing:.18em;color:var(--khaki);font-size:9px;display:block}.faq-section{background:var(--smoke)}.faq-list details{border-top:1px solid var(--line)}.faq-list details:last-child{border-bottom:1px solid var(--line)}.faq-list summary{cursor:pointer;font-family:var(--serif);grid-template-columns:52px 1fr;padding:30px 0;font-size:28px;list-style:none;display:grid}.faq-list summary::-webkit-details-marker{display:none}.faq-list summary span{font-family:var(--sans);color:var(--bronze);font-size:10px}.faq-list details p{color:var(--slate);max-width:680px;margin:0;padding:0 0 32px 52px}.apply-section{color:var(--cream);text-align:center;background:#1b1d21;padding:78px max(32px,50vw - 550px)}.apply-copy{justify-items:center;display:grid}.apply-copy .section-index{margin-bottom:18px}.apply-copy h2{margin:0 0 16px;font-size:clamp(48px,6vw,82px)}.apply-copy p{color:#eeebe0b3;max-width:680px;margin:0 0 28px;font-size:19px}.qualifier-dialog{width:min(980px,100% - 32px);max-height:calc(100vh - 32px);color:var(--cream);background:#1b1d21;border:1px solid #eeebe038;padding:0;overflow:auto;box-shadow:0 40px 120px #0000009e}.qualifier-dialog::backdrop{backdrop-filter:blur(9px);background:#07080ad1}.dialog-shell{grid-template-columns:.78fr 1.22fr;gap:54px;padding:56px;display:grid;position:relative}.dialog-close{z-index:2;width:42px;height:42px;color:var(--cream);cursor:pointer;background:0 0;border:1px solid #eeebe047;border-radius:50%;place-items:center;font-size:28px;line-height:1;display:grid;position:absolute;top:18px;right:18px}.dialog-close:hover,.dialog-close:focus-visible{color:var(--ink);background:var(--khaki)}.dialog-heading>span{color:var(--khaki);letter-spacing:.18em;font-size:9px;font-weight:600}.dialog-heading h2{font-family:var(--serif);margin:20px 0 16px;font-size:clamp(40px,5vw,62px);font-weight:300;line-height:.98}.dialog-heading p{color:#eeebe0ad}.dialog-heading small{color:#eeebe06b;margin-top:34px;display:block}.qualify-form{grid-template-columns:1fr 1fr;gap:24px 18px;display:grid}.qualify-form label{letter-spacing:.14em;text-transform:uppercase;color:var(--khaki);font-size:10px}.qualify-form input,.qualify-form textarea{width:100%;color:var(--cream);resize:vertical;text-transform:none;letter-spacing:normal;background:0 0;border:0;border-bottom:1px solid #eeebe059;outline:none;margin-top:8px;padding:14px 0}.qualify-form input:focus,.qualify-form textarea:focus{border-color:var(--khaki)}.span-2{grid-column:span 2}.form-status{min-height:28px;color:var(--khaki);margin:0;font-size:13px}.related{background:var(--parchment);padding:80px max(32px,50vw - 640px)}.related>div{border-top:1px solid var(--line);grid-template-columns:repeat(3,1fr);display:grid}.related a{border-bottom:1px solid var(--line);font-family:var(--serif);justify-content:space-between;padding:26px 18px 26px 0;font-size:24px;display:flex}.related a+a{border-left:1px solid var(--line);padding-left:18px}.site-footer{background:var(--ink);color:var(--cream);grid-template-columns:1fr 1.5fr .6fr;align-items:end;gap:4vw;padding:60px max(32px,50vw - 640px);display:grid}.site-footer p,.site-footer>span{letter-spacing:.08em;color:#eeebe080;margin:0;font-size:10px}.hub{background:var(--ink);min-height:100vh;color:var(--cream)}.hub-hero{min-height:680px;position:relative;overflow:hidden}.hub-image{background:linear-gradient(90deg,#14161af5,#14161a80),url(https://www.elkridgeinvestments.com/wp-content/uploads/2026/06/ER-turn-tax-burden-into-income-producing-assets.jpg) 50%/cover}.concept-label{text-transform:uppercase;letter-spacing:.18em;color:#eeebe08c;font-size:10px}.hub-copy{z-index:2;width:min(1280px,100% - 64px);margin:120px auto 0;position:relative}.hub-copy h1{font-family:var(--serif);letter-spacing:-.04em;margin:0;font-size:clamp(62px,8vw,112px);font-weight:300;line-height:.9}.hub-copy h1 em{color:var(--khaki);font-style:normal}.hub-copy p{color:#eeebe0b3;max-width:650px;font-size:18px}.route-grid{border-top:1px solid #eeebe038;border-left:1px solid #eeebe038;grid-template-columns:repeat(3,1fr);width:min(1380px,100% - 64px);margin:0 auto;display:grid}.route-card{border-bottom:1px solid #eeebe038;border-right:1px solid #eeebe038;min-height:420px;padding:30px;transition:background .3s,color .3s}.route-card:hover{background:var(--parchment);color:var(--ink)}.route-num,.route-meta{letter-spacing:.15em;color:var(--khaki);font-size:9px}.route-meta{float:right}.route-card h2{font-family:var(--serif);margin:90px 0 18px;font-size:42px;font-weight:300;line-height:1}.route-card p{color:#eeebe094}.route-card:hover p{color:var(--slate)}.route-action{text-transform:uppercase;letter-spacing:.12em;justify-content:space-between;margin-top:55px;font-size:11px;display:flex}.hub-footer{letter-spacing:.15em;color:#eeebe080;justify-content:space-between;width:min(1380px,100% - 64px);margin:0 auto;padding:40px 0;font-size:9px;display:flex}@media (width<=900px){.nav-shell,.hero-content,.hub-copy,.route-grid,.hub-footer{width:calc(100% - 36px)}.nav-cta{display:none}.hero{min-height:0;padding-bottom:190px}.hero-content{margin:2vh 18px 0}.hero h1{font-size:clamp(44px,12vw,66px)}.hero-vsl{margin-top:26px}.vsl-context{display:block}.vsl-context p{margin-top:5px}.vsl-conversion .button,.section-cta-row .button{width:100%}.hero-proof{overscroll-behavior-inline:contain;grid-template-columns:repeat(5,minmax(155px,1fr));overflow-x:auto}.hero-proof div{padding:20px 16px}.hero-proof strong{font-size:38px}.trigger-section,.faq-section{grid-template-columns:1fr;gap:50px}.sticky-title{position:static}.proof-panel{grid-template-columns:1fr;min-height:0}.proof-panel>img{width:100%;height:310px;min-height:310px;transform:none}.proof-panel:after{background:linear-gradient(0deg,var(--ink) 50%,transparent 68%)}.proof-copy{width:100%;padding:42px 24px 62px}.section-heading,.band-heading,.review-heading{display:block}.review-heading>p{margin-top:20px}.fit-grid,.property-rail,.route-grid{grid-template-columns:1fr}.proof-collage{min-height:0;padding:22px 0 96px}.story-reel{width:min(390px,58%)}.review-row{grid-template-columns:repeat(2,minmax(0,1fr));margin-top:38px}.dialog-shell{grid-template-columns:1fr;gap:28px;padding:50px 28px 34px}.fit-grid article{min-height:0;padding:24px}.fit-grid article:nth-child(2){width:calc(100% - 18px);margin-left:18px;transform:none}.fit-grid article:nth-child(3){width:calc(100% - 36px);margin-left:36px;transform:none}.fit-grid h3{margin-top:24px}.property-rail figure:nth-child(2){margin-top:0}.property-rail img{height:360px}.related>div{grid-template-columns:1fr}.related a+a{border-left:0;padding-left:0}.site-footer{grid-template-columns:1fr;gap:30px}.route-card{min-height:340px}}@media (width<=600px){.statement,.review-section,.trigger-section,.fit-section,.portfolio-band,.faq-section,.apply-section{padding-left:20px;padding-right:20px}.hero-actions{flex-direction:column;align-items:stretch;gap:12px}.vsl-meta{justify-content:space-between;gap:10px}.vsl-meta span{max-width:30%}.vsl-placeholder{padding:18px}.vsl-placeholder p{display:none}.vsl-play{width:56px;height:56px;font-size:16px}.text-link{text-align:center}.hero-proof small{display:none}.proof-collage{padding-bottom:58px;display:grid;overflow:visible}.story-reel{width:78%}.review-row{grid-template-columns:1fr;gap:18px;width:calc(100% + 12px);margin-top:26px}.review-shot-a,.review-shot-b,.review-shot-c,.review-shot-d{justify-self:center;width:92%}.review-shot-a.is-visible{transform:rotate(-2deg)translateY(8px)}.review-shot-b.is-visible{transform:rotate(1.5deg)translateY(18px)}.review-shot-c.is-visible{transform:rotate(-1deg)}.review-shot-d.is-visible{transform:rotate(2deg)translateY(12px)}.band-heading h2{font-size:clamp(30px,9.5vw,38px)}.band-heading h2 em{margin-left:.28em}.dialog-shell{padding:48px 20px 26px}.qualify-form{grid-template-columns:1fr}.span-2{grid-column:span 1}.hub-hero{min-height:620px}.hub-copy{margin-top:80px}}@media (prefers-reduced-motion:reduce){*,:before,:after{scroll-behavior:auto!important;transition-duration:.01ms!important;animation-duration:.01ms!important}.hero-image,.hub-image,.proof-panel>img{transform:none!important}[data-reveal]{opacity:1;transform:none}}
