/* ==========================================================================
   Ivey Real Estate Club
   Palette and type derived from the IREC deck system (Ivey green #034638,
   sage #6E8F82, mist #EDF2F0) and the Garamond/sans pairing used on slides.
   ========================================================================== */

:root {
  --ink:          #14201C;
  --ink-soft:     #46544E;
  --forest:       #034638;
  --forest-deep:  #062E25;
  --forest-mid:   #274F44;
  --moss:         #6E8F82;
  --sage:         #AFC4BC;
  --mist:         #EDF2F0;
  --paper:        #FBFCFB;
  --line:         #D3DEDA;
  --line-dark:    rgba(255,255,255,.16);

  --serif: "EB Garamond", "Garamond", "Iowan Old Style", Georgia, serif;
  --sans:  "Archivo", "Helvetica Neue", Arial, sans-serif;

  --wrap: 1180px;
  --gutter: 24px;
  --section: 104px;
  --radius: 3px;
}

/* ---------- reset ---------- */
*, *::before, *::after { box-sizing: border-box; }
html { -webkit-text-size-adjust: 100%; scroll-behavior: smooth; }
body {
  margin: 0;
  background: var(--paper);
  color: var(--ink);
  font-family: var(--sans);
  font-size: 17px;
  line-height: 1.65;
  font-weight: 400;
  -webkit-font-smoothing: antialiased;
}
img { max-width: 100%; display: block; }
a { color: inherit; }
button { font: inherit; }

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after { animation-duration: .001ms !important; transition-duration: .001ms !important; }
}

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

/* ---------- type ---------- */
h1, h2, h3, h4 {
  font-family: var(--serif);
  font-weight: 500;
  letter-spacing: -0.01em;
  line-height: 1.12;
  margin: 0 0 .5em;
}
h1 { font-size: clamp(2.75rem, 6.2vw, 4.6rem); }
h1.h1--long { font-size: clamp(1.95rem, 3.3vw, 2.75rem); line-height: 1.16; max-width: 100%; }
h2 { font-size: clamp(2rem, 3.6vw, 2.9rem); }
h3 { font-size: clamp(1.3rem, 2vw, 1.6rem); line-height: 1.2; }
h4 { font-size: 1.1rem; font-family: var(--sans); font-weight: 600; letter-spacing: 0; }
p  { margin: 0 0 1.1em; max-width: 66ch; }
.lede {
  font-size: clamp(1.1rem, 1.6vw, 1.3rem);
  line-height: 1.55;
  color: var(--ink-soft);
  max-width: 58ch;
}

.wrap { width: 100%; max-width: var(--wrap); margin: 0 auto; padding: 0 var(--gutter); }
.section { padding: var(--section) 0; }
.section--tight { padding: 68px 0; }
.section--mist { background: var(--mist); }
.section--forest { background: var(--forest); color: #fff; }
.section--forest h2, .section--forest h3 { color: #fff; }
.section--forest p { color: rgba(255,255,255,.82); }

.rule { height: 1px; background: var(--line); border: 0; margin: 0; }

.kicker {
  font-family: var(--sans);
  font-size: .78rem;
  font-weight: 600;
  letter-spacing: .04em;
  color: var(--moss);
  margin: 0 0 14px;
  display: block;
}
.section--forest .kicker { color: var(--sage); }

/* ---------- buttons ---------- */
.btn {
  display: inline-block;
  font-family: var(--sans);
  font-size: .95rem;
  font-weight: 600;
  letter-spacing: .01em;
  padding: 14px 26px;
  border-radius: var(--radius);
  text-decoration: none;
  border: 1px solid transparent;
  transition: background .18s ease, color .18s ease, border-color .18s ease;
  cursor: pointer;
}
.btn--solid { background: var(--forest); color: #fff; }
.btn--solid:hover { background: var(--forest-deep); }
.btn--ghost { border-color: var(--line); color: var(--ink); background: transparent; }
.btn--ghost:hover { border-color: var(--forest); color: var(--forest); }
.btn--light { background: #fff; color: var(--forest); }
.btn--light:hover { background: var(--mist); }
.btn--outline-light { border-color: rgba(255,255,255,.45); color: #fff; }
.btn--outline-light:hover { border-color: #fff; background: rgba(255,255,255,.08); }
.btn-row { display: flex; flex-wrap: wrap; gap: 12px; margin-top: 28px; }

.textlink {
  font-weight: 600;
  font-size: .95rem;
  text-decoration: none;
  border-bottom: 1px solid var(--moss);
  padding-bottom: 2px;
  color: var(--forest);
}
.textlink:hover { border-color: var(--forest); }

/* ---------- header ---------- */
.header {
  position: sticky; top: 0; z-index: 60;
  background: rgba(251,252,251,.93);
  backdrop-filter: saturate(140%) blur(10px);
  border-bottom: 1px solid transparent;
  transition: border-color .2s ease, box-shadow .2s ease;
}
.header.is-stuck { border-color: var(--line); }
.header__inner {
  display: flex; align-items: center; justify-content: space-between;
  height: 76px;
}
.brand { display: flex; align-items: center; gap: 12px; text-decoration: none; }
.brand img { width: 38px; height: 38px; }
.brand__name {
  font-family: var(--serif);
  font-size: 1.18rem;
  line-height: 1.05;
  letter-spacing: -0.01em;
}
.brand__sub {
  display: block;
  font-family: var(--sans);
  font-size: .62rem;
  letter-spacing: .14em;
  text-transform: uppercase;
  color: var(--moss);
  margin-top: 3px;
}
.nav { display: flex; align-items: center; gap: 30px; }
.nav a {
  text-decoration: none;
  font-size: .95rem;
  font-weight: 500;
  color: var(--ink-soft);
  padding: 6px 0;
  border-bottom: 1px solid transparent;
}
.nav a:hover { color: var(--ink); }
.nav a.is-active { color: var(--forest); border-color: var(--forest); font-weight: 600; }
.nav a.btn { margin-left: 6px; padding: 10px 20px; color: #fff; border-bottom: 0; }
.nav a.btn:hover { color: #fff; }

.nav-toggle {
  display: none; background: none; border: 0; padding: 8px; cursor: pointer;
}
.nav-toggle span {
  display: block; width: 22px; height: 1.5px; background: var(--ink); margin: 5px 0;
  transition: transform .2s ease, opacity .2s ease;
}
.nav-toggle[aria-expanded="true"] span:nth-child(1) { transform: translateY(6.5px) rotate(45deg); }
.nav-toggle[aria-expanded="true"] span:nth-child(2) { opacity: 0; }
.nav-toggle[aria-expanded="true"] span:nth-child(3) { transform: translateY(-6.5px) rotate(-45deg); }

@media (max-width: 900px) {
  .nav-toggle { display: block; }
  .nav {
    position: fixed; inset: 76px 0 auto 0;
    background: var(--paper);
    border-bottom: 1px solid var(--line);
    flex-direction: column; align-items: stretch; gap: 0;
    padding: 8px var(--gutter) 24px;
    display: none;
  }
  .nav.is-open { display: flex; }
  .nav a { padding: 14px 0; border-bottom: 1px solid var(--line); font-size: 1.05rem; }
  .nav a.is-active { border-color: var(--forest); }
  .nav .btn { margin: 18px 0 0; text-align: center; }
}

/* ---------- status bar ---------- */
.status {
  background: var(--forest-deep);
  color: #fff;
  font-size: .86rem;
}
.status__inner {
  display: flex; align-items: center; gap: 16px; flex-wrap: wrap;
  padding-top: 11px; padding-bottom: 11px;
}
.status__dot {
  width: 7px; height: 7px; border-radius: 50%; background: #7FD1A6; flex: none;
  box-shadow: 0 0 0 4px rgba(127,209,166,.18);
}
.status__text { color: rgba(255,255,255,.9); }
.status__text strong { color: #fff; font-weight: 600; }
.status a { color: #fff; margin-left: auto; font-weight: 600; text-decoration: none; border-bottom: 1px solid rgba(255,255,255,.5); }
@media (max-width: 700px) { .status a { margin-left: 0; } }

/* ---------- hero ---------- */
.hero { background: var(--forest); color: #fff; position: relative; overflow: hidden; }
.hero__grid {
  display: grid; grid-template-columns: 1.05fr .95fr; align-items: stretch; gap: 0;
  max-width: var(--wrap); margin: 0 auto;
}
.hero__copy { padding: 92px var(--gutter) 96px 0; }
.hero__copy > * { opacity: 0; transform: translateY(14px); animation: rise .7s cubic-bezier(.22,.61,.36,1) forwards; }
.hero__copy > *:nth-child(1) { animation-delay: .05s; }
.hero__copy > *:nth-child(2) { animation-delay: .14s; }
.hero__copy > *:nth-child(3) { animation-delay: .23s; }
.hero__copy > *:nth-child(4) { animation-delay: .32s; }
@keyframes rise { to { opacity: 1; transform: none; } }
@media (prefers-reduced-motion: reduce) { .hero__copy > * { opacity: 1; transform: none; } }

.hero h1 { color: #fff; margin-bottom: .35em; }
.hero p { color: rgba(255,255,255,.84); font-size: 1.15rem; max-width: 46ch; }
.hero__eyebrow {
  font-size: .95rem; font-weight: 500; color: var(--sage);
  margin-bottom: 26px; padding-bottom: 18px;
  border-bottom: 1px solid var(--line-dark); max-width: 22ch;
}
.hero__media { position: relative; margin-right: calc((100vw - var(--wrap)) / -2); }
@media (max-width: 1228px) { .hero__media { margin-right: calc(var(--gutter) * -1); } }
.hero__media img { width: 100%; height: 100%; object-fit: cover; min-height: 420px; }
.hero__media::after {
  content: ""; position: absolute; inset: 0;
  background: linear-gradient(90deg, var(--forest) 0%, rgba(3,70,56,.25) 38%, rgba(3,70,56,0) 70%);
}
@media (max-width: 900px) {
  .hero__grid { grid-template-columns: 1fr; }
  .hero__copy { padding: 64px 0 56px; }
  .hero__media { margin: 0 calc(var(--gutter) * -1); }
  .hero__media img { min-height: 260px; }
  .hero__media::after { background: linear-gradient(180deg, var(--forest) 0%, rgba(3,70,56,0) 45%); }
}
@media (max-width: 900px) { .hero .wrap { padding-bottom: 0; } }

/* page hero (interior pages) */
.pagehead { background: var(--forest); color: #fff; padding: 86px 0 78px; }
.pagehead h1 { color: #fff; font-size: clamp(2.4rem, 5vw, 3.7rem); margin-bottom: .3em; }
.pagehead p { color: rgba(255,255,255,.82); font-size: 1.12rem; max-width: 54ch; margin: 0; }

/* ---------- stats ---------- */
.stats {
  display: grid; grid-template-columns: repeat(4, 1fr);
  border-top: 1px solid var(--line); border-left: 1px solid var(--line);
}
.stat { border-right: 1px solid var(--line); border-bottom: 1px solid var(--line); padding: 34px 26px; }
.stat__n { font-family: var(--serif); font-size: clamp(2.4rem, 4vw, 3.2rem); line-height: 1; color: var(--forest); }
.stat__l { font-size: .88rem; color: var(--ink-soft); margin-top: 10px; }
.section--forest .stats { border-color: var(--line-dark); }
.section--forest .stat { border-color: var(--line-dark); }
.section--forest .stat__n { color: #fff; }
.section--forest .stat__l { color: rgba(255,255,255,.72); }
@media (max-width: 760px) { .stats { grid-template-columns: repeat(2, 1fr); } }

/* ---------- generic column grids ---------- */
.grid { display: grid; gap: 40px; }
.grid--2 { grid-template-columns: repeat(2, 1fr); }
.grid--3 { grid-template-columns: repeat(3, 1fr); }
.grid--4 { grid-template-columns: repeat(4, 1fr); }
.grid--split { grid-template-columns: 1fr 1.15fr; gap: 64px; align-items: start; }
@media (max-width: 980px) {
  .grid--3, .grid--4 { grid-template-columns: repeat(2, 1fr); }
  .grid--split { grid-template-columns: 1fr; gap: 36px; }
}
@media (max-width: 620px) {
  .grid--2, .grid--3, .grid--4 { grid-template-columns: 1fr; }
}

.pillar { border-top: 2px solid var(--forest); padding-top: 22px; }
.pillar h3 { margin-bottom: .4em; }
.pillar p { font-size: .98rem; color: var(--ink-soft); margin: 0; }

/* ---------- firm wall ---------- */
.wall {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  column-gap: 32px;
  font-family: var(--serif);
  line-height: 1.3;
}
.wall span {
  font-size: clamp(1.05rem, 1.5vw, 1.32rem);
  color: #fff;
  padding: 15px 0;
  border-top: 1px solid var(--line-dark);
}
@media (max-width: 900px) { .wall { grid-template-columns: repeat(2, 1fr); column-gap: 24px; } }
@media (max-width: 480px) { .wall { grid-template-columns: 1fr; } }

/* ---------- feature block ---------- */
.feature { display: grid; grid-template-columns: 1fr 1fr; gap: 0; align-items: stretch; }
.feature__media img { width: 100%; height: 100%; object-fit: cover; min-height: 400px; }
.feature__body { padding: 72px 0 72px 64px; }
.feature--flip .feature__media { order: 2; }
.feature--flip .feature__body { padding: 72px 64px 72px 0; }
@media (max-width: 900px) {
  .feature { grid-template-columns: 1fr; }
  .feature__body, .feature--flip .feature__body { padding: 44px 0 8px; }
  .feature--flip .feature__media { order: 0; }
  .feature__media img { min-height: 240px; }
}

/* ---------- people ---------- */
.people { display: grid; grid-template-columns: repeat(4, 1fr); gap: 44px 32px; }
@media (max-width: 980px) { .people { grid-template-columns: repeat(3, 1fr); gap: 36px 24px; } }
@media (max-width: 680px) { .people { grid-template-columns: repeat(2, 1fr); gap: 30px 20px; } }
.person { text-align: center; }
.person img {
  width: 100%; height: auto; max-width: 190px; aspect-ratio: 1; object-fit: cover;
  border-radius: 50%; margin: 0 auto 16px;
  border: 1px solid var(--line);
}
.person__name { font-family: var(--sans); font-weight: 600; font-size: 1rem; margin: 0; }
.person__role { font-size: .88rem; color: var(--moss); margin: 3px 0 0; }
.person__mail { font-size: .8rem; color: var(--ink-soft); text-decoration: none; display: inline-block; margin-top: 7px; border-bottom: 1px solid var(--line); word-break: break-all; }
.person__mail:hover { color: var(--forest); border-color: var(--forest); }

/* ---------- panelists ---------- */
.panelists { display: grid; grid-template-columns: repeat(3, 1fr); gap: 28px; }
@media (max-width: 760px) { .panelists { grid-template-columns: repeat(2, 1fr); } }
@media (max-width: 460px) { .panelists { grid-template-columns: 1fr; } }
.panelist {
  border-top: 1px solid var(--line);
  padding-top: 18px;
}
.panelist strong { display: block; font-weight: 600; font-size: 1.02rem; }
.panelist span { display: block; font-size: .9rem; color: var(--ink-soft); }
.panelist em { display: block; font-family: var(--serif); font-style: normal; font-size: 1.05rem; color: var(--forest); margin-top: 6px; }
.section--forest .panelist { border-color: var(--line-dark); }
.section--forest .panelist span { color: rgba(255,255,255,.7); }
.section--forest .panelist em { color: var(--sage); }

/* ---------- list / dates ---------- */
.dates { border-top: 1px solid var(--line); }
.date-row {
  display: grid; grid-template-columns: 210px 1fr auto; gap: 24px; align-items: baseline;
  padding: 22px 0; border-bottom: 1px solid var(--line);
}
.date-row__when { font-family: var(--serif); font-size: 1.25rem; color: var(--forest); }
.date-row__what strong { display: block; font-weight: 600; }
.date-row__what span { font-size: .92rem; color: var(--ink-soft); }
.date-row__tag {
  font-size: .72rem; font-weight: 600; letter-spacing: .06em; text-transform: uppercase;
  color: var(--moss); border: 1px solid var(--line); border-radius: 100px; padding: 4px 12px;
  white-space: nowrap;
}
.date-row.is-past { opacity: .5; }
@media (max-width: 760px) {
  .date-row { grid-template-columns: 1fr; gap: 6px; }
  .date-row__tag { justify-self: start; margin-top: 6px; }
}

/* ---------- steps ---------- */
.steps { counter-reset: step; display: grid; gap: 0; }
.step {
  display: grid; grid-template-columns: 54px 1fr; gap: 22px;
  padding: 26px 0; border-bottom: 1px solid var(--line);
}
.step:first-child { border-top: 1px solid var(--line); }
.step__n {
  font-family: var(--serif); font-size: 1.6rem; color: var(--moss); line-height: 1;
}
.step h4 { margin: 0 0 5px; }
.step p { margin: 0; font-size: .96rem; color: var(--ink-soft); }

/* ---------- role tabs ---------- */
.tabs { display: flex; flex-wrap: wrap; gap: 8px; margin-bottom: 34px; }
.tab {
  background: transparent; border: 1px solid var(--line); border-radius: 100px;
  padding: 9px 20px; font-size: .92rem; font-weight: 500; color: var(--ink-soft);
  cursor: pointer; transition: all .16s ease;
}
.tab:hover { border-color: var(--moss); color: var(--ink); }
.tab[aria-selected="true"] { background: var(--forest); border-color: var(--forest); color: #fff; font-weight: 600; }
.panel { display: none; }
.panel.is-active { display: block; animation: fade .25s ease; }
@keyframes fade { from { opacity: 0; } to { opacity: 1; } }

.role { display: grid; grid-template-columns: 260px 1fr; gap: 48px; align-items: start; }
@media (max-width: 860px) { .role { grid-template-columns: 1fr; gap: 28px; } }
.role__meta { background: var(--forest); color: #fff; padding: 30px; border-radius: var(--radius); }
.role__meta dl { margin: 0; }
.role__meta dt { font-size: .74rem; letter-spacing: .08em; text-transform: uppercase; color: var(--sage); margin-top: 18px; }
.role__meta dt:first-child { margin-top: 0; }
.role__meta dd { margin: 3px 0 0; font-weight: 500; }
.role__cols { display: grid; grid-template-columns: 1fr 1fr; gap: 40px; }
@media (max-width: 620px) { .role__cols { grid-template-columns: 1fr; gap: 26px; } }
.ticks { list-style: none; margin: 0; padding: 0; }
.ticks li { position: relative; padding-left: 22px; margin-bottom: 13px; font-size: .96rem; color: var(--ink-soft); }
.ticks li::before {
  content: ""; position: absolute; left: 0; top: .62em;
  width: 7px; height: 7px; border: 1px solid var(--moss); border-radius: 50%;
}

/* ---------- partners ---------- */
.tier { margin-bottom: 64px; }
.tier__label {
  display: flex; align-items: baseline; gap: 16px; margin-bottom: 30px;
}
.tier__label h3 { margin: 0; }
.tier__label .rule-grow { flex: 1; height: 1px; background: var(--line); }
.logos { display: grid; grid-template-columns: repeat(3, 1fr); gap: 36px; align-items: center; }
@media (max-width: 700px) { .logos { grid-template-columns: repeat(2, 1fr); gap: 28px; } }
.logos--single { grid-template-columns: 1fr; max-width: 340px; }
.logo-cell {
  background: #fff; border: 1px solid var(--line); border-radius: var(--radius);
  height: 132px; display: flex; align-items: center; justify-content: center; padding: 26px;
}
.logo-cell img { max-height: 100%; width: auto; object-fit: contain; }
.logos--single .logo-cell { height: 160px; }

/* ---------- quote ---------- */
.quote { max-width: 780px; }
.quote p {
  font-family: var(--serif); font-size: clamp(1.4rem, 2.6vw, 1.95rem);
  line-height: 1.38; color: var(--ink); max-width: none;
}
.section--forest .quote p { color: #fff; }
.quote cite { font-style: normal; font-size: .92rem; color: var(--ink-soft); }
.section--forest .quote cite { color: var(--sage); }

/* ---------- CTA ---------- */
.cta { background: var(--forest-deep); color: #fff; padding: 84px 0; }
.cta__inner { display: grid; grid-template-columns: 1.3fr 1fr; gap: 56px; align-items: end; }
.cta .btn-row { margin-top: 0; justify-content: flex-end; }
@media (max-width: 860px) {
  .cta__inner { grid-template-columns: 1fr; gap: 8px; align-items: start; }
  .cta .btn-row { justify-content: flex-start; margin-top: 22px; }
}
.cta h2 { color: #fff; margin-bottom: .3em; }
.cta p { color: rgba(255,255,255,.8); max-width: 52ch; }

/* ---------- footer ---------- */
.footer { background: var(--ink); color: rgba(255,255,255,.7); padding: 70px 0 34px; font-size: .92rem; }
.footer__grid { display: grid; grid-template-columns: 1.4fr 1fr 1fr 1.2fr; gap: 40px; }
@media (max-width: 860px) { .footer__grid { grid-template-columns: 1fr 1fr; gap: 34px; } }
@media (max-width: 520px) { .footer__grid { grid-template-columns: 1fr; } }
.footer h4 { color: #fff; font-family: var(--serif); font-size: 1.12rem; font-weight: 500; margin-bottom: 16px; }
.footer a { color: rgba(255,255,255,.7); text-decoration: none; }
.footer a:hover { color: #fff; }
.footer ul { list-style: none; margin: 0; padding: 0; }
.footer li { margin-bottom: 10px; }
.footer__brand img { width: 46px; margin-bottom: 18px; }
.footer__brand p { color: rgba(255,255,255,.62); font-size: .92rem; max-width: 32ch; }
.footer__base {
  margin-top: 54px; padding-top: 22px; border-top: 1px solid rgba(255,255,255,.12);
  display: flex; justify-content: space-between; gap: 16px; flex-wrap: wrap;
  font-size: .84rem; color: rgba(255,255,255,.5);
}

/* ---------- misc ---------- */
.note {
  background: var(--mist); border-left: 2px solid var(--moss);
  padding: 22px 26px; font-size: .95rem; color: var(--ink-soft);
}
.note p:last-child { margin-bottom: 0; }
.skip {
  position: absolute; left: -9999px; background: var(--forest); color: #fff;
  padding: 12px 20px; z-index: 100;
}
.skip:focus { left: 12px; top: 12px; }


/* ---------- membership block (Join page) ---------- */
.offer {
  display: grid; grid-template-columns: 1.35fr 1fr; gap: 48px; align-items: center;
  background: var(--mist); border: 1px solid var(--line); border-radius: var(--radius);
  padding: 44px 46px;
}
.offer__action { text-align: right; }
.offer__note { font-size: .88rem; color: var(--ink-soft); margin: 16px 0 0; max-width: 34ch; margin-left: auto; }
.btn--lg { font-size: 1rem; padding: 15px 30px; }
@media (max-width: 860px) {
  .offer { grid-template-columns: 1fr; gap: 26px; padding: 32px 26px; text-align: left; }
  .offer__action { text-align: left; }
  .offer__note { margin-left: 0; }
}


/* ---------- team tiers ---------- */
.people--duo {
  grid-template-columns: repeat(2, minmax(0, 240px));
  justify-content: center;
  gap: 44px 72px;
}
.people--duo .person img { max-width: 230px; }
.people--trio {
  grid-template-columns: repeat(3, minmax(0, 210px));
  justify-content: center;
}
.tier .tier__label { margin-bottom: 40px; }
.tier + .tier { margin-top: 12px; }
@media (max-width: 680px) {
  .people--duo { grid-template-columns: repeat(2, 1fr); gap: 30px 20px; }
  .people--trio { grid-template-columns: repeat(2, 1fr); }
}