/* CommercialRealEstate.team — multi-page education site
   Restored earlier navy/gold commercial feel (pre thin-v2). */

:root {
  --navy-deep: #06101c;
  --navy: #0b1c33;
  --navy-mid: #143154;
  --navy-soft: #1e4570;
  --gold: #c9a24a;
  --gold-bright: #e4c078;
  --gold-dim: #8f7130;
  --paper: #f3f5f8;
  --paper-elev: #ffffff;
  --ink: #121820;
  --ink-soft: #4a5564;
  --ink-mute: #6b7787;
  --line: #d5dce6;
  --focus: #2a6fdb;
  --radius: 2px;
  --max: 1120px;
  --display: "Instrument Serif", "Iowan Old Style", "Palatino Linotype", Palatino, Georgia, serif;
  --sans: "Manrope", "Avenir Next", "Segoe UI", sans-serif;
  --mono: "IBM Plex Mono", ui-monospace, "SF Mono", Menlo, monospace;
}

*,
*::before,
*::after { box-sizing: border-box; }

html { scroll-behavior: smooth; }

body {
  margin: 0;
  background: var(--paper);
  color: var(--ink);
  font-family: var(--sans);
  font-size: 1.05rem;
  line-height: 1.65;
  -webkit-font-smoothing: antialiased;
}

img { max-width: 100%; display: block; }

a {
  color: var(--navy-soft);
  text-underline-offset: 0.15em;
}

a:hover { color: var(--gold-dim); }

:focus-visible {
  outline: 2px solid var(--focus);
  outline-offset: 3px;
}

.skip {
  position: absolute;
  left: -9999px;
  top: 0;
  z-index: 1000;
  background: var(--gold);
  color: var(--navy-deep);
  padding: 0.6rem 1rem;
  font-weight: 700;
}

.skip:focus { left: 1rem; top: 1rem; }

.wrap {
  width: min(100% - 2.4rem, var(--max));
  margin-inline: auto;
}

.eyebrow {
  font-size: 0.72rem;
  font-weight: 700;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--gold);
  margin: 0 0 0.85rem;
}

h1, h2, h3, h4 {
  font-family: var(--display);
  font-weight: 400;
  line-height: 1.15;
  letter-spacing: -0.015em;
  text-wrap: balance;
  margin: 0;
}

h1 { font-size: clamp(2.2rem, 5.2vw, 3.55rem); }
h2 { font-size: clamp(1.75rem, 3.4vw, 2.5rem); }
h3 {
  font-family: var(--sans);
  font-size: clamp(1.12rem, 2vw, 1.3rem);
  font-weight: 750;
  letter-spacing: -0.01em;
}
h4 {
  font-family: var(--sans);
  font-size: 1.02rem;
  font-weight: 750;
  margin: 0 0 0.4rem;
}

.lede {
  font-size: clamp(1.05rem, 2vw, 1.2rem);
  color: var(--ink-soft);
  max-width: 42rem;
  margin: 0.9rem 0 0;
}

.section { padding: clamp(3.25rem, 7vw, 5.25rem) 0; }

.section-head {
  max-width: 42rem;
  margin-bottom: clamp(1.75rem, 4vw, 2.5rem);
}

.section-head .lede { margin-top: 0.85rem; }

p { margin: 0 0 1rem; }
p:last-child { margin-bottom: 0; }

/* —— Header / nav —— */
.site-header {
  position: sticky;
  top: 0;
  z-index: 50;
  background: rgb(6 16 28 / 0.94);
  backdrop-filter: blur(10px);
  border-bottom: 1px solid rgb(255 255 255 / 0.08);
}

.site-header.is-home {
  position: absolute;
  inset: 0 0 auto;
  width: 100%;
  background: transparent;
  border-bottom: none;
  backdrop-filter: none;
}

.site-header.is-home.is-open {
  background: rgb(6 16 28 / 0.97);
  backdrop-filter: blur(10px);
}

.header-inner {
  position: relative;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 0.75rem;
  padding: 0.85rem 0;
  flex-wrap: wrap;
}

.brand {
  display: flex;
  flex-direction: column;
  gap: 0.05rem;
  text-decoration: none;
  color: #fff;
  flex-shrink: 0;
}

.brand-mark {
  font-family: var(--display);
  font-size: clamp(1.05rem, 2.2vw, 1.35rem);
  letter-spacing: -0.02em;
  line-height: 1.1;
}

.brand-mark span { color: var(--gold-bright); }

.brand-sub {
  font-size: 0.62rem;
  font-weight: 650;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  color: rgb(255 255 255 / 0.55);
}

.nav-toggle {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  min-height: 2.5rem;
  padding: 0.45rem 0.8rem;
  border: 1px solid rgb(255 255 255 / 0.28);
  background: transparent;
  color: #fff;
  font: inherit;
  font-size: 0.82rem;
  font-weight: 700;
  cursor: pointer;
}

.nav-panel {
  display: none;
  width: 100%;
  order: 4;
  padding: 0.35rem 0 0.6rem;
}

.site-header.is-open .nav-panel { display: block; }

.nav-links {
  display: flex;
  flex-direction: column;
  gap: 0.1rem;
}

.nav-links a {
  color: rgb(255 255 255 / 0.88);
  text-decoration: none;
  font-size: 0.95rem;
  font-weight: 650;
  padding: 0.55rem 0;
  border-bottom: 1px solid rgb(255 255 255 / 0.08);
}

.nav-links a:hover,
.nav-links a[aria-current="page"] {
  color: var(--gold-bright);
}

.header-phone {
  color: var(--gold-bright);
  text-decoration: none;
  font-weight: 750;
  font-size: 0.92rem;
  white-space: nowrap;
  margin-left: auto;
}

@media (min-width: 1100px) {
  .nav-toggle { display: none; }

  .header-inner { flex-wrap: nowrap; }

  .nav-panel {
    display: block;
    width: auto;
    order: 0;
    flex: 1;
    padding: 0;
    margin: 0 0.75rem 0 1rem;
  }

  .nav-links {
    flex-direction: row;
    flex-wrap: wrap;
    justify-content: flex-end;
    align-items: center;
    gap: 0.15rem 0.8rem;
  }

  .nav-links a {
    font-size: 0.78rem;
    padding: 0.25rem 0;
    border: 0;
  }

  .header-phone { margin-left: 0; }
}

/* —— Buttons —— */
.btn {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  gap: 0.45rem;
  min-height: 3.1rem;
  padding: 0.85rem 1.35rem;
  border-radius: var(--radius);
  font-family: var(--sans);
  font-size: 0.95rem;
  font-weight: 750;
  text-decoration: none;
  border: 1px solid transparent;
  cursor: pointer;
  transition: transform 0.18s ease, background 0.18s ease, border-color 0.18s ease, color 0.18s ease;
}

.btn:hover { transform: translateY(-1px); }

.btn-gold {
  background: var(--gold);
  color: var(--navy-deep);
}

.btn-gold:hover {
  background: var(--gold-bright);
  color: var(--navy-deep);
}

.btn-ghost {
  background: transparent;
  color: #fff;
  border-color: rgb(255 255 255 / 0.35);
}

.btn-ghost:hover {
  border-color: var(--gold-bright);
  color: var(--gold-bright);
}

.btn-navy {
  background: var(--navy);
  color: #fff;
}

.btn-navy:hover {
  background: var(--navy-mid);
  color: #fff;
}

.btn-outline {
  background: transparent;
  color: var(--navy);
  border-color: var(--line);
}

.btn-outline:hover {
  border-color: var(--navy);
  color: var(--navy);
}

/* —— Home hero —— */
.hero {
  position: relative;
  min-height: 100svh;
  display: grid;
  align-items: end;
  color: #fff;
  background:
    linear-gradient(180deg, rgb(6 16 28 / 0.55) 0%, rgb(6 16 28 / 0.72) 42%, rgb(6 16 28 / 0.94) 100%),
    linear-gradient(120deg, #0b1c33 0%, #143154 45%, #0f2744 100%);
  overflow: hidden;
}

.hero::before {
  content: "";
  position: absolute;
  inset: 0;
  background:
    radial-gradient(ellipse 70% 50% at 78% 28%, rgb(201 162 74 / 0.18), transparent 55%),
    radial-gradient(ellipse 55% 45% at 12% 80%, rgb(30 69 112 / 0.45), transparent 60%),
    repeating-linear-gradient(
      -18deg,
      transparent 0,
      transparent 46px,
      rgb(255 255 255 / 0.015) 46px,
      rgb(255 255 255 / 0.015) 47px
    );
  pointer-events: none;
}

.hero::after {
  content: "";
  position: absolute;
  inset: auto 0 0 0;
  height: 1px;
  background: linear-gradient(90deg, transparent, var(--gold), transparent);
  opacity: 0.55;
}

.hero-inner {
  position: relative;
  z-index: 1;
  padding: 7.5rem 0 4.5rem;
  animation: rise 0.9s ease-out both;
}

.hero h1 {
  max-width: 14ch;
  color: #fff;
}

.hero .subhead {
  margin: 1.15rem 0 0;
  max-width: 38rem;
  font-size: clamp(1.05rem, 2.1vw, 1.22rem);
  color: rgb(255 255 255 / 0.82);
  line-height: 1.5;
}

.hero-actions {
  display: flex;
  flex-wrap: wrap;
  gap: 0.75rem;
  margin-top: 2rem;
}

.hero-meta {
  display: flex;
  flex-wrap: wrap;
  gap: 0.65rem 1.4rem;
  margin-top: 2.4rem;
  padding-top: 1.4rem;
  border-top: 1px solid rgb(255 255 255 / 0.14);
  font-size: 0.82rem;
  color: rgb(255 255 255 / 0.68);
  font-weight: 600;
}

.hero-meta strong {
  color: var(--gold-bright);
  font-weight: 700;
}

@keyframes rise {
  from { opacity: 0; transform: translateY(18px); }
  to { opacity: 1; transform: translateY(0); }
}

@media (prefers-reduced-motion: reduce) {
  .hero-inner, .cover-card, .step { animation: none !important; }
}

/* —— Cover / asset grids —— */
.cover-grid {
  display: grid;
  gap: 1rem;
  grid-template-columns: 1fr;
}

@media (min-width: 640px) {
  .cover-grid { grid-template-columns: repeat(2, 1fr); }
}

@media (min-width: 980px) {
  .cover-grid { grid-template-columns: repeat(3, 1fr); }
}

.cover-card {
  display: block;
  background: var(--paper-elev);
  border: 1px solid var(--line);
  padding: 1.35rem 1.25rem 1.45rem;
  border-top: 3px solid var(--navy);
  text-decoration: none;
  color: inherit;
  transition: border-color 0.2s ease, transform 0.2s ease;
  animation: rise 0.7s ease-out both;
}

.cover-card:nth-child(2) { animation-delay: 0.05s; }
.cover-card:nth-child(3) { animation-delay: 0.1s; }
.cover-card:nth-child(4) { animation-delay: 0.15s; }
.cover-card:nth-child(5) { animation-delay: 0.2s; }
.cover-card:nth-child(6) { animation-delay: 0.25s; }

.cover-card:hover {
  border-top-color: var(--gold);
  transform: translateY(-2px);
  color: inherit;
}

.cover-card .num {
  font-family: var(--mono);
  font-size: 0.72rem;
  color: var(--gold-dim);
  letter-spacing: 0.08em;
  margin-bottom: 0.65rem;
}

.cover-card p {
  margin: 0.55rem 0 0;
  font-size: 0.95rem;
  color: var(--ink-soft);
}

.cover-card .more {
  margin-top: 0.85rem;
  font-size: 0.82rem;
  font-weight: 750;
  color: var(--navy-soft);
}

/* —— How we work —— */
.how {
  background: var(--navy);
  color: #fff;
}

.how .eyebrow { color: var(--gold-bright); }
.how h2 { color: #fff; }
.how .lede { color: rgb(255 255 255 / 0.78); }

.steps {
  display: grid;
  gap: 1.25rem;
  margin-top: 0.5rem;
}

@media (min-width: 820px) {
  .steps { grid-template-columns: repeat(2, 1fr); }
}

.step {
  padding: 1.4rem 1.35rem;
  border: 1px solid rgb(255 255 255 / 0.12);
  background: rgb(255 255 255 / 0.03);
}

.step h3 {
  color: var(--gold-bright);
  margin-bottom: 0.55rem;
}

.step p {
  margin: 0;
  color: rgb(255 255 255 / 0.78);
  font-size: 0.98rem;
}

.audience {
  display: flex;
  flex-wrap: wrap;
  gap: 0.5rem;
  margin: 2rem 0 0;
}

.chip {
  font-size: 0.8rem;
  font-weight: 700;
  letter-spacing: 0.04em;
  text-transform: uppercase;
  padding: 0.45rem 0.75rem;
  border: 1px solid rgb(201 162 74 / 0.45);
  color: var(--gold-bright);
}

/* —— About / panels —— */
.about-grid {
  display: grid;
  gap: 2rem;
}

@media (min-width: 860px) {
  .about-grid {
    grid-template-columns: 1.2fr 0.9fr;
    gap: 2.75rem;
    align-items: start;
  }
}

.panel {
  background: var(--paper-elev);
  border: 1px solid var(--line);
  padding: 1.5rem 1.4rem;
}

.panel h3 { margin-bottom: 0.65rem; }
.panel p { color: var(--ink-soft); font-size: 0.98rem; }
.panel + .panel { margin-top: 1rem; }

/* —— Connect —— */
.connect {
  background: linear-gradient(180deg, #0f2744 0%, var(--navy-deep) 100%);
  color: #fff;
}

.connect .eyebrow { color: var(--gold-bright); }
.connect h2, .form-shell h3 { color: #fff; }
.connect .lede { color: rgb(255 255 255 / 0.78); }

.connect-grid {
  display: grid;
  gap: 2rem;
}

@media (min-width: 860px) {
  .connect-grid {
    grid-template-columns: 0.9fr 1.1fr;
    gap: 2.75rem;
    align-items: start;
  }
}

.phone-block { margin-top: 1.5rem; }

.phone-block a {
  font-family: var(--display);
  font-size: clamp(1.8rem, 3.5vw, 2.4rem);
  color: var(--gold-bright);
  text-decoration: none;
  letter-spacing: -0.02em;
}

.phone-block a:hover { color: #fff; }

.phone-block p {
  margin: 0.45rem 0 0;
  color: rgb(255 255 255 / 0.7);
  font-size: 0.95rem;
}

.form-shell {
  background: rgb(255 255 255 / 0.04);
  border: 1px solid rgb(255 255 255 / 0.14);
  padding: 1.5rem 1.35rem 1.6rem;
}

.form-note {
  margin: 0 0 1.25rem;
  font-size: 0.88rem;
  color: rgb(255 255 255 / 0.62);
}

.form-grid {
  display: grid;
  gap: 0.85rem;
}

@media (min-width: 560px) {
  .form-grid.two { grid-template-columns: 1fr 1fr; }
}

label {
  display: grid;
  gap: 0.35rem;
  font-size: 0.82rem;
  font-weight: 650;
  color: rgb(255 255 255 / 0.78);
}

input, select, textarea {
  width: 100%;
  font: inherit;
  font-size: 0.98rem;
  font-weight: 500;
  color: var(--ink);
  background: #fff;
  border: 1px solid var(--line);
  border-radius: var(--radius);
  padding: 0.75rem 0.85rem;
}

textarea {
  min-height: 7rem;
  resize: vertical;
}

.form-actions {
  display: flex;
  flex-wrap: wrap;
  gap: 0.75rem;
  align-items: center;
  margin-top: 0.35rem;
}

.form-status {
  margin: 0.85rem 0 0;
  font-size: 0.88rem;
  color: var(--gold-bright);
  display: none;
}

.form-status.is-visible { display: block; }

/* —— Inner page hero —— */
.page-hero {
  background:
    linear-gradient(135deg, var(--navy-deep), var(--navy-mid));
  color: #fff;
  padding: 6.5rem 0 3rem;
}

.page-hero .eyebrow { color: var(--gold-bright); }
.page-hero h1 { color: #fff; max-width: 18ch; }
.page-hero .lede { color: rgb(255 255 255 / 0.78); }

.breadcrumb {
  margin: 0 0 1rem;
  font-size: 0.82rem;
  font-weight: 650;
  color: rgb(255 255 255 / 0.55);
}

.breadcrumb a {
  color: rgb(255 255 255 / 0.75);
  text-decoration: none;
}

.breadcrumb a:hover { color: var(--gold-bright); }

/* —— Long-form education —— */
.prose {
  max-width: 46rem;
}

.prose h2 {
  margin: 2.5rem 0 0.85rem;
}

.prose h2:first-child { margin-top: 0; }

.prose h3 {
  margin: 1.75rem 0 0.55rem;
}

.prose ul, .prose ol {
  margin: 0 0 1.15rem;
  padding-left: 1.2rem;
  color: var(--ink-soft);
}

.prose li { margin-bottom: 0.45rem; }

.prose .callout {
  margin: 1.5rem 0;
  padding: 1.15rem 1.25rem;
  background: var(--paper-elev);
  border: 1px solid var(--line);
  border-left: 3px solid var(--gold);
}

.prose .callout p { margin: 0; color: var(--ink-soft); font-size: 0.98rem; }

.edu-layout {
  display: grid;
  gap: 2.5rem;
}

@media (min-width: 960px) {
  .edu-layout {
    grid-template-columns: minmax(0, 1fr) 16.5rem;
    gap: 3rem;
    align-items: start;
  }
}

.side-nav {
  position: sticky;
  top: 5.5rem;
  background: var(--paper-elev);
  border: 1px solid var(--line);
  padding: 1.15rem 1.1rem;
}

.side-nav h3 {
  font-size: 0.78rem;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  color: var(--ink-mute);
  margin-bottom: 0.7rem;
}

.side-nav a {
  display: block;
  text-decoration: none;
  color: var(--ink);
  font-size: 0.9rem;
  font-weight: 650;
  padding: 0.4rem 0;
  border-bottom: 1px solid var(--line);
}

.side-nav a:last-child { border-bottom: 0; }
.side-nav a:hover { color: var(--navy-soft); }

.topic-grid {
  display: grid;
  gap: 1rem;
}

@media (min-width: 720px) {
  .topic-grid { grid-template-columns: repeat(2, 1fr); }
}

.topic-card {
  background: var(--paper-elev);
  border: 1px solid var(--line);
  padding: 1.35rem 1.25rem;
  border-top: 3px solid var(--navy);
}

.topic-card h3 { margin-bottom: 0.55rem; }
.topic-card p { margin: 0; color: var(--ink-soft); font-size: 0.95rem; }

.cta-band {
  background: var(--navy);
  color: #fff;
  padding: clamp(2.5rem, 5vw, 3.5rem) 0;
}

.cta-band h2 { color: #fff; }
.cta-band p {
  color: rgb(255 255 255 / 0.78);
  max-width: 36rem;
  margin: 0.75rem 0 1.35rem;
}

.cta-band .actions {
  display: flex;
  flex-wrap: wrap;
  gap: 0.75rem;
  align-items: center;
}

.cta-band .phone {
  color: var(--gold-bright);
  font-weight: 750;
  text-decoration: none;
  font-size: 1.15rem;
}

/* —— Footer —— */
.site-footer {
  background: #040a12;
  color: rgb(255 255 255 / 0.78);
  padding: 3rem 0 2.25rem;
  font-size: 0.92rem;
}

.footer-grid {
  display: grid;
  gap: 2rem;
}

@media (min-width: 760px) {
  .footer-grid {
    grid-template-columns: 1.3fr 1fr 1fr;
    gap: 2.5rem;
  }
}

.site-footer h3 {
  color: #fff;
  font-size: 1rem;
  margin-bottom: 0.75rem;
}

.site-footer p {
  margin: 0 0 0.65rem;
  line-height: 1.55;
}

.site-footer a {
  color: var(--gold-bright);
  text-decoration: none;
}

.site-footer a:hover { text-decoration: underline; }

.footer-links {
  list-style: none;
  margin: 0;
  padding: 0;
  display: grid;
  gap: 0.45rem;
}

.disclosure {
  margin-top: 2.25rem;
  padding-top: 1.35rem;
  border-top: 1px solid rgb(255 255 255 / 0.1);
  font-size: 0.82rem;
  color: rgb(255 255 255 / 0.55);
  max-width: 58rem;
}

.disclosure p { margin: 0 0 0.65rem; }

.eho {
  display: inline-flex;
  align-items: center;
  gap: 0.45rem;
  margin-top: 0.35rem;
  font-weight: 650;
  color: rgb(255 255 255 / 0.78);
}

.eho-mark {
  display: inline-grid;
  place-items: center;
  width: 1.35rem;
  height: 1.35rem;
  border: 1.5px solid var(--gold);
  border-radius: 50%;
  font-size: 0.7rem;
  font-weight: 800;
  color: var(--gold-bright);
}