/* ============================================
   THE FIRM — Commercial Real Estate Advisory
   Design system: institutional CRE
   ============================================ */

:root {
  /* Colors — single muted brand color, near-black dominant */
  --ink: #0A0A0A;
  --ink-soft: #141414;
  --surface: #1A1A1A;
  --surface-2: #232323;
  --border: #2E2E2E;
  --text: #F4F1EA;
  --text-muted: #9A9690;
  --text-dim: #6F6B66;
  --accent: #B89968;       /* Champagne — restrained, institutional */
  --accent-hover: #C9AC7C;

  /* Type */
  --font-serif: "Newsreader", "Times New Roman", serif;
  --font-sans: "Inter", -apple-system, BlinkMacSystemFont, "Segoe UI", sans-serif;

  /* Scale */
  --container: 1400px;
  --container-narrow: 1080px;
  --gutter: 32px;

  /* Type scale (1.25 modular, mobile-first) */
  --t-xs: 0.75rem;
  --t-sm: 0.875rem;
  --t-base: 1rem;
  --t-lg: 1.125rem;
  --t-xl: 1.375rem;
  --t-2xl: 1.75rem;
  --t-3xl: 2.25rem;
  --t-4xl: 3rem;
  --t-5xl: 4rem;
  --t-6xl: 5.5rem;
}

@media (min-width: 768px) {
  :root {
    --t-3xl: 2.75rem;
    --t-4xl: 3.75rem;
    --t-5xl: 5rem;
    --t-6xl: 7rem;
  }
}

/* Reset */
*, *::before, *::after { box-sizing: border-box; }
html { -webkit-text-size-adjust: 100%; scroll-behavior: smooth; }
body {
  margin: 0;
  font-family: var(--font-sans);
  font-size: var(--t-base);
  line-height: 1.6;
  color: var(--text);
  background: var(--ink);
  -webkit-font-smoothing: antialiased;
  -moz-osx-font-smoothing: grayscale;
}
img, picture, video, svg { display: block; max-width: 100%; height: auto; }
a { color: inherit; text-decoration: none; }
button { font: inherit; cursor: pointer; }

/* ============================================
   TYPOGRAPHY
   ============================================ */
h1, h2, h3, h4, h5, h6 {
  font-family: var(--font-serif);
  font-weight: 400;
  line-height: 1.1;
  letter-spacing: -0.02em;
  margin: 0;
  color: var(--text);
}
h1 { font-size: var(--t-5xl); }
h2 { font-size: var(--t-4xl); }
h3 { font-size: var(--t-2xl); }
h4 { font-size: var(--t-xl); }
p { margin: 0 0 1em; }

.eyebrow {
  font-family: var(--font-sans);
  font-size: var(--t-xs);
  letter-spacing: 0.25em;
  text-transform: uppercase;
  color: var(--accent);
  font-weight: 500;
  margin-bottom: 1.5rem;
}

.lede {
  font-family: var(--font-serif);
  font-size: var(--t-xl);
  line-height: 1.4;
  color: var(--text-muted);
  font-weight: 300;
}

/* ============================================
   LAYOUT
   ============================================ */
.container {
  width: 100%;
  max-width: var(--container);
  margin: 0 auto;
  padding: 0 var(--gutter);
}
.container-narrow {
  max-width: var(--container-narrow);
  margin: 0 auto;
  padding: 0 var(--gutter);
}

section { padding: clamp(64px, 10vw, 128px) 0; }
section + section { border-top: 1px solid var(--border); }

.grid { display: grid; gap: 32px; }
.grid-2 { grid-template-columns: 1fr; }
.grid-3 { grid-template-columns: 1fr; }
.grid-4 { grid-template-columns: 1fr 1fr; }

@media (min-width: 768px) {
  .grid-2 { grid-template-columns: 1fr 1fr; gap: 64px; }
  .grid-3 { grid-template-columns: repeat(3, 1fr); }
  .grid-4 { grid-template-columns: repeat(4, 1fr); }
}

/* ============================================
   NAV
   ============================================ */
.nav {
  position: fixed;
  top: 0;
  left: 0;
  right: 0;
  z-index: 100;
  background: rgba(10, 10, 10, 0.85);
  backdrop-filter: saturate(180%) blur(12px);
  -webkit-backdrop-filter: saturate(180%) blur(12px);
  border-bottom: 1px solid var(--border);
}
.nav-inner {
  max-width: var(--container);
  margin: 0 auto;
  padding: 0 var(--gutter);
  display: flex;
  align-items: center;
  justify-content: space-between;
  height: 72px;
}
.brand {
  font-family: var(--font-serif);
  font-size: 1.5rem;
  letter-spacing: 0.04em;
  color: var(--text);
  text-transform: uppercase;
  display: inline-flex;
  align-items: center;
  gap: 14px;
}
.brand-monogram {
  flex-shrink: 0;
  display: block;
  width: 34px;
  height: 34px;
  object-fit: contain;
}
.brand-mark {
  font-weight: 400;
  border-left: 1px solid var(--accent);
  padding-left: 14px;
  margin-left: 14px;
  font-size: 0.7rem;
  letter-spacing: 0.25em;
  color: var(--text-muted);
  text-transform: uppercase;
  vertical-align: 4px;
}
.nav-links { display: none; }
@media (min-width: 1024px) {
  .nav-links {
    display: flex;
    gap: 36px;
    list-style: none;
    margin: 0;
    padding: 0;
  }
}
.nav-links a {
  font-size: var(--t-sm);
  letter-spacing: 0.04em;
  color: var(--text-muted);
  font-weight: 500;
  transition: color 150ms ease;
}
.nav-links a:hover, .nav-links a.active { color: var(--text); }
.nav-cta {
  display: none;
}
@media (min-width: 1024px) {
  .nav-cta {
    display: inline-flex;
    align-items: center;
    padding: 10px 20px;
    background: transparent;
    border: 1px solid var(--accent);
    color: var(--accent);
    font-size: var(--t-sm);
    letter-spacing: 0.08em;
    text-transform: uppercase;
    transition: background 150ms ease, color 150ms ease;
  }
  .nav-cta:hover { background: var(--accent); color: var(--ink); }
}
.nav-toggle {
  display: flex;
  flex-direction: column;
  gap: 5px;
  background: none;
  border: 0;
  padding: 8px;
}
@media (min-width: 1024px) { .nav-toggle { display: none; } }
.nav-toggle span {
  display: block;
  width: 24px;
  height: 1px;
  background: var(--text);
}
.nav-mobile {
  position: fixed;
  top: 72px;
  left: 0;
  right: 0;
  background: var(--ink);
  border-bottom: 1px solid var(--border);
  padding: 32px var(--gutter);
  transform: translateY(-110%);
  transition: transform 300ms ease;
  z-index: 99;
}
.nav-mobile.open { transform: translateY(0); }
.nav-mobile ul {
  list-style: none;
  margin: 0;
  padding: 0;
  display: flex;
  flex-direction: column;
  gap: 24px;
}
.nav-mobile a {
  font-family: var(--font-serif);
  font-size: var(--t-2xl);
  color: var(--text);
}

/* ============================================
   HERO
   ============================================ */
.hero {
  min-height: 100vh;
  padding-top: 72px;
  display: flex;
  align-items: center;
  position: relative;
  overflow: hidden;
}
.hero-bg {
  position: absolute;
  inset: 0;
  z-index: -2;
  background-color: var(--ink);
}
.hero-video {
  position: absolute;
  inset: 0;
  width: 100%;
  height: 100%;
  object-fit: cover;
  z-index: -3;
}
.hero-overlay {
  position: absolute;
  inset: 0;
  z-index: -2;
  background: linear-gradient(180deg, rgba(10, 10, 10, 0.55) 0%, rgba(10, 10, 10, 0.92) 95%);
  pointer-events: none;
}
.hero-bg.has-image {
  background-image:
    linear-gradient(180deg, rgba(10, 10, 10, 0.55) 0%, rgba(10, 10, 10, 0.92) 95%),
    var(--hero-image);
  background-size: cover;
  background-position: center;
  background-repeat: no-repeat;
}
.hero-bg::after {
  content: "";
  position: absolute;
  inset: 0;
  background: radial-gradient(ellipse at 70% 30%, rgba(184, 153, 104, 0.08), transparent 60%);
  z-index: -1;
  pointer-events: none;
}

/* Page header with optional background image */
.page-header.has-image {
  position: relative;
  overflow: hidden;
  isolation: isolate;
  background-color: var(--ink);
}
.page-header.has-image::before {
  content: "";
  position: absolute;
  inset: 0;
  z-index: -1;
  background-image:
    linear-gradient(180deg, rgba(10, 10, 10, 0.5) 0%, rgba(10, 10, 10, 0.92) 100%),
    var(--header-image);
  background-size: cover;
  background-position: center;
  background-repeat: no-repeat;
}

/* Thesis section with optional background image */
.thesis.has-image {
  position: relative;
  isolation: isolate;
}
.thesis.has-image::before {
  content: "";
  position: absolute;
  inset: 0;
  z-index: -1;
  background-image:
    linear-gradient(90deg, rgba(10, 10, 10, 0.96) 0%, rgba(10, 10, 10, 0.7) 100%),
    var(--thesis-image);
  background-size: cover;
  background-position: center;
}
.hero-content { width: 100%; padding: 64px 0; }
.hero h1 {
  font-size: clamp(2.5rem, 7vw, 6rem);
  max-width: 18ch;
  margin-bottom: 32px;
}
.hero h1 em {
  font-style: italic;
  color: var(--accent);
}
.hero .lede {
  max-width: 56ch;
  margin-bottom: 48px;
}
.hero-ctas {
  display: flex;
  flex-wrap: wrap;
  gap: 16px;
  align-items: center;
}
.btn {
  display: inline-flex;
  align-items: center;
  gap: 10px;
  padding: 16px 28px;
  font-size: var(--t-sm);
  letter-spacing: 0.08em;
  text-transform: uppercase;
  font-weight: 500;
  transition: all 200ms ease;
  border: 1px solid transparent;
}
.btn-primary {
  background: var(--accent);
  color: var(--ink);
}
.btn-primary:hover { background: var(--accent-hover); }
.btn-ghost {
  background: transparent;
  color: var(--text);
  border-color: var(--border);
}
.btn-ghost:hover { border-color: var(--accent); color: var(--accent); }
.btn-link {
  color: var(--accent);
  padding: 16px 0;
  background: transparent;
  border: 0;
  border-bottom: 1px solid var(--accent);
}
.btn-link:hover { color: var(--accent-hover); border-color: var(--accent-hover); }

/* ============================================
   STATS STRIP (replaces "Featured In" press logos)
   ============================================ */
.stats {
  background: var(--ink-soft);
  border-top: 1px solid var(--border);
  border-bottom: 1px solid var(--border);
  padding: clamp(48px, 6vw, 96px) 0;
}
.stats-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 48px 32px;
  text-align: left;
}
@media (min-width: 768px) {
  .stats-grid { grid-template-columns: repeat(4, 1fr); }
}
.stat-num {
  font-family: var(--font-serif);
  font-size: clamp(2.5rem, 6vw, 4.5rem);
  line-height: 1;
  color: var(--text);
  margin-bottom: 12px;
  letter-spacing: -0.03em;
}
.stat-num .unit {
  color: var(--accent);
  font-size: 0.6em;
  margin-left: 4px;
}
.stat-label {
  font-size: var(--t-xs);
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--text-muted);
}

/* ============================================
   SECTORS / SERVICES
   ============================================ */
.section-head {
  margin-bottom: 80px;
  max-width: 60ch;
}
.section-head h2 { margin-bottom: 24px; }

.cards {
  display: grid;
  grid-template-columns: 1fr;
  gap: 0;
  border-top: 1px solid var(--border);
}
@media (min-width: 768px) { .cards { grid-template-columns: repeat(3, 1fr); } }

.card {
  padding: 48px 0;
  border-bottom: 1px solid var(--border);
  transition: padding 200ms ease;
}
@media (min-width: 768px) {
  .card {
    padding: 56px 40px;
    border-right: 1px solid var(--border);
  }
  .card:nth-child(3n) { border-right: 0; }
}
.card-num {
  font-family: var(--font-serif);
  font-size: var(--t-sm);
  color: var(--accent);
  letter-spacing: 0.1em;
  margin-bottom: 24px;
}
.card h3 { margin-bottom: 16px; }
.card p {
  color: var(--text-muted);
  margin-bottom: 24px;
}
.card a {
  color: var(--accent);
  font-size: var(--t-sm);
  letter-spacing: 0.08em;
  text-transform: uppercase;
}

/* ============================================
   THESIS BLOCK (editorial pull-quote)
   ============================================ */
.thesis {
  background: var(--ink-soft);
}
.thesis-content {
  max-width: 60ch;
}
.thesis blockquote {
  font-family: var(--font-serif);
  font-size: clamp(1.75rem, 3.5vw, 2.75rem);
  line-height: 1.25;
  font-style: italic;
  color: var(--text);
  margin: 0 0 32px;
  letter-spacing: -0.01em;
}
.thesis cite {
  font-family: var(--font-sans);
  font-size: var(--t-xs);
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--text-muted);
  font-style: normal;
}

/* ============================================
   INSIGHTS PREVIEW
   ============================================ */
.insight-card {
  border: 1px solid var(--border);
  padding: 40px;
  display: flex;
  flex-direction: column;
  background: var(--ink-soft);
  transition: border-color 200ms ease;
}
.insight-card:hover { border-color: var(--accent); }
.insight-meta {
  font-size: var(--t-xs);
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--accent);
  margin-bottom: 24px;
}
.insight-card h3 {
  font-size: var(--t-xl);
  margin-bottom: 16px;
}
.insight-card p {
  color: var(--text-muted);
  margin-bottom: 24px;
  flex: 1;
}

/* ============================================
   CTA SECTION
   ============================================ */
.cta-section {
  text-align: center;
  padding: clamp(80px, 12vw, 160px) 0;
  background:
    radial-gradient(ellipse at 50% 100%, rgba(184, 153, 104, 0.06), transparent 70%),
    var(--ink);
}
.cta-section h2 {
  max-width: 22ch;
  margin: 0 auto 24px;
}
.cta-section p {
  max-width: 56ch;
  margin: 0 auto 48px;
  color: var(--text-muted);
  font-size: var(--t-lg);
}

/* ============================================
   FOOTER
   ============================================ */
.footer {
  background: var(--ink);
  border-top: 1px solid var(--border);
  padding: 80px 0 48px;
}
.footer-grid {
  display: grid;
  grid-template-columns: 1fr;
  gap: 48px;
  margin-bottom: 64px;
}
@media (min-width: 768px) {
  .footer-grid { grid-template-columns: 2fr 1fr 1fr 1fr; }
}
.footer h4 {
  font-family: var(--font-sans);
  font-size: var(--t-xs);
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--text-muted);
  margin-bottom: 24px;
  font-weight: 500;
}
.footer ul {
  list-style: none;
  padding: 0;
  margin: 0;
  display: flex;
  flex-direction: column;
  gap: 12px;
}
.footer a {
  color: var(--text);
  font-size: var(--t-sm);
  transition: color 150ms ease;
}
.footer a:hover { color: var(--accent); }
.footer-bottom {
  border-top: 1px solid var(--border);
  padding-top: 32px;
  display: flex;
  flex-wrap: wrap;
  justify-content: space-between;
  gap: 24px;
  font-size: var(--t-xs);
  letter-spacing: 0.08em;
  color: var(--text-dim);
}

/* ============================================
   INNER PAGE HEADER
   ============================================ */
.page-header {
  padding: clamp(120px, 16vw, 200px) 0 clamp(64px, 8vw, 96px);
  border-bottom: 1px solid var(--border);
}
.page-header h1 {
  font-size: clamp(2.5rem, 6vw, 4.5rem);
  max-width: 20ch;
  margin-bottom: 32px;
}
.page-header .lede { max-width: 60ch; }

/* ============================================
   FORMS
   ============================================ */
.form {
  display: grid;
  gap: 24px;
}
.form-row { display: grid; gap: 24px; grid-template-columns: 1fr; }
@media (min-width: 640px) { .form-row { grid-template-columns: 1fr 1fr; } }
label {
  display: block;
  font-size: var(--t-xs);
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--text-muted);
  margin-bottom: 12px;
}
input, textarea, select {
  width: 100%;
  padding: 16px 0;
  background: transparent;
  border: 0;
  border-bottom: 1px solid var(--border);
  color: var(--text);
  font-family: var(--font-sans);
  font-size: var(--t-base);
  transition: border-color 200ms ease;
}
input:focus, textarea:focus, select:focus {
  outline: none;
  border-bottom-color: var(--accent);
}
textarea { resize: vertical; min-height: 120px; }

/* ============================================
   UTILITY
   ============================================ */
.divider {
  height: 1px;
  background: var(--border);
  margin: 48px 0;
}
.text-muted { color: var(--text-muted); }
.text-accent { color: var(--accent); }
.mt-0 { margin-top: 0; }
.mb-0 { margin-bottom: 0; }
.center { text-align: center; }