/* tf-rehomes: Marlowe & Vance Realty Group. Original stylesheet (likeness rebuild, own code). */
@font-face{font-family:"DM Serif Display";src:url("../fonts/dm-serif-display-400.woff2") format("woff2");font-weight:400;font-style:normal;font-display:swap}
@font-face{font-family:"Be Vietnam Pro";src:url("../fonts/be-vietnam-pro-300.woff2") format("woff2");font-weight:300;font-style:normal;font-display:swap}
@font-face{font-family:"Be Vietnam Pro";src:url("../fonts/be-vietnam-pro-400.woff2") format("woff2");font-weight:400;font-style:normal;font-display:swap}
@font-face{font-family:"Be Vietnam Pro";src:url("../fonts/be-vietnam-pro-500.woff2") format("woff2");font-weight:500;font-style:normal;font-display:swap}
@font-face{font-family:"Be Vietnam Pro";src:url("../fonts/be-vietnam-pro-600.woff2") format("woff2");font-weight:600;font-style:normal;font-display:swap}
/* metric-matched fallbacks so the swap does not shift layout */
@font-face{font-family:"DMSD Fallback";src:local("Georgia"),local("Times New Roman");size-adjust:103%;ascent-override:96%;descent-override:30%;line-gap-override:0%}
@font-face{font-family:"BVP Fallback";src:local("Arial"),local("Helvetica");size-adjust:104%;ascent-override:100%;descent-override:26%;line-gap-override:0%}

:root{
  --navy:#173E62;      /* ink, footer, overlays (ref rgb(23,62,98)) */
  --navy-2:#1C4670;
  --tan:#BDA588;       /* decorative accent: icons, laurels, rings, quote mark */
  --tan-d:#A2876A;     /* display-size accent text (>=24px), 3.3:1 on white */
  --tan-ink:#86694B;   /* small accent text + button fills, 5.1:1 with white */
  --slate:#5F6A73;     /* body text (ref rgb(102,113,122) deepened) */
  --ink:#1F2428;
  --paper:#FFFFFF;
  --mist:#F9F7F7;      /* panel grey (ref rgb(249,247,247)) */
  --sand:#F7F2EC;      /* warm band (ref rgb(247,242,236)) */
  --line:#E7E3DE;
  --on-navy:#C3CBD2;
  --serif:"DM Serif Display","DMSD Fallback",Georgia,serif;
  --sans:"Be Vietnam Pro","BVP Fallback",Arial,sans-serif;
  --ease:cubic-bezier(.25,.1,.25,1);
  --u:calc(min(100vw,1600px) / 1440);
}
*,*::before,*::after{box-sizing:border-box}
html{-webkit-text-size-adjust:100%}
body{margin:0;font-family:var(--sans);font-weight:300;font-size:15px;line-height:30px;color:var(--slate);background:var(--paper);overflow-x:hidden}
img{max-width:100%;height:auto;display:block}
main{overflow-x:clip}
a{color:inherit;text-decoration:none}
h1,h2,h3,h4,h5,h6{font-family:var(--serif);font-weight:400;color:var(--navy);margin:0}
p{margin:0 0 15px}
button{font:inherit;cursor:pointer}
.sr-only{position:absolute;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0);white-space:nowrap}
.skip{position:absolute;left:-999px;top:8px;z-index:200;background:var(--navy);color:#fff;padding:10px 16px}
.skip:focus{left:8px}
:focus-visible{outline:2px solid var(--tan-ink);outline-offset:3px}
.wrap{max-width:1320px;margin:0 auto;padding:0 15px}
.ico{width:1em;height:1em;fill:none;stroke:currentColor;stroke-width:1.6;stroke-linecap:round;stroke-linejoin:round;flex:none}
.ico--fill{fill:currentColor;stroke:none}

/* ---------- type atoms ---------- */
.eyebrow{display:block;font-family:var(--serif);font-size:11px;line-height:22px;letter-spacing:3px;text-transform:uppercase;color:var(--tan-ink);margin-bottom:25px}
.h2{font-size:40px;line-height:50px}
.h3{font-size:24px;line-height:30px}
.center{text-align:center}
.btn{display:inline-flex;align-items:center;gap:8px;background:var(--tan-ink);color:#fff;border:0;border-radius:3px;font-family:var(--sans);font-size:11px;font-weight:600;letter-spacing:2.3px;text-transform:uppercase;line-height:19px;padding:23px 37px;transition:background-color .3s var(--ease),color .3s var(--ease)}
.btn:hover{background:var(--navy)}
.btn .ico{width:13px;height:13px;stroke-width:1.5}
.btn--ghost{background:transparent;color:var(--navy);border:1px solid var(--line)}
.btn--ghost:hover{background:var(--navy);color:#fff}
.link{display:inline-flex;align-items:center;gap:6px;font-family:var(--sans);font-size:11px;font-weight:500;letter-spacing:2.3px;text-transform:uppercase;line-height:19px;color:var(--tan-ink);padding-bottom:5px;border-bottom:1px solid currentColor;position:relative}
.link .ico{width:13px;height:13px}
.link::after{content:"";position:absolute;left:0;bottom:-1px;height:1px;width:100%;background:var(--navy);transform:scaleX(0);transform-origin:right;transition:transform .35s var(--ease)}
.link:hover::after{transform:scaleX(1);transform-origin:left}

/* ---------- header ---------- */
.hdr{position:absolute;top:0;left:0;right:0;z-index:50;height:101px;border-bottom:1px solid rgba(255,255,255,.2)}
.hdr__in{height:100px;display:flex;align-items:center;gap:22px;max-width:1350px;margin:0 auto;padding:0 15px}
.page-home .hdr__in{max-width:1370px}
.logo{display:flex;align-items:center;gap:11px;color:#fff;flex:none}
.logo__mark{width:38px;height:46px}
.logo__txt{display:flex;flex-direction:column}
.logo__name{font-family:var(--serif);font-size:27px;line-height:30px;letter-spacing:.2px;white-space:nowrap}
.logo__sub{font-size:10px;line-height:14px;font-weight:500;letter-spacing:3.2px;text-transform:uppercase;margin-top:3px;white-space:nowrap}
.nav{margin-left:auto}
.nav>ul{display:flex;gap:0;list-style:none;margin:0;padding:0}
.nav>ul>li{position:relative}
.nav>ul>li>a{display:flex;align-items:center;gap:5px;height:100px;padding:0 13px;font-size:15px;font-weight:600;line-height:20px;color:#fff;white-space:nowrap;position:relative;transition:color .3s var(--ease)}
.nav>ul>li>a .ico{width:10px;height:10px;stroke-width:2}
.nav>ul>li>a::before{content:"";position:absolute;left:13px;right:13px;top:0;height:3px;background:var(--tan);transform:scaleX(0);transition:transform .3s var(--ease)}
.nav>ul>li>a[aria-current="page"],.nav>ul>li.is-current>a{color:#EBDDC9}
.nav>ul>li>a[aria-current="page"]::before,.nav>ul>li.is-current>a::before,.nav>ul>li:hover>a::before{transform:scaleX(1)}
.nav>ul>li:hover>a{color:#EBDDC9}
.sub{position:absolute;top:100%;left:0;min-width:240px;background:#fff;box-shadow:0 12px 30px rgba(23,62,98,.12);list-style:none;margin:0;padding:14px 0;opacity:0;visibility:hidden;transform:translateY(12px);transition:opacity .25s var(--ease),transform .25s var(--ease),visibility .25s}
.nav li:hover>.sub,.nav li:focus-within>.sub{opacity:1;visibility:visible;transform:none}
.sub a{display:block;padding:6px 25px;font-size:14px;line-height:24px;font-weight:400;color:var(--navy);white-space:nowrap;transition:color .2s,padding .2s}
.sub a:hover,.sub a[aria-current="page"]{color:var(--tan-ink);padding-left:30px}
.hdr__call{display:flex;align-items:center;gap:7px;color:#fff;font-size:18px;line-height:20px;font-weight:400;white-space:nowrap;flex:none}
.hdr__call .ring{width:38px;height:38px;border:1px solid rgba(255,255,255,.35);border-radius:50%;display:grid;place-items:center}
.hdr__call .ring .ico{width:17px;height:17px;stroke-width:1.3}
.hdr__cta{padding:13px 20px;font-size:10px;letter-spacing:1.8px;flex:none}
.burger{display:none;width:44px;height:44px;margin-left:auto;background:none;border:0;color:#fff;padding:0;place-items:center}
.burger .ico{width:30px;height:30px;stroke-width:1.4}
/* headroom: unchanged at 0, pinned compact bar after 120px, hides down / returns up */
.hdr.is-pinned{position:fixed;background:var(--navy);height:81px;transform:translateY(-100%);border-bottom-color:transparent;box-shadow:0 6px 24px rgba(10,25,40,.18)}
.hdr.is-pinned .hdr__in{height:80px}
.hdr.is-pinned .nav>ul>li>a{height:80px}
.hdr.is-pinned.is-shown{transform:none;transition:transform .35s var(--ease)}
.hdr.is-pinned.is-hiding{transition:transform .35s var(--ease)}

/* ---------- mobile panel ---------- */
.mnav{position:fixed;inset:0;z-index:120;visibility:hidden}
.mnav__scrim{position:absolute;inset:0;background:rgba(10,25,40,.55);opacity:0;transition:opacity .3s var(--ease)}
.mnav__panel{position:absolute;top:0;left:0;bottom:0;width:300px;max-width:86vw;background:#fff;transform:translateX(-100%);transition:transform .35s var(--ease);overflow-y:auto;display:flex;flex-direction:column}
.mnav.is-open{visibility:visible}
.mnav.is-open .mnav__scrim{opacity:1}
.mnav.is-open .mnav__panel{transform:none}
.mnav__top{display:flex;justify-content:space-between;align-items:center;height:64px;padding:0 10px 0 20px;background:var(--navy);color:#fff}
.mnav__top .logo__name{font-size:22px}
.mnav__close{width:48px;height:48px;background:none;border:0;color:var(--tan);display:grid;place-items:center}
.mnav__close .ico{width:28px;height:28px;stroke-width:1.4}
.mnav ul{list-style:none;margin:0;padding:0}
.mnav li{border-bottom:1px solid rgba(0,0,0,.08)}
.mnav .mrow{display:flex;align-items:center}
.mnav .mrow>a{flex:1;display:block;padding:12px 20px;font-weight:500;font-size:15px;line-height:24px;color:var(--navy)}
.mnav .mrow>button{width:48px;height:48px;border:0;border-left:1px solid rgba(0,0,0,.08);background:rgba(0,0,0,.04);color:var(--navy);display:grid;place-items:center}
.mnav .mrow>button .ico{width:14px;height:14px;transition:transform .25s}
.mnav .mrow>button[aria-expanded="true"] .ico{transform:rotate(180deg)}
.mnav .msub{display:none;background:var(--mist)}
.mnav .msub.is-open{display:block}
.mnav .msub a{display:block;padding:9px 20px 9px 34px;font-size:14px;line-height:22px;color:var(--slate)}
.mnav a[aria-current="page"]{color:var(--tan-ink)}
.mnav__foot{margin-top:auto;padding:20px;display:grid;gap:10px;border-top:1px solid var(--line)}
.mnav__foot .btn{justify-content:center;padding:16px 20px}
.mnav__foot a.tel{display:flex;gap:8px;align-items:center;font-size:17px;font-weight:500;color:var(--navy);justify-content:center;min-height:44px}

/* ---------- mobile CTA bar ---------- */
.mbar{display:none}
@media (max-width:1024px){
  .mbar{display:grid;grid-template-columns:1fr 1fr;position:fixed;left:0;right:0;bottom:0;z-index:90;background:var(--navy);padding:8px 10px calc(8px + env(safe-area-inset-bottom));gap:8px;box-shadow:0 -6px 20px rgba(10,25,40,.18)}
  .mbar a{display:flex;align-items:center;justify-content:center;gap:8px;min-height:48px;border-radius:3px;font-size:12px;font-weight:600;letter-spacing:1.6px;text-transform:uppercase}
  .mbar a .ico{width:16px;height:16px}
  .mbar__call{border:1px solid rgba(255,255,255,.4);color:#fff}
  .mbar__book{background:var(--tan-ink);color:#fff}
  body{padding-bottom:calc(64px + env(safe-area-inset-bottom))}
  body.menu-open .mbar{display:none}
}

/* ---------- back to top ---------- */
.totop{position:fixed;right:24px;bottom:24px;width:55px;height:55px;border:0;border-radius:3px;background:var(--tan);color:#fff;display:grid;place-items:center;z-index:80;opacity:0;visibility:hidden;transition:opacity .3s,visibility .3s,background-color .3s}
.totop.is-on{opacity:1;visibility:visible}
.totop:hover{background:var(--navy)}
.totop .ico{width:16px;height:16px;stroke-width:2}
@media (max-width:1024px){.totop{bottom:calc(76px + env(safe-area-inset-bottom));right:14px;width:46px;height:46px}}

/* ---------- hero slider ---------- */
.hero{position:relative;height:min(calc(100vw * .6125),980px);overflow:hidden;background:var(--navy);color:#fff}
.hero__slide{position:absolute;inset:0;opacity:0;visibility:hidden;transition:opacity 1s var(--ease),visibility 1s}
.hero__slide.is-active{opacity:1;visibility:visible;z-index:2}
.hero__slide picture,.hero__slide img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.hero__slide.is-active img{animation:kb 9s linear both}
@keyframes kb{from{transform:scale(1.08)}to{transform:scale(1)}}
.hero__slide::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(14,38,62,.45) 0,rgba(14,38,62,0) 170px),linear-gradient(0deg,rgba(14,38,62,.35) 0,rgba(14,38,62,0) 30%),rgba(23,62,98,.58)}
.hero__cap{position:absolute;z-index:3;left:calc(144 * var(--u));top:calc(272 * var(--u));width:calc(560 * var(--u))}
.hero__sub{display:block;font-size:calc(14 * var(--u));line-height:calc(20 * var(--u));font-weight:600;text-shadow:0 1px 14px rgba(8,24,40,.75),0 0 3px rgba(8,24,40,.5)}
.hero__title{color:#fff;font-size:calc(54 * var(--u));line-height:calc(54 * var(--u));margin-top:calc(32 * var(--u));max-width:calc(480 * var(--u))}
.hero__btn{margin-top:calc(59 * var(--u));height:calc(54 * var(--u));padding:0 calc(36 * var(--u));font-size:calc(10 * var(--u));letter-spacing:1.8px;font-weight:500;background:var(--tan-ink)}
.hero__slide .hero__sub,.hero__slide .hero__title,.hero__slide .hero__btn{transition:opacity .9s var(--ease),transform .9s var(--ease)}
.js .hero__slide:not(.is-active) .hero__sub,.js .hero__slide:not(.is-active) .hero__title,.js .hero__slide:not(.is-active) .hero__btn{opacity:0;transform:translateY(40px)}
.js .hero__slide.is-active .hero__title{transition-delay:.25s}
.js .hero__slide.is-active .hero__btn{transition-delay:.45s}
.hero__rail{position:absolute;z-index:4;left:calc(51 * var(--u));top:calc(281 * var(--u));display:flex;flex-direction:column;align-items:center;gap:calc(14 * var(--u))}
.hero__rail::before{content:"";width:1px;height:calc(189 * var(--u));background:#fff;margin-bottom:calc(14 * var(--u))}
.hero__rail a{color:#fff;width:24px;height:24px;display:grid;place-items:center;opacity:.95}
.hero__rail a:hover{color:var(--tan)}
.hero__rail .ico{width:13px;height:13px}
.hero__call{position:absolute;z-index:4;left:calc(144 * var(--u));bottom:calc(36 * var(--u));display:flex;align-items:center;gap:calc(10 * var(--u));color:#fff}
.hero__call .ring{width:calc(62 * var(--u));height:calc(62 * var(--u));border:2px solid var(--tan);border-radius:50%;display:grid;place-items:center;color:var(--tan)}
.hero__call .ring .ico{width:calc(30 * var(--u));height:calc(30 * var(--u));stroke-width:1.2}
.hero__call small{display:block;font-size:calc(10 * var(--u));line-height:calc(20 * var(--u));font-weight:600;text-transform:uppercase}
.hero__call strong{display:block;font-size:calc(22 * var(--u));line-height:calc(22 * var(--u));font-weight:600;margin-top:calc(8 * var(--u));letter-spacing:.2px}
.hero__ctrl{position:absolute;z-index:4;left:calc(100vw - 450 * var(--u));top:calc(808 * var(--u));display:flex;align-items:center}
.hero__num{background:none;border:0;color:#fff;font-size:calc(14 * var(--u));line-height:calc(20 * var(--u));font-weight:600;padding:calc(6 * var(--u)) 0 calc(4 * var(--u));margin-right:calc(37 * var(--u));border-bottom:2px solid transparent;width:calc(17 * var(--u));text-align:left}
.hero__num:nth-of-type(3){margin-right:calc(19 * var(--u))}
.hero__num.is-active{border-bottom-color:#fff}
.hero__bar{width:calc(144 * var(--u));height:1px;background:rgba(255,255,255,.35);margin:0 calc(15 * var(--u)) 0 0;position:relative;overflow:hidden}
.hero__bar i{position:absolute;inset:0;background:#fff;transform-origin:left;transform:scaleX(0)}
.hero__bar i.run{animation:bar 8s linear forwards}
@keyframes bar{to{transform:scaleX(1)}}
.hero__arrow{width:calc(50 * var(--u));height:calc(44 * var(--u));min-height:32px;border:0;background:none;color:#fff;display:grid;place-items:center}
.hero__arrow .ico{width:calc(26 * var(--u));height:calc(26 * var(--u));stroke-width:1.1}
.hero__arrow:hover{color:var(--tan)}

/* ---------- reveals ---------- */
.js .rv{opacity:0;transform:translateY(100px)}
.js .rv.rv--l{transform:translateX(100px)}
.js .rv.rv--s{transform:scale(.6)}
.js .rv.in{opacity:1;transform:none;transition:opacity .75s ease,transform .75s ease}
.js .rv.in.d1{transition-delay:.1s}.js .rv.in.d15{transition-delay:.15s}.js .rv.in.d2{transition-delay:.2s}.js .rv.in.d3{transition-delay:.3s}.js .rv.in.d4{transition-delay:.4s}.js .rv.in.d45{transition-delay:.45s}.js .rv.in.d5{transition-delay:.5s}.js .rv.in.d6{transition-delay:.6s}

/* ---------- home: about ---------- */
.abt{position:relative;padding-top:130px;height:1047px}
.abt__rings{position:absolute;left:-200px;top:-90px;width:860px;height:560px;color:#EEECE9;pointer-events:none}
.abt__head{position:relative;max-width:582px}
.abt__head .h2{max-width:582px}
.abt__box{position:absolute;left:488px;right:75px;top:277px;bottom:0;background:var(--mist)}
.abt__left{position:absolute;left:0;top:277px;width:488px;height:640px;overflow:hidden}
.abt__left img{width:100%;height:100%;object-fit:cover}
.abt__right{position:absolute;left:1144px;top:0;width:296px;height:650px;overflow:hidden;z-index:2}
.abt__right img{width:403px;max-width:none;height:100%;object-fit:cover}
.abt__txt{position:absolute;left:593px;top:359px;width:421px;z-index:1}
.abt__txt .h3{margin-bottom:30px}
.abt__txt p{margin-bottom:30px}
.abt__txt .btn{margin-top:4px}
.abt__in{position:relative;height:100%}
.abt__in>.abt__head{margin-left:75px}

/* ---------- section heads ---------- */
.shead{display:flex;align-items:flex-end;justify-content:space-between;gap:30px}
.shead .link{margin-bottom:10px;white-space:nowrap}

/* ---------- featured carousel ---------- */
.feat{padding-top:120px}
.feat__list{margin-top:70px}
.track{position:relative;overflow:hidden}
.track__rail{display:flex;gap:30px;transition:transform .7s var(--ease)}
.pcard{position:relative;flex:0 0 405px;height:510px;border-radius:3px;overflow:hidden;color:#fff;display:block}
.pcard img{width:100%;height:100%;object-fit:cover;transition:transform .8s var(--ease)}
.pcard:hover img{transform:scale(1.06)}
.pcard::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(23,62,98,.25) 0%,rgba(23,62,98,.38) 50%,rgba(14,36,58,.85) 100%)}
.pcard__t{position:absolute;z-index:2;left:40px;bottom:36px;right:40px}
.pcard__t h3{color:#fff;font-size:20px;line-height:25px}
.pcard__t span{display:block;font-size:13px;line-height:22px;margin-top:6px}
.pcard__n{position:absolute;z-index:1;right:38px;bottom:20px;font-family:var(--serif);font-size:72px;line-height:72px;color:rgba(255,255,255,.28)}
.dots{display:flex;gap:9px;margin-top:30px}
.dots button{width:9px;height:9px;border-radius:50%;background:#E3E3E3;border:0;padding:0;position:relative}
.dots button::after{content:"";position:absolute;inset:-12px}
.dots button.is-on{background:var(--tan)}
.dots--c{justify-content:center}

/* ---------- why slider ---------- */
.why{padding-top:141px}
.why__head .h2{max-width:440px}
.why__stage{position:relative;height:750px;margin-top:-20px}
.why__panel{position:absolute;left:515px;right:calc((100vw - 1290px) / 2);top:0;bottom:0;background:var(--mist)}
.why__img{position:absolute;left:0;top:90px;width:735px;height:660px;overflow:hidden}
.why__img img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;opacity:0;transition:opacity .7s var(--ease)}
.why__img img.is-on{opacity:1}
.why__txt{position:absolute;left:840px;top:192px;width:470px}
.why__item{display:none}
.why__item.is-on{display:block;animation:fadeUp .6s var(--ease)}
@keyframes fadeUp{from{opacity:0;transform:translateY(20px)}to{opacity:1;transform:none}}
.why__item .bigico{width:72px;height:56px;color:var(--tan);margin-bottom:55px}
.why__item h3{font-size:30px;line-height:37.5px;margin-bottom:17px}
.why__nav{position:absolute;left:841px;top:643px;display:flex;gap:11px}
.sq{width:57px;height:57px;border:1px solid var(--line);background:#fff;color:var(--navy);display:grid;place-items:center;border-radius:2px;transition:background-color .3s,color .3s}
.sq:hover{background:var(--navy);color:#fff}
.sq .ico{width:16px;height:16px}

/* ---------- awards laurels ---------- */
.merits{margin-top:120px;padding:0;min-height:529px}
.merits .h2{margin-top:-6px}
.merits__list{margin-top:96px}
.merits__list .track__rail{gap:0}
.merit{flex:0 0 330px;padding:0 34px}
.merit svg{width:78px;height:64px;color:var(--tan)}
.merit h3{font-size:20px;line-height:25px;margin-top:26px;max-width:210px}
.merit p{margin:14px 0 0;max-width:200px}
.merits .dots{margin-top:75px}
.note{font-size:12px;line-height:20px;color:var(--slate);margin-top:14px}

/* ---------- video ---------- */
.vid{margin-top:80px}
.vid__box{position:relative;height:640px;overflow:hidden;color:#fff;display:block;width:100%;border:0;padding:0;background:var(--navy);cursor:pointer;text-align:center}
.vid__box img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;transition:transform 1.2s var(--ease)}
.vid__box:hover img{transform:scale(1.04)}
.vid__box::after{content:"";position:absolute;inset:0;background:rgba(10,30,50,.34)}
.vid__play{position:absolute;z-index:2;left:50%;top:233px;transform:translateX(-50%);width:87px;height:87px;border:3px solid #fff;border-radius:50%;display:grid;place-items:center}
.vid__play::before{content:"";position:absolute;inset:-3px;border-radius:50%;border:2px solid rgba(255,255,255,.6);animation:pulse 2.4s ease-out infinite}
@keyframes pulse{from{transform:scale(1);opacity:1}to{transform:scale(1.5);opacity:0}}
.vid__play svg{width:24px;height:24px;margin-left:4px}
.vid__t{position:absolute;z-index:2;left:0;right:0;top:330px;font-family:var(--serif);font-size:30px;line-height:50px;color:#fff;text-shadow:0 2px 16px rgba(10,30,50,.45)}

/* ---------- facts ---------- */
.fact{position:relative;margin-top:120px;height:590px;overflow-x:clip}
.fact__img{position:absolute;left:calc(50vw + 30px);top:0;width:720px;height:620px;overflow:hidden}
.fact__img img{width:100%;height:100%;object-fit:cover}
.fact__txt{max-width:525px;padding-top:0}
.fact__txt .h2{margin-bottom:40px}
.stats{display:grid;grid-template-columns:270px 270px;row-gap:28px;margin-top:38px}
.stat b{display:block;font-family:var(--serif);font-weight:400;font-size:72px;line-height:72px;color:var(--tan-d)}
.stat b sup{font-size:40px;vertical-align:top;line-height:40px;margin-left:2px}
.stat span{display:block;font-size:13px;line-height:21px;font-weight:600;color:var(--navy);margin-top:10px;max-width:150px}

/* ---------- trio ---------- */
.trio{margin-top:120px;padding-bottom:0;min-height:447px}
.trio__grid{display:grid;grid-template-columns:repeat(3,1fr);gap:0 40px;text-align:center}
.trio__c{display:flex;flex-direction:column;align-items:center;padding:0 40px}
.trio__c svg{width:200px;height:140px;overflow:visible}
.trio__c h3{font-size:24px;line-height:30px;margin-top:25px}
.trio__c p{margin:18px 0 30px}
.trio__c .link{margin-top:auto}

/* ---------- split testimonial ---------- */
.tsplit{position:relative;margin-top:120px;height:695px}
.tsplit__img{position:absolute;left:0;top:0;width:50vw;height:100%;overflow:hidden}
.tsplit__img img{width:100%;height:100%;object-fit:cover}
.tsplit__panel{position:absolute;left:50vw;right:calc((100vw - 1290px) / 2);top:0;bottom:0;background:var(--mist)}
.tsplit__txt{position:absolute;left:calc(50vw + 100px);top:105px;width:475px}
.tsplit__txt .eyebrow{margin-bottom:20px}
.tsplit__txt .h2{margin-bottom:38px}
.tq{display:grid;grid-template-columns:70px 1fr;gap:35px}
.tq svg{width:50px;height:38px;color:var(--tan);margin-top:6px}
.tq blockquote{margin:0;font-size:17px;line-height:36px;font-weight:300;color:var(--slate)}
.tq cite{display:block;font-style:normal;margin-top:22px;font-family:var(--serif);font-size:18px;line-height:24px;color:var(--ink)}
.tq cite small{display:block;font-family:var(--sans);font-size:13px;line-height:20px;color:var(--slate);margin-top:2px}

/* ---------- news ---------- */
.news{margin-top:120px;padding-bottom:126px}
.news .h2{margin-bottom:70px}
.news__grid{display:grid;grid-template-columns:repeat(3,1fr);gap:30px}
.post-c{display:flex;flex-direction:column}
.post-c__img{display:block;border-radius:3px;overflow:hidden;aspect-ratio:410/230}
.post-c__img img{width:100%;height:100%;object-fit:cover;transition:transform .8s var(--ease)}
.post-c:hover .post-c__img img{transform:scale(1.06)}
.tags{display:flex;gap:5px;flex-wrap:wrap;margin-top:20px}
.tag{display:inline-block;background:var(--tan-ink);color:#fff;font-size:9px;line-height:18px;font-weight:500;letter-spacing:.6px;text-transform:uppercase;padding:0 8px;border-radius:2px}
.post-c h3{font-size:20px;line-height:29px;margin-top:8px}
.post-c h3 a:hover{color:var(--tan-ink)}
.meta{font-size:13px;line-height:22px;margin-top:6px;color:var(--slate)}
.meta b{font-weight:400;color:var(--ink)}

/* ---------- footer ---------- */
.ft{color:var(--on-navy);background:var(--navy);position:relative}
.ft__band{position:relative;overflow:hidden;padding:100px 0 0}
.ft__band>img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.ft__band::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(23,62,98,.74) 0%,rgba(23,62,98,.8) 60%,#173E62 100%)}
.ft__band .wrap{position:relative;z-index:1}
.ft__band h2{color:#fff;font-size:40px;line-height:50px}
.news-l{display:grid;grid-template-columns:516px 1fr;align-items:start;gap:0}
.news-l p{margin-top:18px;max-width:360px;text-shadow:0 1px 10px rgba(8,24,40,.7)}
.nl{display:flex;gap:10px;padding-top:0;max-width:740px}
.news-l .nl{width:739px;max-width:100%}
.news-l .nl .btn{width:195px;justify-content:center;padding:0}
.nl label{flex:1;position:relative}
.nl input{width:100%;height:55px;border:0;border-radius:0;background:#fff;padding:0 54px 0 22px;font:inherit;font-size:14px;color:var(--ink)}
.nl input::placeholder{color:#6B747C}
.nl label .ico{position:absolute;right:20px;top:20px;width:15px;height:15px;color:var(--ink)}
.nl .btn{height:55px;padding:0 44px;flex:none}
.nl-msg{font-size:13px;line-height:20px;min-height:20px;margin-top:8px;color:#fff}
.nl-msg.err{color:#FFD9C7}
.ft__line{border-top:1px solid rgba(255,255,255,.18);margin-top:80px}
.git{display:grid;grid-template-columns:323px 323px 1fr;margin-top:54px;column-gap:0}
.git small{display:block;font-size:10px;line-height:18px;font-weight:600;text-transform:uppercase;color:#fff;letter-spacing:.3px}
.git .big{display:block;font-size:22px;line-height:30px;color:#fff;font-weight:400;margin-top:10px}
.git address{font-style:normal;font-size:14px;line-height:23px;margin-top:38px}
.git .soc{margin-top:38px}
.soc{display:flex;gap:18px}
.soc a{width:24px;height:24px;display:grid;place-items:center;color:#fff}
.soc a:hover{color:var(--tan)}
.soc .ico{width:13px;height:13px}
.ft__cols{display:grid;grid-template-columns:323px 322px 323px 1fr;padding-top:0}
.ft__cols h2{font-family:var(--serif);font-size:14px;line-height:17.5px;letter-spacing:3px;text-transform:uppercase;color:#fff;margin-bottom:25px}
.ft__cols ul{list-style:none;margin:0;padding:0 0 0 20px}
.ft__cols li{position:relative;line-height:35px;font-size:15px;font-weight:400}
.ft__cols li::before{content:"";position:absolute;left:-17px;top:15px;width:5px;height:5px;border-right:1px solid currentColor;border-bottom:1px solid currentColor;transform:rotate(-45deg)}
.ft__cols li a:hover{color:#fff}
.ft__cols p{font-weight:400;max-width:260px}
.ft__cols .nl{padding-top:12px;flex-direction:column;gap:14px}
.ft__cols .nl .btn{justify-content:center;height:55px}
.ft__logo .logo__mark{width:34px;height:42px}
.ft__logo .logo__name{font-size:27px}
.ft__home .ft__cols{padding-top:72px}
.ft__mid{padding-top:54px}
.ft__bot{display:flex;justify-content:space-between;align-items:flex-start;gap:30px;padding:90px 0 40px;font-size:14px;line-height:24px;font-weight:400}
.ft__bot a{color:#fff}
.ft__bot a:hover{text-decoration:underline}
.ft__legal{font-size:12px;line-height:20px;color:var(--on-navy);padding:0 0 40px;max-width:900px}
.ft__home .ft__bot{padding-top:40px;margin-top:40px;border-top:1px solid rgba(255,255,255,.18)}

/* ---------- page banner ---------- */
.pbanner{position:relative;height:520px;display:flex;flex-direction:column;align-items:center;justify-content:flex-start;text-align:center;color:#fff;overflow:hidden;background:var(--navy)}
.pbanner>img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.pbanner::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(14,38,62,.4) 0,rgba(14,38,62,0) 160px),rgba(23,62,98,.66)}
.pbanner__in{position:relative;z-index:2;margin-top:238px;padding:0 20px;max-width:1000px}
.pbanner h1{color:#fff;font-size:60px;line-height:66px}
.crumbs{display:block;text-align:center;word-spacing:normal;padding-top:15px;font-size:15px;line-height:30px;list-style:none;margin:0}
.crumbs li{display:inline}
.crumbs li+li::before{content:"\2192\00a0\00a0";font-size:15px}
.crumbs a{border-bottom:1px solid #fff}
.crumbs a:hover{color:var(--tan);border-color:var(--tan)}
.pbanner--post .pbanner__in{margin-top:205px}

/* ---------- inner: generic ---------- */
.sec{padding:140px 0 0}
.sec--band{padding:150px 0;margin-top:150px;background:var(--sand)}
.sec--band.sec--first{margin-top:0}
.sec--mist{background:var(--mist)}
.lead{max-width:760px;margin:0 auto}
.mt-120{margin-top:120px}
.pb-120{padding-bottom:120px}
.prose p{margin-bottom:15px}

/* about intro + bars */
.ab1{display:grid;grid-template-columns:525px 1fr;gap:0 90px}
.ab1 .h2{margin-bottom:40px}
.bars{padding-top:40px}
.bar{margin-bottom:64px}
.bar__t{display:flex;justify-content:space-between;font-family:var(--serif);font-size:18px;line-height:22px;color:var(--navy)}
.bar__t span{font-family:var(--sans);font-size:13px;color:var(--slate)}
.bar__track{height:4px;background:#EEE;margin-top:16px;position:relative;overflow:hidden}
.bar__track i{position:absolute;inset:0;background:var(--tan);transform-origin:left;transform:scaleX(var(--v))}
.js .bar__track i{transform:scaleX(0);transition:transform 1.4s var(--ease)}
.js .in .bar__track i,.js .bars.in .bar__track i{transform:scaleX(var(--v))}
.photos{display:grid;grid-template-columns:repeat(3,1fr);gap:30px;margin-top:70px}
.photos img{width:100%;aspect-ratio:410/310;object-fit:cover;border-radius:3px}

/* timeline */
.tl{position:relative;margin-top:70px;background:#fff;border-radius:3px;display:grid;grid-template-columns:645px 1fr;min-height:424px;overflow:hidden}
.tl__img{position:relative}
.tl__img img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;opacity:0;transition:opacity .7s}
.tl__img img.is-on{opacity:1}
.tl__txt{padding:80px 95px 50px 95px;display:flex;flex-direction:column}
.tl__item{display:none}
.tl__item.is-on{display:block;animation:fadeUp .6s var(--ease)}
.tl__item b{display:block;font-family:var(--serif);font-weight:400;font-size:40px;line-height:40px;color:var(--tan-d);margin-bottom:22px}
.tl__item h3{font-size:22px;line-height:28px;margin-bottom:12px}
.tl .dots{margin-top:auto;padding-top:24px}

/* cards over image */
.duo{position:relative;padding:130px 0;overflow:hidden}
.duo>img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.duo::after{content:"";position:absolute;inset:0;background:rgba(23,62,98,.45)}
.duo .wrap{position:relative;z-index:1;display:grid;grid-template-columns:1fr 1fr;gap:30px}
.duo__c{background:#fff;border-radius:3px;padding:62px 60px 52px 155px;position:relative;min-height:273px}
.duo__c>svg{position:absolute;left:62px;top:58px;width:44px;height:44px;color:var(--tan)}
.duo__c h3{font-size:24px;line-height:30px}
.duo__c p{margin:16px 0 22px;max-width:390px}
.duo__c--tan{background:var(--tan-ink);color:#fff}
.duo__c--tan h3,.duo__c--tan>svg{color:#fff}
.duo__c--tan .link{color:#fff}

/* mission */
.mis{display:grid;grid-template-columns:410px 1fr;gap:30px;align-items:start}
.mis .h2{margin:0 0 70px}
.mis__grid{display:grid;grid-template-columns:1fr 1fr;gap:20px 30px;padding-top:30px}
.fbox{background:#fff;border-radius:3px;padding:38px 40px 30px}
.fbox__h{display:flex;align-items:center;gap:20px;margin-bottom:18px}
.fbox__h svg{width:36px;height:36px;color:var(--tan)}
.fbox__h h3{font-size:24px;line-height:30px}
.fbox p{margin:0;font-size:14px;line-height:28px}
.vsplit{display:grid;grid-template-columns:597px 1fr;gap:96px;align-items:center}
.vsplit__img{position:relative;display:block;border:0;padding:0;background:none;cursor:pointer;border-radius:3px;overflow:hidden}
.vsplit__img img{width:100%;aspect-ratio:597/398;object-fit:cover}
.vsplit__img .vid__play{top:50%;transform:translate(-50%,-50%);width:70px;height:70px}
.vsplit .h2{margin-bottom:28px}
.journey{position:relative;background:var(--navy);color:#fff;padding:140px 0;overflow:hidden}
.journey__lines{position:absolute;inset:0;width:100%;height:100%;color:rgba(255,255,255,.12)}
.journey .wrap{position:relative}
.journey .h2{color:#fff}
.journey .eyebrow{color:var(--tan)}
.counts{display:grid;grid-template-columns:repeat(6,1fr);margin-top:60px;text-align:center}
.counts b{display:block;font-family:var(--serif);font-weight:400;font-size:56px;line-height:60px;color:var(--tan)}
.counts b sup{font-size:30px;vertical-align:top;line-height:30px}
.counts span{display:block;font-size:13px;line-height:21px;font-weight:600;margin:12px auto 0;max-width:150px}
.tcent{padding:120px 0 120px;text-align:center}
.tcent__q{font-family:var(--serif);font-size:30px;line-height:50px;color:var(--navy);max-width:700px;margin:40px auto 0}
.tcent__rule{width:80px;height:2px;background:var(--tan);margin:38px auto 22px}
.tcent cite{font-style:normal;font-family:var(--serif);font-size:18px;line-height:24px;color:var(--navy)}
.tcent cite small{display:block;font-family:var(--sans);font-size:13px;color:var(--slate)}
.tcent__list{position:relative}
.tcent__item{display:none}
.tcent__item.is-on{display:block;animation:fadeUp .6s var(--ease)}

/* why page zig-zag */
.zz{display:grid;grid-template-columns:774px 1fr;align-items:center;margin-top:60px}
.zz--r{grid-template-columns:1fr 774px}
.zz__img img{width:770px;height:500px;object-fit:cover;border-radius:3px}
.zz--r .zz__img{order:2;justify-self:end}
.zz__txt{padding:0 0 0 110px;max-width:516px}
.zz--r .zz__txt{padding:0 110px 0 0}
.zz__txt svg{width:64px;height:64px;color:var(--navy);margin-bottom:18px;stroke-width:1.2}
.zz__txt h2{font-size:24px;line-height:30px;margin-bottom:14px}
.zz__txt p{font-size:14px;line-height:28px}

/* listing cards grid */
.lgrid{display:grid;grid-template-columns:repeat(3,1fr);gap:20px 30px}
.lcard{background:#fff;border-radius:3px;overflow:hidden;display:flex;flex-direction:column}
.lcard__img{display:block;aspect-ratio:410/330;overflow:hidden}
.lcard__img img{width:100%;height:100%;object-fit:cover;transition:transform .8s var(--ease)}
.lcard:hover .lcard__img img{transform:scale(1.06)}
.lcard__b{padding:30px 40px 40px}
.lcard__b h3{font-size:20px;line-height:25px}
.lcard__b h3 a:hover{color:var(--tan-ink)}
.lcard__b>span{display:block;font-size:14px;line-height:22px;margin-top:6px}
.kv{list-style:none;margin:22px 0 0;padding:0}
.kv li{display:flex;justify-content:space-between;gap:12px;font-size:14px;line-height:22px;padding:8px 0;border-bottom:1px solid var(--line)}
.kv li:last-child{border-bottom:0}
.kv b{font-weight:600;color:var(--ink);font-size:13px}
.fbar{border-bottom:1px solid var(--line)}
.filter{display:grid;grid-template-columns:repeat(4,1fr) 1fr;gap:20px 20px;align-items:end;padding:70px 0 40px}
.filter label{display:block;font-size:13px;line-height:20px;font-weight:600;color:var(--ink);margin-bottom:12px}
.sel{position:relative}
.sel select{appearance:none;-webkit-appearance:none;width:100%;height:55px;border:0;background:#F4F4F4;padding:0 40px 0 22px;font:inherit;font-size:14px;color:var(--slate);border-radius:0}
.sel .ico{position:absolute;right:16px;top:20px;width:13px;height:13px;color:var(--ink);pointer-events:none}
.filter .btn{height:55px;justify-content:center;padding:0 20px;font-size:10px}
.lgrid--page{margin-top:60px}
.pager{display:flex;justify-content:center;gap:6px;margin-top:55px}
.pager span,.pager a{width:38px;height:38px;border-radius:50%;display:grid;place-items:center;background:#F4F4F4;color:var(--navy);font-size:14px;font-weight:400}
.pager .is-on{background:var(--tan-ink);color:#fff}
.empty{display:none;text-align:center;padding:40px 0;color:var(--navy)}

/* leaders */
.dir{display:grid;grid-template-columns:1fr 1fr;gap:30px;margin-top:65px}
.dir__c{display:grid;grid-template-columns:300px 1fr;background:#fff;border-radius:3px;overflow:hidden;min-height:430px}
.dir__c img{width:300px;height:100%;object-fit:cover}
.dir__b{padding:50px 30px 30px}
.dir__b span{display:block;font-size:14px;line-height:22px;color:var(--tan-ink)}
.dir__b h3{font-size:20px;line-height:25px;margin:6px 0 16px}
.dir__b p{font-size:14px;line-height:30px;margin:0}
.team{display:grid;grid-template-columns:repeat(4,1fr);gap:30px}
.tm{background:#fff;border-radius:3px;overflow:hidden;text-align:center}
.tm img{width:100%;aspect-ratio:300/310;object-fit:cover}
.tm span{display:block;font-size:13px;line-height:20px;color:var(--tan-ink);margin-top:28px}
.tm h3{font-size:20px;line-height:25px;margin:6px 0 32px}

/* awards cards */
.acards{display:grid;grid-template-columns:repeat(3,1fr);gap:30px;margin-top:120px}
.acard{background:#fff;border-radius:3px;overflow:hidden;text-align:center;padding-bottom:62px}
.acard img{width:100%;aspect-ratio:410/260;object-fit:cover}
.acard span{display:block;font-size:14px;line-height:22px;color:var(--tan-ink);margin-top:52px}
.acard h3{font-size:20px;line-height:25px;margin:8px auto 4px;max-width:250px}
.acard p{font-size:14px;line-height:22px;margin:0}

/* partners + testimonial cards */
.partners{display:grid;grid-template-columns:repeat(6,1fr);gap:20px;margin-top:70px}
.partner{height:182px;border:1px solid var(--line);display:flex;flex-direction:column;align-items:center;justify-content:center;color:var(--navy);text-align:center;padding:10px;line-height:1.1}
.partner b{font-weight:400}
.partner small{display:block;font-size:9px;letter-spacing:2.4px;text-transform:uppercase;margin-top:6px;color:var(--slate);font-weight:500}
.pa b{font-family:var(--sans);font-weight:600;font-size:22px;letter-spacing:.5px}
.pb b{font-family:var(--serif);font-size:24px}
.pc b{font-family:var(--sans);font-weight:500;font-size:18px;letter-spacing:4px}
.pd b{font-family:var(--serif);font-size:30px;font-style:italic}
.pe b{font-family:var(--sans);font-weight:300;font-size:24px;letter-spacing:1px}
.pf b{font-family:var(--serif);font-size:22px;letter-spacing:1px;text-transform:uppercase}
.pg b{font-family:var(--sans);font-weight:600;font-size:20px;letter-spacing:6px}
.ph b{font-family:var(--serif);font-size:23px}
.partner svg{width:26px;height:20px;color:var(--tan);margin-bottom:8px}
.tcards .track__rail{gap:30px}
.tcard{flex:0 0 calc((100% - 60px) / 3);background:#fff;border-radius:3px;padding:62px 46px 50px;text-align:center}
.tcard blockquote{margin:0;font-size:14px;line-height:30px;font-style:italic;color:var(--slate)}
.tcard .tcent__rule{margin:36px auto 22px;width:60px}

/* blog index */
.blog{display:grid;grid-template-columns:850px 1fr;gap:30px;padding-top:70px}
.bpost{background:#fff;border-radius:3px;overflow:hidden;margin-bottom:30px}
.bpost__img{display:block;aspect-ratio:850/495;overflow:hidden}
.bpost__img img{width:100%;height:100%;object-fit:cover;transition:transform .8s var(--ease)}
.bpost:hover .bpost__img img{transform:scale(1.04)}
.bpost__b{padding:20px 40px 40px}
.bpost__b .tags{margin-top:20px}
.bpost__b h2{font-size:30px;line-height:40px;margin-top:10px}
.bpost__b h2 a:hover{color:var(--tan-ink)}
.bpost__b .meta{padding-bottom:22px;border-bottom:1px solid var(--line);margin-bottom:22px}
.side>div{background:var(--sand);border-radius:3px;padding:30px;margin-bottom:30px}
.side h2{font-size:20px;line-height:25px;padding-bottom:16px;border-bottom:1px solid #E2DBD2;margin-bottom:22px}
.srch{position:relative}
.srch input{width:100%;height:55px;border:0;background:#fff;padding:0 50px 0 16px;font:inherit;font-size:14px}
.srch button{position:absolute;right:4px;top:4px;width:47px;height:47px;border:0;background:none;color:var(--navy);display:grid;place-items:center}
.srch .ico{width:15px;height:15px}
.rp{display:grid;grid-template-columns:100px 1fr;gap:15px;margin-bottom:12px;align-items:center}
.rp img{width:100px;height:100px;object-fit:cover;border-radius:3px}
.rp a{font-size:14px;line-height:20px;font-weight:500;color:var(--navy);display:block}
.rp a:hover{color:var(--tan-ink)}
.rp small{display:block;font-size:12px;line-height:20px;margin-top:6px}
.side ul{list-style:none;margin:0;padding:0}
.side li{display:flex;justify-content:space-between;font-size:14px;line-height:34px;font-weight:400}
.side li a:hover{color:var(--tan-ink)}

/* single post */
.article{max-width:990px;margin:0 auto;padding:70px 15px 0}
.article__fig img{width:100%;aspect-ratio:960/560;object-fit:cover;border-radius:3px}
.article__tags{padding:14px 0 14px;border-bottom:1px solid var(--line)}
.article .tags{margin-top:0}
.article__body{padding-top:30px}
.article__body h2{font-size:26px;line-height:34px;margin:40px 0 16px}
.article__body p{margin-bottom:20px}
.answer{border-left:3px solid var(--tan);background:var(--mist);padding:26px 32px;margin:10px 0 30px}
.answer strong{display:block;font-family:var(--serif);font-weight:400;font-size:20px;line-height:26px;color:var(--navy);margin-bottom:8px}
.answer p{margin:0;color:var(--navy);font-weight:400}
.keys{display:grid;grid-template-columns:1fr 1fr;gap:30px;align-items:start;margin:34px 0}
.keys ol{margin:0;padding:0;list-style:none;counter-reset:k}
.keys li{counter-increment:k;position:relative;padding:0 0 14px 48px;line-height:26px}
.keys li::before{content:counter(k,decimal-leading-zero);position:absolute;left:0;top:0;font-family:var(--serif);font-size:20px;color:var(--tan-d)}
.keys aside{background:var(--navy);color:#fff;padding:30px 32px;border-radius:3px}
.keys aside h3{color:#fff;font-size:20px;line-height:26px;margin-bottom:12px}
.keys aside p{margin:0;color:var(--on-navy)}
.pull{font-family:var(--serif);font-size:28px;line-height:40px;color:var(--navy);text-align:center;padding:30px 40px;border-top:1px solid var(--line);border-bottom:1px solid var(--line);margin:40px 0;quotes:none}
.tbl{width:100%;border-collapse:collapse;font-size:14px;line-height:22px;margin:10px 0 8px}
.tbl th{text-align:left;font-weight:600;color:var(--navy);background:var(--sand);padding:12px 14px}
.tbl td{padding:12px 14px;border-bottom:1px solid var(--line)}
.tbl-wrap{overflow-x:auto}
.share{display:flex;justify-content:flex-end;gap:14px;padding:22px 0;border-top:1px solid var(--line);margin-top:40px;color:var(--ink)}
.share a{width:28px;height:28px;display:grid;place-items:center}
.share .ico{width:14px;height:14px}
.pn{display:grid;grid-template-columns:1fr 1fr;gap:30px;margin-top:40px}
.pn a{display:flex;align-items:center;gap:25px;background:#fff;padding:40px 30px}
.pn a.next{justify-content:flex-end;text-align:right}
.pn small{display:block;font-size:10px;letter-spacing:1px;text-transform:uppercase;color:var(--tan-ink);line-height:16px}
.pn b{display:block;font-family:var(--serif);font-weight:400;font-size:18px;line-height:24px;color:var(--navy);margin-top:4px}
.pn .ico{width:22px;height:22px;color:#B9C0C6;flex:none}
.faqbox{background:#fff;padding:44px 40px;margin-top:50px}
.faqbox>h2{font-size:30px;line-height:38px;padding-bottom:20px;border-bottom:1px solid var(--line);margin:0 0 6px}
.reply{margin-top:50px}
.reply h2{font-size:30px;line-height:38px}
.reply>p{font-size:14px;margin:10px 0 18px}
.f3{display:grid;grid-template-columns:repeat(3,1fr);gap:7px}
.field input,.field textarea,.field select{width:100%;border:1px solid var(--line);background:#fff;height:55px;padding:0 16px;font:inherit;font-size:14px;color:var(--ink);border-radius:0;appearance:none;-webkit-appearance:none}
.field textarea{height:200px;padding:16px;resize:vertical}
.field{position:relative}
.field .ico{position:absolute;right:16px;top:21px;width:13px;height:13px;pointer-events:none;color:var(--ink)}
.field.is-bad input,.field.is-bad textarea,.field.is-bad select{border-color:#B3261E}
.ferr{display:block;font-size:12px;line-height:18px;color:#B3261E;min-height:0}
.consent{display:flex;gap:10px;align-items:flex-start;font-size:13px;line-height:22px;margin:14px 0 20px}
.consent input{margin-top:5px;width:16px;height:16px;accent-color:var(--tan-ink)}
.fok{display:none;background:var(--sand);border-left:3px solid var(--tan-ink);padding:20px 24px;color:var(--navy);font-weight:400;margin-top:18px}
.fok.is-on{display:block}
.reply .btn{height:56px;padding:0 33px}
.keep{margin-top:70px}
.keep>h2{font-size:30px;line-height:38px;margin-bottom:30px}

/* accordion */
.acc{list-style:none;margin:0;padding:0}
.acc li{border:0}
.acc button{display:flex;align-items:center;gap:16px;width:100%;text-align:left;background:none;border:0;padding:12px 0;font-family:var(--serif);font-size:18px;line-height:26px;color:var(--navy);min-height:44px}
.acc button .pm{width:12px;height:12px;flex:none;position:relative;color:var(--tan-ink)}
.acc button .pm::before,.acc button .pm::after{content:"";position:absolute;left:0;right:0;top:50%;height:1px;background:currentColor}
.acc button .pm::after{transform:rotate(90deg);transition:transform .3s}
.acc button[aria-expanded="true"] .pm::after{transform:rotate(0)}
.acc .acc__p{padding:0 0 18px 28px;font-size:14px;line-height:30px}
.acc .acc__p[hidden]{display:none}
.faq2{display:grid;grid-template-columns:565px 1fr;gap:75px;align-items:start}
.faq2 .h2{margin-bottom:30px}
.faq2__img img{width:100%;aspect-ratio:645/510;object-fit:cover;border-radius:3px}
.faq2--r .faq2__img{order:-1}
.faq2--r{grid-template-columns:1fr 565px}
.faqsep{border-top:1px solid var(--line);margin-top:150px}

/* contact */
.ct1{display:grid;grid-template-columns:380px 1fr;gap:50px;align-items:center}
.ct1 .h2{margin-bottom:45px}
.ct1 h3{font-size:20px;line-height:25px;margin-bottom:18px}
.cinfo{list-style:none;margin:0;padding:0}
.cinfo li{display:flex;gap:18px;font-size:14px;line-height:22px;padding:7px 0}
.cinfo .ico{width:16px;height:16px;color:var(--ink);margin-top:3px}
.dotmap{width:100%;height:auto;color:#CFD3D7}
.dotmap .pin{fill:var(--tan)}
.ct2{background:#fff;border-radius:3px;display:grid;grid-template-columns:1fr 268px;gap:110px;padding:80px 80px 90px;margin-top:130px}
.ct2 .h2{margin-bottom:45px}
.ct2 form{display:grid;gap:20px}
.ct2 .field input,.ct2 .field select{height:56px}
.ct2 .field textarea{height:122px}
.people{display:grid;gap:30px;align-content:start;padding-top:20px}
.person{display:grid;grid-template-columns:94px 1fr;gap:20px;align-items:start}
.person img{width:94px;height:94px;border-radius:50%;object-fit:cover}
.person h3{font-size:18px;line-height:22px;margin-bottom:8px}
.person p{font-size:14px;line-height:30px;margin:0;overflow-wrap:anywhere}
.person>div{min-width:0}
.person a:hover{color:var(--tan-ink)}
.map-c{border-radius:3px;overflow:hidden}

/* listing single */
.lhero{position:relative;height:770px;display:flex;flex-direction:column;align-items:center;justify-content:flex-start;color:#fff;text-align:center;overflow:hidden;background:var(--navy)}
.lhero>img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.lhero::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(14,38,62,.45) 0,rgba(14,38,62,0) 160px),rgba(23,62,98,.52)}
.lhero__in{position:relative;z-index:2;margin-top:363px}
.lhero h1{color:#fff;font-size:60px;line-height:66px}
.lhero__sub{display:block;margin-top:10px;font-size:15px;line-height:30px}
.lhero a{display:inline-flex;align-items:center;gap:10px;text-transform:uppercase;font-size:15px;line-height:30px;margin-top:14px;border-bottom:1px solid transparent}
.lhero a:hover{border-color:#fff}
.lhero a .ico{width:16px;height:16px}
.tabsnav{position:relative;z-index:5;max-width:850px;margin:-40px auto 0;background:#fff;display:flex;justify-content:center;flex-wrap:wrap;padding:0 20px}
.tabsnav a{font-family:var(--serif);font-size:14px;line-height:30px;text-transform:uppercase;color:var(--navy);padding:21px 25px;letter-spacing:.2px;white-space:nowrap}
.tabsnav a:hover{color:var(--tan-ink)}
.ov{display:grid;grid-template-columns:455px 1fr 312px;gap:45px;margin-top:70px;align-items:start}
.ov__img img{width:100%;aspect-ratio:455/255;object-fit:cover}
.ov__txt .ov__lead{font-size:18px;line-height:36px;color:var(--ink);margin-bottom:18px;font-weight:300}
.ov__txt p{font-size:14px;line-height:28px}
.ov__facts{border-left:1px solid var(--line);padding-left:30px}
.ov__facts .kv li{padding:5px 0;border:0;font-size:14px;line-height:30px}
.agent{display:grid;grid-template-columns:64px 1fr;gap:14px;align-items:center;margin-top:20px;padding-top:20px;border-top:1px solid var(--line)}
.agent img{width:64px;height:64px;border-radius:50%;object-fit:cover}
.agent b{display:block;font-family:var(--serif);font-weight:400;font-size:17px;line-height:22px;color:var(--navy)}
.agent small{display:block;font-size:12px;line-height:18px}
.agent a{font-size:13px;line-height:20px;color:var(--tan-ink);font-weight:500}
.feats{columns:2;column-gap:40px;list-style:none;padding:0;margin:18px 0 0}
.feats li{position:relative;padding-left:22px;font-size:14px;line-height:28px;break-inside:avoid}
.feats li::before{content:"";position:absolute;left:0;top:11px;width:8px;height:5px;border-left:1.5px solid var(--tan-ink);border-bottom:1.5px solid var(--tan-ink);transform:rotate(-45deg)}
.amen{display:grid;grid-template-columns:repeat(4,1fr);margin-top:60px;text-align:center}
.amen div{padding:28px 10px 40px}
.amen svg{width:62px;height:62px;color:var(--tan);margin:0 auto 20px;stroke-width:1.3}
.amen span{display:block;font-size:14px;line-height:22px;font-weight:400;color:var(--ink)}
.ptabs{display:flex;justify-content:center;gap:40px;margin-top:40px;flex-wrap:wrap}
.ptabs button{background:none;border:0;padding:6px 0 10px;font-size:14px;line-height:22px;font-weight:600;color:var(--ink);border-bottom:2px solid transparent;min-height:44px}
.ptabs button[aria-selected="true"]{border-bottom-color:var(--tan)}
.ppanel{margin-top:60px}
.ppanel[hidden]{display:none}
.plan{max-width:910px;margin:0 auto;display:block}
.plan svg{width:100%;height:auto}
.plan figcaption{text-align:center;font-size:13px;color:var(--slate);margin-top:22px}
.gal{display:grid;grid-template-columns:repeat(4,1fr);gap:15px 30px;margin-top:0}
.gal button{border:0;padding:0;background:none;display:block;border-radius:2px;overflow:hidden;cursor:zoom-in}
.gal img{width:100%;aspect-ratio:300/200;object-fit:cover;transition:transform .6s var(--ease)}
.gal button:hover img{transform:scale(1.06)}
.vt{position:relative;max-width:1070px;margin:60px auto 0}
.vt__item{display:none;text-align:center}
.vt__item.is-on{display:block;animation:fadeUp .5s var(--ease)}
.vt__poster{position:relative;max-width:850px;margin:0 auto;display:block;width:100%;border:0;padding:0;background:var(--navy);cursor:pointer}
.vt__poster img{width:100%;aspect-ratio:850/470;object-fit:cover;opacity:.9}
.vt__poster .vid__play{top:50%;transform:translate(-50%,-50%);width:76px;height:76px}
.vt__item h3{font-size:24px;line-height:30px;margin-top:40px}
.vt__item small{display:block;font-size:13px;line-height:22px}
.vt .sq{position:absolute;top:220px}
.vt .sq.prev{left:0}.vt .sq.next{right:0}
.loc{display:grid;grid-template-columns:1fr 630px;gap:30px;margin-top:60px;align-items:stretch}
.loc__map{border-radius:3px;overflow:hidden;background:#EAE3D9;min-height:420px}
.loc__map svg{width:100%;height:100%;display:block}
.loc__card{background:#fff;border-radius:3px;padding:62px 70px}
.loc__card h3{font-size:24px;line-height:30px;margin:0 0 12px}
.loc__card p{font-size:14px;line-height:30px}
.near{display:grid;grid-template-columns:1fr 1fr;gap:6px 30px;list-style:none;margin:0;padding:0}
.near li{display:flex;gap:14px;align-items:center;font-size:14px;line-height:22px;padding:5px 0}
.near .ico{width:24px;height:24px;color:var(--tan-ink);stroke-width:1.2}
.near b{font-weight:400;color:var(--ink)}
.enq{text-align:center}
.enq form{display:grid;grid-template-columns:repeat(4,1fr) 1fr;gap:20px;margin-top:50px;text-align:left}
.enq .field input,.enq .field select{background:#F4F4F4;border-color:#F4F4F4}
.enq .btn{height:55px;justify-content:center;padding:0 20px;font-size:10px}
.enq .consent{grid-column:1/-1;margin:0;justify-content:center}
.enq .fok{grid-column:1/-1}
.pills{display:flex;justify-content:center;gap:20px;margin-top:40px;flex-wrap:wrap}
.pills a{display:inline-flex;align-items:center;gap:8px;border:1px dashed #8B949B;border-radius:30px;padding:0 36px;height:62px;font-size:10px;font-weight:600;letter-spacing:1.6px;text-transform:uppercase;color:var(--ink)}
.pills a:hover{border-color:var(--tan-ink);color:var(--tan-ink)}
.pills .ico{width:14px;height:14px}
.enq__note{font-size:13px;line-height:24px;margin-top:40px}
.enq__note a{color:var(--tan-ink)}

/* services hub + pages */
.svgrid{display:grid;grid-template-columns:repeat(3,1fr);gap:30px;margin-top:65px}
.svc{background:#fff;border-radius:3px;padding:44px 40px 40px;display:flex;flex-direction:column}
.svc svg{width:48px;height:48px;color:var(--tan)}
.svc h3{font-size:24px;line-height:30px;margin:22px 0 12px}
.svc p{font-size:14px;line-height:28px}
.svc .link{margin-top:auto;align-self:flex-start}
.sv1{display:grid;grid-template-columns:525px 1fr;gap:0 90px;align-items:start}
.sv1 .h2{margin-bottom:34px}
.steps{display:grid;grid-template-columns:repeat(4,1fr);gap:30px;margin-top:60px}
.step{background:#fff;border-radius:3px;padding:36px 32px}
.step b{display:block;font-family:var(--serif);font-weight:400;font-size:40px;line-height:40px;color:var(--tan-d)}
.step h3{font-size:20px;line-height:26px;margin:18px 0 10px}
.step p{font-size:14px;line-height:26px;margin:0}
.svfaq{max-width:900px;margin:0 auto}
.svfaq .acc{margin-top:40px;border-top:1px solid var(--line)}
.svfaq .acc li{border-bottom:1px solid var(--line)}
.svfaq .acc button{padding:16px 0}

/* lightbox / dialog */
.lb{position:fixed;inset:0;z-index:150;background:rgba(8,20,32,.88);display:none;align-items:center;justify-content:center;padding:30px}
.lb.is-open{display:flex}
.lb__in{position:relative;max-width:960px;width:100%;text-align:center;color:#fff}
.lb__in img{margin:0 auto;max-height:78vh;width:auto}
.lb__in p{margin:16px 0 0;font-size:15px}
.lb__x{position:absolute;right:-6px;top:-54px;width:48px;height:48px;border:0;background:none;color:#fff;display:grid;place-items:center}
.lb__x .ico{width:26px;height:26px}

/* 404 */
.nf{position:relative;min-height:917px;overflow:hidden;padding-top:100px}
.nf__art{position:absolute;right:0;top:0;width:62%;height:100%;color:#C9D1CC}
.nf__in{position:relative;z-index:1;padding-top:100px;max-width:520px}
.nf h1{font-size:36px;line-height:44px}
.nf b{display:block;font-family:var(--sans);font-weight:600;font-size:170px;line-height:170px;color:var(--tan-d);letter-spacing:-4px;margin:20px 0 30px}
.nf p{font-size:16px;line-height:30px}
.nf .row{display:flex;gap:10px;margin-top:30px;flex-wrap:wrap}
.nf .btn{padding:0 30px;height:52px}
.page-404 .hdr{background:transparent}
.page-404 .hdr .nav>ul>li>a,.page-404 .hdr__call,.page-404 .logo{color:var(--navy)}
.page-404 .hdr{border-bottom-color:var(--line)}
.page-404 .hdr .ring{border-color:var(--line)}
.page-404 .hdr.is-pinned .nav>ul>li>a,.page-404 .hdr.is-pinned .hdr__call,.page-404 .hdr.is-pinned .logo{color:#fff}

/* ============ responsive ============ */
@media (max-width:1366px){
  .abt__right{left:auto;right:0}
}
@media (max-width:1320px){
  .abt__box,.why__panel,.tsplit__panel{right:15px}
  .abt__in>.abt__head{margin-left:15px}
  .abt__left{width:34vw}
  .abt__box{left:34vw}
  .abt__txt{left:calc(34vw + 70px);width:min(421px,32vw)}
  .abt__right{width:21vw}
  .why__img{width:51vw}
  .why__panel{left:36vw}
  .why__txt{left:calc(51vw + 80px);width:auto;right:60px}
  .why__nav{left:calc(51vw + 80px)}
  .fact__img{left:52vw;width:48vw}
  .tsplit__txt{left:calc(50vw + 60px);width:auto;right:60px}
  .pcard{flex-basis:calc((100vw - 90px) / 3)}
  .merit{flex-basis:calc((100vw - 30px) / 4)}
  .ab1{grid-template-columns:1fr 1fr;gap:0 60px}
  .sv1{grid-template-columns:1fr 1fr;gap:0 50px}
  .ct1{grid-template-columns:340px 1fr}
  .tl{grid-template-columns:1fr 1fr}
  .blog{grid-template-columns:1fr 330px}
  .ov{grid-template-columns:1fr 1fr}
  .ov__facts{grid-column:1/-1;border-left:0;padding-left:0;display:grid;grid-template-columns:1fr 1fr;gap:0 40px}
  .zz{grid-template-columns:55% 1fr}.zz--r{grid-template-columns:1fr 55%}
  .zz__img img{width:100%;height:auto;aspect-ratio:770/500}
  .zz__txt{padding-left:60px}.zz--r .zz__txt{padding-right:60px}
  .vsplit{grid-template-columns:1fr 1fr;gap:60px}
  .faq2{grid-template-columns:1fr 1fr;gap:50px}.faq2--r{grid-template-columns:1fr 1fr}
}
@media (max-width:1366px){
  .hdr__in{gap:14px}
  .nav>ul>li>a{padding:0 9px;font-size:14px}
  .nav>ul>li>a::before{left:9px;right:9px}
  .hdr__call{font-size:16px}
  .hdr__call .ring{display:none}
  .hdr__cta{padding:12px 14px;letter-spacing:1.2px}
}
@media (max-width:1240px){
  .nav{display:none}
  .hdr__call .ring{display:grid}
  .burger{display:grid;margin-left:20px}
  .hdr__call{margin-left:auto}
  .hdr__in{gap:16px}
  .dir__c{grid-template-columns:240px 1fr}.dir__c img{width:240px}
  .ct2{gap:50px;padding:60px}
  .news-l{grid-template-columns:1fr}
  .nl{margin-left:0;padding-top:30px}
  .git{grid-template-columns:1fr 1fr}
  .git .soc,.git address{margin-top:24px}
  .ft__cols{grid-template-columns:1fr 1fr;row-gap:40px}
}

@media (max-width:900px){
  .lgrid,.acards,.svgrid{grid-template-columns:1fr 1fr}
  .team{grid-template-columns:repeat(2,1fr)}
  .dir{grid-template-columns:1fr}
  .partners{grid-template-columns:repeat(3,1fr)}
  .tcard{flex-basis:calc((100% - 30px) / 2)}
  .counts{grid-template-columns:repeat(3,1fr);row-gap:40px}
  .steps{grid-template-columns:1fr 1fr}
  .mis{grid-template-columns:1fr}
  .mis .h2{margin-bottom:24px}
  .blog{grid-template-columns:1fr}
  .filter{grid-template-columns:1fr 1fr}
  .enq form{grid-template-columns:1fr 1fr}
  .loc{grid-template-columns:1fr}
  .gal{grid-template-columns:repeat(2,1fr)}
  .nf__art{opacity:.4;width:100%}
  .ct2{grid-template-columns:1fr}
  .people{grid-template-columns:repeat(auto-fit,minmax(250px,1fr))}
  .sv1{grid-template-columns:1fr;row-gap:50px}
}
@media (max-width:767px){
  .abt{height:auto;padding:100px 0 0}
  .abt__rings{display:none}
  .abt__in{height:auto}
  .abt__left,.abt__right,.abt__box,.abt__txt{position:static;width:auto}
  .abt__right{display:none}
  .abt__left{height:auto}
  .abt__left img{aspect-ratio:16/9;height:auto}
  .abt__body{display:grid;grid-template-columns:1fr 1fr;margin-top:60px;background:var(--mist)}
  .abt__txt{padding:60px 40px}
  .why__stage{height:auto;margin-top:40px;display:grid;grid-template-columns:1fr 1fr;background:var(--mist)}
  .why__panel{display:none}
  .why__img{position:relative;width:auto;left:auto;top:auto;height:auto;min-height:480px}
  .why__txt{position:relative;left:auto;top:auto;width:auto;right:auto;padding:60px 40px 120px}
  .why__nav{left:40px;top:auto;bottom:50px}
  .why__item .bigico{margin-bottom:30px}
  .merits{height:auto;padding-bottom:20px}
  .merit{flex-basis:calc((100vw - 30px) / 2)}
  .vid__box{height:56vw}
  .vid__play{top:calc(50% - 60px)}.vid__t{top:calc(50% + 30px)}
  .fact{height:auto}
  .fact__img{position:relative;left:auto;width:100%;height:auto;margin-top:50px}
  .fact__img img{aspect-ratio:16/9;height:auto}
  .tsplit{height:auto}
  .tsplit__img{position:relative;width:100%;height:auto}
  .tsplit__img img{aspect-ratio:16/9;height:auto}
  .tsplit__panel{display:none}
  .tsplit__txt{position:relative;left:auto;right:auto;top:auto;width:auto;padding:70px 40px;background:var(--mist);text-align:center}
  .tq{text-align:left}
  .pcard{flex-basis:calc((100vw - 60px) / 2)}
  .trio__c{padding:0 10px}
  .hdr__cta{display:none}
  body{font-size:15px}
  .hdr{position:relative;background:var(--navy);height:76px;border:0}
  .hdr__in{height:76px;padding:0 15px}
  .logo__mark{width:30px;height:38px}
  .logo__name{font-size:23px;line-height:24px}
  .logo__sub{font-size:8.5px;letter-spacing:2.6px}
  .hdr__call{display:none}
  .burger{margin-left:auto}
  .hdr.is-pinned{height:64px}.hdr.is-pinned .hdr__in{height:64px}
  .page-404 .hdr{background:var(--navy)}
  .page-404 .logo{color:#fff}
  .hero{height:max(150vw - (100vw - 390px) * 0, 520px);max-height:620px}
  .hero__cap{left:9px;right:9px;width:auto;top:97px;text-align:center}
  .hero__sub{font-size:12px;line-height:18px}
  .hero__title{font-size:41px;line-height:41px;margin:28px auto 0;max-width:372px}
  .hero__btn{margin-top:46px;height:44px;padding:0 33px;font-size:9px;letter-spacing:1.6px}
  .hero__call{left:50%;transform:translateX(-50%);bottom:auto;top:437px;gap:14px;white-space:nowrap}
  .hero__call .ring{width:50px;height:50px}
  .hero__call .ring .ico{width:24px;height:24px}
  .hero__call small{font-size:9px;line-height:16px}
  .hero__call strong{font-size:20px;line-height:20px;margin-top:4px}
  .hero__rail{display:none}
  .hero__ctrl{left:54px;right:0;justify-content:flex-start;bottom:auto;top:521px}
  .hero__num{font-size:12px;line-height:18px;margin-right:24px;width:24px;padding:6px 0 4px}
  .hero__num:nth-of-type(3){margin-right:4px}
  .hero__bar{width:81px;margin:0 6px 0 0}
  .hero__arrow{width:33px;height:44px}
  .hero__arrow .ico{width:22px;height:22px}
  .h2{font-size:30px;line-height:37.5px}
  .eyebrow{margin-bottom:14px}
  .abt{padding-top:60px}
  .abt__head .h2{font-size:30px}
  .abt__body{grid-template-columns:1fr;background:none;margin-top:40px}
  .abt__left{display:none}
  .abt__txt{background:var(--mist);margin:0 15px;padding:60px 18px 50px}
  .abt__txt p{margin-bottom:24px}
  .shead{flex-direction:column;align-items:center;text-align:center;gap:20px}
  .shead .h2{font-size:40px;line-height:50px}
  .feat{padding-top:80px}
  .feat__list{margin-top:40px}
  .pcard{flex-basis:calc(100vw - 30px)}
  .why{padding-top:60px}
  .why__head{text-align:center}
  .why__head .h2{font-size:40px;line-height:50px;margin:0 auto}
  .why__stage{grid-template-columns:1fr;background:none}
  .why__img{min-height:0;aspect-ratio:360/244;margin:0 15px}
  .why__txt{padding:30px 15px 100px}
  .why__item .bigico{width:44px;height:34px;margin-bottom:16px}
  .why__item h3{font-size:24px;line-height:30px}
  .why__nav{left:15px;bottom:30px}
  .merits{padding-top:60px}
  .merits__list{margin-top:50px}
  .merit{flex-basis:100vw;padding:0 50px}
  .merit h3{max-width:none}
  .merits .dots{margin-top:40px}
  .vid{margin-top:60px}
  .vid .wrap{padding:0}
  .vid__box{height:400px}
  .vid__play{top:110px}.vid__t{top:210px}
  .fact{margin-top:60px}
  .fact__txt{text-align:left}
  .fact__txt .eyebrow,.fact__txt .h2{text-align:center}
  .fact__txt .h2{font-size:35px;line-height:43.75px}
  .stats{grid-template-columns:1fr;row-gap:40px}
  .fact__img{display:none}
  .trio{margin-top:60px}
  .trio__grid{grid-template-columns:1fr;row-gap:50px}
  .tsplit{margin-top:60px}
  .tsplit__img img{aspect-ratio:390/350}
  .tsplit__txt{padding:60px 15px 60px}
  .tsplit__txt .h2{font-size:35px;line-height:43.75px}
  .tq{grid-template-columns:72px 1fr;gap:33px}
  .tq svg{width:72px;height:50px}
  .tq blockquote{font-size:17px;line-height:36px}
  .news{margin-top:60px;padding-bottom:60px}
  .news .h2{margin-bottom:40px}
  .news__grid,.lgrid,.acards,.svgrid,.team,.photos{grid-template-columns:1fr}
  .ft__band{padding:60px 0 60px}
  .ft__band h2{font-size:30px;line-height:37.5px}
  .nl{flex-direction:column}
  .nl .btn{justify-content:center}
  .git{grid-template-columns:1fr;row-gap:24px}
  .ft__line{margin-top:60px}
  .ft__home .ft__cols{padding-top:72px}
  .ft__cols{grid-template-columns:1fr}
  .ft__bot{flex-direction:column;padding-top:50px;gap:10px}
  .pbanner{height:200px;justify-content:center}
  .pbanner__in{margin-top:0}
  .pbanner h1{font-size:40px;line-height:44px}
  .pbanner--post{height:auto;min-height:273px;padding:29px 0 30px;justify-content:flex-start}
  .pbanner--post h1{font-size:40px;line-height:44px}
  .pbanner--post .pbanner__in{margin-top:0}
  .crumbs{font-size:14px}
  .sec{padding-top:80px}
  .sec--band{padding:80px 0;margin-top:80px}
  .ab1{grid-template-columns:1fr}
  .ab1>div:first-child{text-align:center}
  .photos{margin-top:60px}
  .tl{grid-template-columns:1fr}
  .tl__img{aspect-ratio:4/3}
  .tl__txt{padding:40px 24px}
  .duo{padding:80px 0}
  .duo .wrap{grid-template-columns:1fr}
  .duo__c{padding:40px 28px 40px 28px}
  .duo__c>svg{position:static;margin-bottom:20px}
  .mis__grid{grid-template-columns:1fr}
  .vsplit{grid-template-columns:1fr;gap:40px}
  .counts{grid-template-columns:1fr 1fr}
  .tcent__q{font-size:24px;line-height:38px}
  .zz,.zz--r{grid-template-columns:1fr;margin-top:40px}
  .zz--r .zz__img{order:0}
  .zz__txt,.zz--r .zz__txt{padding:30px 0 0}
  .filter{grid-template-columns:1fr;padding-top:50px}
  .dir__c{grid-template-columns:1fr}.dir__c img{width:100%;height:auto;aspect-ratio:300/330}
  .dir__b{padding:30px 24px}
  .partners{grid-template-columns:1fr 1fr}
  .tcard{flex-basis:100%}
  .blog{padding-top:50px}
  .bpost__b{padding:20px 22px 30px}
  .bpost__b h2{font-size:24px;line-height:32px}
  .article{padding-top:50px}
  .keys{grid-template-columns:1fr}
  .pull{font-size:22px;line-height:32px;padding:24px 10px}
  .pn{grid-template-columns:1fr}
  .faqbox{padding:30px 22px}
  .f3{grid-template-columns:1fr}
  .faq2,.faq2--r{grid-template-columns:1fr;gap:40px}
  .faq2--r .faq2__img{order:0}
  .faqsep{margin-top:80px}
  .ct1{grid-template-columns:1fr}
  .ct2{padding:40px 22px;margin-top:80px}
  .people{grid-template-columns:1fr}
  .lhero{height:200px}
  .lhero__in{margin-top:53px}
  .lhero h1{font-size:40px;line-height:44px}
  .lhero__sub{display:none}
  .lhero a{margin-top:6px;font-size:13px;line-height:22px}
  .tabsnav{margin:-30px 15px 0;padding:0 6px;flex-wrap:nowrap;justify-content:flex-start;overflow-x:auto;scrollbar-width:none}
  .tabsnav::-webkit-scrollbar{display:none}
  .tabsnav a{padding:15px 12px;font-size:12px;flex:none}
  .ov{grid-template-columns:1fr;margin-top:50px}
  .ov__facts{grid-template-columns:1fr}
  .feats{columns:1}
  .amen{grid-template-columns:1fr}
  .ptabs{gap:18px}
  .gal{grid-template-columns:1fr;gap:15px}
  .vt .sq{top:30%;width:44px;height:44px}
  .vt__poster{width:calc(100% - 100px)}
  .loc__card{padding:40px 24px}
  .near{grid-template-columns:1fr}
  .enq form{grid-template-columns:1fr}
  .steps{grid-template-columns:1fr}
  .sv1{grid-template-columns:1fr}
  .nf{min-height:0;padding:40px 0 80px}
  .nf__in{padding-top:30px}
  .nf b{font-size:110px;line-height:110px}
  .nf__art{display:none}
  .shead .link{margin-bottom:0}
}
@media (min-width:480px) and (max-width:767px){
  .hero{height:110.6vw;max-height:none}
}
@media (min-width:1601px){
  .hero__cap{left:calc((100vw - 1600px) / 2 + 160px)}
  .hero__call{left:calc((100vw - 1600px) / 2 + 160px)}
}

/* reduced motion: complete static render */
@media (prefers-reduced-motion:reduce){
  *,*::before,*::after{animation:none!important;transition:none!important;scroll-behavior:auto!important}
  .js .rv{opacity:1!important;transform:none!important}
  .js .bar__track i{transform:scaleX(var(--v))}
  .js .hero__slide:not(.is-active) .hero__title{opacity:0}
  .hdr.is-pinned{transform:none}
}

/* tablet hero tier (reference 768-1023 measured live at 768: rail x70 y+163, eyebrow y+160, h1 59/59 y+217,
   button y+461 168x59, ring 49,y+746, phone 127,y+772, counter 395/454/513 y+783, arrows 662/701) */
@media (min-width:768px) and (max-width:1023px){
  .hero{height:95.7vw}
  .hero__cap{left:40px;right:40px;width:auto;top:160px;text-align:center}
  .hero__sub{font-size:15px;line-height:22px}
  .hero__title{font-size:59px;line-height:59px;max-width:560px;margin:35px auto 0}
  .hero__btn{height:59px;padding:0 38px;font-size:11px;margin-top:66px}
  .hero__rail{left:58px;top:163px;gap:14px}
  .hero__rail::before{height:207px;margin-bottom:50px}
  .hero__rail .ico{width:13px;height:13px}
  .hero__call{left:49px;bottom:auto;top:calc(95.7vw - 107px);gap:16px}
  .hero__call .ring{width:62px;height:62px}.hero__call .ring .ico{width:30px;height:30px}
  .hero__call small{font-size:11px;line-height:22px}.hero__call strong{font-size:24px;line-height:24px;margin-top:6px}
  .hero__ctrl{left:auto;right:31px;top:calc(95.7vw - 76px)}
  .hero__num{font-size:15px;line-height:22px;width:18px;margin-right:41px;padding:0 0 2px}
  .hero__num:nth-of-type(3){margin-right:16px}
  .hero__bar{width:99px;margin:0 16px 0 0}
  .hero__arrow{width:39px;height:44px}
  .hero__arrow .ico{width:28px;height:28px}
  .fact__img{display:none}
  .fact{height:auto}
}
@media (min-width:768px) and (max-width:799px){ .hero{height:110.5vw} .hero__call{top:calc(110.5vw - 107px)} .hero__ctrl{top:calc(110.5vw - 76px)} }
@media (min-width:768px) and (max-width:999px){
  .hdr{position:relative;background:var(--navy);border:0}
  .page-404 .hdr{background:var(--navy)}
  .page-404 .logo,.page-404 .hdr__call{color:#fff}
  .pbanner{height:420px}.pbanner__in{margin-top:150px}
}
@media (max-width:900px){
  .trio__grid{gap:0 20px}.trio__c{padding:0}.trio__c svg{max-width:100%}
  .merit{flex-basis:calc((100vw - 30px) / 2)}
  .stats{grid-template-columns:1fr 1fr}
}

/* wide desktop: bands pinned to the container offset like the reference (C = (100vw - 1290px) / 2) */
@media (min-width:1321px){
  :root{--c:calc((100vw - 1290px) / 2)}
  .abt__in>.abt__head{margin-left:var(--c)}
  .abt__left{left:0;width:calc(var(--c) + 413px)}
  .abt__box{left:calc(var(--c) + 413px);right:var(--c)}
  .abt__txt{left:calc(var(--c) + 518px)}
  .abt__right{left:calc(var(--c) + 1069px);right:auto;width:calc(100vw - var(--c) - 1069px)}
  .abt__right img{width:100%}
  .why__img{width:calc(var(--c) + 660px)}
  .why__panel{left:calc(var(--c) + 440px);right:var(--c)}
  .why__txt{left:calc(var(--c) + 765px)}
  .why__nav{left:calc(var(--c) + 766px)}
  .fact__img{left:calc(var(--c) + 675px);width:50vw}
  .tsplit__panel{right:var(--c)}
  .feat .track{overflow:visible}
}

/* split testimonial: content sets the height below 1025 (gate B1), 1440 geometry unchanged */
@media (min-width:768px) and (max-width:1024px){
  .tsplit{height:auto;min-height:695px;display:grid;grid-template-columns:50% 1fr}
  .tsplit__img{position:relative;left:auto;top:auto;width:auto;height:auto}
  .tsplit__img img{position:absolute;inset:0;width:100%;height:100%;aspect-ratio:auto}
  .tsplit__panel{display:none}
  .tsplit__txt{position:relative;left:auto;right:auto;top:auto;width:auto;margin-right:15px;padding:105px 40px 70px 50px;background:var(--mist);text-align:left}
  .tsplit__txt .h2{font-size:34px;line-height:43px}
  .tq{grid-template-columns:56px 1fr;gap:20px}
}
.crumbs li+li{margin-left:12px}
.note-in{font-size:12px;white-space:nowrap}
.news-l>div{min-width:0}

/* =====================================================================
   OWNER QC ROUND 1 (2026-10-04)
   ===================================================================== */

/* 1. Kabateck header (NAV knob). Reference measured live at 1280/1440/1920: 106px bar, split cells with
   1px rgba(255,255,255,.1) rules, logo | nav | phone 254 | CTA 216 at 1440 (204 / 194 at 1280), 4px accent dots
   between labels, 80px pinned bar. Re-tokened: navy bar, tan dots and phone, Be Vietnam Pro 600 labels,
   theme button in the CTA cell. House change: 44px between labels (22px read "smushed"). */
.hdr.hdr--k{position:absolute;top:0;left:0;right:0;height:auto;border-bottom:0;z-index:60;color:#fff;transform:none}
.hdr--k .hdr__in{display:flex;align-items:stretch;gap:0;height:106px;width:calc(100% - 60px);max-width:1760px;margin:0 auto;padding:0;border-bottom:1px solid rgba(255,255,255,.14)}
.hdr--k .hdr__logo{display:flex;align-items:center;flex:none;padding-right:32px;border-right:1px solid rgba(255,255,255,.14)}
.hdr--k .hdr__nav{display:flex;align-items:stretch;flex:1;min-width:0;padding-left:10px}
.hdr--k .hdr__nav>ul{display:flex;align-items:stretch;list-style:none;margin:0;padding:0}
.hdr--k .hdr__nav>ul>li{position:static;display:flex;align-items:stretch}
.hdr--k .hdr__nav>ul>li>a{position:relative;display:flex;align-items:center;gap:7px;padding:0 22px;white-space:nowrap;font:600 14px/20px var(--sans);letter-spacing:1px;text-transform:uppercase;color:#fff;transition:color .25s var(--ease)}
.hdr--k .hdr__nav>ul>li+li>a::before{content:"";position:absolute;left:-2px;top:50%;width:4px;height:4px;margin-top:-1px;border-radius:50%;background:var(--tan)}
.hdr--k .hdr__nav>ul>li>a .ico{width:10px;height:10px;stroke-width:2.2;opacity:.8;transition:transform .3s var(--ease)}
.hdr--k .hdr__nav>ul>li>a:hover,.hdr--k .hdr__nav>ul>li:hover>a,.hdr--k .hdr__nav>ul>li:focus-within>a,.hdr--k .hdr__nav>ul>li>a.is-cur,.hdr--k .hdr__nav>ul>li>a[aria-current]{color:#EBDDC9}
.hdr--k .hdr__nav>ul>li:hover>a .ico,.hdr--k .hdr__nav>ul>li:focus-within>a .ico{transform:rotate(180deg)}
.hdr--k .hdr__phone{display:flex;align-items:center;justify-content:center;gap:9px;flex:0 0 254px;margin-left:auto;border-left:1px solid rgba(255,255,255,.14);border-right:1px solid rgba(255,255,255,.14);font:600 21px/30px var(--sans);color:#EBDDC9;white-space:nowrap;font-variant-numeric:tabular-nums;transition:color .25s var(--ease)}
.hdr--k .hdr__phone .ico{width:24px;height:24px;stroke-width:1.4;color:#fff}
.hdr--k .hdr__phone:hover{color:#fff}
.hdr--k .hdr__book{display:flex;align-items:center;justify-content:flex-end;flex:0 0 216px}
.hdr--k .hdr__book .btn{padding:16px 22px;font-size:10.5px;letter-spacing:1.8px;white-space:nowrap}
.hdr--k .burger{display:none;align-items:center;justify-content:center;width:46px;height:46px;margin-left:16px;align-self:center;background:none;border:0;color:#fff;padding:0}
.hdr--k .burger .ico{width:28px;height:28px;stroke-width:1.4}
/* headroom (existing script): unchanged at 0, compact pinned bar after 120px, hides down, returns up */
.hdr.hdr--k.is-pinned{position:fixed;background:var(--navy);height:auto;transform:translateY(-100%);box-shadow:0 8px 30px rgba(10,25,40,.2)}
.hdr.hdr--k.is-pinned.is-shown{transform:none}
.hdr--k.is-pinned .hdr__in{height:80px;border-bottom-color:transparent}
.page-404 .hdr.hdr--k{background:var(--navy)}
.page-404 .hdr--k .logo{color:#fff}

/* mega panels: centred under the bar, one paper sheet, hover + focus-within, .3s rise like the reference dropdown */
.hdr--k .mega{position:absolute;left:50%;top:100%;width:min(1290px,calc(100vw - 60px));display:grid;grid-template-columns:260px 1fr 1fr 290px;gap:0 44px;padding:44px 48px 46px;background:#fff;border-radius:3px;box-shadow:0 30px 70px rgba(14,36,58,.2),0 2px 6px rgba(14,36,58,.06);color:var(--slate);opacity:0;visibility:hidden;transform:translate(-50%,12px);transition:opacity .3s var(--ease),transform .3s var(--ease),visibility .3s;z-index:5}
.hdr--k .hdr__nav li:hover>.mega,.hdr--k .hdr__nav li:focus-within>.mega{opacity:1;visibility:visible;transform:translate(-50%,0)}
.hdr--k .hdr__nav li.is-esc>.mega{opacity:0;visibility:hidden}
.mega__intro{padding-right:8px;border-right:1px solid var(--line);margin-right:-22px;padding-right:30px}
.mega__intro .eyebrow{margin-bottom:16px}
.mega__intro .mega__h{font-family:var(--serif);font-size:26px;line-height:32px;color:var(--navy);margin:0 0 14px}
.mega__intro p{font-size:14px;line-height:25px;margin:0 0 22px}
.mega__intro .link{margin-right:22px;margin-bottom:10px}
.mega__col{display:flex;flex-direction:column}
.mega__lab{display:block;font-family:var(--serif);font-size:11px;line-height:22px;letter-spacing:3px;text-transform:uppercase;color:var(--tan-ink);margin:-4px 0 6px}
.mega__row{display:flex;gap:14px;padding:13px 0 14px;border-bottom:1px solid var(--line)}
.mega__row:first-child,.mega__lab+.mega__row{padding-top:4px}
.mega__row b{display:block;font-family:var(--serif);font-weight:400;font-size:19px;line-height:25px;color:var(--navy);transition:color .2s var(--ease)}
.mega__row small{display:block;font-size:13px;line-height:21px;color:var(--slate);margin-top:3px}
.mega__row:hover b,.mega__row[aria-current] b{color:var(--tan-ink)}
.mega__office{display:flex;gap:12px;margin-top:20px;font-size:13px;line-height:22px}
.mega__office .ico{width:18px;height:18px;color:var(--tan);margin-top:2px}
.mega__feat{position:relative;display:block;min-height:290px;border-radius:3px;overflow:hidden;color:#fff;background:var(--navy)}
.mega__feat img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;transition:transform .8s var(--ease)}
.mega__feat:hover img{transform:scale(1.06)}
.mega__feat::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(23,62,98,.15) 0%,rgba(23,62,98,.35) 45%,rgba(14,36,58,.9) 100%)}
.mega__ft{position:absolute;left:28px;right:28px;bottom:26px;z-index:1}
.mega__ft small{display:block;font-size:11px;line-height:18px;font-weight:600;letter-spacing:2px;text-transform:uppercase;color:#EBDDC9}
.mega__ft b{display:block;font-family:var(--serif);font-weight:400;font-size:24px;line-height:30px;margin-top:6px}
.mega__go{display:inline-flex;align-items:center;gap:8px;margin-top:14px;font-size:11px;line-height:18px;font-weight:600;letter-spacing:2px;text-transform:uppercase;border-bottom:1px solid rgba(255,255,255,.6);padding-bottom:4px}
.mega__go .ico{width:13px;height:13px}
.hdr--k .mega--list{grid-template-columns:260px 1fr}
.mega__grid{display:grid;grid-template-columns:repeat(3,1fr);gap:26px 26px}
.mega__home{display:block}
.mega__ph{display:block;aspect-ratio:3/2;border-radius:3px;overflow:hidden;background:var(--sand)}
.mega__ph img{width:100%;height:100%;object-fit:cover;transition:transform .8s var(--ease)}
.mega__home:hover .mega__ph img{transform:scale(1.06)}
.mega__home b{display:block;font-family:var(--serif);font-weight:400;font-size:18px;line-height:24px;color:var(--navy);margin-top:12px}
.mega__home small{display:block;font-size:12.5px;line-height:20px;margin-top:2px}
.mega__home:hover b,.mega__home[aria-current] b{color:var(--tan-ink)}
.mega__note{grid-column:2;margin:22px 0 0;font-size:12px;line-height:20px}
.mega .link{font-size:10.5px}

/* drawer: Kabateck left panel 330px, uppercase items, sub toggles, CTA pair at the foot */
.mnav--k .mnav__panel{width:330px}
.mnav--k .mnav__top{height:76px;padding:0 10px 0 22px}
.mnav--k .mnav__top .logo__name{font-size:22px}
.mnav--k nav{padding:10px 0}
.mnav--k li{border-bottom:1px solid var(--line)}
.mnav--k .mrow>a{padding:14px 24px;font:600 14px/22px var(--sans);letter-spacing:1.4px;text-transform:uppercase;color:var(--navy)}
.mnav--k .mrow>button{width:52px;height:52px;border-left:0;background:none}
.mnav--k .msub{background:var(--sand);padding:6px 0 10px}
.mnav--k .msub li{border:0}
.mnav--k .msub a{padding:8px 24px 8px 36px;font-size:15px;line-height:22px;color:var(--slate)}
.mnav--k .mnav__foot{border-top:0;padding:24px}

@media (max-width:1379px){
  .hdr--k .hdr__phone{flex-basis:214px;font-size:19px}
  .hdr--k .hdr__phone .ico{width:21px;height:21px}
  .hdr--k .hdr__book{flex-basis:190px}
  .hdr--k .hdr__logo{padding-right:26px}
  .hdr--k .hdr__nav{padding-left:4px}
}
@media (max-width:1365px){
  .hdr--k .mega{grid-template-columns:1fr 1fr 280px;padding:38px 40px 40px}
  .hdr--k .mega__intro{display:none}
  .hdr--k .mega--list{grid-template-columns:1fr}
  .mega__note{grid-column:1}
}
@media (max-width:1279px){
  .hdr--k .hdr__in{width:calc(100% - 40px)}
  .hdr--k .logo__name{font-size:25px}
  .hdr--k .hdr__logo{padding-right:20px}
  .hdr--k .hdr__phone{flex-basis:196px;font-size:18px;gap:7px}
  .hdr--k .hdr__book{flex-basis:178px}
  .hdr--k .hdr__book .btn{padding:15px 18px;letter-spacing:1.5px}
}
@media (min-width:1200px) and (max-width:1365px){
  .hdr--k .hdr__in{width:calc(100% - 30px)}
  .hdr--k .logo__name{font-size:23px}
  .hdr--k .logo__mark{width:32px;height:40px}
  .hdr--k .hdr__logo{padding-right:16px}
  .hdr--k .hdr__phone{flex-basis:178px;font-size:17px}
  .hdr--k .hdr__phone .ico{width:19px;height:19px}
  .hdr--k .hdr__book{flex-basis:166px}
  .hdr--k .hdr__book .btn{padding:14px 15px;letter-spacing:1.2px}
}
@media (max-width:1199px){
  .hdr--k .hdr__nav{display:none}
  .hdr--k .hdr__logo{border-right:0}
  .hdr--k .hdr__in{height:96px}
  .hdr--k .hdr__phone{flex:none;padding:0 26px;border:0;margin-left:auto}
  .hdr--k .hdr__book{flex:none}
  .hdr--k .burger{display:flex}
}
@media (min-width:768px) and (max-width:999px){
  .hdr.hdr--k{position:relative;background:var(--navy)}
  .hdr--k .hdr__in{height:101px;border-bottom:0}
}
@media (max-width:767px){
  .hdr.hdr--k{position:relative;background:var(--navy)}
  .hdr--k .hdr__in{height:76px;width:calc(100% - 30px);border-bottom:0}
  .hdr--k .logo__name{font-size:23px}
  .hdr--k .hdr__phone,.hdr--k .hdr__book{display:none}
  .hdr--k .burger{margin-left:auto}
  .hdr--k.is-pinned .hdr__in{height:64px}
}
@media (prefers-reduced-motion:reduce){
  .hdr.hdr--k.is-pinned{transform:none}
}

/* 2. hero without the "Call us today" block (owner QC r1). The caption is centred vertically between the
   header and the slide controls so the lower left no longer reads as a gap; controls keep their place on
   desktop and centre under the centred caption on tablet and phone. Phone lives in the header and the CTA bar. */
@media (min-width:1024px){
  .hero__cap{top:0;bottom:calc(110 * var(--u));display:flex;flex-direction:column;justify-content:center;align-items:flex-start;padding-top:106px}
  .hero__btn{align-self:flex-start}
}
@media (min-width:768px) and (max-width:1023px){
  .hero__ctrl{left:50%;right:auto;transform:translateX(-50%)}
}
@media (max-width:767px){
  .hero{height:530px}
  .hero__cap{top:78px}
  .hero__ctrl{top:auto;bottom:22px;left:50%;right:auto;transform:translateX(-50%)}
}
@media (min-width:480px) and (max-width:767px){ .hero{height:min(110.6vw,640px)} }

/* 3. home listings band, pinned sideways scroll (owner QC r1). Default = native swipe row (phones, tablets,
   no JS, reduced motion). .is-pin (script: >= 1025 wide, >= 640 tall, motion allowed) makes the stage sticky
   for exactly the row's horizontal travel, maps vertical scroll 1:1 to translateX, then releases. */
.feat--pin{--fpad:max(15px,calc((100vw - 1290px) / 2));padding-top:120px}
.feat--pin .shead{align-items:flex-end}
.feat__side{display:flex;align-items:center;gap:22px;margin-bottom:10px}
.feat__side .link{margin-bottom:0}
.feat__ct{font-size:13px;line-height:20px;font-weight:600;letter-spacing:1px;color:var(--slate);font-variant-numeric:tabular-nums;white-space:nowrap}
.feat__ct b{font-weight:600;color:var(--navy)}
.feat__bar{position:relative;width:120px;height:2px;background:var(--line);overflow:hidden}
.feat__bar i{position:absolute;inset:0;background:var(--tan);transform-origin:left;transform:scaleX(var(--p,.1667))}
.feat__track{margin-top:70px;overflow-x:auto;overscroll-behavior-x:contain;scroll-snap-type:x mandatory;scroll-padding:0 var(--fpad);padding:0 var(--fpad) 6px;scrollbar-width:none;outline:0}
.feat__track::-webkit-scrollbar{display:none}
.feat__rail{display:flex;gap:30px;width:max-content}
.feat__rail .pcard{flex:0 0 405px;scroll-snap-align:start}
.feat__note{margin-top:22px}
.feat--pin.is-pin{padding-top:0}
.feat--pin.is-pin .feat__stage{position:sticky;top:0;height:100vh;display:flex;flex-direction:column;justify-content:center;padding:100px 0 34px}
.feat--pin.is-pin .feat__track{overflow:visible;scroll-snap-type:none;margin-top:52px}
.feat--pin.is-pin .feat__rail{will-change:transform}
.feat--pin.is-pin .feat__rail .pcard{height:clamp(380px,calc(100vh - 330px),540px)}
@media (max-width:1320px){ .feat__rail .pcard{flex-basis:calc((100vw - 90px) / 3)} }
@media (max-width:1024px){ .feat__rail .pcard{flex-basis:calc((100vw - 60px) / 2.2)} }
@media (max-width:767px){
  .feat--pin{padding-top:80px}
  .feat--pin .shead{align-items:center}
  .feat__side{flex-wrap:wrap;justify-content:center;margin:0}
  .feat__track{margin-top:40px}
  .feat__rail{gap:15px}
  .feat__rail .pcard{flex-basis:82vw;height:440px}
}
.feat__stage>.wrap{width:100%}
.hdr.hdr--k.is-pinned:not(.is-shown){box-shadow:none}
@media (max-height:760px){
  .feat--pin.is-pin .feat__stage{padding:86px 0 12px}
  .feat--pin.is-pin .feat__track{margin-top:30px}
  .feat--pin.is-pin .feat__note{margin-top:12px}
}

/* 4. footers (owner QC r1). Mobile strip fix: the body no longer pads its bottom (white body showed a strip
   under the navy footer); every footer pads itself to clear the always-on CTA bar instead. */
@media (max-width:1024px){
  body{padding-bottom:0}
  .ft,.fa{padding-bottom:calc(64px + env(safe-area-inset-bottom))}
  .fb__base{padding-bottom:calc(64px + env(safe-area-inset-bottom))}
}

/* footer A: deep-navy statement footer. CTA block, five real link groups, legal row, then the firm name as
   flat 5% type bleeding off the page bottom (Brandon: fine only flat and low-opacity, legal row above it). */
.fa{position:relative;overflow:hidden;background:#0F2B45;color:var(--on-navy);padding-top:110px}
.fa .eyebrow{color:#D9C5AA;margin-bottom:20px}
.fa__cta{display:grid;grid-template-columns:minmax(0,1fr) 400px;gap:60px;align-items:end;padding-bottom:80px;border-bottom:1px solid rgba(255,255,255,.12)}
.fa__cta h2{color:#fff;font-size:44px;line-height:54px;max-width:720px;text-wrap:balance}
.fa__act{display:flex;flex-direction:column;align-items:flex-start;gap:18px}
.fa__tel{display:flex;align-items:center;gap:12px;font-size:28px;line-height:34px;font-weight:500;color:#fff;font-variant-numeric:tabular-nums}
.fa__tel .ico{width:26px;height:26px;color:var(--tan);stroke-width:1.4}
.fa__tel:hover{color:#EBDDC9}
.fa__mail{color:#EBDDC9;border-bottom:1px solid rgba(235,221,201,.4);font-size:15px;line-height:24px}
.fa__cols{display:grid;grid-template-columns:1.35fr 1fr 1fr 1fr .95fr;gap:40px;padding:72px 0 64px}
.fa__cols h2{font-family:var(--serif);font-size:13px;line-height:18px;letter-spacing:3px;text-transform:uppercase;color:#fff;margin-bottom:22px}
.fa__cols ul{list-style:none;margin:0;padding:0}
.fa__cols li{font-size:15px;line-height:33px;font-weight:400}
.fa__cols a{transition:color .2s var(--ease)}
.fa__cols li a:hover,.fa__cols p a:hover{color:#fff}
.fa__cols p,.fa__cols address{font-style:normal;font-size:15px;line-height:27px;font-weight:400;margin:0 0 16px}
.fa__cols p a{border-bottom:1px solid rgba(195,203,210,.5)}
.fa__brand p{max-width:270px;margin:22px 0 24px}
.fa__brand .logo__name{font-size:26px}
.fa__legal{position:relative;z-index:1;border-top:1px solid rgba(255,255,255,.12);padding:28px 0 0}
.fa__row{display:flex;justify-content:space-between;gap:30px;font-size:14px;line-height:24px;font-weight:400}
.fa__row a{color:#fff;border-bottom:1px solid rgba(255,255,255,.4)}
.fa__legal p{font-size:12px;line-height:20px;max-width:900px;margin:12px 0 0}
.fa__word{font-family:var(--serif);font-size:13.4vw;line-height:.78;white-space:nowrap;text-align:center;color:rgba(255,255,255,.05);letter-spacing:-.01em;margin:34px 0 -.17em;pointer-events:none;user-select:none}

/* footer B: light sand ledger footer. Split contact cells on hairlines (the header's cell grammar), newsletter
   + three link groups, then a navy base strip for the legal row that runs into the navy CTA bar on phones. */
.fb{background:var(--sand);color:var(--slate);padding-top:110px}
.fb__head{display:grid;grid-template-columns:minmax(0,1fr) 420px;gap:60px;align-items:end}
.fb__head h2{font-size:40px;line-height:50px;max-width:700px;text-wrap:balance}
.fb__head p{margin:0 0 6px;font-size:16px;line-height:29px}
.fb__ledger{display:grid;grid-template-columns:1.1fr 1.2fr 1.2fr auto;margin-top:60px;border-top:1px solid #E2D7C8;border-bottom:1px solid #E2D7C8}
.fb__cell{display:flex;flex-direction:column;justify-content:center;padding:34px 32px;border-left:1px solid #E2D7C8;min-height:128px}
.fb__cell:first-child{border-left:0;padding-left:0}
.fb__cell small{font-size:11px;line-height:18px;font-weight:600;letter-spacing:2px;text-transform:uppercase;color:var(--tan-ink)}
.fb__cell b{font-family:var(--serif);font-weight:400;font-size:30px;line-height:38px;color:var(--navy);margin-top:8px;font-variant-numeric:tabular-nums;transition:color .2s var(--ease)}
.fb__cell b.fb__sm{font-size:21px;line-height:30px}
a.fb__cell:hover b{color:var(--tan-ink)}
.fb__cell--cta{align-items:flex-end;padding-right:0}
.fb__cols{display:grid;grid-template-columns:1.5fr 1fr 1fr 1fr;gap:48px;padding:72px 0 84px}
.fb .logo{color:var(--navy)}
.fb__brand p{max-width:360px;margin:22px 0 22px;font-size:15px;line-height:27px}
.fb__brand .nl{flex-direction:column;gap:10px;max-width:380px}
.fb__brand .nl input{border:1px solid #E2D7C8}
.fb__brand .nl .btn{justify-content:center}
.fb__brand .nl-msg{color:var(--navy)}
.fb__cols h2{font-family:var(--serif);font-size:13px;line-height:18px;letter-spacing:3px;text-transform:uppercase;color:var(--navy);margin-bottom:22px}
.fb__cols ul{list-style:none;margin:0;padding:0}
.fb__cols li{font-size:15px;line-height:33px;font-weight:400}
.fb__cols li a{background:linear-gradient(currentColor,currentColor) 0 100%/0 1px no-repeat;transition:background-size .3s var(--ease),color .2s}
.fb__cols li a:hover{color:var(--navy);background-size:100% 1px}
.fb__base{background:var(--navy);color:var(--on-navy);padding:26px 0 30px}
.fb__row{display:flex;justify-content:space-between;align-items:center;gap:30px;font-size:14px;line-height:24px;font-weight:400}
.fb__row b{font-weight:500;color:#fff}
.fb__row a{color:#fff}
.fb__row>span:last-child a{border-bottom:1px solid rgba(255,255,255,.4)}
.fb__base p{font-size:12px;line-height:20px;max-width:900px;margin:10px 0 0}

@media (max-width:1240px){
  .fa__cols{grid-template-columns:1fr 1fr 1fr;row-gap:48px}
  .fa__brand{grid-column:1/-1}
  .fb__cols{grid-template-columns:1fr 1fr 1fr;row-gap:48px}
  .fb__brand{grid-column:1/-1}
  .fb__ledger{grid-template-columns:1fr 1fr}
  .fb__cell:nth-child(3){border-left:0;padding-left:0;border-top:1px solid #E2D7C8}
  .fb__cell:nth-child(4){border-top:1px solid #E2D7C8;align-items:flex-start;padding-left:32px}
}
@media (max-width:900px){
  .fa__cta,.fb__head{grid-template-columns:1fr;gap:34px}
}
@media (max-width:767px){
  .fa{padding-top:80px}
  .fa__cta{padding-bottom:56px}
  .fa__cta h2{font-size:32px;line-height:40px}
  .fa__tel{font-size:24px}
  .fa__cols{grid-template-columns:1fr 1fr;gap:40px 20px;padding:56px 0 48px}
  .fa__cols>div:last-child{grid-column:1/-1}
  .fa__row,.fb__row{flex-direction:column;align-items:flex-start;gap:8px}
  .fa__word{font-size:14vw;margin-top:28px}
  .fb{padding-top:80px}
  .fb__head h2{font-size:30px;line-height:38px}
  .fb__ledger{grid-template-columns:1fr;margin-top:40px}
  .fb__cell,.fb__cell:nth-child(4){border-left:0;padding:22px 0;min-height:0;border-top:1px solid #E2D7C8}
  .fb__cell:first-child{border-top:0}
  .fb__cell b{font-size:26px;line-height:34px}
  .fb__cell b.fb__sm{font-size:19px}
  .fb__cols{grid-template-columns:1fr 1fr;gap:40px 20px;padding:56px 0 60px}
  .fb__cols>div:last-child{grid-column:1/-1}
}

/* 5. inner pages v2 (owner QC r1): built from the home page's grammar. Bands are full width only (white, sand,
   navy), 130px apart at 1440 (clamp to ~82px on phones), and every change of band changes the ground. */
.page-x{--c:max(15px,calc((100vw - 1290px) / 2));--xp:clamp(76px,calc(4.6vw + 64px),132px)}
.xband{position:relative;padding:var(--xp) 0;background:#fff}
.xband--sand{background:var(--sand)}
.xband--navy{background:var(--navy);color:var(--on-navy)}
.xhead .eyebrow{margin-bottom:18px}
.xhead .h2{max-width:640px;text-wrap:balance}
.xhead.center .h2{margin:0 auto}
.page-x .shead{margin-bottom:0}
.page-x p{text-wrap:pretty}

/* hero: the home slide (photo, same scrim, rail, counter) as a single page hero, height capped */
.xhero{position:relative;height:clamp(600px,48vw,720px);overflow:hidden;background:var(--navy);color:#fff;display:flex}
.xhero>img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.xhero::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(14,38,62,.5) 0,rgba(14,38,62,0) 190px),linear-gradient(0deg,rgba(14,38,62,.4) 0,rgba(14,38,62,0) 34%),rgba(23,62,98,.58)}
.xhero .hero__rail{top:calc(220 * var(--u))}
.xhero__in{position:relative;z-index:3;align-self:center;margin:0 0 0 calc(144 * var(--u));padding:120px 0 64px;max-width:760px}
.xcrumbs{list-style:none;margin:0 0 30px;padding:0;font-size:13px;line-height:20px;color:rgba(255,255,255,.82)}
.xcrumbs li{display:inline}
.xcrumbs li+li::before{content:"/";margin:0 10px;color:var(--tan)}
.xcrumbs a{border-bottom:1px solid rgba(255,255,255,.5)}
.xcrumbs a:hover{color:#EBDDC9}
.xhero__h{color:#fff;font-size:calc(54 * var(--u));line-height:1.1;margin-top:calc(26 * var(--u));text-wrap:balance}
.xhero__lead{font-size:17px;line-height:30px;font-weight:300;color:rgba(255,255,255,.92);max-width:560px;margin:24px 0 0;text-shadow:0 1px 14px rgba(8,24,40,.5)}
.xhero__cta{display:flex;align-items:center;gap:30px;margin-top:38px;flex-wrap:wrap}
.xhero__cta .btn{padding:20px 32px;font-size:10.5px;letter-spacing:1.8px}
.xhero__tel{display:inline-flex;align-items:center;gap:10px;font-size:19px;font-weight:500;color:#fff;font-variant-numeric:tabular-nums}
.xhero__tel .ico{width:22px;height:22px;color:var(--tan);stroke-width:1.4}
.xhero__tel:hover{color:#EBDDC9}
.xhero__meta{position:absolute;z-index:3;right:var(--c);bottom:44px;display:flex;align-items:center;gap:16px;font-size:13px;line-height:20px;font-weight:600;color:rgba(255,255,255,.9)}
.xhero__meta b{font-size:14px;font-weight:600;color:#fff;border-bottom:2px solid #fff;padding-bottom:3px}
.xhero__bar{position:relative;width:144px;height:1px;background:rgba(255,255,255,.35)}
.xhero__bar i{position:absolute;inset:0;background:#fff;transform-origin:left}
@media (min-width:1601px){ .xhero__in{margin-left:calc((100vw - 1600px) / 2 + 160px)} }

/* intro: the home "about" grammar, ring motif behind, image bleeding to the right edge */
.xband--intro{overflow:hidden}
.xband--intro .abt__rings{left:-220px;top:-120px}
.xintro{display:grid;grid-template-columns:minmax(0,600px) 1fr;gap:90px;align-items:center}
.xintro__txt{position:relative}
.xintro__txt .xhead{margin-bottom:34px}
.xintro__txt p{font-size:16px;line-height:31px;margin-bottom:20px}
.xintro__txt .link{margin-top:14px}
.xintro__img{margin-right:calc(-1 * var(--c) - 15px);height:640px;overflow:hidden}
.xintro__img img{width:100%;height:100%;object-fit:cover}

/* steps: tan display numerals in columns on hairlines (the home stat numerals), no cards */
.xsteps{list-style:none;margin:64px 0 0;padding:0;display:grid;grid-template-columns:repeat(4,1fr)}
.xsteps li{padding:0 34px;border-left:1px solid #E2D7C8}
.xsteps li:first-child{padding-left:0;border-left:0}
.xsteps b{display:block;font-family:var(--serif);font-weight:400;font-size:64px;line-height:64px;color:var(--tan-d);font-variant-numeric:tabular-nums}
.xsteps h3{font-size:24px;line-height:30px;margin:26px 0 12px}
.xsteps p{margin:0;font-size:15px;line-height:28px}

/* prose: sticky heading column + a reading column at a 68ch measure */
.xprose{display:grid;grid-template-columns:400px minmax(0,1fr);gap:100px;align-items:start}
.xprose__side{position:sticky;top:120px}
.xprose__side .h2{margin-bottom:22px;text-wrap:balance}
.xprose__side p{font-size:16px;line-height:30px;margin-bottom:26px}
.xprose__body{max-width:700px}
.xprose__body>div+div{margin-top:56px;padding-top:56px;border-top:1px solid var(--line)}
.xprose__body h3{font-size:28px;line-height:36px;margin-bottom:18px}
.xprose__body p{font-size:16px;line-height:31px;margin-bottom:18px}

/* facts: the home stat band on navy, image bleeding to the right edge for the full band height */
.xfacts{overflow:hidden}
.xfacts .h2{color:#fff}
.xfacts .eyebrow{color:#D9C5AA}
.xfacts__img{position:absolute;top:0;bottom:0;left:calc(var(--c) + 690px);right:0}
.xfacts__img img{width:100%;height:100%;object-fit:cover}
.xfacts__txt{max-width:600px}
.xfacts__txt>p{font-size:16px;line-height:30px;margin:26px 0 0;max-width:500px}
.xfacts .note-in{color:var(--on-navy)}
.xstats{display:grid;grid-template-columns:1fr 1fr;gap:44px 40px;margin-top:52px}
.xstats b{display:block;font-family:var(--serif);font-weight:400;font-size:72px;line-height:72px;color:var(--tan);font-variant-numeric:tabular-nums}
.xstats b sup{font-size:38px;vertical-align:top;line-height:38px;margin-left:2px}
.xstats span{display:block;font-size:13px;line-height:21px;font-weight:600;color:#fff;margin-top:12px;max-width:180px}

/* rows: the home zig-zag with each image bleeding to its own viewport edge */
.xrow{display:grid;grid-template-columns:1fr 1fr;align-items:center;margin-top:80px}
.xrows .xhead{margin-bottom:0}
.xrow__img{height:540px;overflow:hidden}
.xrow__img img{width:100%;height:100%;object-fit:cover}
.xrow__txt{padding:0 var(--c) 0 90px;max-width:calc(645px + var(--c) + 90px)}
.xrow--r .xrow__img{order:2}
.xrow--r .xrow__txt{padding:0 90px 0 var(--c);justify-self:end;width:100%}
.xrow__txt svg{width:56px;height:56px;color:var(--tan);margin-bottom:28px}
.xrow__txt h3{font-size:30px;line-height:38px;margin-bottom:18px}
.xrow__txt p{font-size:16px;line-height:31px;margin-bottom:16px;max-width:520px}

/* quote: the home split testimonial, made full width (photo half, sand half) */
.xquote{display:grid;grid-template-columns:1fr 1fr;padding:0}
.xquote__img{min-height:640px;overflow:hidden}
.xquote__img img{width:100%;height:100%;object-fit:cover}
.xquote__txt{padding:var(--xp) var(--c) var(--xp) 100px;max-width:calc(560px + var(--c) + 100px);align-self:center}
.xquote__txt .h2{margin-bottom:40px;text-wrap:balance}
.xquote__txt .link{margin-top:34px}

/* homes: three home pcards */
.xhomes{display:grid;grid-template-columns:repeat(3,1fr);gap:30px;margin-top:60px}
.xhomes .pcard{height:520px;flex:none}
.xhomes+.note{margin-top:20px}

/* services index: numbered editorial rows on hairlines with a thumbnail, whole row is the link */
.xidx{list-style:none;margin:56px 0 0;padding:0;border-bottom:1px solid #E2D7C8}
.xidx__row{display:grid;grid-template-columns:110px minmax(0,1fr) 240px 64px;gap:40px;align-items:center;padding:34px 0;border-top:1px solid #E2D7C8}
.xidx__n{font-family:var(--serif);font-weight:400;font-size:48px;line-height:48px;color:var(--tan-d);font-variant-numeric:tabular-nums}
.xidx__t h3{font-size:30px;line-height:38px;transition:color .25s var(--ease)}
.xidx__t p{margin:10px 0 0;font-size:15px;line-height:28px;max-width:640px}
.xidx__img{display:block;height:150px;border-radius:3px;overflow:hidden}
.xidx__img img{width:100%;height:100%;object-fit:cover;transition:transform .8s var(--ease)}
.xidx__go{width:56px;height:56px;border:1px solid #D9CCBA;border-radius:50%;display:grid;place-items:center;color:var(--tan-ink);transition:background-color .3s,color .3s,border-color .3s}
.xidx__go .ico{width:18px;height:18px;transition:transform .3s var(--ease)}
.xidx__row:hover h3{color:var(--tan-ink)}
.xidx__row:hover .xidx__img img{transform:scale(1.06)}
.xidx__row:hover .xidx__go{background:var(--navy);border-color:var(--navy);color:#fff}
.xidx__row:hover .xidx__go .ico{transform:translateX(3px)}

/* three habits: the home trio illustrations */
.xhow{display:grid;grid-template-columns:repeat(3,1fr);gap:60px;margin-top:64px;text-align:center}
.xhow svg{width:200px;height:140px;overflow:visible;display:block;margin:0 auto}
.xhow h3{font-size:24px;line-height:30px;margin:26px 0 14px}
.xhow p{font-size:15px;line-height:28px;max-width:340px;margin:0 auto}

/* timeline: years as tan display numerals on a dotted rule */
.xtl{list-style:none;margin:64px 0 0;padding:0;display:grid;grid-template-columns:repeat(5,1fr);gap:34px}
.xtl li{position:relative;padding-top:36px;border-top:1px solid #D9CCBA}
.xtl li::before{content:"";position:absolute;left:0;top:-5px;width:9px;height:9px;border-radius:50%;background:var(--tan)}
.xtl b{display:block;font-family:var(--serif);font-weight:400;font-size:46px;line-height:46px;color:var(--tan-d)}
.xtl h3{font-size:21px;line-height:27px;margin:20px 0 12px}
.xtl p{margin:0;font-size:14.5px;line-height:27px}

/* team: brokers large, agents in a static grid, every face visible at one scale */
.xteam__p{max-width:420px;margin:0 0 6px}
.xdir{display:grid;grid-template-columns:1fr 1fr;gap:60px;margin-top:64px}
.xdir article{display:grid;grid-template-columns:260px 1fr;gap:36px;align-items:start}
.xdir img{width:100%;aspect-ratio:4/5;object-fit:cover;object-position:50% 18%;border-radius:3px}
.xdir .eyebrow{margin-bottom:10px}
.xdir h3{font-size:30px;line-height:38px;margin-bottom:14px}
.xdir p{font-size:15px;line-height:28px;margin:0}
.xteam{display:grid;grid-template-columns:repeat(4,1fr);gap:44px 30px;margin-top:80px;padding-top:70px;border-top:1px solid var(--line)}
.xteam img{width:100%;aspect-ratio:1/1;object-fit:cover;object-position:50% 20%;border-radius:3px}
.xteam h3{font-size:21px;line-height:27px;margin-top:20px}
.xteam span{display:block;font-size:13px;line-height:21px;color:var(--tan-ink);font-weight:500;margin-top:4px}
.xteam+.note{margin-top:34px}

/* values: home "why" items as a 2 x 2 on hairlines */
.xvals{display:grid;grid-template-columns:1fr 1fr;gap:0 80px;margin-top:40px}
.xvals>div{display:grid;grid-template-columns:72px 1fr;gap:28px;padding:44px 0;border-top:1px solid var(--line)}
.xvals svg{width:56px;height:56px;color:var(--tan)}
.xvals h3{font-size:26px;line-height:33px;margin-bottom:12px}
.xvals p{margin:0;font-size:15.5px;line-height:29px}

/* faq: heading column + accordion on hairlines */
.xfaq{display:grid;grid-template-columns:400px minmax(0,1fr);gap:100px;align-items:start}
.xfaq__side .h2{margin-bottom:20px;text-wrap:balance}
.xfaq__side p{font-size:16px;line-height:30px;margin-bottom:26px}
.xfaq__tel{display:flex;align-items:center;gap:10px;font-size:22px;line-height:30px;font-weight:500;color:var(--navy);margin-bottom:22px;font-variant-numeric:tabular-nums}
.xfaq__tel .ico{width:22px;height:22px;color:var(--tan-ink);stroke-width:1.4}
.xfaq .acc{border-top:1px solid #DCD2C4}
.xfaq .acc li{border-bottom:1px solid #DCD2C4}
.xband:not(.xband--sand) .xfaq .acc,.xband:not(.xband--sand) .xfaq .acc li{border-color:var(--line)}
.xfaq .acc button{padding:22px 0;font-size:21px;line-height:29px}
.xfaq .acc .acc__p{font-size:15.5px;line-height:29px;padding:0 40px 26px 28px}

@media (max-width:1320px){
  .xfacts__img{left:54vw}
  .xfacts__txt{max-width:48vw}
  .xidx__row{grid-template-columns:80px minmax(0,1fr) 200px 56px;gap:30px}
  .xprose,.xfaq{grid-template-columns:340px minmax(0,1fr);gap:70px}
  .xdir article{grid-template-columns:200px 1fr;gap:28px}
}
@media (max-width:1100px){
  .xintro{grid-template-columns:1fr 1fr;gap:50px}
  .xintro__img{height:560px}
  .xsteps{grid-template-columns:1fr 1fr;row-gap:50px}
  .xsteps li:nth-child(3){padding-left:0;border-left:0}
  .xtl{grid-template-columns:repeat(3,1fr);row-gap:56px}
  .xdir{grid-template-columns:1fr}
  .xteam{grid-template-columns:repeat(3,1fr)}
  .xrow__txt{padding:0 var(--c) 0 50px}.xrow--r .xrow__txt{padding:0 50px 0 var(--c)}
  .xquote__txt{padding:var(--xp) 40px var(--xp) 50px}
  .xidx__img{display:none}
  .xidx__row{grid-template-columns:70px minmax(0,1fr) 56px}
}
@media (max-width:1024px){
  .xhero .hero__rail{display:none}
  .xhero__in{margin-left:40px;margin-right:40px;padding-top:150px}
  .xhero__h{font-size:46px}
  .xfacts__img{position:relative;left:auto;width:100%;height:420px;margin:-1px 0 var(--xp)}
  .xfacts{padding-top:0}
  .xfacts__txt{max-width:none}
  .xprose,.xfaq{grid-template-columns:1fr;gap:48px}
  .xprose__side{position:static}
  .xhow{gap:30px}
}
@media (min-width:768px) and (max-width:999px){ .xhero__in{padding-top:64px} }
@media (max-width:767px){
  .xhero{height:auto;min-height:540px}
  .xhero__in{margin:0 18px;padding:64px 0 108px;text-align:center}
  .xcrumbs{margin-bottom:22px}
  .xhero__h{font-size:36px;line-height:42px;margin-top:16px}
  .xhero__lead{font-size:16px;line-height:28px;margin:18px auto 0}
  .xhero__cta{justify-content:center;gap:20px;margin-top:30px}
  .xhero__meta{left:50%;right:auto;transform:translateX(-50%);bottom:30px;white-space:nowrap}
  .xhero__bar{width:70px}
  .xintro{grid-template-columns:1fr;gap:44px}
  .xintro__img{height:auto;aspect-ratio:4/3;margin:0 -15px}
  .xsteps{grid-template-columns:1fr;margin-top:44px;row-gap:40px}
  .xsteps li{padding:0;border:0}
  .xsteps b{font-size:52px;line-height:52px}
  .xsteps h3{margin-top:14px}
  .xprose__body>div+div{margin-top:40px;padding-top:40px}
  .xprose__body h3{font-size:25px;line-height:32px}
  .xfacts__img{height:260px}
  .xstats{gap:34px 20px;margin-top:40px}
  .xstats b{font-size:54px;line-height:54px}
  .xstats b sup{font-size:28px;line-height:28px}
  .xrow,.xrow--r{grid-template-columns:1fr;margin-top:48px}
  .xrow--r .xrow__img{order:0}
  .xrow__img{height:auto;aspect-ratio:4/3}
  .xrow__txt,.xrow--r .xrow__txt{padding:36px 15px 0}
  .xrow__txt h3{font-size:26px;line-height:33px}
  .xquote{grid-template-columns:1fr}
  .xquote__img{min-height:0;aspect-ratio:4/3}
  .xquote__txt{padding:var(--xp) 15px}
  .xhomes{grid-template-columns:1fr;margin-top:40px}
  .xhomes .pcard{height:440px}
  .xidx{margin-top:40px}
  .xidx__row{grid-template-columns:48px minmax(0,1fr);gap:16px;padding:28px 0;align-items:start}
  .xidx__n{font-size:32px;line-height:38px}
  .xidx__t h3{font-size:24px;line-height:31px}
  .xidx__go{display:none}
  .xhow{grid-template-columns:1fr;row-gap:56px;margin-top:44px}
  .xtl{grid-template-columns:1fr;row-gap:44px;margin-top:44px}
  .xdir{gap:48px;margin-top:44px}
  .xdir article{grid-template-columns:1fr;gap:22px}
  .xdir img{aspect-ratio:4/4.4}
  .xteam{grid-template-columns:1fr 1fr;gap:34px 15px;margin-top:56px;padding-top:50px}
  .xteam h3{font-size:18px;line-height:24px;margin-top:14px}
  .xvals{grid-template-columns:1fr}
  .xvals>div{grid-template-columns:52px 1fr;gap:18px;padding:34px 0}
  .xvals svg{width:44px;height:44px}
  .xvals h3{font-size:23px;line-height:30px}
  .xfaq .acc button{font-size:18px;line-height:26px;padding:18px 0}
  .xfaq .acc .acc__p{padding:0 0 22px 28px}
  .page-x .shead{align-items:flex-start;text-align:left}
}
/* r1 pass 2: hero room under the nav (content-driven height, still capped by the clamp on tall screens) */
.xhero{height:auto;min-height:clamp(600px,48vw,720px)}
.xhero__in{padding:156px 0 112px}
@media (max-width:1024px){ .xhero__in{padding-top:170px} }
@media (min-width:768px) and (max-width:999px){ .xhero__in{padding-top:84px} }
@media (max-width:767px){ .xhero{min-height:540px} .xhero__in{padding:64px 0 108px} }
/* director portraits: environmental photos, framed to the head and shoulders (never cropping the head) */
.xdir__ph{display:block;aspect-ratio:4/5;overflow:hidden;border-radius:3px}
.xdir .xdir__ph img{width:100%;height:100%;aspect-ratio:auto;border-radius:0;object-position:50% 20%}
.xdir__ph--2 img{transform:scale(1.9);transform-origin:52% 14%}
.xhero>picture,.xhero>picture img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}

/* =====================================================================
   OWNER QC ROUND 2 (2026-10-04): direction rolled out sitewide, post template rebuilt flat
   ===================================================================== */
:root{--c:max(15px,calc((100vw - 1290px) / 2));--xp:clamp(76px,calc(4.6vw + 64px),132px)}
.xband--sand .xvals>div{border-color:#E2D7C8}
.xband--sand .xprose__body>div+div{border-color:#E2D7C8}
.xband--navy .xhead .h2{color:#fff}
.xband--navy .xhead .eyebrow{color:#D9C5AA}
.xvals{margin-top:48px}

/* awards: photo, tan year, title on a hairline; no card */
.xaw{display:grid;grid-template-columns:repeat(3,1fr);gap:56px 30px;margin-top:60px}
.xaw__img{display:block;aspect-ratio:410/260;overflow:hidden;border-radius:3px}
.xaw__img img{width:100%;height:100%;object-fit:cover}
.xaw b{display:block;font-family:var(--serif);font-weight:400;font-size:40px;line-height:40px;color:var(--tan-d);margin-top:26px;padding-top:22px;border-top:1px solid #E2D7C8}
.xaw h3{font-size:22px;line-height:28px;margin-top:14px}
.xaw p{margin:6px 0 0;font-size:14px;line-height:24px}
.xaw+.note{margin-top:34px}

/* reviews: open quotes in two columns on hairlines */
.xrev{display:grid;grid-template-columns:1fr 1fr;gap:0 80px;margin-top:40px}
.xrev figure{margin:0;padding:48px 0;border-top:1px solid var(--line);display:grid;grid-template-columns:60px 1fr;gap:0 26px}
.xrev figure:first-child{grid-column:1/-1}
.xrev figure:first-child blockquote p{font-family:var(--serif);font-size:30px;line-height:42px;color:var(--navy);font-weight:400}
.xrev svg{width:46px;height:35px;color:var(--tan);margin-top:6px}
.xrev blockquote{margin:0}
.xrev blockquote p{margin:0;font-size:17px;line-height:32px}
.xrev figcaption{grid-column:2;margin-top:20px}
.xrev figcaption b{display:block;font-family:var(--serif);font-weight:400;font-size:19px;color:var(--navy)}
.xrev figcaption span{font-size:13px;color:var(--tan-ink);font-weight:500}

/* partner wordmarks: a hairline grid, no tiles */
.xpart{display:grid;grid-template-columns:repeat(6,1fr);margin-top:56px;border-top:1px solid #E2D7C8;border-left:1px solid #E2D7C8}
.xpart .partner{display:flex;flex-direction:column;align-items:center;justify-content:center;min-height:150px;padding:20px 12px;border-right:1px solid #E2D7C8;border-bottom:1px solid #E2D7C8;background:none;text-align:center}
.xpart .partner b{color:var(--navy)}
.xpart .partner small{color:var(--slate)}

/* listings index: flat filter and flat cards */
.xfilter{padding:48px 0 52px;grid-template-columns:repeat(4,1fr) auto;border-bottom:1px solid var(--line)}
.xfilter .sel select,.xform .field input,.xform .field select,.xform .field textarea{background:transparent;border:0;border-bottom:1px solid #CDBFAE;border-radius:0;padding-left:0}
.xfilter .btn{height:55px;padding:0 30px}
.xlist{margin-top:60px;gap:56px 30px}
.page-x .lcard{background:none;border-radius:0;overflow:visible}
.page-x .lcard__img{border-radius:3px;overflow:hidden}
.page-x .lcard__b{padding:24px 0 0}
.xlist+.empty+.note{margin-top:36px}

/* listing single */
.xov{display:grid;grid-template-columns:minmax(0,1fr) 400px;gap:100px;align-items:start}
.xov__txt .xhead .h2{max-width:720px}
.xov__txt>p{font-size:16px;line-height:31px;margin-top:30px;max-width:700px}
.xov__txt h3{font-size:24px;line-height:30px;margin:40px 0 16px}
.xov__feat{list-style:none;margin:0;padding:0;columns:2;column-gap:40px}
.xov__feat li{break-inside:avoid;padding:12px 0 12px 26px;border-top:1px solid var(--line);position:relative;font-size:15px;line-height:24px}
.xov__feat li::before{content:"";position:absolute;left:0;top:21px;width:12px;height:1px;background:var(--tan)}
.xov__facts{position:sticky;top:120px}
.xov__facts .kv{margin:0;border-top:1px solid var(--navy)}
.xov__facts .note{margin-top:18px}
.xamen{list-style:none;margin:56px 0 0;padding:0;display:grid;grid-template-columns:repeat(4,1fr);border-top:1px solid #E2D7C8}
.xamen li{padding:34px 24px 34px 0;border-bottom:1px solid #E2D7C8;display:flex;align-items:center;gap:20px}
.xamen svg{width:46px;height:46px;color:var(--tan-ink);flex:none}
.xamen span{font-family:var(--serif);font-size:19px;line-height:25px;color:var(--navy)}
.xgal{margin-top:56px;gap:20px}
.xgal button{border-radius:3px}
.page-x .ptabs{margin:34px 0 46px}
.page-x .plan{max-width:960px}
.xloc{display:grid;grid-template-columns:1fr 1fr;gap:80px;align-items:center}
.xloc__map{aspect-ratio:640/440;border-radius:3px;overflow:hidden}
.xloc__map svg{width:100%;height:100%;display:block}
.xloc__txt>p{font-size:16px;line-height:30px;margin:26px 0 0}
.xloc__addr{display:flex;gap:10px;align-items:flex-start;font-weight:500;color:var(--navy)}
.xloc__addr .ico{width:20px;height:20px;color:var(--tan-ink);margin-top:5px}
.xloc .near{margin-top:22px;border-top:1px solid #E2D7C8;padding-top:14px}
.xenq{display:grid;grid-template-columns:minmax(0,1fr) 520px;gap:100px;align-items:start}
.xenq>div>p{font-size:16px;line-height:30px;margin-top:24px;max-width:520px}
.xenq a{color:var(--tan-ink);border-bottom:1px solid currentColor}

/* flat form: underline fields, no boxes */
.xform{display:grid;gap:8px}
.xform .field input,.xform .field select{height:58px;font-size:15px}
.xform .field textarea{height:130px;padding-top:16px}
.xform .field .ico{right:0}
.xform .field input:focus,.xform .field select:focus,.xform .field textarea:focus{outline:0;border-bottom:2px solid var(--tan-ink)}
.xform .consent{margin:14px 0 8px}
.xform .btn{justify-self:start;padding:20px 34px}
.xform .fok{background:none;border-left:0;border-top:1px solid var(--tan);padding:18px 0 0}

/* contact */
.xct{display:grid;grid-template-columns:minmax(0,480px) 1fr;gap:100px;align-items:center}
.xinfo{list-style:none;margin:40px 0 0;padding:0;border-top:1px solid var(--line)}
.xinfo li{display:flex;gap:20px;padding:22px 0;border-bottom:1px solid var(--line);font-size:16px;line-height:27px;color:var(--navy)}
.xinfo .ico{width:22px;height:22px;color:var(--tan-ink);margin-top:3px}
.xinfo small{display:block;font-size:11px;line-height:18px;font-weight:600;letter-spacing:2px;text-transform:uppercase;color:var(--tan-ink);margin-bottom:4px}
.xinfo a:hover{color:var(--tan-ink)}
.xct__map{margin:0}
.xct__map figcaption{font-size:13px;line-height:22px;margin-top:14px}
.xnext{list-style:none;margin:40px 0 0;padding:0}
.xnext li{display:grid;grid-template-columns:64px 1fr;gap:12px;padding:24px 0;border-top:1px solid #E2D7C8}
.xnext b{font-family:var(--serif);font-weight:400;font-size:36px;line-height:36px;color:var(--tan-d)}
.xnext h3{font-size:21px;line-height:27px}
.xnext p{margin:6px 0 0;font-size:15px;line-height:27px}
.xppl{display:grid;grid-template-columns:repeat(3,1fr);gap:40px;margin-top:56px}
.xppl>div{display:grid;grid-template-columns:110px 1fr;gap:24px;align-items:center;padding-top:30px;border-top:1px solid var(--line)}
.xppl img{width:110px;height:110px;border-radius:50%;object-fit:cover;object-position:50% 20%}
.xppl h3{font-size:22px;line-height:28px}
.xppl span{display:block;font-size:13px;color:var(--tan-ink);font-weight:500;margin-top:4px}
.xppl a{display:block;font-size:15px;color:var(--navy);margin-top:6px}

/* journal index: topic filters + editorial rows */
.xfilt{display:flex;flex-wrap:wrap;gap:6px 26px;margin-bottom:10px}
.xfilt button{background:none;border:0;padding:8px 0;min-height:44px;font-size:12px;font-weight:600;letter-spacing:1.6px;text-transform:uppercase;color:var(--slate);border-bottom:2px solid transparent}
.xfilt button[aria-pressed="true"],.xfilt button:hover{color:var(--navy);border-bottom-color:var(--tan)}
.xjr{list-style:none;margin:48px 0 0;padding:0}
.xjr li{display:grid;grid-template-columns:480px 1fr;gap:60px;align-items:center;padding:44px 0;border-top:1px solid var(--line)}
.xjr li[hidden]{display:none}
.xjr__img{display:block;aspect-ratio:480/300;border-radius:3px;overflow:hidden}
.xjr__img img{width:100%;height:100%;object-fit:cover;transition:transform .8s var(--ease)}
.xjr li:hover .xjr__img img{transform:scale(1.05)}
.xjr h3{font-size:30px;line-height:38px;margin:12px 0 14px;max-width:620px}
.xjr h3 a:hover{color:var(--tan-ink)}
.xjr p{max-width:620px;font-size:15.5px;line-height:29px}
.xjr .link{margin-top:10px}
.xpc__cat{display:block;font-size:11px;line-height:18px;font-weight:600;letter-spacing:2px;text-transform:uppercase;color:var(--tan-ink)}
.xjr__none{margin-top:30px}

/* post template: left sticky sidebar (TOC + one CTA), reading column, flat answer / steps / quote / table */
.xpost{display:grid;grid-template-columns:260px minmax(0,760px);gap:90px;justify-content:start;align-items:start}
.xpost__stick{position:sticky;top:120px}
.xpost__lab{font-size:11px;line-height:18px;font-weight:600;letter-spacing:2px;text-transform:uppercase;color:var(--tan-ink);margin:0 0 14px}
.xtoc{list-style:none;margin:0;padding:0;border-top:1px solid var(--line);counter-reset:t}
.xtoc li{counter-increment:t;border-bottom:1px solid var(--line)}
.xtoc a{display:grid;grid-template-columns:30px 1fr;padding:12px 0;font-size:14px;line-height:22px;color:var(--navy);transition:color .2s}
.xtoc a::before{content:counter(t,decimal-leading-zero);font-family:var(--serif);color:var(--tan-d)}
.xtoc a:hover{color:var(--tan-ink)}
.xpost__cta{margin-top:40px}
.xpost__cta p:not(.xpost__lab){font-size:14px;line-height:25px;margin-bottom:16px}
.xpost__cta .xfaq__tel{font-size:19px;margin-bottom:14px}
.xpost__body{font-size:17px;line-height:32px}
.xpost__body h2{font-size:32px;line-height:40px;margin:56px 0 18px;scroll-margin-top:110px}
.xpost__body p{margin:0 0 20px}
.xanswer{padding:30px 0 32px;border-top:2px solid var(--tan);border-bottom:1px solid var(--line);scroll-margin-top:110px}
.xanswer .eyebrow{margin-bottom:14px}
.xanswer p{font-family:var(--serif);font-size:25px;line-height:37px;color:var(--navy);margin:0}
.xpost__fig{margin:48px 0 8px}
.xpost__fig img{width:100%;border-radius:3px}
.xpost__fig figcaption{font-size:13px;line-height:22px;margin-top:12px}
.xpost__steps{list-style:none;margin:32px 0;padding:0;counter-reset:s;border-top:1px solid var(--line)}
.xpost__steps li{counter-increment:s;display:grid;grid-template-columns:58px 1fr;padding:16px 0;border-bottom:1px solid var(--line);font-size:16px;line-height:28px}
.xpost__steps li::before{content:counter(s,decimal-leading-zero);font-family:var(--serif);font-size:28px;line-height:28px;color:var(--tan-d)}
.xpost__mid{font-size:16px;line-height:29px;padding:20px 0;border-top:1px solid var(--line);border-bottom:1px solid var(--line);margin:30px 0 0!important}
.xpost__mid a{color:var(--tan-ink);font-weight:500;border-bottom:1px solid currentColor;white-space:nowrap}
.xpost__mid a .ico{width:13px;height:13px;vertical-align:-1px}
.xpull{margin:56px 0;padding:0;display:grid;grid-template-columns:70px 1fr;gap:20px}
.xpull svg{width:50px;height:38px;color:var(--tan)}
.xpull p{font-family:var(--serif);font-size:34px;line-height:44px;color:var(--navy);margin:0;text-wrap:balance}
.xtbl{width:100%;border-collapse:collapse;font-size:15px;line-height:24px;border-top:2px solid var(--navy)}
.xtbl th{text-align:left;font-size:11px;letter-spacing:1.6px;text-transform:uppercase;color:var(--tan-ink);font-weight:600;padding:14px 16px 12px 0;border-bottom:1px solid var(--line)}
.xtbl td{padding:14px 16px 14px 0;border-bottom:1px solid var(--line);color:var(--ink)}
.xtbl+.note,.tbl-wrap+.note{margin-top:12px}
.xauthor{display:flex;align-items:center;gap:18px;margin-top:56px;padding-top:28px;border-top:1px solid var(--line)}
.xauthor .logo__mark{width:34px;height:42px;color:var(--navy);flex:none}
.xauthor b{display:block;font-family:var(--serif);font-weight:400;font-size:19px;line-height:25px;color:var(--navy)}
.xauthor span{font-size:13px;line-height:21px}
.xauthor .share{margin-left:auto;display:flex;gap:16px}
.xauthor .share a{color:var(--navy)}
.xauthor .share .ico{width:15px;height:15px}
.xpcs{display:grid;grid-template-columns:repeat(3,1fr);gap:30px;margin-top:56px}
.xpc__img{display:block;aspect-ratio:410/250;border-radius:3px;overflow:hidden;margin-bottom:20px}
.xpc__img img{width:100%;height:100%;object-fit:cover;transition:transform .8s var(--ease)}
.xpc:hover .xpc__img img{transform:scale(1.05)}
.xpc h3{font-size:22px;line-height:30px;margin-top:8px}
.xpc h3 a:hover{color:var(--tan-ink)}
.xpn{display:grid;grid-template-columns:1fr 1fr;margin-top:72px;border-top:1px solid var(--line);border-bottom:1px solid var(--line)}
.xpn a{padding:30px 40px 30px 0}
.xpn a+a{border-left:1px solid var(--line);padding:30px 0 30px 40px;text-align:right}
.xpn small{display:flex;align-items:center;gap:8px;font-size:11px;font-weight:600;letter-spacing:2px;text-transform:uppercase;color:var(--tan-ink)}
.xpn a+a small{justify-content:flex-end}
.xpn a:first-child small .ico{transform:scaleX(-1)}
.xpn small .ico{width:13px;height:13px}
.xpn b{display:block;font-family:var(--serif);font-weight:400;font-size:22px;line-height:30px;color:var(--navy);margin-top:8px}
.xpn a:hover b{color:var(--tan-ink)}
.xhero__by{font-size:14px;line-height:22px;color:rgba(255,255,255,.85);margin:18px 0 0}
.page-404 .hdr.hdr--k{background:transparent}
.page-404 .hdr--k.is-pinned{background:var(--navy)}
@media (max-width:999px){ .page-404 .hdr.hdr--k{background:var(--navy)} }

@media (max-width:1100px){
  .xaw{grid-template-columns:1fr 1fr}
  .xpart{grid-template-columns:repeat(3,1fr)}
  .xov,.xenq,.xct{grid-template-columns:1fr;gap:56px}
  .xov__facts{position:static}
  .xloc{grid-template-columns:1fr;gap:48px}
  .xamen{grid-template-columns:repeat(2,1fr)}
  .xjr li{grid-template-columns:340px 1fr;gap:40px}
  .xpost{grid-template-columns:220px minmax(0,1fr);gap:56px}
  .xppl{grid-template-columns:1fr;gap:0}
  .xfilter{grid-template-columns:1fr 1fr}
}
@media (max-width:900px){
  .xpost{grid-template-columns:1fr}
  .xpost__side{order:2}
  .xpost__stick{position:static}
  .xpcs{grid-template-columns:1fr 1fr}
}
@media (max-width:767px){
  .xaw{grid-template-columns:1fr;gap:44px}
  .xrev{grid-template-columns:1fr}
  .xrev figure{grid-template-columns:44px 1fr;gap:0 16px;padding:36px 0}
  .xrev svg{width:34px;height:26px}
  .xrev figure:first-child blockquote p{font-size:23px;line-height:34px}
  .xpart{grid-template-columns:1fr 1fr}
  .xfilter{grid-template-columns:1fr;padding:36px 0 40px}
  .xov__feat{columns:1}
  .xamen{grid-template-columns:1fr}
  .xamen li{padding:20px 0}
  .gal.xgal{grid-template-columns:1fr 1fr;gap:12px}
  .xjr li{grid-template-columns:1fr;gap:22px;padding:36px 0}
  .xjr h3{font-size:24px;line-height:31px}
  .xpost__body{font-size:16px;line-height:30px}
  .xpost__body h2{font-size:27px;line-height:34px;margin-top:44px}
  .xanswer p{font-size:21px;line-height:32px}
  .xpull{grid-template-columns:44px 1fr;gap:14px}
  .xpull svg{width:34px;height:26px}
  .xpull p{font-size:25px;line-height:35px}
  .tbl-wrap{overflow-x:auto}
  .xtbl{min-width:520px}
  .xauthor{flex-wrap:wrap}
  .xauthor .share{margin-left:52px}
  .xpcs{grid-template-columns:1fr;gap:40px}
  .xpn{grid-template-columns:1fr}
  .xpn a,.xpn a+a{padding:24px 0;border-left:0;text-align:left}
  .xpn a+a{border-top:1px solid var(--line)}
  .xpn a+a small{justify-content:flex-start}
  .xppl>div{grid-template-columns:84px 1fr}
  .xppl img{width:84px;height:84px}
  .xnext li{grid-template-columns:52px 1fr}
}
.xauthor .share{border:0;padding:0;margin-top:0}
.xov__txt>p.xov__lead{font-family:var(--serif);font-size:23px;line-height:34px;color:var(--navy);margin-top:26px}
.xov__txt>p.xov__lead+p{margin-top:18px}
/* r2: broker portraits recropped to matching head-and-shoulders scale (both are environmental photos) */
.xdir__ph--1 img{transform:scale(1.55);transform-origin:50% 26%}
.xdir__ph--2 img{transform:scale(2.6);transform-origin:52% 13%}
@media (max-width:900px){ .xpost{grid-template-columns:minmax(0,1fr)} }