/* ============ OROVIA PROPERTIES — shared styles ============ */
:root{
  --ink:#0b0b0d;
  --ink-soft:#17171b;
  --gold:#d4af5f;
  --gold-deep:#a8863f;
  --paper:#f4f2ed;
  --stone:#dcd6c9;
  --slate:#4d5a6b;
  --white:#ffffff;
  --display:'Cormorant Garamond', serif;
  --body:'Archivo', sans-serif;
}
*{margin:0;padding:0;box-sizing:border-box}
html{scroll-behavior:smooth}
@media (prefers-reduced-motion:reduce){
  html{scroll-behavior:auto}
  *,*::before,*::after{animation:none!important;transition:none!important}
}
body{font-family:var(--body);background:var(--paper);color:var(--ink);line-height:1.6;font-weight:300}
img{max-width:100%;display:block}
a{color:inherit;text-decoration:none}
:focus-visible{outline:2px solid var(--gold);outline-offset:3px}

.wrap{max-width:1240px;margin:0 auto;padding:0 clamp(20px,4vw,56px)}
.eyebrow{font-size:11px;letter-spacing:.28em;text-transform:uppercase;color:var(--gold-deep);font-weight:500;display:flex;align-items:center;gap:14px}
.eyebrow::before{content:"";width:34px;height:1px;background:var(--gold)}
h1,h2{font-family:var(--display);font-weight:500;letter-spacing:-.01em}
h2{font-size:clamp(34px,4.4vw,56px);line-height:1.08}
h2 em,h1 em{font-style:italic;color:var(--gold-deep)}
.lede{color:var(--slate);max-width:58ch;font-size:16px}
.on-dark .eyebrow{color:var(--gold)}
.on-dark h2 em,.on-dark h1 em{color:var(--gold)}

.btn{display:inline-block;padding:15px 34px;font-size:12.5px;letter-spacing:.18em;text-transform:uppercase;font-weight:500;transition:.25s;cursor:pointer;border:1px solid transparent;font-family:var(--body)}
.btn-gold{background:var(--gold);color:var(--ink)}
.btn-gold:hover{background:var(--white)}
.btn-ghost{border-color:rgba(255,255,255,.5);color:var(--white)}
.btn-ghost:hover{border-color:var(--gold);color:var(--gold)}
.btn-dark{border-color:var(--ink);color:var(--ink)}
.btn-dark:hover{background:var(--ink);color:var(--gold)}

/* ---------- NAV ---------- */
nav{position:fixed;top:0;left:0;right:0;z-index:50;transition:background .35s,box-shadow .35s}
nav.solid{background:rgba(11,11,13,.96);box-shadow:0 1px 0 rgba(212,175,95,.25)}
.nav-in{display:flex;align-items:center;justify-content:space-between;padding:14px clamp(20px,4vw,56px)}
.logo{display:flex;align-items:center;gap:12px;color:var(--white)}
.logo-img{height:48px;width:auto}
.logo-name{font-family:var(--display);font-size:21px;letter-spacing:.1em;color:var(--white)}
.logo-name span{display:block;font-family:var(--body);font-size:8.5px;letter-spacing:.42em;text-transform:uppercase;color:var(--gold);margin-top:1px}
.nav-links{display:flex;gap:32px;list-style:none;font-size:12.5px;letter-spacing:.14em;text-transform:uppercase}
.nav-links a{color:rgba(255,255,255,.82);transition:color .2s;padding-bottom:4px;border-bottom:1px solid transparent}
.nav-links a:hover{color:var(--gold)}
.nav-links a.active{color:var(--gold);border-bottom-color:var(--gold)}
.nav-cta{border:1px solid var(--gold);color:var(--gold);padding:10px 22px;font-size:12px;letter-spacing:.16em;text-transform:uppercase;transition:background .25s,color .25s}
.nav-cta:hover{background:var(--gold);color:var(--ink)}
.burger{display:none;background:none;border:none;cursor:pointer;padding:6px}
.burger span{display:block;width:24px;height:1.5px;background:var(--white);margin:6px 0;transition:.3s}

/* ---------- HOME HERO ---------- */
.hero{min-height:100svh;background:
  linear-gradient(to bottom, rgba(11,11,13,.6) 0%, rgba(11,11,13,.38) 45%, rgba(11,11,13,.94) 100%),
  url('../images/hero.jpg') center/cover no-repeat;
  display:flex;flex-direction:column;justify-content:flex-end;color:var(--white)}
.hero-body{padding-top:130px;padding-bottom:clamp(48px,7vh,90px)}
.hero h1{font-size:clamp(46px,7.4vw,104px);line-height:1.02;margin:18px 0 22px;max-width:14ch}
.hero-sub{max-width:52ch;color:rgba(255,255,255,.78);font-size:16.5px}
.hero-actions{display:flex;gap:16px;margin-top:34px;flex-wrap:wrap}
.hero-strip{border-top:1px solid rgba(212,175,95,.35);margin-top:56px;padding-top:26px;display:grid;grid-template-columns:repeat(4,1fr);gap:20px}
.hero-strip.cols3{grid-template-columns:repeat(3,1fr)}
.stat b{font-family:var(--display);font-size:clamp(28px,3vw,42px);font-weight:500;color:var(--gold);display:block;line-height:1}
.stat small{font-size:11px;letter-spacing:.2em;text-transform:uppercase;color:rgba(255,255,255,.65)}

/* ---------- INNER PAGE HERO ---------- */
.page-hero{padding:clamp(150px,20vh,210px) 0 clamp(50px,7vw,80px);background:var(--ink);color:var(--white);position:relative;overflow:hidden}
.page-hero::after{content:"";position:absolute;inset:auto 0 0 0;height:1px;background:linear-gradient(90deg,transparent,var(--gold),transparent)}
.page-hero h1{font-size:clamp(40px,5.6vw,72px);line-height:1.05;margin-top:16px;max-width:18ch}
.page-hero .lede{color:rgba(255,255,255,.72);margin-top:18px}
.crumbs{font-size:11px;letter-spacing:.22em;text-transform:uppercase;color:rgba(255,255,255,.5);margin-top:26px}
.crumbs a:hover{color:var(--gold)}
.crumbs b{color:var(--gold);font-weight:500}

/* ---------- SECTIONS ---------- */
.section{padding:clamp(72px,10vw,130px) 0}
.section.dark{background:var(--ink);color:var(--white)}
.split{display:grid;grid-template-columns:1.1fr .9fr;gap:clamp(40px,6vw,100px);align-items:center}
.split p{margin-top:22px;color:var(--slate)}
.dark .split p{color:rgba(255,255,255,.7)}
.framed-img{position:relative}
.framed-img img{aspect-ratio:4/5;object-fit:cover}
.framed-img::after{content:"";position:absolute;inset:18px -18px -18px 18px;border:1px solid var(--gold);z-index:-1}

.pillars{display:grid;grid-template-columns:repeat(3,1fr);gap:1px;background:var(--stone);border:1px solid var(--stone);margin-top:clamp(56px,7vw,90px)}
.pillar{background:var(--paper);padding:34px 28px}
.pillar h3{font-family:var(--display);font-size:24px;font-weight:600;margin:14px 0 8px}
.pillar p{font-size:14px;color:var(--slate)}
.pillar .glyph{font-family:var(--display);font-size:15px;color:var(--gold-deep);letter-spacing:.12em}

.section-head{display:flex;justify-content:space-between;align-items:flex-end;gap:30px;flex-wrap:wrap;margin-bottom:40px}

/* ---------- PROJECT CARDS ---------- */
.filters{display:flex;gap:10px;flex-wrap:wrap}
.chip{background:none;border:1px solid rgba(255,255,255,.25);color:rgba(255,255,255,.75);padding:9px 20px;font-family:var(--body);font-size:11.5px;letter-spacing:.16em;text-transform:uppercase;cursor:pointer;transition:.25s}
.chip:hover{border-color:var(--gold);color:var(--gold)}
.chip.on{background:var(--gold);border-color:var(--gold);color:var(--ink);font-weight:500}
.grid3{display:grid;grid-template-columns:repeat(3,1fr);gap:26px}
.card{position:relative;overflow:hidden;background:var(--ink-soft)}
.card.hide{display:none}
.card img{aspect-ratio:3/3.6;object-fit:cover;transition:transform .8s cubic-bezier(.2,.6,.2,1);filter:saturate(.92)}
.card:hover img{transform:scale(1.05)}
.card-tag{position:absolute;top:16px;left:16px;background:rgba(11,11,13,.85);color:var(--gold);font-size:10px;letter-spacing:.22em;text-transform:uppercase;padding:7px 13px;border:1px solid rgba(212,175,95,.4)}
.card-info{position:absolute;left:0;right:0;bottom:0;padding:22px;background:linear-gradient(to top,rgba(11,11,13,.95),rgba(11,11,13,0))}
.card-info h3{font-family:var(--display);font-size:26px;font-weight:500;color:var(--white)}
.card-info p{font-size:12.5px;color:rgba(255,255,255,.7);letter-spacing:.04em;margin-top:3px}
.card-info .price{color:var(--gold);font-size:13px;margin-top:8px;letter-spacing:.08em}
.status{display:inline-block;font-size:10px;letter-spacing:.2em;text-transform:uppercase;padding:4px 10px;margin-top:10px;border:1px solid rgba(255,255,255,.3);color:rgba(255,255,255,.85)}
.status.ready{border-color:#7fae8b;color:#a9d4b4}
.status.launch{border-color:var(--gold);color:var(--gold)}

/* ---------- JV ---------- */
.jv-bg{position:relative;overflow:hidden}
.jv-bg::before{content:"JV";position:absolute;right:-2%;top:4%;font-family:var(--display);font-size:clamp(180px,26vw,420px);color:transparent;-webkit-text-stroke:1px var(--stone);line-height:1;pointer-events:none}
.jv-grid{display:grid;grid-template-columns:1fr 1fr;gap:clamp(40px,6vw,90px);position:relative}
.jv-steps{counter-reset:step;margin-top:36px}
.jv-step{display:flex;gap:22px;padding:22px 0;border-top:1px solid var(--stone)}
.jv-step::before{counter-increment:step;content:"0" counter(step);font-family:var(--display);font-size:30px;color:var(--gold-deep);line-height:1;min-width:46px}
.jv-step h4{font-size:14px;letter-spacing:.1em;text-transform:uppercase;font-weight:600;margin-bottom:4px}
.jv-step p{font-size:14px;margin:0;color:var(--slate)}
.jv-panel{background:var(--ink);color:var(--white);padding:clamp(30px,4vw,52px);align-self:start;position:sticky;top:100px}
.jv-panel h3{font-family:var(--display);font-size:30px;font-weight:500;margin-bottom:6px}
.jv-panel .sub{font-size:13px;color:rgba(255,255,255,.65);margin-bottom:30px}
.share-row{display:flex;justify-content:space-between;font-size:12px;letter-spacing:.14em;text-transform:uppercase;margin-bottom:10px}
.share-row b{color:var(--gold);font-size:15px}
.share-bar{height:10px;background:rgba(255,255,255,.12);position:relative;margin-bottom:26px}
.share-fill{position:absolute;inset:0;width:40%;background:var(--gold)}
.jv-panel input[type=range]{width:100%;accent-color:var(--gold);margin:4px 0 24px}
.jv-note{font-size:12px;color:rgba(255,255,255,.55);line-height:1.7;border-top:1px solid rgba(255,255,255,.15);padding-top:18px}
.jv-panel .btn{width:100%;text-align:center;margin-top:24px}
.benefits{display:grid;grid-template-columns:repeat(4,1fr);gap:1px;background:rgba(212,175,95,.25);border:1px solid rgba(212,175,95,.25);margin-top:44px}
.benefit{background:var(--ink);padding:32px 26px}
.benefit b{font-family:var(--display);font-size:22px;font-weight:500;display:block;margin-bottom:8px;color:var(--white)}
.benefit p{font-size:13px;color:rgba(255,255,255,.6)}
.benefit .glyph{color:var(--gold);font-size:13px;letter-spacing:.2em;display:block;margin-bottom:12px}

/* FAQ */
.faq{max-width:820px;margin:44px auto 0}
.faq details{border-top:1px solid var(--stone)}
.faq details:last-child{border-bottom:1px solid var(--stone)}
.faq summary{cursor:pointer;list-style:none;display:flex;justify-content:space-between;align-items:center;gap:20px;padding:22px 4px;font-size:15.5px;font-weight:400}
.faq summary::-webkit-details-marker{display:none}
.faq summary::after{content:"+";font-family:var(--display);font-size:26px;color:var(--gold-deep);transition:transform .25s}
.faq details[open] summary::after{transform:rotate(45deg)}
.faq details p{padding:0 4px 22px;font-size:14.5px;color:var(--slate);max-width:64ch}

/* ---------- CITIES ---------- */
.city-row{display:grid;grid-template-columns:repeat(4,1fr);gap:1px;background:rgba(212,175,95,.25);border:1px solid rgba(212,175,95,.25);margin-top:44px}
.city{background:var(--ink);padding:34px 26px;transition:background .3s}
.city:hover{background:var(--ink-soft)}
.city b{font-family:var(--display);font-size:26px;font-weight:500;display:block;color:var(--white)}
.city small{font-size:11px;letter-spacing:.2em;text-transform:uppercase;color:var(--gold)}
.city p{font-size:13px;color:rgba(255,255,255,.6);margin-top:10px}

/* ---------- TIMELINE (About) ---------- */
.timeline{margin-top:50px;border-left:1px solid var(--stone);padding-left:0}
.tl-item{display:grid;grid-template-columns:120px 1fr;gap:26px;padding:26px 0 26px 34px;position:relative}
.tl-item::before{content:"";position:absolute;left:-5px;top:38px;width:9px;height:9px;background:var(--gold);transform:rotate(45deg)}
.tl-item b{font-family:var(--display);font-size:32px;font-weight:500;color:var(--gold-deep);line-height:1}
.tl-item h4{font-size:14px;letter-spacing:.1em;text-transform:uppercase;font-weight:600;margin-bottom:4px}
.tl-item p{font-size:14.5px;color:var(--slate);max-width:60ch}

/* Leadership */
.team{display:grid;grid-template-columns:repeat(3,1fr);gap:26px;margin-top:44px}
.member{background:var(--white);border:1px solid var(--stone);padding:36px 30px}
.member .avatar{width:74px;height:74px;border:1px solid var(--gold);display:grid;place-items:center;font-family:var(--display);font-size:26px;color:var(--gold-deep);margin-bottom:20px}
.member h3{font-family:var(--display);font-size:24px;font-weight:600}
.member small{font-size:11px;letter-spacing:.2em;text-transform:uppercase;color:var(--gold-deep)}
.member p{font-size:14px;color:var(--slate);margin-top:12px}

/* ---------- CONTACT ---------- */
.enq-grid{display:grid;grid-template-columns:.9fr 1.1fr;gap:clamp(40px,6vw,90px)}
.contact-line{margin-top:30px;padding-top:20px;border-top:1px solid var(--stone);font-size:14px;color:var(--slate)}
.contact-line b{display:block;color:var(--ink);font-weight:500;font-size:12px;letter-spacing:.18em;text-transform:uppercase;margin-bottom:5px}
form{display:grid;grid-template-columns:1fr 1fr;gap:22px}
.field{display:flex;flex-direction:column;gap:8px}
.field.full{grid-column:1/-1}
label{font-size:11px;letter-spacing:.2em;text-transform:uppercase;font-weight:500;color:var(--slate)}
input[type=text],input[type=tel],input[type=email],select,textarea{
  font-family:var(--body);font-size:15px;font-weight:300;color:var(--ink);
  background:transparent;border:none;border-bottom:1px solid var(--stone);padding:10px 2px;transition:border-color .25s}
input:focus,select:focus,textarea:focus{outline:none;border-bottom-color:var(--gold-deep)}
textarea{resize:vertical;min-height:90px}
.form-msg{grid-column:1/-1;font-size:14px;color:var(--gold-deep);display:none}
.offices{display:grid;grid-template-columns:repeat(4,1fr);gap:26px;margin-top:44px}
.office{border:1px solid var(--stone);padding:28px 24px;background:var(--white)}
.office b{font-family:var(--display);font-size:22px;font-weight:600;display:block;margin-bottom:8px}
.office p{font-size:13.5px;color:var(--slate)}

/* ---------- CTA BAND ---------- */
.cta-band{background:var(--ink);color:var(--white);text-align:center;padding:clamp(64px,9vw,110px) 0}
.cta-band h2{margin:14px auto 26px;max-width:22ch}
.cta-band .eyebrow{justify-content:center}
.cta-band .eyebrow::before{display:none}

/* ---------- LEGAL PAGES ---------- */
.legal{max-width:820px;margin:0 auto}
.legal-updated{font-size:12px;letter-spacing:.18em;text-transform:uppercase;color:var(--gold-deep);margin-bottom:36px}
.legal h2{font-size:clamp(24px,2.6vw,32px);margin:44px 0 14px}
.legal h2::before{content:counter(legal) ". ";counter-increment:legal}
.legal{counter-reset:legal}
.legal p{color:var(--slate);font-size:15px;margin-bottom:14px}
.legal ul{margin:0 0 14px 20px;color:var(--slate);font-size:15px}
.legal li{margin-bottom:8px}
.legal .contact-box{border:1px solid var(--stone);background:var(--white);padding:26px 28px;margin-top:36px;font-size:14.5px;color:var(--slate)}
.legal .contact-box b{display:block;font-size:12px;letter-spacing:.18em;text-transform:uppercase;color:var(--ink);margin-bottom:8px}

/* ---------- FOOTER ---------- */
footer{background:var(--ink);color:rgba(255,255,255,.7);padding:64px 0 32px}
.foot-grid{display:grid;grid-template-columns:2fr 1fr 1fr 1fr;gap:40px;padding-bottom:48px;border-bottom:1px solid rgba(255,255,255,.12)}
.foot-grid h5{font-size:11px;letter-spacing:.24em;text-transform:uppercase;color:var(--gold);margin-bottom:18px;font-weight:500}
.foot-grid ul{list-style:none;font-size:14px}
.foot-grid li{margin-bottom:10px}
.foot-grid a:hover{color:var(--gold)}
.foot-brand img{height:140px;width:auto}
.foot-brand p{font-size:13.5px;max-width:38ch;margin-top:16px;color:rgba(255,255,255,.55)}
.foot-base{display:flex;justify-content:space-between;gap:20px;flex-wrap:wrap;padding-top:26px;font-size:12px;color:rgba(255,255,255,.45)}
.foot-base a{color:rgba(255,255,255,.55)}
.foot-base a:hover{color:var(--gold)}

.reveal{opacity:0;transform:translateY(26px);transition:opacity .7s ease,transform .7s ease}
.reveal.in{opacity:1;transform:none}

/* ---------- RESPONSIVE ---------- */
@media (max-width:960px){
  .nav-links,.nav-cta{display:none}
  .burger{display:block}
  .nav-links.open{display:flex;flex-direction:column;position:absolute;top:100%;left:0;right:0;background:var(--ink);padding:26px clamp(20px,4vw,56px) 34px;gap:22px;border-bottom:1px solid rgba(212,175,95,.3)}
  .split,.jv-grid,.enq-grid{grid-template-columns:1fr}
  .grid3{grid-template-columns:1fr 1fr}
  .pillars,.team{grid-template-columns:1fr}
  .city-row,.benefits,.offices{grid-template-columns:1fr 1fr}
  .jv-panel{position:static}
  .foot-grid{grid-template-columns:1fr 1fr}
  .tl-item{grid-template-columns:1fr;gap:6px}
}
@media (max-width:600px){
  .hero-strip,.hero-strip.cols3{grid-template-columns:1fr 1fr;gap:26px}
  .grid3{grid-template-columns:1fr}
  form{grid-template-columns:1fr}
  .city-row,.benefits,.offices{grid-template-columns:1fr}
  .framed-img::after{inset:12px -10px -12px 10px}
}

/* ---------- ENQUIRY MODAL ---------- */
.modal{position:fixed;inset:0;z-index:80;display:grid;place-items:center;padding:18px;background:rgba(11,11,13,.72)}
.modal[hidden]{display:none}
.modal-box{background:var(--paper);max-width:540px;width:100%;padding:clamp(26px,4vw,42px);position:relative;max-height:92vh;overflow:auto;border-top:3px solid var(--gold)}
.modal-box h3{font-family:var(--display);font-size:30px;font-weight:500;line-height:1.1}
.modal-box .modal-topic{font-size:11px;letter-spacing:.24em;text-transform:uppercase;color:var(--gold-deep);font-weight:500;margin-bottom:8px;display:block}
.modal-box .sub{font-size:13.5px;color:var(--slate);margin:8px 0 26px}
.modal-box form{grid-template-columns:1fr 1fr}
.modal-close{position:absolute;top:14px;right:14px;background:none;border:none;cursor:pointer;font-family:var(--display);font-size:30px;line-height:1;color:var(--slate);padding:6px}
.modal-close:hover{color:var(--ink)}
.modal-note{font-size:12px;color:var(--slate);grid-column:1/-1}
.modal-note a{text-decoration:underline}

/* Founder card */
.founder{display:grid;grid-template-columns:.8fr 1.2fr;gap:clamp(30px,5vw,70px);align-items:start;margin-top:44px}
.photo-slot{aspect-ratio:4/5;border:1px dashed var(--gold-deep);background:var(--white);display:grid;place-items:center;text-align:center;padding:24px}
.photo-slot span{font-size:11px;letter-spacing:.22em;text-transform:uppercase;color:var(--gold-deep)}
.photo-slot .glyph{font-family:var(--display);font-size:64px;color:var(--stone);line-height:1;margin-bottom:14px;display:block}
.founder h3{font-family:var(--display);font-size:clamp(28px,3vw,38px);font-weight:600}
.founder small{font-size:11px;letter-spacing:.22em;text-transform:uppercase;color:var(--gold-deep)}
.founder p{color:var(--slate);margin-top:16px;font-size:15px}

/* Invest page */
.invest-points{display:grid;grid-template-columns:repeat(2,1fr);gap:26px;margin-top:44px}
.ipoint{border:1px solid var(--stone);background:var(--white);padding:32px 28px}
.ipoint b{font-family:var(--display);font-size:23px;font-weight:600;display:block;margin-bottom:8px}
.ipoint p{font-size:14px;color:var(--slate)}
.ipoint .glyph{color:var(--gold-deep);font-size:12px;letter-spacing:.24em;display:block;margin-bottom:12px}
.fine{font-size:12px;color:var(--slate);line-height:1.7;border-top:1px solid var(--stone);padding-top:18px;margin-top:36px;max-width:72ch}

@media (max-width:700px){
  .founder,.invest-points{grid-template-columns:1fr}
  .modal-box form{grid-template-columns:1fr}
}


/* ---------- GLOSSY LOGO EFFECT ---------- */
.logo-gloss{position:relative;display:inline-block;line-height:0}
.logo-gloss .gloss-layer{position:absolute;inset:0;overflow:hidden;pointer-events:none;
  -webkit-mask:url(../images/logo.png) center/contain no-repeat;mask:url(../images/logo.png) center/contain no-repeat}
.logo-gloss .gloss-layer::before{content:"";position:absolute;top:-40%;left:0;width:34%;height:180%;
  background:linear-gradient(90deg,rgba(255,255,255,0) 0%,rgba(255,255,255,.85) 50%,rgba(255,255,255,0) 100%);
  filter:blur(2px);animation:gloss-sweep 5.5s cubic-bezier(.5,0,.2,1) infinite}
@keyframes gloss-sweep{
  0%{transform:translateX(-180%) rotate(18deg)}
  55%{transform:translateX(320%) rotate(18deg)}
  100%{transform:translateX(320%) rotate(18deg)}
}

input[type=file]{font-family:var(--body);font-size:13px;color:var(--slate);border:1px dashed var(--stone);padding:14px;background:var(--white);cursor:pointer}
input[type=file]::file-selector-button{font-family:var(--body);font-size:11px;letter-spacing:.14em;text-transform:uppercase;background:var(--ink);color:var(--gold);border:none;padding:9px 16px;margin-right:14px;cursor:pointer}

.modal-skip{background:none;border:none;font-family:var(--body);font-size:11.5px;letter-spacing:.1em;text-transform:uppercase;color:var(--slate);text-decoration:underline;text-underline-offset:3px;cursor:pointer;padding:0}
.modal-skip:hover{color:var(--ink)}