/* ============================================================
   NEXIA LIVING — shared styles
   ============================================================ */
:root{
  --navy:#13273B;
  --navy-2:#0E1E2E;
  --cream:#FBF7EE;
  --cream-2:#F2EADA;
  --ink:#161616;
  --clay:#8A6A4D;
  --clay-2:#C9A57E;
  --clay-deep:#6E5238;
  --line:rgba(19,39,59,.14);
  --line-light:rgba(251,247,238,.18);
  --frame:14px;
  --maxw:1240px;
}
*{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth}
body{
  font-family:'Inter',system-ui,sans-serif;
  background:var(--cream);
  color:var(--ink);
  line-height:1.65;
  -webkit-font-smoothing:antialiased;
  overflow-x:hidden;
}
::selection{background:var(--clay);color:#fff}
a{color:inherit;text-decoration:none}
img{display:block;max-width:100%}

/* ---- Signature: deck-style navy frame ---- */
.frame{position:fixed;inset:0;z-index:200;pointer-events:none}
.frame span{position:fixed;background:var(--navy)}
.frame .t{top:0;left:0;right:0;height:var(--frame)}
.frame .b{bottom:0;left:0;right:0;height:var(--frame)}
.frame .l{top:0;bottom:0;left:0;width:var(--frame)}
.frame .r{top:0;bottom:0;right:0;width:var(--frame)}

.wrap{max-width:var(--maxw);margin:0 auto;padding:0 clamp(20px,5vw,64px)}

/* ---- Type ---- */
.display{font-family:'Archivo',sans-serif;font-weight:900;line-height:.98;letter-spacing:-.02em;text-transform:uppercase}
.eyebrow{font-family:'Inter';font-weight:600;font-size:.72rem;letter-spacing:.28em;text-transform:uppercase;color:var(--clay)}
.num{font-family:'Fraunces',serif;font-weight:300}
h1,h2,h3{font-family:'Archivo',sans-serif}
.lead{font-size:1.12rem;color:#3a3a3a;max-width:46ch}
.lead + .lead{margin-top:18px}

/* ---- Nav ---- */
header.nav{position:fixed;top:var(--frame);left:var(--frame);right:var(--frame);z-index:150;
  transition:background .35s ease, box-shadow .35s ease, padding .35s ease;padding:18px 0}
header.nav.scrolled{background:rgba(251,247,238,.92);backdrop-filter:blur(12px);box-shadow:0 1px 0 var(--line);padding:12px 0}
header.nav.solid{background:var(--cream)}
.nav-inner{max-width:var(--maxw);margin:0 auto;padding:0 clamp(20px,5vw,64px);display:flex;align-items:center;justify-content:space-between}
.brand{display:flex;align-items:center;gap:12px}
.brand img{height:34px;width:auto;transition:height .35s ease}
header.nav.scrolled .brand img{height:29px}
.brand .wordmark{font-family:'Archivo';font-weight:800;font-size:1.02rem;letter-spacing:.22em;color:var(--navy);line-height:1}
.nav-links{display:flex;align-items:center;gap:28px}
.nav-links a{font-size:.82rem;font-weight:500;letter-spacing:.04em;color:var(--navy);opacity:.78;transition:opacity .2s}
.nav-links a:hover,.nav-links a.active{opacity:1}
.nav-cta{border:1.5px solid var(--navy);border-radius:40px;padding:9px 20px !important;opacity:1 !important;transition:background .25s,color .25s}
.nav-cta:hover{background:var(--navy);color:var(--cream)}
.burger{display:none;flex-direction:column;gap:5px;background:none;border:0;cursor:pointer;padding:6px}
.burger span{width:26px;height:2px;background:var(--navy);transition:.3s}
.burger.open span:nth-child(1){transform:translateY(7px) rotate(45deg)}
.burger.open span:nth-child(2){opacity:0}
.burger.open span:nth-child(3){transform:translateY(-7px) rotate(-45deg)}

/* ---- Page hero (interior pages) ---- */
.page-hero{position:relative;padding:calc(var(--frame) + 132px) 0 clamp(56px,9vh,104px);overflow:hidden}
.page-hero.dark{background:var(--navy);color:var(--cream)}
.page-hero.dark .eyebrow{color:var(--clay-2)}
.page-hero .ph-inner{max-width:var(--maxw);margin:0 auto;padding:0 clamp(20px,5vw,64px)}
.page-hero h1{font-family:'Archivo';font-weight:900;text-transform:uppercase;letter-spacing:-.02em;
  line-height:.96;font-size:clamp(2.4rem,6.2vw,5rem);margin-top:16px}
.page-hero h1 em{font-family:'Fraunces';font-style:italic;font-weight:300;text-transform:none}
.page-hero p.intro{margin-top:24px;max-width:54ch;font-size:1.1rem;color:rgba(251,247,238,.82)}
.page-hero.light p.intro{color:#3a3a3a}
.crumb{font-size:.72rem;letter-spacing:.22em;text-transform:uppercase;color:var(--clay-2);opacity:.8}

/* ---- Sections ---- */
section{position:relative}
.pad{padding:clamp(72px,11vh,140px) 0}
.pad-s{padding:clamp(54px,8vh,96px) 0}
.sec-head{display:flex;justify-content:space-between;align-items:baseline;gap:24px;margin-bottom:54px;flex-wrap:wrap}
.sec-head .yr{font-family:'Fraunces';font-weight:300;font-size:1.1rem;color:var(--clay);opacity:.8}
.sec-title{font-size:clamp(1.9rem,4.4vw,3.4rem);line-height:1.02;color:var(--ink);margin-top:14px}
.reveal{opacity:0;transform:translateY(30px);transition:opacity .8s ease, transform .8s cubic-bezier(.2,.7,.2,1)}
.reveal.in{opacity:1;transform:none}
@media (prefers-reduced-motion:reduce){
  .reveal{opacity:1;transform:none;transition:none}
}

/* ---- Buttons ---- */
.btn{display:inline-flex;align-items:center;gap:10px;font-family:'Inter';font-weight:600;font-size:.82rem;
  letter-spacing:.06em;text-transform:uppercase;padding:15px 30px;border-radius:44px;border:1.5px solid var(--navy);
  color:var(--navy);transition:background .25s,color .25s,transform .25s}
.btn:hover{background:var(--navy);color:var(--cream);transform:translateY(-2px)}
.btn.light{border-color:var(--cream);color:var(--cream)}
.btn.light:hover{background:var(--cream);color:var(--navy)}
.btn.fill{background:var(--navy);color:var(--cream)}
.btn.fill:hover{background:var(--clay-deep);border-color:var(--clay-deep)}

/* ---- HOME hero (full bleed) ---- */
.hero{position:relative;min-height:100vh;display:flex;align-items:flex-end;padding:var(--frame)}
.hero-media{position:absolute;left:var(--frame);right:var(--frame);bottom:var(--frame);top:calc(var(--frame) + 92px);overflow:hidden;border-top:1px solid var(--line)}
.hero-media img{width:100%;height:100%;object-fit:cover;transform:scale(1.06);animation:slowzoom 18s ease-out forwards}
@keyframes slowzoom{to{transform:scale(1)}}
.hero-media::after{content:"";position:absolute;inset:0;
  background:linear-gradient(180deg,rgba(14,30,46,.55) 0%,rgba(14,30,46,.15) 38%,rgba(14,30,46,.72) 100%)}
.hero-inner{position:relative;z-index:2;width:100%;max-width:var(--maxw);margin:0 auto;
  padding:0 clamp(20px,5vw,64px) clamp(48px,8vh,96px);color:var(--cream)}
.hero-logo{width:clamp(96px,12vw,150px);margin-bottom:34px;opacity:0;animation:fadeUp .9s .2s forwards}
.hero h1{font-family:'Archivo';font-weight:900;text-transform:uppercase;letter-spacing:-.02em;
  line-height:.96;font-size:clamp(2.6rem,7vw,6.4rem);max-width:16ch}
.hero h1 .ln{display:block;overflow:hidden}
.hero h1 .ln span{display:block;transform:translateY(105%);animation:rise .9s cubic-bezier(.2,.7,.2,1) forwards}
.hero h1 .ln:nth-child(2) span{animation-delay:.12s}
.hero h1 em{font-family:'Fraunces';font-style:italic;font-weight:300;text-transform:none;letter-spacing:0;color:var(--cream)}
@keyframes rise{to{transform:translateY(0)}}
.hero-sub{margin-top:26px;display:flex;align-items:center;gap:22px;flex-wrap:wrap;opacity:0;animation:fadeUp .9s .55s forwards}
.hero-sub p{font-size:1.05rem;font-weight:400;max-width:34ch;opacity:.9}
.hero-tag{font-family:'Inter';font-size:.72rem;letter-spacing:.28em;text-transform:uppercase;
  border:1px solid var(--line-light);border-radius:40px;padding:9px 18px;white-space:nowrap}
.scrollcue{position:absolute;right:clamp(20px,5vw,64px);bottom:clamp(40px,7vh,80px);z-index:3;
  writing-mode:vertical-rl;font-size:.66rem;letter-spacing:.3em;text-transform:uppercase;color:var(--cream);opacity:.6;
  display:flex;align-items:center;gap:14px}
.scrollcue::after{content:"";width:1px;height:46px;background:var(--cream);opacity:.5;animation:cue 1.8s ease-in-out infinite}
@keyframes cue{0%,100%{transform:scaleY(.4);transform-origin:top}50%{transform:scaleY(1);transform-origin:top}}
@keyframes fadeUp{from{opacity:0;transform:translateY(22px)}to{opacity:1;transform:translateY(0)}}

/* ---- Intro / lifestyle meets investment ---- */
.intro-grid{display:grid;grid-template-columns:1fr 1fr;gap:clamp(40px,6vw,90px);align-items:center}
.intro-grid h2{font-size:clamp(2rem,4.4vw,3.6rem);line-height:1.02;color:var(--ink);margin:18px 0 26px}
.intro-imgs{display:grid;grid-template-columns:1fr 1fr;grid-template-rows:auto auto;gap:16px}
.intro-imgs figure{overflow:hidden;border:1px solid var(--line)}
.intro-imgs figure img{width:100%;height:100%;object-fit:cover;transition:transform .9s ease}
.intro-imgs figure:hover img{transform:scale(1.05)}
.intro-imgs .tall{grid-row:span 2;aspect-ratio:3/4.2}
.intro-imgs .wide{aspect-ratio:4/3}

/* ---- Explore cards (home) ---- */
.explore{display:grid;grid-template-columns:repeat(3,1fr);gap:18px;margin-top:8px}
.ex-card{position:relative;overflow:hidden;border:1px solid var(--line);min-height:300px;display:flex;align-items:flex-end;color:var(--cream)}
.ex-card img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;transition:transform .9s}
.ex-card:hover img{transform:scale(1.06)}
.ex-card::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(14,30,46,.1),rgba(14,30,46,.8))}
.ex-card .ex-cap{position:relative;z-index:2;padding:28px;width:100%}
.ex-card .ex-cap .k{font-family:'Fraunces';font-size:.95rem;opacity:.85}
.ex-card .ex-cap h3{font-family:'Archivo';font-weight:800;font-size:1.4rem;text-transform:uppercase;margin:6px 0 4px}
.ex-card .ex-cap .go{font-size:.78rem;letter-spacing:.12em;text-transform:uppercase;opacity:.85}

/* ---- Get in touch band ---- */
.cta-band{background:var(--navy);color:var(--cream)}
.cta-band .eyebrow{color:var(--clay-2)}
.cta-grid{display:grid;grid-template-columns:1.2fr .8fr;gap:clamp(30px,5vw,70px);align-items:center}
.cta-grid h2{font-size:clamp(2.2rem,5vw,4rem);line-height:.98;color:var(--cream);margin-top:14px}
.cta-grid h2 em{font-family:'Fraunces';font-style:italic;font-weight:300;text-transform:none}
.cta-grid .right{justify-self:end;text-align:right}
.cta-grid .right .em{font-family:'Archivo';font-weight:700;font-size:clamp(1.1rem,2vw,1.5rem);display:block;margin-bottom:18px}

/* ---- Story / stat ---- */
.story{background:var(--navy);color:var(--cream)}
.story .eyebrow{color:var(--clay-2)}
.story-grid{display:grid;grid-template-columns:1.05fr .95fr;gap:clamp(40px,6vw,80px);align-items:center}
.story figure{overflow:hidden;border:1px solid var(--line-light)}
.story figure img{width:100%;aspect-ratio:4/3.4;object-fit:cover}
.story h2{font-size:clamp(2rem,4.6vw,3.7rem);line-height:1.02;margin:16px 0 28px}
.story p{color:rgba(251,247,238,.82);max-width:50ch}
.story p + p{margin-top:18px}
.statblock{margin-top:38px;display:flex;align-items:flex-end;gap:26px;border-top:1px solid var(--line-light);padding-top:30px}
.statblock .big{font-family:'Fraunces';font-weight:300;font-size:clamp(4rem,9vw,6.6rem);line-height:.8;color:var(--cream)}
.statblock .lbl{font-size:.95rem;color:rgba(251,247,238,.78);max-width:30ch;padding-bottom:8px}
.statblock .lbl strong{display:block;font-family:'Archivo';font-weight:700;text-transform:uppercase;letter-spacing:.12em;font-size:.8rem;color:var(--clay-2);margin-bottom:4px}

/* ---- Vision / Mission ---- */
.vm-grid{display:grid;grid-template-columns:1fr 1fr;gap:clamp(28px,4vw,64px)}
.vm{position:relative;padding-top:30px;border-top:2px solid var(--navy)}
.vm .idx{font-family:'Fraunces';font-weight:300;font-size:1rem;color:var(--clay)}
.vm h3{font-size:1.7rem;text-transform:uppercase;letter-spacing:.01em;margin:10px 0 16px;color:var(--ink)}
.vm p{color:#3a3a3a;font-size:1.05rem}

/* ---- What sets us apart ---- */
.apart-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:1px;background:var(--line);border:1px solid var(--line)}
.apart-cell{background:var(--cream);padding:34px 28px;min-height:280px;display:flex;flex-direction:column;transition:background .3s}
.apart-cell:hover{background:var(--cream-2)}
.apart-cell .idx{font-family:'Fraunces';font-weight:300;color:var(--clay);font-size:1.05rem;margin-bottom:auto}
.apart-cell h3{font-size:1.28rem;line-height:1.1;text-transform:uppercase;letter-spacing:.005em;margin:40px 0 12px;color:var(--ink)}
.apart-cell p{font-size:.95rem;color:#444}

/* ---- Ecosystem ---- */
.eco{background:var(--navy);color:var(--cream)}
.eco .sec-head .eyebrow{color:var(--clay-2)}
.eco h2{font-size:clamp(2rem,4.6vw,3.6rem);line-height:1;color:var(--cream)}
.eco-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(20px,3vw,40px);margin-top:54px}
.eco-card{border:1px solid var(--line-light);padding:38px 32px 42px;position:relative;transition:transform .4s ease,border-color .4s}
.eco-card:hover{transform:translateY(-6px);border-color:var(--clay-2)}
.eco-card .k{font-family:'Fraunces';font-weight:300;font-size:1rem;color:var(--clay-2)}
.eco-card h3{font-size:1.55rem;margin:18px 0 6px;color:var(--cream)}
.eco-card .role{font-family:'Inter';font-size:.72rem;font-weight:600;letter-spacing:.22em;text-transform:uppercase;color:var(--clay-2);margin-bottom:18px}
.eco-card p{font-size:.98rem;color:rgba(251,247,238,.8)}

/* ---- Services ---- */
.svc-list{margin-top:30px;border-top:1px solid var(--line)}
.svc-row{display:grid;grid-template-columns:90px 1.1fr 1.4fr 220px;gap:24px;align-items:center;
  padding:30px 0;border-bottom:1px solid var(--line);transition:padding .3s}
.svc-row .idx{font-family:'Fraunces';font-weight:300;font-size:1.6rem;color:var(--clay)}
.svc-row h3{font-size:1.5rem;text-transform:uppercase;line-height:1.02;color:var(--ink)}
.svc-row p{font-size:.98rem;color:#444}
.svc-row .thumb{justify-self:end;width:220px;height:140px;overflow:hidden;border:1px solid var(--line);
  filter:grayscale(1);opacity:.85;transition:filter .5s,opacity .5s,transform .5s}
.svc-row .thumb img{width:100%;height:100%;object-fit:cover}
.svc-row:hover .thumb{filter:grayscale(0);opacity:1}
.svc-row:hover{padding-left:8px}

/* ---- Values ---- */
.val-top{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(26px,4vw,56px)}
.val{border-top:2px solid var(--clay);padding-top:26px}
.val .ic{width:40px;height:40px;color:var(--clay);margin-bottom:18px}
.val h3{font-size:1.45rem;text-transform:uppercase;letter-spacing:.02em;color:var(--ink);margin-bottom:12px}
.val p{font-size:1rem;color:#3d3d3d}
.pillars{margin-top:64px;display:grid;grid-template-columns:repeat(3,1fr);gap:18px}
.pillar{position:relative;overflow:hidden;border:1px solid var(--line);min-height:230px;display:flex;align-items:flex-end;color:var(--cream)}
.pillar img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;transition:transform .9s ease}
.pillar:hover img{transform:scale(1.07)}
.pillar::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(14,30,46,.05),rgba(14,30,46,.78))}
.pillar .cap{position:relative;z-index:2;padding:26px}
.pillar .cap .k{font-family:'Fraunces';font-size:.95rem;opacity:.85}
.pillar .cap h4{font-family:'Archivo';font-weight:800;font-size:1.3rem;text-transform:uppercase;line-height:1.05;margin-top:6px}

/* ---- Track record ---- */
.tl{margin-top:30px;display:grid;grid-template-columns:repeat(4,1fr);gap:clamp(18px,2.4vw,34px)}
.tl-item .yr{font-family:'Fraunces';font-weight:300;font-size:2.4rem;color:var(--clay);line-height:1}
.tl-item .bar{height:1px;background:var(--navy);margin:16px 0 18px;position:relative}
.tl-item .bar::before{content:"";position:absolute;left:0;top:-3px;width:7px;height:7px;border-radius:50%;background:var(--navy)}
.tl-item figure{overflow:hidden;border:1px solid var(--line);aspect-ratio:4/3;margin-bottom:16px}
.tl-item figure img{width:100%;height:100%;object-fit:cover;transition:transform .8s}
.tl-item:hover figure img{transform:scale(1.06)}
.tl-item h3{font-family:'Archivo';font-weight:700;font-size:1.05rem;line-height:1.12;color:var(--ink);text-transform:none;margin-bottom:8px}
.tl-item p{font-size:.88rem;color:#555}

/* ---- Brands / portfolio ---- */
.brands{background:var(--navy);color:var(--cream)}
.brands .sec-head .eyebrow{color:var(--clay-2)}
.brands h2{color:var(--cream);font-size:clamp(2rem,4.6vw,3.6rem);line-height:1}
.brand-block{display:grid;grid-template-columns:1fr 1fr;gap:clamp(28px,4vw,70px);align-items:center;
  padding:clamp(44px,7vh,86px) 0;border-bottom:1px solid var(--line-light);scroll-margin-top:120px}
.brand-block:last-child{border-bottom:0;padding-bottom:0}
.brand-block.rev .media{order:2}
.brand-media{display:grid;grid-template-columns:1fr 1fr;gap:14px}
.brand-media figure{overflow:hidden;border:1px solid var(--line-light)}
.brand-media figure:first-child{grid-column:1/3;aspect-ratio:16/9}
.brand-media figure:not(:first-child){aspect-ratio:1/1}
.brand-media img{width:100%;height:100%;object-fit:cover;transition:transform .9s}
.brand-media figure:hover img{transform:scale(1.06)}
.brand-info .k{font-family:'Inter';font-size:.72rem;font-weight:600;letter-spacing:.24em;text-transform:uppercase;color:var(--clay-2)}
.brand-info h3{font-size:clamp(1.8rem,3.6vw,2.8rem);line-height:1;margin:14px 0 8px;color:var(--cream);text-transform:uppercase}
.brand-info .loc{font-size:.9rem;color:rgba(251,247,238,.7);margin-bottom:22px;display:flex;align-items:center;gap:8px}
.brand-info .loc svg{width:14px;height:14px;color:var(--clay-2)}
.brand-info p{color:rgba(251,247,238,.82);font-size:1rem;max-width:48ch}
.brand-info p + p{margin-top:14px}
.brand-tags{display:flex;flex-wrap:wrap;gap:8px;margin-top:22px}
.brand-tags span{font-size:.7rem;letter-spacing:.1em;text-transform:uppercase;border:1px solid var(--line-light);border-radius:30px;padding:6px 14px;color:rgba(251,247,238,.78)}

/* ---- Brand nav strip (portfolio) ---- */
.brand-strip{display:flex;flex-wrap:wrap;gap:10px;margin-top:30px}
.brand-strip a{font-size:.78rem;letter-spacing:.06em;text-transform:uppercase;font-weight:600;
  border:1px solid var(--line);border-radius:40px;padding:10px 20px;color:var(--navy);transition:background .25s,color .25s}
.brand-strip a:hover{background:var(--navy);color:var(--cream)}

/* ---- Team ---- */
.lead-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:clamp(18px,2.4vw,30px);margin-bottom:54px}
.person figure{overflow:hidden;border:1px solid var(--line);aspect-ratio:4/5;background:var(--cream-2);margin-bottom:16px}
.person figure img{width:100%;height:100%;object-fit:cover;filter:grayscale(.1);transition:transform .8s,filter .6s}
.person:hover figure img{transform:scale(1.04);filter:grayscale(0)}
.person h3{font-family:'Archivo';font-weight:700;font-size:1.12rem;color:var(--ink);text-transform:none;line-height:1.1}
.person .role{font-size:.82rem;color:var(--clay);font-weight:600;letter-spacing:.04em;margin:5px 0 9px;text-transform:uppercase}
.person .bio{font-size:.85rem;color:#555;line-height:1.5}
.person .mono,.crew .mono{width:100%;height:100%;display:flex;align-items:center;justify-content:center;
  background:var(--navy);color:var(--cream);font-family:'Archivo';font-weight:800;font-size:2.4rem;letter-spacing:.04em}
.team-sub{font-family:'Archivo';font-weight:700;text-transform:uppercase;letter-spacing:.04em;font-size:.95rem;
  color:var(--navy);border-top:1px solid var(--line);padding-top:24px;margin-bottom:30px}
.crew-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:clamp(16px,2.2vw,28px)}
.crew figure{aspect-ratio:1/1;overflow:hidden;border:1px solid var(--line);margin-bottom:12px;background:var(--cream-2)}
.crew figure img{width:100%;height:100%;object-fit:cover;filter:grayscale(1);transition:filter .6s,transform .8s}
.crew:hover figure img{filter:grayscale(0);transform:scale(1.05)}
.crew .mono{background:var(--cream-2);color:var(--navy);font-size:1.8rem}
.crew h4{font-family:'Archivo';font-weight:700;font-size:.98rem;color:var(--ink)}
.crew span{font-size:.78rem;color:var(--clay);font-weight:500}

/* ---- In-page anchor offset ---- */
.anchor{scroll-margin-top:110px}

/* ---- Careers ---- */
.why-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(22px,3vw,40px)}
.why{border-top:2px solid var(--clay);padding-top:24px}
.why .ic{width:38px;height:38px;color:var(--clay);margin-bottom:16px}
.why h3{font-size:1.3rem;text-transform:uppercase;color:var(--ink);margin-bottom:10px}
.why p{font-size:.98rem;color:#3d3d3d}
.life{background:var(--navy);color:var(--cream)}
.life .eyebrow{color:var(--clay-2)}
.life-grid{display:grid;grid-template-columns:1fr 1fr;gap:clamp(30px,5vw,70px);align-items:center}
.life-grid h2{font-size:clamp(2rem,4.4vw,3.4rem);line-height:1.02;color:var(--cream);margin-top:14px}
.life-grid p{color:rgba(251,247,238,.82)}
.life-grid p + p{margin-top:16px}
.life-imgs{display:grid;grid-template-columns:1fr 1fr;gap:14px}
.life-imgs figure{overflow:hidden;border:1px solid var(--line-light);aspect-ratio:1/1}
.life-imgs figure.tall{grid-row:span 2;aspect-ratio:auto}
.life-imgs img{width:100%;height:100%;object-fit:cover}
.roles{margin-top:30px;border-top:1px solid var(--line)}
.role-row{display:grid;grid-template-columns:1.4fr 1fr 1fr auto;gap:24px;align-items:center;
  padding:26px 0;border-bottom:1px solid var(--line);transition:padding .3s}
.role-row:hover{padding-left:8px}
.role-row h3{font-size:1.25rem;text-transform:none;color:var(--ink)}
.role-row .meta{font-size:.85rem;color:#555;letter-spacing:.02em}
.role-row .apply{font-size:.74rem;font-weight:600;letter-spacing:.1em;text-transform:uppercase;color:var(--clay-deep);white-space:nowrap}
.role-row .apply .arr{transition:transform .3s;display:inline-block}
.role-row:hover .apply .arr{transform:translateX(5px)}

/* ---- Media ---- */
.media-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(20px,2.6vw,32px)}
.m-card{border:1px solid var(--line);background:var(--cream);overflow:hidden;display:flex;flex-direction:column;transition:transform .4s,box-shadow .4s}
.m-card:hover{transform:translateY(-5px);box-shadow:0 16px 40px rgba(19,39,59,.1)}
.m-card figure{aspect-ratio:16/10;overflow:hidden}
.m-card figure img{width:100%;height:100%;object-fit:cover;transition:transform .8s}
.m-card:hover figure img{transform:scale(1.06)}
.m-card .body{padding:24px 24px 28px;display:flex;flex-direction:column;flex:1}
.m-card .tagrow{display:flex;justify-content:space-between;font-size:.7rem;letter-spacing:.14em;text-transform:uppercase;color:var(--clay);margin-bottom:12px}
.m-card h3{font-family:'Archivo';font-weight:700;font-size:1.18rem;line-height:1.15;color:var(--ink);text-transform:none;margin-bottom:10px}
.m-card p{font-size:.92rem;color:#555;margin-bottom:16px}
.m-card .more{margin-top:auto;font-size:.74rem;font-weight:600;letter-spacing:.1em;text-transform:uppercase;color:var(--clay-deep)}
.press{background:var(--cream-2)}
.press-grid{display:grid;grid-template-columns:1fr 1fr;gap:clamp(30px,5vw,70px);align-items:center}
.press-grid h2{font-size:clamp(1.8rem,4vw,3rem);line-height:1.04;color:var(--ink);margin-top:14px}
.kit-list{margin-top:24px;border-top:1px solid var(--line)}
.kit-list a{display:flex;justify-content:space-between;align-items:center;padding:18px 0;border-bottom:1px solid var(--line);
  font-weight:500;color:var(--navy);transition:padding .25s}
.kit-list a:hover{padding-left:8px}
.kit-list a .arr{color:var(--clay)}

/* ---- Contact ---- */
.contact-main{display:grid;grid-template-columns:1fr 1fr;gap:clamp(40px,6vw,90px)}
.contact-links{display:flex;flex-direction:column}
.clink{display:flex;align-items:center;justify-content:space-between;gap:20px;padding:22px 0;
  border-bottom:1px solid var(--line);transition:padding .3s}
.clink:first-child{border-top:1px solid var(--line)}
.clink:hover{padding-left:10px}
.clink .lab{font-size:.72rem;letter-spacing:.22em;text-transform:uppercase;color:var(--clay)}
.clink .val{font-family:'Archivo';font-weight:600;font-size:clamp(1.05rem,2vw,1.4rem);color:var(--navy)}
.clink .arr{color:var(--clay);transition:transform .3s}
.clink:hover .arr{transform:translateX(6px)}
.form .row{display:grid;grid-template-columns:1fr 1fr;gap:18px}
.field{margin-bottom:18px}
.field label{display:block;font-size:.72rem;letter-spacing:.14em;text-transform:uppercase;color:var(--clay);margin-bottom:8px}
.field input,.field textarea,.field select{width:100%;background:transparent;border:1px solid var(--line);
  border-radius:4px;padding:14px 16px;font-family:'Inter';font-size:.98rem;color:var(--ink);transition:border-color .25s}
.field input:focus,.field textarea:focus,.field select:focus{outline:none;border-color:var(--navy)}
.field textarea{min-height:130px;resize:vertical}
.offices{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(20px,3vw,40px);margin-top:8px}
.office{border-top:2px solid var(--navy);padding-top:22px}
.office h3{font-size:1.15rem;text-transform:uppercase;color:var(--ink);margin-bottom:8px}
.office p{font-size:.92rem;color:#555}
.office .tag{font-family:'Fraunces';font-size:.9rem;color:var(--clay);margin-bottom:10px;display:block}

/* ---- Footer ---- */
footer.foot{background:var(--navy-2);color:var(--cream);padding:64px 0 56px;border-top:1px solid var(--line-light)}
.foot-top{display:grid;grid-template-columns:1.4fr 1fr 1fr 1fr;gap:36px 28px;margin-bottom:50px}
.foot-brand img{height:46px;margin-bottom:18px}
.foot-brand .tag{font-family:'Fraunces';font-style:italic;font-weight:300;font-size:1.05rem;color:rgba(251,247,238,.72);max-width:30ch}
.foot-col h4{font-family:'Archivo';font-weight:700;font-size:.78rem;letter-spacing:.16em;text-transform:uppercase;
  color:var(--clay-2);padding-bottom:14px;margin-bottom:10px;border-bottom:1px solid var(--line-light)}
.foot-col a{display:block;font-size:.9rem;color:rgba(251,247,238,.76);padding:6px 0;transition:color .2s,padding-left .2s}
.foot-col a:hover{color:var(--cream);padding-left:5px}
.foot-bottom{display:flex;justify-content:space-between;align-items:center;gap:20px;flex-wrap:wrap;
  border-top:1px solid var(--line-light);padding-top:26px;font-size:.78rem;color:rgba(251,247,238,.55)}

/* ---- Responsive ---- */
@media (max-width:1000px){
  .apart-grid{grid-template-columns:repeat(2,1fr)}
  .tl{grid-template-columns:repeat(2,1fr);gap:36px}
  .lead-grid{grid-template-columns:repeat(2,1fr)}
  .crew-grid{grid-template-columns:repeat(3,1fr)}
  .explore,.media-grid,.why-grid,.offices,.eco-grid,.val-top{grid-template-columns:1fr}
  .svc-row{grid-template-columns:60px 1fr;gap:14px}
  .svc-row p{grid-column:2}
  .svc-row .thumb{display:none}
  .foot-top{grid-template-columns:1fr 1fr}
  .why-grid,.eco-grid{gap:20px}
  .why-grid{grid-template-columns:1fr 1fr}
  .media-grid{grid-template-columns:1fr 1fr}
}
@media (max-width:820px){
  :root{--frame:9px}
  .nav-links{position:fixed;inset:0;background:var(--navy);flex-direction:column;justify-content:center;gap:8px;
    transform:translateX(100%);transition:transform .4s cubic-bezier(.2,.7,.2,1);z-index:140}
  .nav-links.open{transform:none}
  .nav-links a{color:var(--cream);font-size:1.25rem;opacity:.9;padding:7px}
  .nav-cta{border-color:var(--cream);color:var(--cream);margin-top:12px}
  .burger{display:flex;z-index:160}
  .burger.open span{background:var(--cream)}
  .intro-grid,.story-grid,.vm-grid,.cta-grid,.life-grid,.press-grid,.contact-main{grid-template-columns:1fr}
  .cta-grid .right{justify-self:start;text-align:left}
  .brand-block,.brand-block.rev{grid-template-columns:1fr;gap:28px}
  .brand-block.rev .media{order:0}
  .story figure{order:-1}
  .pillars{grid-template-columns:1fr;gap:14px}
  .role-row{grid-template-columns:1fr auto;gap:6px 16px}
  .role-row .meta:nth-of-type(2){grid-column:1}
  .form .row{grid-template-columns:1fr}
  .life-imgs figure.tall{grid-row:auto}
}
@media (max-width:560px){
  .apart-grid,.lead-grid,.crew-grid,.why-grid,.media-grid,.offices{grid-template-columns:1fr 1fr}
  .tl{grid-template-columns:1fr}
  .foot-top{grid-template-columns:1fr}
  .intro-imgs{grid-template-columns:1fr 1fr}
}

/* ---- Services (standalone page) ---- */
.svc-cards{display:grid;grid-template-columns:1fr 1fr;gap:clamp(20px,3vw,36px)}
.svc-card{border:1px solid var(--line);background:var(--cream);overflow:hidden;display:flex;flex-direction:column;transition:transform .4s,box-shadow .4s}
.svc-card:hover{transform:translateY(-5px);box-shadow:0 16px 40px rgba(19,39,59,.1)}
.svc-card figure{aspect-ratio:16/9;overflow:hidden}
.svc-card figure img{width:100%;height:100%;object-fit:cover;filter:grayscale(.15);transition:transform .8s,filter .6s}
.svc-card:hover figure img{transform:scale(1.05);filter:grayscale(0)}
.svc-card .sc-body{padding:clamp(26px,3vw,38px);display:flex;flex-direction:column;flex:1}
.svc-card .sc-idx{font-family:'Fraunces';font-weight:300;font-size:1.4rem;color:var(--clay)}
.svc-card h3{font-family:'Archivo';font-weight:800;font-size:clamp(1.3rem,2.2vw,1.7rem);text-transform:uppercase;line-height:1.04;color:var(--ink);margin:8px 0 12px}
.svc-card p{font-size:1rem;color:#3d3d3d}
.svc-card ul{list-style:none;margin-top:22px;border-top:1px solid var(--line)}
.svc-card li{display:flex;gap:12px;align-items:baseline;padding:11px 0;border-bottom:1px solid var(--line);font-size:.92rem;color:#444}
.svc-card li::before{content:"";flex:0 0 6px;width:6px;height:6px;border-radius:50%;background:var(--clay);transform:translateY(6px)}
@media (max-width:820px){ .svc-cards{grid-template-columns:1fr} }

/* ---- Services detail (expanded, alternating rows) ---- */
.apart-grid.cols-3{grid-template-columns:repeat(3,1fr)}
.svc-rows{margin-top:6px}
.svc-row-d{display:grid;grid-template-columns:1fr 1fr;gap:clamp(30px,5vw,72px);align-items:center;
  padding:clamp(40px,6vh,74px) 0;border-bottom:1px solid var(--line)}
.svc-row-d:first-child{padding-top:0}
.svc-row-d:last-child{border-bottom:0}
.svc-row-d.rev .svc-media{order:2}
.svc-media{overflow:hidden;border:1px solid var(--line)}
.svc-media img{width:100%;aspect-ratio:4/3;object-fit:cover;filter:grayscale(.12);transition:transform .9s,filter .6s}
.svc-row-d:hover .svc-media img{transform:scale(1.04);filter:grayscale(0)}
.svc-copy .sc-idx{font-family:'Fraunces';font-weight:300;font-size:1.4rem;color:var(--clay)}
.svc-copy h3{font-family:'Archivo';font-weight:800;text-transform:uppercase;font-size:clamp(1.5rem,3vw,2.3rem);
  line-height:1.02;color:var(--ink);margin:8px 0 14px}
.svc-copy p{font-size:1.05rem;color:#3a3a3a;max-width:48ch}
.svc-caps{list-style:none;display:grid;grid-template-columns:1fr 1fr;gap:0 30px;margin-top:24px;border-top:1px solid var(--line)}
.svc-caps li{display:flex;gap:11px;align-items:baseline;padding:11px 0;border-bottom:1px solid var(--line);font-size:.92rem;color:#444}
.svc-caps li::before{content:"";flex:0 0 6px;width:6px;height:6px;border-radius:50%;background:var(--clay);transform:translateY(6px)}
@media (max-width:820px){
  .svc-row-d{grid-template-columns:1fr;gap:26px}
  .svc-row-d.rev .svc-media{order:0}
  .svc-caps{grid-template-columns:1fr}
}

/* ---- Footer as full site map ---- */
.foot-brand-row{margin-bottom:46px;max-width:34ch}
.foot-map{display:grid;grid-template-columns:repeat(6,1fr);gap:30px 24px;margin-bottom:48px}
.foot-col h4 a{color:var(--clay-2)}
.foot-col h4 a:hover{color:var(--cream)}
@media (max-width:1000px){ .foot-map{grid-template-columns:repeat(3,1fr)} }
@media (max-width:560px){ .foot-map{grid-template-columns:repeat(2,1fr)} }

/* ---- Offices (2-up) ---- */
.offices.cols-2{grid-template-columns:repeat(2,1fr)}
.office .addr{font-size:.92rem;color:#555;margin-bottom:6px}
.office a.mail{display:inline-block;margin-top:10px;font-weight:600;color:var(--clay-deep);font-size:.9rem}

/* ---- Social channels ---- */
.social-list{display:grid;grid-template-columns:repeat(3,1fr);gap:18px;margin-top:8px}
.social-card{border:1px solid var(--line);padding:28px 26px;display:flex;flex-direction:column;gap:8px;transition:transform .35s,box-shadow .35s,border-color .35s}
.social-card:hover{transform:translateY(-5px);box-shadow:0 14px 36px rgba(19,39,59,.1);border-color:var(--clay)}
.social-card .ch{font-family:'Archivo';font-weight:800;text-transform:uppercase;font-size:1.15rem;color:var(--ink)}
.social-card .handle{color:var(--clay-deep);font-weight:600;font-size:.9rem}
.social-card .desc{font-size:.9rem;color:#555}
@media (max-width:820px){ .social-list{grid-template-columns:1fr} }

/* ---- Living Development page + 7-item nav/footer ---- */
.nav-links{gap:24px}
/* collapse nav to burger earlier now that there are 7 items */
@media (max-width:1024px){
  .nav-links{position:fixed;inset:0;background:var(--navy);flex-direction:column;justify-content:center;gap:8px;
    transform:translateX(100%);transition:transform .4s cubic-bezier(.2,.7,.2,1);z-index:140}
  .nav-links.open{transform:none}
  .nav-links a{color:var(--cream);font-size:1.25rem;opacity:.9;padding:7px}
  .nav-cta{border-color:var(--cream);color:var(--cream);margin-top:12px}
  .burger{display:flex;z-index:160}
  .burger.open span{background:var(--cream)}
}
/* footer site map now has 7 columns */
.foot-map{grid-template-columns:repeat(7,1fr);gap:30px 20px}
@media (max-width:1100px){ .foot-map{grid-template-columns:repeat(4,1fr)} }
@media (max-width:680px){ .foot-map{grid-template-columns:repeat(3,1fr)} }
@media (max-width:480px){ .foot-map{grid-template-columns:repeat(2,1fr)} }
/* sales sub-cards reuse .why-grid; small heading above */
.ld-subhead{font-family:'Archivo';font-weight:700;text-transform:uppercase;letter-spacing:.04em;font-size:.92rem;
  color:var(--navy);margin:8px 0 28px}

/* ---- Market opportunity segment (About) ---- */
.market .eyebrow{color:var(--clay-2)}
.market .sub{font-size:1.15rem;color:rgba(251,247,238,.85);max-width:60ch;margin-top:4px}
.market-stats{display:grid;grid-template-columns:repeat(3,1fr);gap:30px;margin:40px 0;
  border-top:1px solid var(--line-light);border-bottom:1px solid var(--line-light);padding:34px 0}
.market-stat .n{font-family:'Fraunces';font-weight:300;font-size:clamp(2.6rem,6vw,4.4rem);color:var(--cream);line-height:.85}
.market-stat .l{font-size:.92rem;color:rgba(251,247,238,.78);margin-top:10px;max-width:28ch}
.market p.body{color:rgba(251,247,238,.82);max-width:62ch;font-size:1.02rem}
.market-sub{font-family:'Archivo';font-weight:800;text-transform:uppercase;letter-spacing:-.01em;
  font-size:clamp(1.3rem,2.6vw,1.9rem);color:var(--cream);margin:58px 0 4px}
.opp-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:18px;margin-top:28px}
.opp-card{border:1px solid var(--line-light);padding:30px 26px;display:flex;flex-direction:column;gap:18px;
  transition:transform .4s,border-color .4s}
.opp-card:hover{transform:translateY(-5px);border-color:var(--clay-2)}
.opp-card .k{font-family:'Fraunces';font-weight:300;font-size:1rem;color:var(--clay-2)}
.opp-card h4{font-family:'Archivo';font-weight:800;text-transform:uppercase;font-size:1.12rem;line-height:1.12;color:var(--cream)}
.opp-lab{font-size:.66rem;letter-spacing:.2em;text-transform:uppercase;color:var(--clay-2);display:block;margin-bottom:6px}
.opp-part p{font-size:.9rem;color:rgba(251,247,238,.8);line-height:1.55}
.now-grid{display:grid;grid-template-columns:1fr 1fr;gap:clamp(30px,5vw,64px);margin-top:28px;align-items:start}
.now-grid p.body{font-size:1.02rem}
.sol-list{list-style:none;margin-top:6px}
.sol-list li{display:flex;gap:12px;align-items:baseline;padding:12px 0;border-bottom:1px solid var(--line-light);
  color:rgba(251,247,238,.86);font-size:.96rem}
.sol-list li::before{content:"";flex:0 0 6px;width:6px;height:6px;border-radius:50%;background:var(--clay-2);transform:translateY(7px)}
.result{margin-top:24px;border:1px solid var(--clay);padding:18px 22px;color:var(--cream);font-size:1rem}
.result strong{color:var(--clay-2);font-weight:600}
.market-cta{margin-top:46px;display:flex;align-items:center;justify-content:space-between;gap:24px;flex-wrap:wrap;
  border-top:1px solid var(--line-light);padding-top:32px}
.market-cta .em{font-family:'Archivo';font-weight:700;font-size:clamp(1.1rem,2.2vw,1.6rem);color:var(--cream)}
.market-cta .em em{font-family:'Fraunces';font-style:italic;font-weight:300}
@media (max-width:820px){
  .market-stats,.opp-grid,.now-grid{grid-template-columns:1fr}
  .market-stats{gap:24px}
}

/* ---- Homepage 2-up feature row (Investor Relations + Living Development) ---- */
.explore.cols-2{grid-template-columns:1fr 1fr}
.explore.cols-2 .ex-card{min-height:360px}
@media (max-width:820px){ .explore.cols-2{grid-template-columns:1fr} }

/* ---- Homepage opportunity: 3 summary bullets ---- */
.opp-bullets{list-style:none;margin-top:34px;max-width:78ch}
.opp-bullets li{display:flex;gap:22px;align-items:baseline;padding:22px 0;border-bottom:1px solid var(--line-light)}
.opp-bullets li:first-child{border-top:1px solid var(--line-light)}
.opp-bullets .n{font-family:'Fraunces';font-weight:300;font-size:1.7rem;color:var(--clay-2);flex:0 0 46px;line-height:1}
.opp-bullets .tx{color:rgba(251,247,238,.82);font-size:1.06rem;line-height:1.6}
.opp-bullets .tx strong{color:var(--cream);font-weight:600}
@media (max-width:560px){ .opp-bullets li{gap:14px} .opp-bullets .n{flex-basis:32px;font-size:1.3rem} }

/* ---- Homepage opportunity: 3 punchy points ---- */
.opp-points{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(20px,3vw,40px);margin-top:38px}
.opp-point{border-top:2px solid var(--clay);padding-top:22px}
.opp-point .n{font-family:'Fraunces';font-weight:300;font-size:1.4rem;color:var(--clay-2)}
.opp-point h4{font-family:'Archivo';font-weight:800;text-transform:uppercase;letter-spacing:-.01em;
  font-size:clamp(1.1rem,1.9vw,1.5rem);color:var(--cream);line-height:1.06;margin-top:14px}
@media (max-width:820px){ .opp-points{grid-template-columns:1fr;gap:18px} }

/* ---- Portfolio: Our Brands logo strip (native) ---- */
.brands-strip{border-top:1px solid var(--line);padding-top:clamp(30px,5vh,52px)}
.brands-strip .lab{font-family:'Archivo';font-weight:800;text-transform:uppercase;letter-spacing:.04em;
  font-size:clamp(1.05rem,2vw,1.35rem);color:var(--navy);margin-bottom:clamp(26px,4vh,40px)}
.brand-logos{display:flex;align-items:center;justify-content:space-between;gap:clamp(20px,4vw,48px);flex-wrap:wrap}
.brand-logos .lg{display:flex;align-items:center;justify-content:center;flex:1 1 0;min-width:120px}
.brand-logos .lg img{width:auto;max-width:100%;max-height:66px;object-fit:contain}
.brand-logos .lg.nexia img{max-height:78px}
.brand-logos .divider{flex:0 0 1px;align-self:stretch;background:var(--line);min-height:60px}
@media (max-width:640px){
  .brand-logos{gap:24px 30px;justify-content:center}
  .brand-logos .lg{flex:0 1 40%}
  .brand-logos .divider{display:none}
}

/* ---- Ecosystem partner logos ---- */
.eco-logo{height:52px;display:flex;align-items:center;margin-bottom:22px}
.eco-logo img{max-height:100%;max-width:170px;width:auto;object-fit:contain}