/* ============================================================
   DMV Real Estate Research Institute
   Broadsheet design system — shared across all pages
   ============================================================ */

:root{
  --paper:#EDE8DC;
  --paper-raised:#F6F2E7;
  --ink:#1C2430;
  --ink-soft:#4B5261;
  --rule:#C7BEA9;
  --rule-strong:#A79C82;
  --dc:#2B4C7E;   /* District of Columbia */
  --md:#6E8B3D;   /* Maryland */
  --va:#A63D2F;   /* Virginia */
  --up:#6E8B3D;
  --down:#A63D2F;
  --serif:'Source Serif 4', Georgia, 'Times New Roman', serif;
  --sans:'IBM Plex Sans', -apple-system, BlinkMacSystemFont, 'Segoe UI', sans-serif;
  --mono:'IBM Plex Mono', 'SFMono-Regular', 'Courier New', monospace;
}

*{box-sizing:border-box; margin:0; padding:0;}
html{scroll-behavior:smooth;}
body{
  background:var(--paper);
  color:var(--ink);
  font-family:var(--sans);
  line-height:1.5;
  -webkit-font-smoothing:antialiased;
}
::selection{background:var(--dc); color:var(--paper-raised);}
a{color:inherit;}
img{max-width:100%;}

.wrap{max-width:1080px; margin:0 auto; padding:0 28px;}

/* ===== Masthead bar ===== */
.masthead-bar{
  border-bottom:1px solid var(--rule-strong);
  padding:14px 0;
  font-family:var(--mono);
  font-size:11px;
  letter-spacing:.08em;
  text-transform:uppercase;
  color:var(--ink-soft);
}
.masthead-bar .wrap{display:flex; justify-content:space-between; align-items:center; flex-wrap:wrap; gap:6px;}

/* ===== Masthead ===== */
.masthead{
  padding:36px 0 22px;
  border-bottom:3px double var(--ink);
}
.masthead .wrap{display:flex; justify-content:space-between; align-items:flex-end; gap:24px; flex-wrap:wrap;}
.brand{display:flex; align-items:center; gap:18px; text-decoration:none; color:inherit;}
.brand-mark{flex:none; width:54px; height:54px; display:block;}
.brand-lines{display:block;}
.brand-eyebrow{
  display:block;
  font-family:var(--mono);
  font-size:11px;
  letter-spacing:.12em;
  text-transform:uppercase;
  color:var(--ink-soft);
  margin-bottom:8px;
}
.brand-name{
  display:block;
  font-family:var(--serif);
  font-weight:700;
  font-size:clamp(28px, 4.2vw, 44px);
  letter-spacing:-0.01em;
  line-height:1.05;
}

nav.main-nav{
  display:flex; gap:22px; flex-wrap:wrap;
  font-family:var(--mono);
  font-size:12px;
  letter-spacing:.04em;
  text-transform:uppercase;
}
nav.main-nav a{
  text-decoration:none;
  border-bottom:1px solid transparent;
  padding-bottom:3px;
  transition:border-color .15s;
}
nav.main-nav a:hover{border-color:var(--ink);}
nav.main-nav a[aria-current="page"]{border-color:var(--ink); font-weight:600;}

/* ===== Ticker ===== */
.ticker{
  background:var(--ink);
  color:var(--paper);
  overflow:hidden;
  white-space:nowrap;
  border-bottom:1px solid var(--rule-strong);
}
.ticker-track{
  display:inline-flex;
  animation:scroll 34s linear infinite;
  padding:11px 0;
}
.ticker:hover .ticker-track{animation-play-state:paused;}
.ticker-item{
  font-family:var(--mono);
  font-size:13px;
  padding:0 26px;
  border-right:1px solid rgba(237,232,220,.22);
  display:inline-flex;
  align-items:baseline;
  gap:8px;
}
.ticker-item .region{color:rgba(237,232,220,.6); letter-spacing:.03em;}
.ticker-item .up{color:#8FBF6A;}
.ticker-item .down{color:#D98673;}
@keyframes scroll{
  from{transform:translateX(0);}
  to{transform:translateX(-50%);}
}
@media (prefers-reduced-motion: reduce){
  .ticker-track{animation:none; overflow-x:auto;}
}

/* ===== Hero ===== */
.hero{padding:56px 0 40px;}
.hero-grid{
  display:grid;
  grid-template-columns:1.1fr .9fr;
  gap:48px;
  align-items:start;
}
.hero-eyebrow{
  font-family:var(--mono);
  font-size:12px;
  letter-spacing:.08em;
  text-transform:uppercase;
  color:var(--dc);
  margin-bottom:14px;
}
.hero h1{
  font-family:var(--serif);
  font-weight:600;
  font-size:clamp(28px, 3.4vw, 42px);
  line-height:1.12;
  letter-spacing:-0.01em;
  margin-bottom:20px;
}
.hero p.lede{
  font-size:16.5px;
  color:var(--ink-soft);
  max-width:52ch;
  margin-bottom:26px;
}
.index-callout{
  display:flex;
  align-items:baseline;
  gap:16px;
  border-top:1px solid var(--rule-strong);
  padding-top:18px;
}
.index-callout .num{
  font-family:var(--mono);
  font-size:clamp(40px, 5vw, 56px);
  font-weight:600;
  color:var(--va);
  line-height:1;
}
.index-callout .meta{font-size:13px; color:var(--ink-soft); line-height:1.4;}
.index-callout .meta strong{color:var(--ink); display:block; font-family:var(--sans); font-weight:600; font-size:14px;}

.chart-panel{
  background:var(--paper-raised);
  border:1px solid var(--rule);
  padding:22px 22px 14px;
}
.chart-panel-head{
  display:flex; justify-content:space-between; align-items:baseline;
  margin-bottom:6px;
  font-family:var(--mono); font-size:11px; letter-spacing:.05em; text-transform:uppercase; color:var(--ink-soft);
}
.legend{display:flex; gap:16px; margin-top:10px; flex-wrap:wrap;}
.legend-item{display:flex; align-items:center; gap:6px; font-family:var(--mono); font-size:11.5px; color:var(--ink-soft);}
.swatch{width:12px; height:2.5px; display:inline-block;}
.chart-caption{font-size:12px; color:var(--ink-soft); margin-top:12px; border-top:1px solid var(--rule); padding-top:10px;}

/* ===== Section framing ===== */
section{padding:44px 0;}
.section-head{
  display:flex; justify-content:space-between; align-items:baseline;
  border-top:1px solid var(--ink);
  padding-top:10px;
  margin-bottom:26px;
  gap:16px;
  flex-wrap:wrap;
}
.section-head h2{
  font-family:var(--serif);
  font-weight:600;
  font-size:24px;
}
.section-head .tag{
  font-family:var(--mono); font-size:11px; letter-spacing:.06em; text-transform:uppercase; color:var(--ink-soft);
}

/* ===== Page hero (interior pages) ===== */
.page-hero{padding:48px 0 8px;}
.page-hero .kicker{
  font-family:var(--mono); font-size:12px; letter-spacing:.08em; text-transform:uppercase;
  color:var(--dc); margin-bottom:12px;
}
.page-hero h1{
  font-family:var(--serif); font-weight:600;
  font-size:clamp(30px, 4vw, 44px); line-height:1.1; letter-spacing:-0.01em;
  margin-bottom:16px; max-width:20ch;
}
.page-hero p{font-size:16px; color:var(--ink-soft); max-width:60ch;}

/* ===== Index table ===== */
.table-scroll{overflow-x:auto;}
table{width:100%; border-collapse:collapse; min-width:520px;}
thead th{
  text-align:left;
  font-family:var(--mono);
  font-size:11px;
  letter-spacing:.05em;
  text-transform:uppercase;
  color:var(--ink-soft);
  font-weight:500;
  padding:8px 10px;
  border-bottom:1px solid var(--ink);
}
thead th.num, tbody td.num{text-align:right;}
tbody td{
  padding:13px 10px;
  border-bottom:1px solid var(--rule);
  font-size:14.5px;
}
tbody td.num{font-family:var(--mono); font-size:14px;}
tbody td.idx{font-family:var(--mono); font-weight:600; font-size:15px;}
.region-name{display:flex; align-items:center; gap:9px;}
.dot{width:8px; height:8px; border-radius:50%; flex-shrink:0;}
.chg-up{color:var(--md);}
.chg-down{color:var(--va);}
tbody tr:hover{background:var(--paper-raised);}

/* ===== Card grid (research programs / datasets) ===== */
.card-grid{
  display:grid;
  grid-template-columns:repeat(3, 1fr);
  gap:1px;
  background:var(--rule);
  border:1px solid var(--rule);
}
.card-grid.cols-2{grid-template-columns:repeat(2, 1fr);}
.prog{
  background:var(--paper);
  padding:22px;
}
.prog .prog-tag{
  font-family:var(--mono); font-size:10.5px; letter-spacing:.06em; text-transform:uppercase;
  color:var(--dc); margin-bottom:10px; display:block;
}
.prog h3{font-family:var(--serif); font-weight:600; font-size:18px; line-height:1.25; margin-bottom:7px;}
.prog p{font-size:13.5px; color:var(--ink-soft);}

/* ===== Briefings ===== */
.briefings{display:flex; flex-direction:column;}
.brief{
  display:grid;
  grid-template-columns:110px 1fr;
  gap:22px;
  padding:20px 0;
  border-bottom:1px solid var(--rule);
}
.brief:first-child{border-top:1px solid var(--rule);}
.brief-date{font-family:var(--mono); font-size:12px; color:var(--ink-soft); padding-top:2px;}
.brief-tag{
  display:inline-block;
  font-family:var(--mono); font-size:10.5px; letter-spacing:.05em; text-transform:uppercase;
  color:var(--dc);
  border:1px solid var(--dc);
  padding:2px 7px;
  margin-bottom:8px;
}
.brief h3{
  font-family:var(--serif);
  font-weight:600;
  font-size:19px;
  line-height:1.3;
  margin-bottom:7px;
}
.brief h3 a{text-decoration:none;}
.brief h3 a:hover{text-decoration:underline;}
.brief p{font-size:14px; color:var(--ink-soft); max-width:62ch;}

/* ===== Prose / methodology / about ===== */
.two-col{display:grid; grid-template-columns:1fr 1fr; gap:56px;}
.prose{max-width:68ch;}
.prose h2{font-family:var(--serif); font-weight:600; font-size:22px; margin:28px 0 12px;}
.prose h2:first-child{margin-top:0;}
.prose p{font-size:15px; color:var(--ink-soft); margin-bottom:14px;}
.prose ul{margin:0 0 16px 1.1em;}
.prose li{font-size:15px; color:var(--ink-soft); margin-bottom:7px;}
.prose.dropcap p:first-of-type::first-letter{
  font-family:var(--serif);
  font-size:52px;
  font-weight:700;
  float:left;
  line-height:.8;
  padding:6px 8px 0 0;
  color:var(--ink);
}
.prose a.doc-link{
  font-family:var(--mono); font-size:12.5px;
  text-decoration:none;
  border-bottom:1px solid var(--ink);
}

.about-card{
  background:var(--paper-raised);
  border:1px solid var(--rule);
  padding:22px;
  align-self:start;
}
.about-card h3{font-family:var(--serif); font-size:17px; margin-bottom:10px; font-weight:600;}
.about-card p{font-size:14px; color:var(--ink-soft); margin-bottom:10px;}
.about-card a{
  font-family:var(--mono); font-size:12.5px; border-bottom:1px solid var(--ink); text-decoration:none;
}

/* ===== Contact form ===== */
.form{display:grid; gap:16px; max-width:560px;}
.field{display:grid; gap:6px;}
.field label{
  font-family:var(--mono); font-size:11px; letter-spacing:.05em; text-transform:uppercase; color:var(--ink-soft);
}
.field input, .field select, .field textarea{
  font-family:var(--sans);
  font-size:14.5px;
  background:var(--paper-raised);
  border:1px solid var(--rule-strong);
  color:var(--ink);
  padding:11px 13px;
  outline:none;
}
.field input:focus, .field select:focus, .field textarea:focus{border-color:var(--dc);}
.field textarea{min-height:130px; resize:vertical;}
.btn{
  font-family:var(--mono);
  font-size:12px;
  letter-spacing:.05em;
  text-transform:uppercase;
  background:var(--ink);
  color:var(--paper);
  border:1px solid var(--ink);
  padding:12px 22px;
  cursor:pointer;
  justify-self:start;
  transition:opacity .15s;
  text-decoration:none;
  display:inline-block;
}
.btn:hover{opacity:.85;}
.form-status{font-family:var(--mono); font-size:12px; color:var(--dc);}
.form-note{font-size:12.5px; color:var(--ink-soft);}

/* ===== Subscribe ===== */
.subscribe{
  background:var(--ink);
  color:var(--paper);
  padding:44px 0;
}
.subscribe .wrap{display:flex; justify-content:space-between; align-items:center; gap:32px; flex-wrap:wrap;}
.subscribe h2{font-family:var(--serif); font-size:24px; font-weight:600; margin-bottom:6px;}
.subscribe p{font-size:13.5px; color:rgba(237,232,220,.65); max-width:40ch;}
.sub-form{display:flex; gap:0; flex-shrink:0; flex-wrap:wrap;}
.sub-form input{
  font-family:var(--mono);
  font-size:13px;
  background:transparent;
  border:1px solid rgba(237,232,220,.4);
  border-right:none;
  color:var(--paper);
  padding:12px 14px;
  width:230px;
  outline:none;
}
.sub-form input::placeholder{color:rgba(237,232,220,.4);}
.sub-form button{
  font-family:var(--mono);
  font-size:12px;
  letter-spacing:.05em;
  text-transform:uppercase;
  background:var(--paper);
  color:var(--ink);
  border:1px solid var(--paper);
  padding:0 20px;
  cursor:pointer;
  transition:opacity .15s;
}
.sub-form button:hover{opacity:.85;}
.sub-form .sub-msg{width:100%; margin-top:10px; font-family:var(--mono); font-size:12px; color:rgba(237,232,220,.75);}

/* ===== Footer ===== */
footer.site-footer{padding:22px 0 40px;}
footer.site-footer .wrap{
  display:flex; justify-content:space-between; align-items:flex-start; gap:20px; flex-wrap:wrap;
  font-family:var(--mono); font-size:11px; color:var(--ink-soft);
}
footer.site-footer .disclosure{max-width:46ch;}

/* ===== Utilities ===== */
.mono-link{font-family:var(--mono); font-size:12.5px; border-bottom:1px solid var(--ink); text-decoration:none;}
.stack-lg > * + *{margin-top:44px;}

/* ===== Responsive ===== */
@media (max-width:860px){
  .card-grid, .card-grid.cols-2{grid-template-columns:1fr 1fr;}
}
@media (max-width:820px){
  .hero-grid, .two-col{grid-template-columns:1fr; gap:32px;}
  .brief{grid-template-columns:1fr; gap:6px;}
  .subscribe .wrap{flex-direction:column; align-items:flex-start;}
  .sub-form{width:100%;}
  .sub-form input{width:100%; border-right:1px solid rgba(237,232,220,.4);}
}
@media (max-width:560px){
  .card-grid, .card-grid.cols-2{grid-template-columns:1fr;}
  .masthead .wrap{align-items:flex-start;}
  .brand{gap:12px;}
  .brand-mark{width:42px; height:42px;}
}

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