/* ============================================================
   C&K REALTY — shared design system  (style.css)
   Fraunces + Satoshi · warm cream · deep teal · gold
   Used by every page. Cinematic, editorial, "dreamy".
   ============================================================ */

:root{
  --paper:#F2ECE1; --paper-2:#EBE3D5; --card:#FAF6EE;
  --ink:#171611; --ink-70:#403E37; --ink-45:#7A776F; --line:rgba(23,22,17,.14); --line-soft:rgba(23,22,17,.08);
  --teal:#1C4B48; --teal-deep:#123430; --sand:#B98A4A; --gold:#E7B672;
  --dark:#0E1B1A;
  --ease:cubic-bezier(.19,1,.22,1);
}
*{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth;-webkit-font-smoothing:antialiased;text-rendering:optimizeLegibility}
body{font-family:"Satoshi",-apple-system,BlinkMacSystemFont,sans-serif;background:var(--paper);color:var(--ink);line-height:1.62;font-size:17px;overflow-x:hidden}
img{max-width:100%;display:block}
a{color:inherit;text-decoration:none}
::selection{background:var(--teal);color:#F2ECE1}
.display{font-family:"Fraunces",Georgia,serif;font-weight:400;letter-spacing:-.015em;line-height:1.0;font-optical-sizing:auto}
.num{font-variant-numeric:tabular-nums}
.eyebrow{font-size:12px;font-weight:600;letter-spacing:.24em;text-transform:uppercase;color:var(--sand)}
.wrap{max-width:1300px;margin:0 auto;padding:0 clamp(20px,5vw,76px)}
.narrow{max-width:820px;margin:0 auto;padding:0 clamp(20px,5vw,40px)}
.grain{position:fixed;inset:0;pointer-events:none;z-index:60;opacity:.05;mix-blend-mode:overlay;
  background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg'%3E%3Cfilter id='n'%3E%3CfeTurbulence type='fractalNoise' baseFrequency='.85' numOctaves='2'/%3E%3C/filter%3E%3Crect width='100%25' height='100%25' filter='url(%23n)'/%3E%3C/svg%3E")}

/* buttons + links */
.btn{display:inline-flex;align-items:center;gap:10px;font-family:"Satoshi";font-weight:500;font-size:15px;padding:15px 28px;border:none;cursor:pointer;transition:all .5s var(--ease);letter-spacing:.01em}
.btn-fill{background:var(--teal);color:#F2ECE1}.btn-fill:hover{background:var(--teal-deep)}
.btn-line{background:transparent;color:var(--ink);border:1px solid var(--line)}.btn-line:hover{border-color:var(--ink);background:var(--ink);color:var(--paper)}
.lnk{display:inline-flex;align-items:center;gap:8px;font-weight:500;font-size:15px;color:inherit;border-bottom:1px solid currentColor;padding-bottom:3px;transition:gap .4s var(--ease)}
.lnk:hover{gap:15px}.lnk .ar{transition:transform .4s var(--ease)}.lnk:hover .ar{transform:translateX(5px)}

/* reveal + mask */
.rv{opacity:0;transform:translateY(30px);transition:opacity 1.05s var(--ease),transform 1.05s var(--ease)}
.rv.in{opacity:1;transform:none}
.maskimg{overflow:hidden}
.maskimg .bgimg{transform:scale(1.16);transition:transform 1.5s var(--ease),filter 1.5s var(--ease);filter:saturate(1.05) contrast(1.04)}
.maskimg.in .bgimg{transform:scale(1)}
.bgimg{width:100%;height:100%;background-size:cover;background-position:center;background-repeat:no-repeat}
@media(prefers-reduced-motion:reduce){.rv,.maskimg .bgimg{opacity:1;transform:none;transition:none}.kb{animation:none!important}[data-speed]{transform:none!important}}

/* ---------------- NAV ---------------- */
header.nav{position:fixed;top:0;left:0;right:0;z-index:40;transition:background .6s var(--ease),border-color .6s var(--ease),box-shadow .6s;border-bottom:1px solid transparent}
header.nav .wrap{display:flex;align-items:center;justify-content:space-between;height:78px}
.brand{display:flex;align-items:center;gap:11px;color:#F2ECE1;transition:color .6s var(--ease)}
.brand .mk{width:auto;height:38px;flex:none;display:block}
.brand b{font-family:"Fraunces";font-weight:500;font-size:20px;line-height:1}
.brand small{display:block;font-size:8.5px;font-weight:500;letter-spacing:.26em;opacity:.82;margin-top:3px}
nav.links{display:flex;gap:32px;align-items:center}
.nav-r{display:flex;align-items:center;gap:20px}
.nav-r .call{color:#F2ECE1;font-size:14.5px;font-weight:700;opacity:.95;white-space:nowrap;letter-spacing:.01em}
header.nav .btn-fill{background:#F2ECE1;color:var(--teal-deep);white-space:nowrap;padding:12px 24px;font-size:14px;border-radius:14px}
header.nav.solid{background:rgba(242,236,225,.9);backdrop-filter:blur(14px);border-color:var(--line-soft);box-shadow:0 1px 30px rgba(23,22,17,.05)}
header.nav.solid .brand,header.nav.solid nav.links a,header.nav.solid .nav-r .call{color:var(--ink)}
header.nav.solid .btn-fill{background:var(--teal);color:#F2ECE1}
.navtoggle{display:none;background:none;border:none;color:#F2ECE1;font-size:26px;cursor:pointer}header.nav.solid .navtoggle{color:var(--ink)}
.mobilemenu{position:fixed;inset:0;z-index:39;background:var(--dark);color:#F2ECE1;display:flex;flex-direction:column;justify-content:center;padding:0 40px;gap:6px;transform:translateY(-100%);transition:transform .6s var(--ease);opacity:0;visibility:hidden}
.mobilemenu.open{transform:none;opacity:1;visibility:visible}
.mobilemenu a{font-family:"Fraunces";font-size:2rem;font-weight:400;padding:10px 0;border-bottom:1px solid rgba(242,236,225,.12)}
.mobilemenu .x{position:absolute;top:26px;right:30px;font-size:30px;cursor:pointer}

/* ---------------- generic hero band (interior pages) ---------------- */
.phero{position:relative;color:#F5EFE3;overflow:hidden;min-height:62vh;display:flex;align-items:flex-end}
.phero .bgimg{position:absolute;inset:-8% 0;z-index:0;filter:saturate(.72) brightness(.82) contrast(1.06)}
.phero.grad{background:radial-gradient(120% 80% at 78% 10%,rgba(255,196,120,.4),transparent 46%),linear-gradient(165deg,#1f4b57,#123430 75%)}
.phero .scrim{position:absolute;inset:0;z-index:1;background:linear-gradient(180deg,rgba(6,14,16,.72) 0%,rgba(6,14,16,.52) 30%,rgba(6,13,15,.72) 60%,rgba(4,10,12,.97) 100%)}
.phero .glow{position:absolute;inset:0;z-index:1;mix-blend-mode:screen;opacity:.12;background:radial-gradient(46% 46% at 74% 26%,rgba(255,196,120,.5),transparent 60%)}
.phero .vign{position:absolute;inset:0;z-index:1;background:radial-gradient(120% 110% at 50% 40%,transparent 55%,rgba(6,14,16,.5))}
.phero .wrap{position:relative;z-index:2;width:100%;padding:130px 0 clamp(40px,6vw,72px)}
.crumb{font-size:13px;color:rgba(245,239,227,.75);margin-bottom:18px;letter-spacing:.02em}
.crumb a:hover{text-decoration:underline}
.phero .eyebrow{color:var(--gold);margin-bottom:18px;text-shadow:0 1px 8px rgba(5,12,14,.65)}
.phero h1{font-size:clamp(2.6rem,6vw,5rem);font-weight:300;letter-spacing:-.03em;max-width:20ch;line-height:1.02;text-shadow:0 2px 16px rgba(4,11,13,.72),0 1px 2px rgba(4,11,13,.6)}
.phero h1 em{font-style:italic;color:#FCEBCF}
.phero .lede{font-size:clamp(1.05rem,1.6vw,1.28rem);max-width:56ch;color:rgba(245,239,227,.97);margin-top:20px;text-shadow:0 1px 10px rgba(4,11,13,.72)}
.phero .meta{display:flex;gap:22px;flex-wrap:wrap;font-size:13px;color:rgba(245,239,227,.82);font-weight:500;border-top:1px solid rgba(245,239,227,.28);padding-top:16px;margin-top:26px;text-shadow:0 1px 6px rgba(4,11,13,.6)}

/* section header */
.shead{display:flex;justify-content:space-between;align-items:flex-end;gap:24px;margin-bottom:clamp(34px,4.5vw,56px);flex-wrap:wrap}
.shead h2{font-size:clamp(1.9rem,3.7vw,3.1rem);font-weight:300;letter-spacing:-.02em;line-height:1.05;max-width:18ch}
.shead .eyebrow{margin-bottom:14px;display:block}
section{padding:clamp(70px,9vw,120px) 0}
.sec-tight{padding:clamp(48px,6vw,80px) 0}

/* ---------------- article / prose (blog + neighborhood) ---------------- */
.prose{font-size:1.12rem;line-height:1.75;color:var(--ink-70)}
.prose>*{margin-bottom:1.15em}
.prose h2{font-family:"Fraunces";font-size:clamp(1.7rem,3vw,2.4rem);font-weight:400;color:var(--ink);letter-spacing:-.015em;line-height:1.12;margin:1.6em 0 .5em;scroll-margin-top:100px}
.prose h3{font-family:"Fraunces";font-size:1.35rem;font-weight:500;color:var(--ink);margin:1.4em 0 .4em}
.prose p{margin-bottom:1.15em}
.prose strong{color:var(--ink);font-weight:600}
.prose a{color:var(--teal);border-bottom:1px solid rgba(28,75,72,.35)}.prose a:hover{border-color:var(--teal)}
.prose ul,.prose ol{margin:0 0 1.3em 1.3em}.prose li{margin-bottom:.55em}
.prose blockquote{font-family:"Fraunces";font-style:italic;font-size:1.5rem;line-height:1.4;color:var(--ink);border-left:3px solid var(--sand);padding:.2em 0 .2em 1.1em;margin:1.6em 0}
.prose img{width:100%;border-radius:0;margin:1.8em 0}
.prose figure{margin:1.8em 0}.prose figcaption{font-size:13.5px;color:var(--ink-45);margin-top:8px}
.lead-para{font-size:1.32rem;line-height:1.55;color:var(--ink);font-weight:400;margin-bottom:1.4em}
.pull{background:var(--paper-2);border:1px solid var(--line);padding:26px 28px;margin:2em 0}
.pull .t{font-size:11.5px;font-weight:700;letter-spacing:.14em;text-transform:uppercase;color:var(--sand);margin-bottom:8px}
.pull.teal{background:var(--teal);color:#F2ECE1;border:none}.pull.teal .t{color:var(--gold)}
.pull.teal a{color:#FCEBCF;border-color:rgba(252,235,207,.4)}

/* data table */
.dtable{overflow-x:auto;margin:1.8em 0;border:1px solid var(--line)}
.dtable table{border-collapse:collapse;width:100%;font-size:15px;background:#fff;min-width:520px}
.dtable th{background:var(--dark);color:#F2ECE1;text-align:left;padding:12px 15px;font-size:13px;font-weight:600;vertical-align:top}
.dtable td{padding:11px 15px;border-top:1px solid var(--line);vertical-align:top;color:var(--ink-70)}
.dtable tr:nth-child(even) td{background:#FBF7EF}

/* article layout w/ rail */
.artwrap{display:grid;grid-template-columns:1fr 300px;gap:clamp(30px,5vw,64px);max-width:1160px;margin:0 auto;padding:clamp(50px,7vw,90px) clamp(20px,5vw,40px)}
.artwrap.solo{grid-template-columns:minmax(0,760px);justify-content:center}
aside.rail{align-self:start;position:sticky;top:100px}
.toc{border:1px solid var(--line);padding:20px 22px;margin-bottom:20px}
.toc h4{font-size:11.5px;text-transform:uppercase;letter-spacing:.14em;color:var(--sand);margin-bottom:12px}
.toc a{display:block;font-size:14px;color:var(--ink-70);padding:5px 0;border-bottom:1px dashed var(--line)}
.toc a:hover{color:var(--teal)}.toc a:last-child{border:none}
.rail-cta{background:var(--dark);color:#F5EFE3;padding:24px}
.rail-cta h4{font-family:"Fraunces";font-size:1.25rem;font-weight:400;margin-bottom:8px;line-height:1.15}
.rail-cta p{font-size:13.5px;color:rgba(245,239,227,.7);margin-bottom:16px}
.rail-cta .btn{width:100%;justify-content:center}
.rail-cta .btn-fill{background:#F2ECE1;color:var(--teal-deep)}

/* ---------------- cards / grids ---------------- */
.grid-3{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(18px,2.4vw,32px)}
.grid-2{display:grid;grid-template-columns:repeat(2,1fr);gap:clamp(18px,2.4vw,32px)}
.grid-4{display:grid;grid-template-columns:repeat(4,1fr);gap:clamp(16px,2vw,26px)}

/* property card */
.pcard{cursor:pointer;display:block;color:inherit}
.pcard .im{position:relative;aspect-ratio:4/5;overflow:hidden;background:#c9d2cd}
.pcard .im .bgimg{position:absolute;inset:0;transition:transform 1.3s var(--ease);filter:saturate(1.05) contrast(1.03)}
.pcard:hover .im .bgimg{transform:scale(1.06)}
.pcard .im::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,transparent 55%,rgba(10,20,20,.4))}
.pcard .badge{position:absolute;top:16px;left:16px;z-index:2;background:rgba(245,240,230,.92);color:var(--teal-deep);font-size:11px;font-weight:600;letter-spacing:.08em;text-transform:uppercase;padding:6px 12px}
.pcard .meta{display:flex;justify-content:space-between;align-items:baseline;padding:18px 2px 0}
.pcard .price{font-family:"Fraunces";font-size:1.55rem;font-weight:400}
.pcard .specs{font-size:13px;color:var(--ink-45);font-weight:500}
.pcard .addr{font-size:14.5px;color:var(--ink-70);padding:4px 2px 0}

/* editorial link card (blog / neighborhoods) */
.ecard{display:block;color:inherit;background:var(--card);border:1px solid var(--line);transition:transform .5s var(--ease),box-shadow .5s}
.ecard:hover{transform:translateY(-5px);box-shadow:0 30px 60px rgba(23,22,17,.1)}
.ecard .im{position:relative;aspect-ratio:3/2;overflow:hidden;background:#c9d2cd}
.ecard .im .bgimg{position:absolute;inset:0;transition:transform 1.2s var(--ease)}
.ecard:hover .im .bgimg{transform:scale(1.05)}
.ecard .im .g{position:absolute;inset:0}
.ecard .b{padding:22px 24px 26px}
.ecard .k{font-size:11.5px;font-weight:700;letter-spacing:.12em;text-transform:uppercase;color:var(--sand)}
.ecard h3{font-family:"Fraunces";font-size:1.4rem;font-weight:400;margin:10px 0 8px;line-height:1.14}
.ecard p{font-size:14.5px;color:var(--ink-70);margin-bottom:14px}

/* stat band */
.figs{display:flex;gap:clamp(28px,5vw,60px);flex-wrap:wrap}
.fig .n{font-family:"Fraunces";font-size:2.4rem;font-weight:400}
.fig .l{font-size:13px;color:var(--ink-45);margin-top:5px}

/* gradient tile fallbacks */
.g-a{background:linear-gradient(160deg,#2f6274,#16323b)}
.g-b{background:linear-gradient(160deg,#3d6d5f,#20433c)}
.g-c{background:linear-gradient(160deg,#c99f68,#7e5f38)}
.g-d{background:linear-gradient(160deg,#5c93a6,#1f4b57)}

/* dark section */
.dark{background:var(--dark);color:#F5EFE3}
.dark .eyebrow{color:var(--gold)}
.dark h2{color:#F5EFE3}
.dark .fig .l{color:rgba(245,239,227,.7)}

/* CTA over image */
.cta{position:relative;min-height:76vh;display:flex;align-items:center;justify-content:center;text-align:center;color:#F5EFE3;overflow:hidden}
.cta .bgimg{position:absolute;inset:-10% 0;z-index:0;filter:saturate(1.05) contrast(1.04)}
.cta .scrim{position:absolute;inset:0;z-index:1;background:radial-gradient(90% 90% at 50% 50%,rgba(9,18,19,.45),rgba(9,18,19,.8))}
.cta .glow{position:absolute;inset:0;z-index:1;mix-blend-mode:screen;opacity:.4;background:radial-gradient(50% 50% at 50% 40%,rgba(255,196,120,.5),transparent 60%)}
.cta .wrap{position:relative;z-index:2}
.cta h2{font-size:clamp(2.4rem,6vw,5rem);font-weight:300;letter-spacing:-.03em;line-height:1;max-width:16ch;margin:0 auto 32px}
.cta h2 em{font-style:italic;color:#FCEBCF}
.cta .btn-fill{background:#F2ECE1;color:var(--teal-deep)}.cta .btn-fill:hover{background:#fff}
.cta .btn-line{border-color:rgba(245,239,227,.45);color:#F5EFE3}.cta .btn-line:hover{background:#F5EFE3;color:var(--teal-deep);border-color:#F5EFE3}

/* forms */
.field{margin-bottom:18px}
.field label{display:block;font-size:12px;letter-spacing:.1em;text-transform:uppercase;color:var(--ink-45);font-weight:600;margin-bottom:7px}
.field input,.field select,.field textarea{width:100%;border:1px solid var(--line);background:#fff;padding:14px 16px;font-family:"Satoshi";font-size:16px;color:var(--ink);outline:none;transition:border-color .3s}
.field input:focus,.field select:focus,.field textarea:focus{border-color:var(--teal)}

/* search bar (hero) */
.searchbar{display:flex;align-items:stretch;background:rgba(245,240,230,.97);color:var(--ink);max-width:700px;box-shadow:0 40px 90px rgba(6,16,18,.4)}
.searchbar .f{flex:1;display:flex;flex-direction:column;justify-content:center;padding:15px 22px;border-right:1px solid var(--line-soft)}
.searchbar .f label{font-size:10.5px;letter-spacing:.16em;text-transform:uppercase;color:var(--ink-45);font-weight:600;margin-bottom:3px}
.searchbar .f select,.searchbar .f input{border:none;background:none;outline:none;font-family:"Satoshi";font-size:15px;font-weight:500;color:var(--ink);width:100%}
.searchbar .go{background:var(--teal);color:#F2ECE1;display:flex;align-items:center;padding:0 30px;font-weight:500;font-size:15px;cursor:pointer;transition:background .4s}
.searchbar .go:hover{background:var(--teal-deep)}

/* ---------------- FOOTER ---------------- */
footer.site{background:var(--dark);color:rgba(245,239,227,.7);padding:clamp(60px,8vw,88px) 0 30px}
footer.site .top{display:grid;grid-template-columns:1.6fr 1fr 1fr 1fr;gap:40px;padding-bottom:46px;border-bottom:1px solid rgba(245,239,227,.14)}
footer.site .brand2 b{font-family:"Fraunces";color:#F5EFE3;font-size:22px;font-weight:400}
footer.site .brand2 p{margin:14px 0;max-width:32ch;font-size:14px;color:rgba(245,239,227,.6)}
footer.site h5{color:#F5EFE3;font-size:12px;letter-spacing:.14em;text-transform:uppercase;margin-bottom:16px;font-weight:600}
footer.site a{display:block;margin-bottom:10px;font-size:14.5px;color:rgba(245,239,227,.7);transition:color .3s}footer.site a:hover{color:#F5EFE3}
footer.site .base{display:flex;justify-content:space-between;padding-top:24px;font-size:12.5px;color:rgba(245,239,227,.45);flex-wrap:wrap;gap:12px}
.disc{background:#0a1413;color:rgba(245,239,227,.4);font-size:11.5px;padding:16px 0;line-height:1.5}

@media(max-width:1000px){
  nav.links,.nav-r .call{display:none}
  .navtoggle{display:block}.nav-r .btn{display:none}
  .grid-3,.grid-4{grid-template-columns:1fr 1fr}
  .artwrap{grid-template-columns:1fr}.toc{display:none}
  footer.site .top{grid-template-columns:1fr 1fr}
}
@media(max-width:640px){
  .grid-3,.grid-2,.grid-4{grid-template-columns:1fr}
  .searchbar{flex-wrap:wrap}.searchbar .f{flex-basis:100%;border-right:none;border-bottom:1px solid var(--line-soft)}
  .searchbar .go{flex-basis:100%;justify-content:center;padding:15px}
  footer.site .top{grid-template-columns:1fr}
  .phero h1{font-size:clamp(2.2rem,10vw,3rem)}
}

/* ============ dropdown navigation ============ */
.navitem{position:relative;display:flex;align-items:center}
.navitem>a{color:#F2ECE1;font-size:14.5px;font-weight:500;opacity:.92;display:inline-flex;align-items:center;gap:6px;white-space:nowrap;position:relative;transition:opacity .3s,color .6s var(--ease)}
.navitem>a:hover{opacity:.6}
.navitem.has-sub>a::after{content:"⌄";font-size:13px;line-height:1;opacity:.6;transform:translateY(-1px)}
.navitem>a.on{color:var(--gold);opacity:1}
header.nav.solid .navitem>a{color:var(--ink)}
header.nav.solid .navitem>a.on{color:var(--sand)}
.submenu{position:absolute;top:100%;left:50%;transform:translateX(-50%) translateY(10px);min-width:216px;background:var(--card);border:1px solid var(--line-soft);box-shadow:0 18px 50px rgba(12,20,20,.22);padding:8px;display:flex;flex-direction:column;gap:2px;border-radius:14px;opacity:0;visibility:hidden;pointer-events:none;transition:opacity .26s var(--ease),transform .26s var(--ease);z-index:50}
.navitem:hover>.submenu{opacity:1;visibility:visible;pointer-events:auto;transform:translateX(-50%) translateY(0)}
.submenu::before{content:"";position:absolute;top:-12px;left:0;right:0;height:12px}
.submenu a{color:var(--ink);font-size:13.5px;font-weight:500;opacity:1;padding:9px 14px;white-space:nowrap;transition:background .2s,color .2s}
.submenu a:hover,header.nav.solid .submenu a:hover{background:var(--teal);color:#F5EFE3;opacity:1}
header.nav.solid .submenu a{color:var(--ink)}

/* ============ grouped mobile menu ============ */
@media(max-width:1000px){
  .mobilemenu{justify-content:flex-start;overflow-y:auto;padding-top:90px;padding-bottom:44px;gap:1px}
  .mobilemenu a{font-family:"Fraunces";font-size:1.34rem;padding:8px 0;border-bottom:1px solid rgba(242,236,225,.1)}
  .mobilemenu .mlabel{display:block;font-family:"Satoshi";font-size:11px;font-weight:600;letter-spacing:.24em;text-transform:uppercase;color:var(--gold);margin:20px 0 3px}
  .mobilemenu .mlabel:first-of-type{margin-top:4px}
  .mobilemenu .mphone{font-family:"Satoshi";font-weight:700;font-size:1.1rem;margin-top:20px;border:none;color:var(--gold)}
}