/* ===========================================================
   NYC CRE Insights — design system
   Cool gray neutrals + slate-blue accent. Light-first, institutional.
   Serif display + sans body.
   =========================================================== */

:root {
  /* Type scale (fluid) */
  --text-xs: clamp(0.75rem, 0.7rem + 0.25vw, 0.8125rem);
  --text-sm: clamp(0.8125rem, 0.78rem + 0.25vw, 0.9375rem);
  --text-base: clamp(1rem, 0.96rem + 0.2vw, 1.0625rem);
  --text-lg: clamp(1.125rem, 1.02rem + 0.5vw, 1.375rem);
  --text-xl: clamp(1.5rem, 1.2rem + 1.25vw, 2.125rem);
  --text-2xl: clamp(2rem, 1.3rem + 2.4vw, 3.25rem);
  --text-3xl: clamp(2.5rem, 1.2rem + 4vw, 4.5rem);

  /* Spacing (4px base) */
  --space-1: 0.25rem; --space-2: 0.5rem; --space-3: 0.75rem; --space-4: 1rem;
  --space-5: 1.25rem; --space-6: 1.5rem; --space-8: 2rem; --space-10: 2.5rem;
  --space-12: 3rem; --space-16: 4rem; --space-20: 5rem; --space-24: 6rem; --space-32: 8rem;

  --radius-sm: 0.25rem; --radius-md: 0.5rem; --radius-lg: 0.875rem; --radius-xl: 1.25rem;
  --radius-full: 9999px;

  --transition-interactive: 200ms cubic-bezier(0.16, 1, 0.3, 1);

  --content-narrow: 680px;
  --content-default: 1040px;
  --content-wide: 1280px;

  --font-display: 'Fraunces', Georgia, 'Times New Roman', serif;
  --font-body: 'Inter', -apple-system, 'Helvetica Neue', sans-serif;
}

/* LIGHT (default) — cool gray + slate blue, institutional */
:root, [data-theme='light'] {
  --color-bg: #f4f6f8;               /* cool light gray */
  --color-surface: #fbfcfd;
  --color-surface-2: #ffffff;
  --color-surface-offset: #e9edf2;
  --color-ink: #1b2a3d;              /* deep slate navy */
  --color-text: #233244;
  --color-text-muted: #5a6776;
  --color-text-faint: #8c97a4;
  --color-text-inverse: #f4f6f8;
  --color-border: #d7dee6;
  --color-divider: #e3e8ee;
  --color-primary: #3a5a85;          /* slate blue */
  --color-primary-hover: #2c466b;
  --color-primary-soft: #e3eaf3;
  --color-accent-ink: #1b2a3d;       /* deep slate for dark surfaces */
  --shadow-sm: 0 1px 2px rgba(27,42,61,0.06);
  --shadow-md: 0 6px 24px rgba(27,42,61,0.08);
  --shadow-lg: 0 18px 48px rgba(27,42,61,0.12);
  /* bright daytime hero: left-weighted scrim so the white headline stays legible over open sky */
  --hero-overlay: linear-gradient(105deg, rgba(20,33,49,0.72) 0%, rgba(20,33,49,0.50) 42%, rgba(20,33,49,0.18) 70%, rgba(20,33,49,0.10) 100%);
}

/* DARK (optional) — cool slate dark */
[data-theme='dark'] {
  --color-bg: #0f1722;
  --color-surface: #16212e;
  --color-surface-2: #1b2836;
  --color-surface-offset: #1f2d3c;
  --color-ink: #0b121b;
  --color-text: #d7dee7;
  --color-text-muted: #94a2b2;
  --color-text-faint: #61707f;
  --color-text-inverse: #0f1722;
  --color-border: #2a3a4b;
  --color-divider: #21303f;
  --color-primary: #7aa0cf;          /* lighter slate blue for dark bg */
  --color-primary-hover: #95b5dc;
  --color-primary-soft: #20303f;
  --color-accent-ink: #0b121b;
  --shadow-sm: 0 1px 2px rgba(0,0,0,0.4);
  --shadow-md: 0 6px 24px rgba(0,0,0,0.45);
  --shadow-lg: 0 18px 48px rgba(0,0,0,0.55);
  --hero-overlay: linear-gradient(180deg, rgba(7,12,18,0.55) 0%, rgba(7,12,18,0.82) 100%);
}
/* Light-first: do NOT auto-switch to dark on OS preference. Dark only via explicit toggle. */

/* ---------- base ---------- */
*, *::before, *::after { box-sizing: border-box; margin: 0; padding: 0; }
html {
  -webkit-text-size-adjust: none; text-size-adjust: none;
  -webkit-font-smoothing: antialiased; -moz-osx-font-smoothing: grayscale;
  text-rendering: optimizeLegibility; scroll-behavior: smooth;
  scroll-padding-top: 5rem;
}
body {
  min-height: 100dvh; line-height: 1.65;
  font-family: var(--font-body); font-size: var(--text-base);
  color: var(--color-text); background: var(--color-bg);
  -webkit-font-feature-settings: "kern"; font-feature-settings: "kern";
}
img, picture, svg { display: block; max-width: 100%; height: auto; }
ul[role='list'], ol[role='list'] { list-style: none; }
input, button, textarea, select { font: inherit; color: inherit; }
h1, h2, h3, h4 { line-height: 1.12; text-wrap: balance; font-family: var(--font-display); font-weight: 560; letter-spacing: -0.01em; }
p, li { text-wrap: pretty; }
a { color: inherit; }
button { cursor: pointer; background: none; border: none; }
::selection { background: color-mix(in srgb, var(--color-primary) 30%, transparent); }
:focus-visible { outline: 2px solid var(--color-primary); outline-offset: 3px; border-radius: var(--radius-sm); }
a, button, input, textarea, select {
  transition: color var(--transition-interactive), background var(--transition-interactive),
    border-color var(--transition-interactive), box-shadow var(--transition-interactive),
    transform var(--transition-interactive);
}
@media (prefers-reduced-motion: reduce) {
  *, *::before, *::after { animation-duration: .01ms !important; transition-duration: .01ms !important; scroll-behavior: auto !important; }
}
.sr-only { position: absolute; width: 1px; height: 1px; padding: 0; margin: -1px; overflow: hidden; clip: rect(0,0,0,0); white-space: nowrap; border: 0; }
.skip-link { position: absolute; left: -999px; top: 0; background: var(--color-primary); color: #fff; padding: var(--space-2) var(--space-4); z-index: 200; border-radius: 0 0 var(--radius-md) 0; }
.skip-link:focus { left: 0; }

/* ---------- layout helpers ---------- */
.wrap { width: 100%; max-width: var(--content-wide); margin-inline: auto; padding-inline: var(--space-6); }
.wrap-default { max-width: var(--content-default); }
.wrap-narrow { max-width: var(--content-narrow); }
.section { padding-block: clamp(var(--space-16), 8vw, var(--space-32)); }
.section--tight { padding-block: clamp(var(--space-12), 6vw, var(--space-20)); }
.section--alt { background: var(--color-surface); border-block: 1px solid var(--color-divider); }
.eyebrow {
  font-family: var(--font-body); font-size: var(--text-xs); font-weight: 600;
  letter-spacing: 0.16em; text-transform: uppercase; color: var(--color-primary);
  display: inline-flex; align-items: center; gap: var(--space-2); margin-bottom: var(--space-4);
}
.eyebrow::before { content: ""; width: 1.75rem; height: 1px; background: var(--color-primary); display: inline-block; }
.lead { font-size: var(--text-lg); color: var(--color-text-muted); max-width: 60ch; line-height: 1.55; }

/* ---------- header ---------- */
.site-header {
  position: sticky; top: 0; z-index: 100;
  background: color-mix(in srgb, var(--color-bg) 88%, transparent);
  -webkit-backdrop-filter: blur(14px); backdrop-filter: blur(14px);
  border-bottom: 1px solid var(--color-divider);
}
.site-header__inner { display: flex; align-items: center; gap: var(--space-6); min-height: 4.5rem; }
.brand { display: flex; align-items: center; gap: var(--space-3); text-decoration: none; color: var(--color-text); flex-shrink: 0; }
.brand svg { width: 34px; height: 34px; color: var(--color-primary); }
.brand__name { font-family: var(--font-display); font-weight: 600; font-size: 1.18rem; letter-spacing: -0.01em; line-height: 1; }
.brand__name span { color: var(--color-primary); }
.attribution {
  font-size: var(--text-xs); color: var(--color-text-muted); letter-spacing: 0.04em;
  border-left: 1px solid var(--color-border); padding-left: var(--space-4); text-decoration: none;
}
.attribution:hover { color: var(--color-primary); }
.attribution strong { color: var(--color-text); font-weight: 600; }
.nav { display: flex; align-items: center; gap: var(--space-1); margin-left: auto; }
.nav a {
  font-size: var(--text-sm); text-decoration: none; color: var(--color-text-muted);
  padding: var(--space-2) var(--space-3); border-radius: var(--radius-sm); white-space: nowrap;
}
.nav a:hover { color: var(--color-text); }
.nav a[aria-current='page'] { color: var(--color-primary); font-weight: 600; }
.header-actions { display: flex; align-items: center; gap: var(--space-2); margin-left: var(--space-2); }
.icon-btn {
  display: inline-flex; align-items: center; justify-content: center; width: 2.4rem; height: 2.4rem;
  border-radius: var(--radius-full); color: var(--color-text-muted); border: 1px solid var(--color-border);
}
.icon-btn:hover { color: var(--color-text); border-color: var(--color-primary); }
.nav-toggle { display: none; }

/* ---------- buttons ---------- */
.btn {
  display: inline-flex; align-items: center; gap: var(--space-2); font-size: var(--text-sm);
  font-weight: 600; text-decoration: none; padding: var(--space-3) var(--space-5);
  border-radius: var(--radius-full); border: 1px solid transparent; line-height: 1;
}
.btn--primary { background: var(--color-primary); color: #fff; }
[data-theme='dark'] .btn--primary { color: #15202b; }
.btn--primary:hover { background: var(--color-primary-hover); transform: translateY(-1px); }
.btn--ghost { border-color: var(--color-border); color: var(--color-text); }
.btn--ghost:hover { border-color: var(--color-primary); color: var(--color-primary); }
.btn--light { background: rgba(255,255,255,0.95); color: #15202b; }
.btn--light:hover { background: #fff; transform: translateY(-1px); }
.btn--outline-light { border-color: rgba(255,255,255,0.5); color: #fff; }
.btn--outline-light:hover { border-color: #fff; background: rgba(255,255,255,0.08); }

/* ---------- hero ---------- */
.hero { position: relative; isolation: isolate; color: #fff; }
.hero__media { position: absolute; inset: 0; z-index: -2; overflow: hidden; }
.hero__media img { width: 100%; height: 100%; object-fit: cover; }
.hero::before { content: ""; position: absolute; inset: 0; z-index: -1; background: var(--hero-overlay); }
.hero__inner { padding-block: clamp(var(--space-24), 16vw, 12rem); max-width: 50rem; }
.hero h1 { font-size: var(--text-3xl); color: #fff; font-weight: 580; margin-bottom: var(--space-5); }
.hero .hero__tag { font-size: var(--text-lg); color: rgba(255,255,255,0.86); max-width: 44ch; margin-bottom: var(--space-8); line-height: 1.5; }
.hero .eyebrow { color: #cfe0f5; }
.hero .eyebrow::before { background: #cfe0f5; }
.hero__cta { display: flex; gap: var(--space-3); flex-wrap: wrap; }

/* page hero (interior, no image) */
.page-hero { background: var(--color-surface); border-bottom: 1px solid var(--color-divider); padding-block: clamp(var(--space-16), 9vw, var(--space-24)); }
.page-hero h1 { font-size: var(--text-2xl); margin-bottom: var(--space-4); }
.page-hero .lead { font-size: var(--text-lg); }

/* ---------- breadcrumb ---------- */
.breadcrumb { font-size: var(--text-xs); color: var(--color-text-muted); margin-bottom: var(--space-5); }
.breadcrumb a { color: var(--color-text-muted); text-decoration: none; }
.breadcrumb a:hover { color: var(--color-primary); }
.breadcrumb span { color: var(--color-text-faint); margin-inline: var(--space-2); }

/* ---------- grids & cards ---------- */
.grid { display: grid; gap: var(--space-6); }
.grid-2 { grid-template-columns: repeat(2, 1fr); }
.grid-3 { grid-template-columns: repeat(3, 1fr); }
.grid-4 { grid-template-columns: repeat(4, 1fr); }
.card {
  background: var(--color-surface); border: 1px solid var(--color-border);
  border-radius: var(--radius-lg); padding: var(--space-6);
}
.card h3 { font-size: var(--text-lg); margin-bottom: var(--space-3); }
.card p { color: var(--color-text-muted); font-size: var(--text-base); }
.card--accent { border-top: 3px solid var(--color-primary); }
.card__num { font-family: var(--font-display); font-size: 1.4rem; color: var(--color-primary); display: block; margin-bottom: var(--space-2); }

/* stat cards */
.stat { background: var(--color-surface); border: 1px solid var(--color-border); border-radius: var(--radius-lg); padding: var(--space-6); }
.stat__value { font-family: var(--font-display); font-size: var(--text-xl); color: var(--color-text); font-weight: 600; line-height: 1; }
.stat__value em { font-style: normal; color: var(--color-primary); }
.stat__label { display: block; font-size: var(--text-sm); color: var(--color-text-muted); margin-top: var(--space-3); }
.stat__cite { display: inline-block; font-size: var(--text-xs); color: var(--color-text-faint); margin-top: var(--space-3); text-decoration: none; }
.stat__cite:hover { color: var(--color-primary); }

/* submarket cards */
.sub-card { background: var(--color-surface); border: 1px solid var(--color-border); border-radius: var(--radius-lg); padding: var(--space-6); display: flex; flex-direction: column; gap: var(--space-3); }
.sub-card h3 { font-size: var(--text-lg); display: flex; align-items: baseline; justify-content: space-between; gap: var(--space-3); }
.sub-card h3 .pill { font-family: var(--font-body); font-size: var(--text-xs); font-weight: 600; color: var(--color-primary); background: var(--color-primary-soft); padding: 2px var(--space-2); border-radius: var(--radius-full); white-space: nowrap; }
.sub-card ul { list-style: none; display: flex; flex-direction: column; gap: var(--space-2); }
.sub-card li { font-size: var(--text-sm); color: var(--color-text-muted); padding-left: var(--space-4); position: relative; line-height: 1.45; max-width: none; }
.sub-card li::before { content: ""; position: absolute; left: 0; top: 0.6em; width: 5px; height: 5px; border-radius: 50%; background: var(--color-primary); }
.sub-card li strong { color: var(--color-text); font-weight: 600; }
.sub-card .src { font-size: var(--text-xs); margin-top: auto; }
.sub-card .src a { color: var(--color-text-faint); text-decoration: none; }
.sub-card .src a:hover { color: var(--color-primary); }

/* ---------- Q&A / FAQ ---------- */
.qa { border-top: 1px solid var(--color-divider); }
.qa__item { border-bottom: 1px solid var(--color-divider); padding-block: var(--space-8); }
.qa__item h3 { font-size: var(--text-lg); margin-bottom: var(--space-3); font-family: var(--font-display); display: flex; gap: var(--space-3); }
.qa__item h3::before { content: "Q"; color: var(--color-primary); font-weight: 600; flex-shrink: 0; }
.qa__answer { color: var(--color-text-muted); }
.qa__answer p { margin-bottom: var(--space-3); max-width: 70ch; }
.qa__answer p:last-child { margin-bottom: 0; }
.qa__answer strong { color: var(--color-text); font-weight: 600; }
.qa__answer ul { margin: var(--space-3) 0; padding-left: var(--space-5); display: flex; flex-direction: column; gap: var(--space-2); }
.qa__answer li { max-width: 68ch; }
.qa__takeaway { color: var(--color-text); font-weight: 500; }

/* prose */
.prose p { margin-bottom: var(--space-5); max-width: 68ch; color: var(--color-text); }
.prose h2 { font-size: var(--text-xl); margin-top: var(--space-12); margin-bottom: var(--space-4); }
.prose h3 { font-size: var(--text-lg); margin-top: var(--space-8); margin-bottom: var(--space-3); }
.prose ul, .prose ol { margin: var(--space-4) 0 var(--space-6); padding-left: var(--space-6); display: flex; flex-direction: column; gap: var(--space-2); }
.prose li { max-width: 66ch; color: var(--color-text-muted); }
.prose strong { color: var(--color-text); }

/* pull / callout */
.callout { background: var(--color-primary-soft); border-left: 3px solid var(--color-primary); border-radius: 0 var(--radius-md) var(--radius-md) 0; padding: var(--space-5) var(--space-6); margin-block: var(--space-8); }
.callout p { margin: 0; color: var(--color-text); max-width: none; }
.callout strong { color: var(--color-text); }

/* split feature */
.split { display: grid; grid-template-columns: 1.05fr 0.95fr; gap: clamp(var(--space-8), 6vw, var(--space-20)); align-items: center; }
.split__media img { border-radius: var(--radius-lg); box-shadow: var(--shadow-lg); width: 100%; object-fit: cover; aspect-ratio: 4/3; }
.split--reverse .split__media { order: -1; }

/* sources block */
.sources { margin-top: var(--space-12); padding-top: var(--space-8); border-top: 1px solid var(--color-divider); }
.sources h2 { font-size: var(--text-lg); margin-bottom: var(--space-4); }
.sources ol { padding-left: var(--space-5); display: flex; flex-direction: column; gap: var(--space-2); }
.sources li { font-size: var(--text-sm); color: var(--color-text-muted); max-width: none; }
.sources a { color: var(--color-text-muted); text-decoration: underline; text-decoration-color: var(--color-border); text-underline-offset: 3px; word-break: break-word; }
.sources a:hover { color: var(--color-primary); }

/* insight list */
.insight-list { display: flex; flex-direction: column; }
.insight-row { display: grid; grid-template-columns: auto 1fr; gap: var(--space-6); padding-block: var(--space-6); border-bottom: 1px solid var(--color-divider); }
.insight-row__tag { font-size: var(--text-xs); font-weight: 600; letter-spacing: 0.08em; text-transform: uppercase; color: var(--color-primary); padding-top: 4px; }
.insight-row h3 { font-size: var(--text-lg); margin-bottom: var(--space-2); }
.insight-row p { color: var(--color-text-muted); font-size: var(--text-base); }

/* CTA band */
.cta-band { background: var(--color-accent-ink); color: #fff; border-radius: var(--radius-xl); padding: clamp(var(--space-10), 6vw, var(--space-20)); text-align: center; }
.cta-band h2 { color: #fff; font-size: var(--text-2xl); margin-bottom: var(--space-4); }
.cta-band p { color: rgba(255,255,255,0.78); max-width: 52ch; margin: 0 auto var(--space-8); }
.cta-band .hero__cta { justify-content: center; }

/* contact */
.contact-grid { display: grid; grid-template-columns: 1fr 1fr; gap: var(--space-12); }
.contact-item { padding-block: var(--space-5); border-bottom: 1px solid var(--color-divider); }
.contact-item .label { font-size: var(--text-xs); letter-spacing: 0.12em; text-transform: uppercase; color: var(--color-text-faint); margin-bottom: var(--space-1); }
.contact-item a, .contact-item p { font-size: var(--text-lg); color: var(--color-text); text-decoration: none; font-family: var(--font-display); max-width: none; }
.contact-item a:hover { color: var(--color-primary); }
.social-links { display: flex; gap: var(--space-3); flex-wrap: wrap; margin-top: var(--space-4); }
.social-links a { display: inline-flex; align-items: center; gap: var(--space-2); font-size: var(--text-sm); text-decoration: none; color: var(--color-text-muted); border: 1px solid var(--color-border); padding: var(--space-2) var(--space-4); border-radius: var(--radius-full); }
.social-links a:hover { color: var(--color-primary); border-color: var(--color-primary); }

/* ---------- footer ---------- */
.site-footer { background: var(--color-ink); color: #c4cdd6; border-top: 1px solid var(--color-divider); padding-block: var(--space-16) var(--space-10); }
[data-theme='light'] .site-footer { background: #14202e; color: #aeb9c4; }
.footer-grid { display: grid; grid-template-columns: 1.4fr 1fr 1fr; gap: var(--space-12); margin-bottom: var(--space-12); }
.site-footer .brand__name { color: #fff; }
.site-footer .brand svg { color: #d4b15e; }
.footer-about { font-size: var(--text-sm); color: #93a0ac; margin-top: var(--space-4); max-width: 42ch; }
.footer-col h4 { font-family: var(--font-body); font-size: var(--text-xs); letter-spacing: 0.12em; text-transform: uppercase; color: #8d99a4; margin-bottom: var(--space-4); font-weight: 600; }
.footer-col ul { list-style: none; display: flex; flex-direction: column; gap: var(--space-2); }
.footer-col a { font-size: var(--text-sm); color: #c4cdd6; text-decoration: none; }
.footer-col a:hover { color: #d4b15e; }
.footer-social { display: flex; gap: var(--space-3); margin-top: var(--space-4); }
.footer-social a { color: #93a0ac; }
.footer-social a:hover { color: #d4b15e; }
.footer-bottom { border-top: 1px solid rgba(255,255,255,0.1); padding-top: var(--space-6); display: flex; flex-direction: column; gap: var(--space-3); }
.footer-compliance { font-size: var(--text-xs); color: #8d99a4; line-height: 1.7; max-width: 90ch; }
.footer-compliance a { color: #b6c0ca; text-decoration: underline; text-underline-offset: 2px; }
.footer-compliance a:hover { color: #d4b15e; }
.footer-eho { display: inline-flex; align-items: center; gap: var(--space-2); }
.footer-eho svg { width: 16px; height: 16px; color: #8d99a4; }

/* ---------- responsive ---------- */
@media (max-width: 960px) {
  .grid-3, .grid-4 { grid-template-columns: repeat(2, 1fr); }
  .split { grid-template-columns: 1fr; }
  .split--reverse .split__media { order: 0; }
  .footer-grid { grid-template-columns: 1fr 1fr; }
  .contact-grid { grid-template-columns: 1fr; gap: var(--space-8); }
}
@media (max-width: 720px) {
  .attribution { display: none; }
  .nav {
    position: fixed; inset: 4.5rem 0 auto 0; flex-direction: column; align-items: stretch;
    background: var(--color-surface); border-bottom: 1px solid var(--color-divider);
    padding: var(--space-4); gap: var(--space-1); margin: 0;
    transform: translateY(-130%); transition: transform var(--transition-interactive); box-shadow: var(--shadow-lg);
  }
  .nav[data-open='true'] { transform: translateY(0); }
  .nav a { padding: var(--space-3); font-size: var(--text-base); }
  .nav-toggle { display: inline-flex; }
  .header-actions { margin-left: auto; }
}
@media (max-width: 560px) {
  .grid-2, .grid-3, .grid-4 { grid-template-columns: 1fr; }
  .footer-grid { grid-template-columns: 1fr; gap: var(--space-8); }
  .insight-row { grid-template-columns: 1fr; gap: var(--space-2); }
}