/* Framework Realty Advisors — site styles */
:root{
  --ink:#2B2B2B;
  --body:#4A4C50;
  --muted:#6B6E73;
  --line:#E6E6E6;
  --line-2:#DCDCDA;
  --tint:#F7F7F6;
  --foot:#F5F5F4;
  --blue:#0B4FB3;
  --blue-dark:#083C88;
  --overlay:rgba(14,22,40,.36);
  --serif:'Playfair Display',Georgia,'Times New Roman',serif;
  --sans:'Nunito Sans',system-ui,-apple-system,'Segoe UI',Roboto,Arial,sans-serif;
}
*,*::before,*::after{box-sizing:border-box}
html{-webkit-text-size-adjust:100%;scroll-behavior:smooth}
@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}}
body{margin:0;background:#FFFFFF;color:var(--body);font-family:var(--sans);font-weight:300;font-size:17px;line-height:1.75}
img{max-width:100%;display:block}
a{color:var(--ink);text-decoration:none}
a:hover{color:var(--blue)}
a:focus-visible,button:focus-visible{outline:2px solid var(--blue);outline-offset:3px}
p{margin:0}
.skip{position:absolute;left:-9999px;top:0;background:var(--blue);color:#fff;padding:10px 16px;z-index:10}
.skip:focus{left:12px;top:12px;color:#fff}

/* Header */
.hdr{max-width:1200px;margin:0 auto;padding:36px 24px 32px;display:grid;grid-template-columns:1fr auto 1fr;align-items:center;gap:20px 32px}
.hdr nav{display:flex;gap:28px;font-size:12px;font-weight:400;letter-spacing:.18em;text-transform:uppercase}
.hdr nav.right{justify-content:flex-end}
.hdr nav a{padding:6px 0}
.hdr nav a[aria-current="page"]{color:var(--blue)}
.hdr .logo img{height:92px;width:auto}
@media (max-width:760px){
  .hdr{grid-template-columns:1fr;justify-items:center;padding:24px 16px 20px;gap:14px}
  .hdr .logo{order:-1}
  .hdr .logo img{height:72px}
  .hdr nav,.hdr nav.right{justify-content:center;gap:10px 22px;flex-wrap:wrap}
}

/* Hero */
.hero{position:relative;height:600px;display:flex;flex-direction:column;align-items:center;justify-content:center;overflow:hidden;color:#fff;text-align:center}
.hero.sm{height:520px}
.hero.xs{height:420px}
.hero>img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.hero::after{content:"";position:absolute;inset:0;background:var(--overlay)}
.hero h1{position:relative;z-index:1;margin:0;padding:0 24px;font-family:var(--serif);font-weight:400;font-size:clamp(44px,7vw,96px);line-height:1.05;letter-spacing:-.01em}
.hero .kicker{position:relative;z-index:1;margin-top:20px;padding:0 24px;font-size:13px;font-weight:400;letter-spacing:.32em;text-transform:uppercase;color:rgba(255,255,255,.92)}
.hero .scroll{position:absolute;z-index:1;bottom:32px;display:flex;flex-direction:column;align-items:center;gap:6px;color:#fff;font-size:11px;letter-spacing:.3em;text-transform:uppercase}
.hero .scroll:hover{color:#fff;opacity:.8}
@media (max-width:760px){.hero{height:440px}.hero.sm{height:380px}.hero.xs{height:300px}.hero .kicker{letter-spacing:.2em;font-size:12px}}

/* Type */
.h2{margin:0 0 28px;font-family:var(--serif);font-weight:400;font-size:42px;line-height:1.15;color:var(--ink)}
.center{text-align:center}
@media (max-width:760px){.h2{font-size:34px}}
.lead-in{max-width:640px;margin:0 auto 64px;text-align:center}
ul.list{margin:24px 0 0;padding-left:22px;display:flex;flex-direction:column;gap:10px}

/* Layout */
.narrow{max-width:760px;margin:0 auto;padding:110px 24px 80px}
.wrap{max-width:1100px;margin:0 auto;padding:100px 24px}
.wide{max-width:1200px;margin:0 auto;padding:0 24px 100px}
.rule-top{border-top:1px solid var(--line)}
.tint{background:var(--tint);border-top:1px solid var(--line);border-bottom:1px solid var(--line)}
@media (max-width:760px){.narrow{padding:72px 20px 56px}.wrap{padding:72px 20px}.wide{padding:0 20px 72px}}

/* Stats */
.stats{max-width:1100px;margin:0 auto;padding:0 24px}
.stats>div{display:grid;grid-template-columns:repeat(auto-fit,minmax(220px,1fr));border-top:1px solid var(--line);border-bottom:1px solid var(--line)}
.stat{padding:40px 24px;text-align:center}
.stat b{display:block;font-family:var(--serif);font-weight:400;font-size:46px;line-height:1;color:var(--ink)}
.stat span{display:block;margin-top:12px;font-size:12px;font-weight:400;letter-spacing:.16em;text-transform:uppercase;color:var(--muted)}

/* Icon features */
.features{display:grid;grid-template-columns:repeat(auto-fit,minmax(220px,1fr));gap:48px 40px}
.feature{text-align:center}
.feature img{height:84px;width:auto;margin:0 auto}
.feature h3{margin:24px 0 12px;font-family:var(--serif);font-weight:400;font-size:24px;color:var(--ink)}
.feature h3.caps{font-family:var(--sans);font-size:13px;font-weight:600;letter-spacing:.2em;text-transform:uppercase;margin-top:22px}
.feature p{font-size:16px}

/* Gallery */
.gal-head{display:flex;align-items:baseline;justify-content:space-between;flex-wrap:wrap;gap:12px;margin-bottom:24px}
.gal-head h2{margin:0;font-family:var(--serif);font-weight:400;font-size:32px;color:var(--ink)}
.gal-head span{font-size:12px;font-weight:400;letter-spacing:.16em;text-transform:uppercase;color:var(--muted)}
.gallery{display:flex;flex-direction:column;gap:12px}
.gallery .row{display:flex;flex-wrap:wrap;gap:12px}
.gallery img{flex:1 1 460px;min-width:0;height:320px;object-fit:cover}
.gallery .row.three img{flex:1 1 260px;height:260px}
@media (max-width:760px){.gallery img,.gallery .row.three img{flex-basis:100%;height:230px}}

/* Tiles (overview) */
.tiles{display:flex;flex-wrap:wrap;gap:12px}
.tile{flex:1 1 340px;min-width:0;position:relative;display:block;height:300px;overflow:hidden}
.tile img{width:100%;height:100%;object-fit:cover;transition:transform .5s ease}
.tile:hover img{transform:scale(1.03)}
.tile span{position:absolute;left:0;right:0;bottom:0;padding:18px 20px;background:rgba(14,22,40,.55);color:#fff;font-family:var(--serif);font-size:20px;line-height:1.3}
.tile:hover span{color:#fff}

/* CTA */
.cta{max-width:1000px;margin:0 auto;padding:90px 24px;display:flex;flex-wrap:wrap;align-items:center;justify-content:space-between;gap:32px}
.cta h2{margin:0 0 10px;font-family:var(--serif);font-weight:400;font-size:34px;line-height:1.2;color:var(--ink)}
.cta>div{flex:1 1 480px}
.btn{display:inline-flex;align-items:center;justify-content:center;min-height:48px;padding:0 34px;background:var(--blue);color:#fff;border:none;font-family:var(--sans);font-size:12px;font-weight:600;letter-spacing:.2em;text-transform:uppercase;cursor:pointer}
.btn:hover{background:var(--blue-dark);color:#fff}
.btn[disabled]{opacity:.6;cursor:default}

/* Two-column */
.split{display:flex;flex-wrap:wrap;gap:64px;align-items:center}
.split.top{align-items:flex-start}
.split .main{flex:3 1 520px;min-width:0}
.split .side{flex:2 1 300px;min-width:0}
@media (max-width:760px){.split{gap:40px}}

/* Services list */
.svc{border-top:1px solid var(--line)}
.svc div{display:flex;gap:28px;align-items:baseline;padding:20px 0;border-bottom:1px solid var(--line)}
.svc b{font-family:var(--serif);font-weight:400;font-size:18px;color:var(--blue);min-width:28px}
.svc span{font-family:var(--serif);font-size:24px;line-height:1.35;color:var(--ink)}
@media (max-width:760px){.svc span{font-size:20px}.svc div{gap:18px}}
.tall{width:100%;max-width:380px;height:520px;object-fit:cover;margin-left:auto}
.mid{width:100%;height:340px;object-fit:cover;margin-top:12px}
@media (max-width:760px){.tall{max-width:none;height:360px}.mid{height:240px}}

/* Clients */
.clients{max-width:900px;margin:0 auto;padding:100px 24px}
.clients .grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(300px,1fr));gap:0 48px}
.clients .grid div{padding:16px 0;border-top:1px solid var(--line-2)}
.clients .grid div.last{border-bottom:1px solid var(--line-2)}
@media (max-width:760px){.clients{padding:72px 20px}.clients .grid{grid-template-columns:1fr}.clients .grid div.last:first-of-type{border-bottom:none}}

/* Leadership */
.bio-side{flex:1 1 280px;min-width:0;max-width:360px;display:flex;flex-direction:column;gap:24px}
.bio-side img{width:100%;aspect-ratio:4/5;object-fit:cover}
.facts{border-top:1px solid var(--line);padding-top:20px;display:flex;flex-direction:column;gap:14px;font-size:15px}
.label{font-size:11px;font-weight:600;letter-spacing:.2em;text-transform:uppercase;color:var(--muted)}
.facts .v{color:var(--ink)}
.links{display:flex;flex-wrap:wrap;gap:12px 20px;margin-top:4px}
.links a,.blue{color:var(--blue);font-weight:400}
.bio{flex:2 1 520px;min-width:0}
.bio h2{margin:0;font-family:var(--serif);font-weight:400;font-size:48px;line-height:1.1;color:var(--ink)}
.role{margin:8px 0 32px;font-size:13px;font-weight:400;letter-spacing:.2em;text-transform:uppercase;color:var(--blue)}
.bio p+p{margin-top:20px}
@media (max-width:760px){.bio-side{max-width:none}}

/* Contact */
form{display:flex;flex-direction:column;gap:22px}
.frow{display:flex;flex-wrap:wrap;gap:22px}
.field{flex:1 1 220px;display:flex;flex-direction:column;gap:6px;font-size:13px;font-weight:400;color:var(--ink)}
.field small{font-size:12px;color:var(--muted)}
.field input,.field select,.field textarea{width:100%;min-height:46px;padding:0 14px;border:1px solid #CFCFCC;border-radius:0;background:#fff;font:inherit;font-size:16px;font-weight:300;color:var(--ink);-webkit-appearance:none;appearance:none}
.field select{padding-right:40px;background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='8' fill='none' stroke='%234A4C50' stroke-width='1.4'%3E%3Cpath d='M1 1l5 5 5-5'/%3E%3C/svg%3E");background-repeat:no-repeat;background-position:right 14px center}
.field textarea{padding:12px 14px;resize:vertical;min-height:150px}
.field input:focus,.field select:focus,.field textarea:focus{outline:2px solid var(--blue);outline-offset:1px}
.hp{position:absolute;left:-9999px;width:1px;height:1px;overflow:hidden}
.err{margin:0;padding:12px 16px;border-left:3px solid #B3261E;background:#FCEEEE;color:#7A1A14;font-size:15px}
.done{padding:36px;border:1px solid var(--line);background:var(--tint)}
.done h3{margin:0 0 8px;font-family:var(--serif);font-weight:400;font-size:30px;color:var(--ink)}
.card{flex:1 1 280px;min-width:0;border-top:2px solid var(--ink);padding-top:28px}
.card h3{margin:0 0 18px;font-family:var(--serif);font-weight:400;font-size:26px;color:var(--ink)}
.card .items{display:flex;flex-direction:column;gap:18px;font-size:16px}
.card .big{font-size:19px}
.wrapany{overflow-wrap:anywhere}

/* Footer */
.ftr{background:var(--foot);border-top:1px solid var(--line)}
.ftr>div{max-width:1200px;margin:0 auto;padding:56px 24px 40px;display:flex;flex-direction:column;align-items:center;gap:24px;text-align:center}
.ftr img{height:64px;width:auto}
.ftr nav{display:flex;flex-wrap:wrap;justify-content:center;gap:12px 28px;font-size:12px;font-weight:400;letter-spacing:.18em;text-transform:uppercase}
.ftr .contact{display:flex;flex-wrap:wrap;justify-content:center;gap:8px 24px;font-size:15px}
.ftr .copy{font-size:13px;color:var(--muted)}