/* =========================================================
   CORTLAND IVES COMMERCIAL — Design System
   Palette: financial-district dusk + brass + ledger sage
   Display: Fraunces | Body: Inter | Data: IBM Plex Mono
========================================================= */

@import url('https://fonts.googleapis.com/css2?family=Fraunces:ital,opsz,wght@0,9..144,300;0,9..144,400;0,9..144,500;0,9..144,600;1,9..144,400&family=Inter:wght@300;400;500;600&family=IBM+Plex+Mono:wght@400;500&display=swap');

:root{
  --bg:        #10131A;
  --bg-1:      #171B24;
  --bg-2:      #1D222C;
  --ink:       #ECE7DC;
  --ink-dim:   #A7ADB9;
  --ink-faint: #6B7180;
  --brass:     #B79358;
  --brass-lt:  #D8BD85;
  --sage:      #56685D;
  --line:      rgba(236,231,220,0.10);
  --line-lt:   rgba(236,231,220,0.18);

  --serif: 'Fraunces', Georgia, serif;
  --sans:  'Inter', -apple-system, sans-serif;
  --mono:  'IBM Plex Mono', ui-monospace, monospace;

  --wrap: 1240px;
  --pad: clamp(24px, 5vw, 80px);
  --ease: cubic-bezier(.22,1,.36,1);
}

*,*::before,*::after{ box-sizing:border-box; margin:0; padding:0; }
html{ scroll-behavior:smooth; }
html,body{ background:var(--bg); color:var(--ink); }
body{
  font-family:var(--sans);
  font-weight:400;
  line-height:1.5;
  -webkit-font-smoothing:antialiased;
  overflow-x:hidden;
}
img,svg{ display:block; max-width:100%; }
a{ color:inherit; text-decoration:none; }
ul{ list-style:none; }
button{ font-family:inherit; cursor:pointer; }

@media (prefers-reduced-motion: reduce){
  *{ animation-duration:0.01ms !important; animation-iteration-count:1 !important; transition-duration:0.01ms !important; scroll-behavior:auto !important; }
}

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

/* ---------- layout ---------- */
.wrap{ max-width:var(--wrap); margin:0 auto; padding-left:var(--pad); padding-right:var(--pad); }
.section{ padding:clamp(64px,10vw,140px) 0; position:relative; }
.section-tight{ padding:clamp(40px,6vw,80px) 0; }
.divider{ height:1px; background:var(--line); border:none; }

/* ---------- type ---------- */
.eyebrow{
  font-family:var(--mono);
  font-size:11.5px;
  letter-spacing:0.16em;
  text-transform:uppercase;
  color:var(--brass-lt);
  display:flex; align-items:center; gap:10px;
  margin-bottom:20px;
}
.eyebrow::before{
  content:''; width:22px; height:1px; background:var(--brass);
  display:inline-block;
}
h1,h2,h3,h4{ font-family:var(--serif); font-weight:500; letter-spacing:-0.01em; color:var(--ink); }
h1{ font-size:clamp(40px,6.4vw,84px); line-height:0.98; font-weight:500; }
h2{ font-size:clamp(30px,4.2vw,52px); line-height:1.05; }
h3{ font-size:clamp(20px,2.2vw,28px); line-height:1.2; font-weight:500; }
p{ color:var(--ink-dim); font-size:16px; line-height:1.7; font-weight:300; }
.lede{ font-size:clamp(17px,1.6vw,20px); color:var(--ink-dim); font-weight:300; line-height:1.65; max-width:640px; }
.serif-italic{ font-style:italic; font-family:var(--serif); color:var(--brass-lt); font-weight:400; }
.stat-num{ font-family:var(--serif); font-size:clamp(36px,4vw,56px); font-weight:500; color:var(--ink); letter-spacing:-0.02em; }
.mono-label{ font-family:var(--mono); font-size:11px; letter-spacing:0.1em; text-transform:uppercase; color:var(--ink-faint); }

/* ---------- buttons ---------- */
.btn{
  display:inline-flex; align-items:center; gap:10px;
  padding:15px 28px;
  font-family:var(--sans); font-size:13.5px; font-weight:500;
  letter-spacing:0.03em; text-transform:uppercase;
  border-radius:2px; border:1px solid transparent;
  transition:all .4s var(--ease);
  white-space:nowrap;
}
.btn-primary{ background:var(--brass); color:#15130C; }
.btn-primary:hover{ background:var(--brass-lt); transform:translateY(-2px); box-shadow:0 12px 24px -8px rgba(183,147,88,.4); }
.btn-ghost{ border-color:var(--line-lt); color:var(--ink); }
.btn-ghost:hover{ border-color:var(--brass-lt); color:var(--brass-lt); background:rgba(183,147,88,.06); }
.btn svg{ width:14px; height:14px; transition:transform .4s var(--ease); }
.btn:hover svg{ transform:translateX(4px); }

/* ---------- nav ---------- */
.nav{
  position:fixed; top:0; left:0; right:0; z-index:100;
  padding:22px 0;
  transition:background .5s var(--ease), padding .5s var(--ease), border-color .5s var(--ease);
  border-bottom:1px solid transparent;
}
.nav.is-scrolled{
  background:rgba(16,19,26,0.85);
  backdrop-filter:blur(14px);
  -webkit-backdrop-filter:blur(14px);
  padding:16px 0;
  border-color:var(--line);
}
.nav .wrap{ display:flex; align-items:center; justify-content:space-between; }
.brand{ display:flex; align-items:center; gap:12px; }
.brand-mark{ width:34px; height:34px; flex-shrink:0; }
.brand-name{ font-family:var(--serif); font-size:17px; letter-spacing:0.01em; }
.brand-name b{ font-weight:500; color:var(--ink); }
.brand-sub{ font-family:var(--mono); font-size:9.5px; letter-spacing:0.14em; color:var(--ink-faint); text-transform:uppercase; margin-top:1px; }

.nav-links{ display:flex; align-items:center; gap:40px; }
.nav-links a{
  font-size:13px; font-weight:500; color:var(--ink-dim);
  letter-spacing:0.02em; position:relative; padding:4px 0;
  transition:color .3s var(--ease);
}
.nav-links a::after{
  content:''; position:absolute; left:0; bottom:0; width:0; height:1px;
  background:var(--brass-lt); transition:width .35s var(--ease);
}
.nav-links a:hover, .nav-links a.active{ color:var(--ink); }
.nav-links a:hover::after, .nav-links a.active::after{ width:100%; }
.nav-cta{ display:flex; align-items:center; gap:24px; }
.nav-phone{ font-family:var(--mono); font-size:13px; color:var(--ink); display:flex; align-items:center; gap:8px; }
.nav-phone svg{ width:14px; height:14px; color:var(--brass-lt); }

.nav-toggle{ display:none; width:36px; height:36px; background:none; border:none; position:relative; }
.nav-toggle span{ position:absolute; left:6px; right:6px; height:1px; background:var(--ink); transition:transform .3s var(--ease), opacity .3s var(--ease); }
.nav-toggle span:nth-child(1){ top:13px; }
.nav-toggle span:nth-child(2){ top:19px; }
.nav-toggle span:nth-child(3){ top:25px; }
.nav-toggle.open span:nth-child(1){ transform:translateY(6px) rotate(45deg); }
.nav-toggle.open span:nth-child(2){ opacity:0; }
.nav-toggle.open span:nth-child(3){ transform:translateY(-6px) rotate(-45deg); }

.mobile-menu{
  position:fixed; inset:0; background:var(--bg); z-index:99;
  display:flex; flex-direction:column; justify-content:center; padding:0 var(--pad);
  transform:translateY(-100%); transition:transform .5s var(--ease);
}
.mobile-menu.open{ transform:translateY(0); }
.mobile-menu a{ font-family:var(--serif); font-size:38px; color:var(--ink); padding:14px 0; border-bottom:1px solid var(--line); }

/* ---------- reveal animation ---------- */
.reveal{ opacity:0; transform:translateY(28px); transition:opacity 1s var(--ease), transform 1s var(--ease); }
.reveal.in{ opacity:1; transform:translateY(0); }
.reveal-stagger > *{ opacity:0; transform:translateY(24px); transition:opacity .8s var(--ease), transform .8s var(--ease); }
.reveal-stagger.in > *{ opacity:1; transform:translateY(0); }
.reveal-stagger.in > *:nth-child(1){ transition-delay:0s; }
.reveal-stagger.in > *:nth-child(2){ transition-delay:.09s; }
.reveal-stagger.in > *:nth-child(3){ transition-delay:.18s; }
.reveal-stagger.in > *:nth-child(4){ transition-delay:.27s; }
.reveal-stagger.in > *:nth-child(5){ transition-delay:.36s; }
.reveal-stagger.in > *:nth-child(6){ transition-delay:.45s; }

/* ---------- hero ---------- */
.hero{
  min-height:100svh;
  display:flex; flex-direction:column; justify-content:flex-end;
  position:relative;
  padding-top:140px;
  border-bottom:1px solid var(--line);
  overflow:hidden;
}
.hero-bg{ position:absolute; inset:0; z-index:0; opacity:0.5; }
.hero-bg svg{ width:100%; height:100%; }
.hero-bg img{ width:100%; height:100%; object-fit:cover; object-position:center 65%; filter:saturate(0.85); }
.hero-grad{
  position:absolute; inset:0; z-index:1;
  background:
    radial-gradient(1200px 600px at 78% 8%, rgba(183,147,88,0.14), transparent 60%),
    linear-gradient(180deg, rgba(16,19,26,0.2) 0%, rgba(16,19,26,0.55) 55%, var(--bg) 100%);
}
.hero-content{ position:relative; z-index:2; padding-bottom:64px; }
.hero-top{ display:flex; justify-content:space-between; align-items:flex-end; gap:40px; margin-bottom:28px; }
.hero-headline{ max-width:920px; }
.hero-headline .serif-italic{ display:block; }
.hero-meta{ display:flex; flex-direction:column; align-items:flex-end; gap:6px; text-align:right; }
.hero-actions{ display:flex; gap:16px; align-items:center; margin-top:36px; flex-wrap:wrap; }
.hero-scroll{
  position:absolute; bottom:28px; right:var(--pad); z-index:2;
  display:flex; align-items:center; gap:10px;
  font-family:var(--mono); font-size:10.5px; letter-spacing:0.14em; text-transform:uppercase; color:var(--ink-faint);
}
.hero-scroll::after{
  content:''; width:1px; height:34px; background:linear-gradient(var(--brass-lt), transparent);
  animation:scrollpulse 2.2s ease-in-out infinite;
}
@keyframes scrollpulse{ 0%,100%{ opacity:.3 } 50%{ opacity:1 } }

/* ---------- ticker (signature element) ---------- */
.ticker{
  border-bottom:1px solid var(--line);
  background:var(--bg-1);
  overflow:hidden;
  position:relative;
}
.ticker::before, .ticker::after{
  content:''; position:absolute; top:0; bottom:0; width:80px; z-index:2; pointer-events:none;
}
.ticker::before{ left:0; background:linear-gradient(90deg, var(--bg-1), transparent); }
.ticker::after{ right:0; background:linear-gradient(270deg, var(--bg-1), transparent); }
.ticker-track{ display:flex; width:max-content; animation:ticker 42s linear infinite; }
.ticker:hover .ticker-track{ animation-play-state:paused; }
.ticker-item{
  display:flex; align-items:center; gap:12px;
  padding:16px 36px; font-family:var(--mono); font-size:12.5px; color:var(--ink-dim);
  border-right:1px solid var(--line); white-space:nowrap;
}
.ticker-item b{ color:var(--brass-lt); font-weight:500; }
.ticker-item .dot{ width:4px; height:4px; border-radius:50%; background:var(--sage); }
@keyframes ticker{ from{ transform:translateX(0) } to{ transform:translateX(-50%) } }

/* ---------- grid helpers ---------- */
.grid{ display:grid; gap:var(--pad); }
.grid-2{ grid-template-columns:repeat(2,1fr); }
.grid-3{ grid-template-columns:repeat(3,1fr); }
.grid-4{ grid-template-columns:repeat(4,1fr); }
.section-head{ display:flex; justify-content:space-between; align-items:flex-end; gap:40px; margin-bottom:56px; }

/* ---------- stat strip ---------- */
.stats{ display:grid; grid-template-columns:repeat(4,1fr); border-top:1px solid var(--line); border-bottom:1px solid var(--line); }
.stat{ padding:36px var(--pad); border-right:1px solid var(--line); }
.stat:last-child{ border-right:none; }
.stat .mono-label{ margin-bottom:10px; }

/* ---------- cards ---------- */
.card{
  background:var(--bg-1); border:1px solid var(--line);
  padding:36px 32px; transition:border-color .4s var(--ease), transform .4s var(--ease), background .4s var(--ease);
  position:relative; overflow:hidden;
}
.card:hover{ border-color:var(--line-lt); transform:translateY(-4px); background:var(--bg-2); }
.card-num{ font-family:var(--mono); font-size:12px; color:var(--brass); margin-bottom:24px; display:block; }
.card h3{ margin-bottom:12px; }
.card p{ font-size:14.5px; }

.service-list{ border-top:1px solid var(--line); }
.service-row{
  display:grid; grid-template-columns:80px 1fr 1fr auto; gap:32px; align-items:center;
  padding:32px 0; border-bottom:1px solid var(--line);
  transition:padding-left .4s var(--ease);
}
.service-row:hover{ padding-left:14px; }
.service-row .idx{ font-family:var(--mono); color:var(--ink-faint); font-size:13px; }
.service-row h3{ font-size:clamp(20px,2vw,26px); }
.service-row p{ font-size:14px; }
.service-row .arrow{ width:18px; height:18px; color:var(--ink-faint); transition:transform .4s var(--ease), color .4s var(--ease); }
.service-row:hover .arrow{ color:var(--brass-lt); transform:translate(4px,-4px); }

/* ---------- property cards ---------- */
.prop-card{ border:1px solid var(--line); background:var(--bg-1); overflow:hidden; transition:transform .5s var(--ease), border-color .5s var(--ease); }
.prop-card:hover{ transform:translateY(-6px); border-color:var(--line-lt); }
.prop-media{ aspect-ratio:4/3; position:relative; overflow:hidden; border-bottom:1px solid var(--line); }
.prop-media svg{ width:100%; height:100%; transition:transform .8s var(--ease); }
.prop-media img{ width:100%; height:100%; object-fit:cover; display:block; filter:saturate(0.9) brightness(0.95); transition:transform .8s var(--ease); }
.prop-card:hover .prop-media svg{ transform:scale(1.06); }
.prop-card:hover .prop-media img{ transform:scale(1.06); }
.prop-tag{
  position:absolute; top:16px; left:16px; z-index:2;
  font-family:var(--mono); font-size:10px; letter-spacing:.1em; text-transform:uppercase;
  background:rgba(16,19,26,0.75); backdrop-filter:blur(6px); color:var(--brass-lt);
  padding:6px 12px; border:1px solid var(--line-lt);
}
.prop-body{ padding:26px 24px; }
.prop-body .mono-label{ margin-bottom:8px; }
.prop-specs{ display:flex; gap:18px; margin-top:16px; padding-top:16px; border-top:1px solid var(--line); }
.prop-specs div{ font-family:var(--mono); font-size:12px; color:var(--ink-dim); }
.prop-specs span{ display:block; color:var(--ink-faint); font-size:10px; text-transform:uppercase; letter-spacing:.08em; margin-bottom:4px; }

/* ---------- testimonial ---------- */
.testi{ padding:64px var(--pad); background:var(--bg-1); border-top:1px solid var(--line); border-bottom:1px solid var(--line); }
.testi blockquote{ font-family:var(--serif); font-size:clamp(22px,2.6vw,34px); font-weight:400; font-style:italic; color:var(--ink); max-width:880px; line-height:1.35; }
.testi cite{ display:block; margin-top:28px; font-family:var(--mono); font-size:12px; color:var(--ink-faint); font-style:normal; letter-spacing:.04em; }

/* ---------- CTA band ---------- */
.cta-band{
  position:relative; padding:clamp(72px,10vw,120px) 0; text-align:center; overflow:hidden;
  background:linear-gradient(180deg, var(--bg-1), var(--bg));
}
.cta-band h2{ max-width:760px; margin:0 auto 32px; }

/* ---------- footer ---------- */
footer{ border-top:1px solid var(--line); padding:72px 0 32px; background:var(--bg); }
.foot-grid{ display:grid; grid-template-columns:1.6fr 1fr 1fr 1fr; gap:48px; margin-bottom:64px; }
.foot-brand p{ margin-top:18px; max-width:280px; font-size:14px; }
.foot-col h4{ font-family:var(--mono); font-size:11px; letter-spacing:.1em; text-transform:uppercase; color:var(--ink-faint); margin-bottom:20px; font-weight:500; }
.foot-col a, .foot-col p{ display:block; font-size:14px; color:var(--ink-dim); margin-bottom:12px; transition:color .3s; }
.foot-col a:hover{ color:var(--brass-lt); }
.foot-bottom{ display:flex; justify-content:space-between; align-items:center; padding-top:28px; border-top:1px solid var(--line); font-family:var(--mono); font-size:11.5px; color:var(--ink-faint); flex-wrap:wrap; gap:16px; }
.foot-bottom a{ color:var(--ink-faint); }
.foot-bottom a:hover{ color:var(--brass-lt); }
.foot-social{ display:flex; gap:16px; }

/* ---------- page hero (interior pages) ---------- */
.page-hero{ padding:180px 0 80px; border-bottom:1px solid var(--line); position:relative; overflow:hidden; }
.page-hero::before{
  content:'';
  position:absolute; inset:0;
  background-image:var(--hero-bg-image);
  background-size:cover;
  background-position:center;
  opacity:0.22;
  z-index:0;
}
.page-hero::after{
  content:'';
  position:absolute; inset:0;
  background:linear-gradient(180deg, var(--bg) 0%, rgba(16,19,26,0.55) 55%, var(--bg) 100%);
  z-index:0;
}
.page-hero .wrap{ position:relative; z-index:1; }
.breadcrumb{ font-family:var(--mono); font-size:11.5px; color:var(--ink-faint); letter-spacing:.06em; margin-bottom:24px; text-transform:uppercase; }
.breadcrumb a:hover{ color:var(--brass-lt); }

/* ---------- forms ---------- */
.form-row{ display:grid; grid-template-columns:1fr 1fr; gap:20px; margin-bottom:20px; }
.field{ display:flex; flex-direction:column; gap:8px; }
.field label{ font-family:var(--mono); font-size:11px; letter-spacing:.08em; text-transform:uppercase; color:var(--ink-faint); }
.field input, .field select, .field textarea{
  background:var(--bg-1); border:1px solid var(--line-lt); color:var(--ink);
  padding:14px 16px; font-family:var(--sans); font-size:14.5px; border-radius:2px;
  transition:border-color .3s;
}
.field input:focus, .field select:focus, .field textarea:focus{ border-color:var(--brass); outline:none; }
.field textarea{ resize:vertical; min-height:120px; }

/* ---------- misc ---------- */
.pill{ display:inline-flex; align-items:center; gap:8px; padding:8px 16px; border:1px solid var(--line-lt); border-radius:999px; font-family:var(--mono); font-size:11px; color:var(--ink-dim); text-transform:uppercase; letter-spacing:.06em; }
.map-frame{ border:1px solid var(--line); filter:grayscale(1) invert(0.92) contrast(0.9); width:100%; height:420px; }

/* ---------- responsive ---------- */
@media (max-width: 980px){
  .nav-links{ display:none; }
  .nav-toggle{ display:block; }
  .nav-phone{ display:none; }
  .grid-4{ grid-template-columns:repeat(2,1fr); }
  .grid-3{ grid-template-columns:repeat(2,1fr); }
  .grid-2{ grid-template-columns:1fr; }
  .stats{ grid-template-columns:repeat(2,1fr); }
  .stat{ border-bottom:1px solid var(--line); }
  .foot-grid{ grid-template-columns:1fr 1fr; }
  .service-row{ grid-template-columns:50px 1fr; }
  .service-row .arrow{ display:none; }
  .form-row{ grid-template-columns:1fr; }
  .hero-top{ flex-direction:column; align-items:flex-start; }
  .hero-meta{ align-items:flex-start; text-align:left; }
}
@media (max-width: 640px){
  .grid-4, .grid-3{ grid-template-columns:1fr; }
  .section-head{ flex-direction:column; align-items:flex-start; }
  .foot-grid{ grid-template-columns:1fr; gap:36px; }
  .stats{ grid-template-columns:1fr; }
}

/* ============ DEMO BANNER ============ */
.demo-banner{
  position:relative;
  z-index:200;
  background:#B79358;
  color:#10131A;
  font-family:var(--mono, monospace);
  font-size:11px;
  letter-spacing:0.03em;
  text-align:center;
  padding:9px 16px;
  line-height:1.4;
}
@media (max-width: 640px){
  .demo-banner{ font-size:10px; padding:8px 12px; }
}

/* ============ DEMO / SAMPLE CARD LABEL ============ */
.prop-card.is-demo .prop-tag{
  background:rgba(0,0,0,0.55);
}
.demo-note{
  font-size:11px;
  letter-spacing:0.03em;
  text-transform:uppercase;
  color:var(--gold, #B79358);
  opacity:0.8;
  margin-top:6px;
}