/* ============================================================
   Mortgage with Korbin — site.css (v2 "Light & Airy" redesign)
   Fonts: Fraunces (display) + Manrope (UI/body)
   Loaded by every page. Hand-maintained.
   ============================================================ */
*,*::before,*::after{box-sizing:border-box;margin:0;padding:0}
:root{
  --navy:#0f2033;            /* deep ink navy — headings, dark panels */
  --navy-mid:#16304d;
  --navy-2:#1d3d61;
  --navy-light:#48688f;
  --gold:#b8892c;            /* rich gold — accents on light */
  --gold-deep:#9a7120;       /* gold for small text on light (contrast) */
  --gold-light:#e2b654;      /* gold on dark panels (used by tools.js) */
  --gold-pale:#f8f0dd;
  --white:#ffffff;
  --paper:#fdfcfa;           /* page background — warm ivory white */
  --off-white:#f7f5f0;       /* alt section background */
  --mist:#f2f4f8;            /* cool alt background */
  --light-gray:#f0f2f6;
  --text:#22293a;
  --text-muted:#626b7d;
  --border:#e9e7e0;
  --border-2:#dfe3ea;
  --shadow-sm:0 1px 2px rgba(15,32,51,.05),0 2px 12px rgba(15,32,51,.05);
  --shadow:0 2px 6px rgba(15,32,51,.05),0 12px 32px rgba(15,32,51,.08);
  --shadow-lg:0 4px 10px rgba(15,32,51,.05),0 24px 60px rgba(15,32,51,.12);
  --shadow-xl:0 8px 16px rgba(15,32,51,.06),0 36px 90px rgba(15,32,51,.16);
  --shadow-gold:0 6px 22px rgba(184,137,44,.32);
  --radius:16px;
  --radius-lg:24px;
  --t:.3s cubic-bezier(.4,0,.2,1);
}
html{scroll-behavior:smooth}
section[id]{scroll-margin-top:92px}
body{font-family:'Manrope',system-ui,sans-serif;color:var(--text);background:var(--paper);line-height:1.65;overflow-x:hidden;-webkit-font-smoothing:antialiased}
img{max-width:100%;display:block}
a{color:inherit;text-decoration:none}
.container{width:min(100%,1180px);margin:0 auto;padding:0 26px}

/* TYPOGRAPHY */
h1,h2,h3{font-family:'Fraunces',Georgia,serif;line-height:1.12;color:var(--navy);letter-spacing:-.015em}
h1{font-size:clamp(2.5rem,5.2vw,3.6rem);font-weight:600}
h2{font-size:clamp(1.8rem,3.6vw,2.7rem);font-weight:600}
h3{font-size:clamp(1.12rem,2vw,1.4rem);font-weight:600}
em{font-style:italic}
.tag{display:inline-flex;align-items:center;gap:8px;font-size:.72rem;font-weight:800;letter-spacing:.16em;text-transform:uppercase;color:var(--gold-deep);margin-bottom:18px}
.tag::before{content:'';width:26px;height:1.5px;background:var(--gold)}
.sh{text-align:center;margin-bottom:64px}
.sh .tag::before{display:none}
.sh .tag::after{content:'';width:26px;height:1.5px;background:var(--gold)}
.sh .tag{gap:10px}.sh .tag::before{display:inline-block;content:'';width:26px;height:1.5px;background:var(--gold)}
.sh h2{margin-bottom:16px}
.sh p{color:var(--text-muted);font-size:1.06rem;max-width:560px;margin:0 auto;line-height:1.75}

/* BUTTONS */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:9px;padding:15px 32px;border-radius:100px;font-weight:700;font-size:.94rem;transition:var(--t);cursor:pointer;border:none;white-space:nowrap;letter-spacing:.005em;font-family:'Manrope',sans-serif}
.btn-gold{background:linear-gradient(135deg,#c99a34,#b8892c);color:#fff;box-shadow:var(--shadow-gold)}
.btn-gold:hover{background:linear-gradient(135deg,#d4a63f,#c29233);transform:translateY(-2px);box-shadow:0 10px 30px rgba(184,137,44,.42)}
.btn-navy{background:var(--navy);color:#fff;box-shadow:var(--shadow)}
.btn-navy:hover{background:var(--navy-mid);transform:translateY(-2px);box-shadow:var(--shadow-lg)}
.btn-white{background:var(--white);color:var(--navy);box-shadow:var(--shadow)}
.btn-white:hover{transform:translateY(-2px);box-shadow:var(--shadow-lg)}
.btn-outline{background:transparent;color:var(--navy);border:1.5px solid var(--border-2)}
.btn-outline:hover{border-color:var(--navy);background:var(--navy);color:#fff;transform:translateY(-2px)}
.btn-ghost{background:rgba(255,255,255,.09);color:#fff;border:1.5px solid rgba(255,255,255,.32)}
.btn-ghost:hover{background:rgba(255,255,255,.18);border-color:rgba(255,255,255,.65);transform:translateY(-2px)}

/* TOP STRIP */
.top-bar{background:var(--navy);color:rgba(255,255,255,.72);font-size:.76rem;padding:9px 0;letter-spacing:.01em}
.top-bar .container{display:flex;justify-content:space-between;align-items:center;flex-wrap:wrap;gap:6px}
.top-bar a{color:rgba(255,255,255,.85);transition:color var(--t);font-weight:600}
.top-bar a:hover{color:var(--gold-light)}
.tblinks{display:flex;gap:22px;flex-wrap:wrap}

/* NAVBAR */
.navbar{position:sticky;top:0;z-index:1000;background:rgba(253,252,250,.92);backdrop-filter:blur(18px);-webkit-backdrop-filter:blur(18px);border-bottom:1px solid var(--border)}
.navbar .container{display:flex;align-items:center;justify-content:space-between;height:80px;gap:16px}
.nav-brand{display:flex;align-items:center;gap:13px;flex-shrink:0}
.nav-logo-circle{width:46px;height:46px;background:var(--navy);border-radius:14px;display:flex;align-items:center;justify-content:center;color:var(--gold-light);font-family:'Fraunces',serif;font-size:1.35rem;font-weight:600;flex-shrink:0;overflow:hidden;position:relative;box-shadow:var(--shadow-sm)}
.nav-brand-text{display:flex;flex-direction:column;line-height:1.2;white-space:nowrap}
@media(min-width:641px){.nav-brand-sub{display:none}}
.nav-brand-name{font-family:'Fraunces',serif;font-size:1.12rem;font-weight:600;color:var(--navy);white-space:nowrap}
.nav-brand-sub{font-size:.64rem;color:var(--text-muted);font-weight:700;text-transform:uppercase;letter-spacing:.14em;white-space:nowrap;margin-top:2px}
.nav-divider{width:1px;height:32px;background:var(--border-2);margin:0 2px 0 4px;flex-shrink:0}
.nav-wcl{height:32px;width:auto;display:block;flex-shrink:0;opacity:.92}
.footer-logos{display:flex;align-items:center;gap:18px;margin-bottom:18px}
.footer-logos .nav-logo-circle{margin-bottom:0}
.footer-wcl{height:30px;width:auto;opacity:.85}
.nav-links{display:flex;align-items:center;gap:2px;list-style:none}
.nav-links a{padding:9px 11px;border-radius:100px;font-size:.87rem;font-weight:600;color:var(--text-muted);transition:var(--t)}
.nav-links a:hover{color:var(--navy)}
.nav-links a.active{background:var(--navy);color:#fff}
.nav-links a.nav-heloc{color:var(--gold-deep);font-weight:800}
.nav-links a.nav-heloc:hover{color:var(--gold)}
.nav-links a.nav-heloc.active{background:var(--navy);color:var(--gold-light)}
.nav-cta{display:flex;gap:10px;align-items:center;flex-shrink:0}
.nav-cta .btn{padding:12px 24px;font-size:.86rem}
.hamburger{display:none;flex-direction:column;gap:5px;cursor:pointer;padding:10px;border-radius:12px;background:none;border:none}
.hamburger span{display:block;width:24px;height:2px;background:var(--navy);border-radius:2px;transition:var(--t)}
.hamburger.open span:nth-child(1){transform:translateY(7px) rotate(45deg)}
.hamburger.open span:nth-child(2){opacity:0}
.hamburger.open span:nth-child(3){transform:translateY(-7px) rotate(-45deg)}
.mobile-menu{display:none;position:fixed;top:0;left:0;right:0;bottom:0;background:var(--paper);z-index:999;padding:100px 26px 40px;flex-direction:column;gap:4px;overflow-y:auto}
.mobile-menu.open{display:flex}
.mobile-menu a{padding:15px 18px;border-radius:14px;font-size:1.08rem;font-weight:600;color:var(--text);border-bottom:1px solid var(--border);transition:background var(--t)}
.mobile-menu a:hover{background:var(--off-white)}
.mobile-menu .btn{width:100%;justify-content:center;margin-top:10px;border-bottom:none}

/* FLOATING MOBILE CTA */
.float-cta{display:none;position:fixed;bottom:0;left:0;right:0;z-index:998;background:rgba(253,252,250,.95);backdrop-filter:blur(14px);border-top:1px solid var(--border);padding:12px 16px calc(12px + env(safe-area-inset-bottom));box-shadow:0 -6px 30px rgba(15,32,51,.1)}
.float-cta-inner{display:flex;gap:10px}
.float-cta .btn{flex:1;justify-content:center;padding:13px 12px;font-size:.86rem}

/* ============================================================ HERO */
.hero{background:
  radial-gradient(900px 480px at 85% -10%,rgba(184,137,44,.10),transparent 60%),
  radial-gradient(700px 420px at -10% 110%,rgba(29,61,97,.07),transparent 60%),
  linear-gradient(180deg,#fdfcfa 0%,#f7f4ed 100%);
  padding:104px 0 150px;position:relative;overflow:hidden}
.hero::before{content:'';position:absolute;inset:0;background-image:linear-gradient(rgba(15,32,51,.028) 1px,transparent 1px),linear-gradient(90deg,rgba(15,32,51,.028) 1px,transparent 1px);background-size:56px 56px;mask-image:radial-gradient(700px 500px at 70% 20%,#000 20%,transparent 75%);-webkit-mask-image:radial-gradient(700px 500px at 70% 20%,#000 20%,transparent 75%);pointer-events:none}
.hero .container{display:grid;grid-template-columns:1.05fr .95fr;gap:72px;align-items:center;position:relative;z-index:1}
.hero-tag{margin-bottom:26px}
.hero h1{margin-bottom:24px}
.hero h1 em{color:var(--gold);font-style:italic}
.hero-sub{font-size:1.13rem;color:var(--text-muted);margin-bottom:38px;max-width:500px;line-height:1.75}
.hero-btns{display:flex;gap:14px;flex-wrap:wrap;margin-bottom:52px}
.hero-stats{display:flex;gap:48px;flex-wrap:wrap;padding-top:34px;border-top:1px solid var(--border)}
.hstat-num{font-family:'Fraunces',serif;font-size:2.1rem;font-weight:600;color:var(--navy);line-height:1}
.hstat-num sup{color:var(--gold);font-size:1.2rem}
.hstat-label{font-size:.78rem;color:var(--text-muted);margin-top:6px;font-weight:600;text-transform:uppercase;letter-spacing:.07em}

/* Hero photo card */
.hero-card{background:#fff;border:1px solid var(--border);border-radius:var(--radius-lg);padding:26px;box-shadow:var(--shadow-xl);position:relative}
.hero-card-title{font-size:.74rem;font-weight:800;color:var(--text-muted);margin-bottom:16px;display:flex;align-items:center;gap:8px;text-transform:uppercase;letter-spacing:.12em}
.hero-card-title svg{color:var(--gold)}
.hero-pills{display:flex;gap:10px;margin-top:20px;flex-wrap:wrap}
.hero-pill{display:flex;align-items:center;gap:9px;background:var(--off-white);border:1px solid var(--border);border-radius:100px;padding:9px 17px;font-size:.83rem;color:var(--text);font-weight:600;transition:var(--t)}
a.hero-pill:hover{background:var(--navy);color:#fff;border-color:var(--navy)}
.hero-pill svg{width:14px;height:14px;flex-shrink:0}
.hero-hs{width:46px;height:46px;border-radius:50%;object-fit:cover;object-position:top;border:2px solid #fff;box-shadow:var(--shadow-sm);flex-shrink:0}
.hero-hs-fb{width:46px;height:46px;border-radius:50%;background:var(--navy);display:flex;align-items:center;justify-content:center;font-family:'Fraunces',serif;font-weight:600;color:var(--gold-light);font-size:1.15rem;flex-shrink:0}

/* Hero media (photo card) */
.hero-media{border-radius:16px;overflow:hidden;background:var(--navy)}
.hero-photo{position:relative}
.hero-photo img{width:100%;aspect-ratio:4/3;object-fit:cover;object-position:50% 14%;display:block}
.hero-photo-label{position:absolute;bottom:0;left:0;right:0;background:linear-gradient(to top,rgba(15,32,51,.92) 0%,rgba(15,32,51,0) 100%);padding:44px 20px 16px;color:#fff;line-height:1.35}
.hero-photo-label b{display:block;font-family:'Fraunces',serif;font-size:1.15rem;font-weight:600}
.hero-photo-label span{font-size:.74rem;color:var(--gold-light);font-weight:600}
.hero-photo-fb{aspect-ratio:4/3;display:flex;flex-direction:column;align-items:center;justify-content:center;gap:12px;background:linear-gradient(150deg,var(--navy) 0%,var(--navy-mid) 60%,var(--navy-2) 100%);color:rgba(255,255,255,.85);position:relative;overflow:hidden;text-align:center;padding:20px}
.hero-photo-fb::before{content:'';position:absolute;top:-70px;right:-50px;width:280px;height:280px;background:radial-gradient(circle,rgba(226,182,84,.18) 0%,transparent 70%);pointer-events:none}
.hero-photo-fb .vs-mono{width:58px;height:58px;border-radius:50%;background:rgba(255,255,255,.08);border:1px solid rgba(255,255,255,.2);display:flex;align-items:center;justify-content:center;font-family:'Fraunces',serif;font-size:1.5rem;color:var(--gold-light)}
.hero-photo-fb p{font-size:.92rem;font-weight:700;color:#fff}
.hero-photo-fb small{font-size:.76rem;color:rgba(255,255,255,.55);font-weight:500}

/* ============================================================ TRUST BAR (raised quick actions) */
.trust-bar{position:relative;z-index:10;margin-top:-74px;padding:0 0 34px}
.trust-bar .container{display:grid;grid-template-columns:repeat(4,1fr);gap:18px}
.trust-item{display:flex;flex-direction:column;align-items:flex-start;text-align:left;padding:26px 24px;background:#fff;border:1px solid var(--border);border-radius:20px;box-shadow:var(--shadow);transition:var(--t)}
.trust-item:hover{transform:translateY(-4px);box-shadow:var(--shadow-lg);border-color:rgba(184,137,44,.45)}
.ti-icon{width:46px;height:46px;background:var(--gold-pale);border-radius:14px;display:flex;align-items:center;justify-content:center;margin-bottom:16px;color:var(--gold-deep);transition:var(--t)}
.trust-item:hover .ti-icon{background:var(--navy);color:var(--gold-light)}
.ti-icon svg{width:21px;height:21px}
.ti-num{font-family:'Fraunces',serif;font-size:1.12rem;font-weight:600;color:var(--navy);line-height:1.25}
.ti-label{font-size:.8rem;color:var(--text-muted);margin-top:5px;font-weight:500}
.ti-go{margin-top:14px;font-size:.8rem;font-weight:800;color:var(--gold-deep);display:inline-flex;align-items:center;gap:6px;transition:gap var(--t)}
.trust-item:hover .ti-go{gap:11px}

/* ============================================================ SECTIONS */
.services{padding:110px 0;background:var(--white)}
.services-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:24px}
.svc-card{background:var(--paper);border:1px solid var(--border);border-radius:var(--radius-lg);padding:38px 32px;transition:var(--t);position:relative;overflow:hidden}
.svc-card:hover{box-shadow:var(--shadow-lg);transform:translateY(-5px);border-color:rgba(184,137,44,.4);background:#fff}
.svc-icon{width:54px;height:54px;background:#fff;border:1px solid var(--border);border-radius:16px;display:flex;align-items:center;justify-content:center;margin-bottom:24px;color:var(--navy);transition:var(--t);box-shadow:var(--shadow-sm)}
.svc-card:hover .svc-icon{background:var(--navy);color:var(--gold-light);border-color:var(--navy)}
.svc-icon svg{width:24px;height:24px}
.svc-card h3{margin-bottom:12px}
.svc-card p{color:var(--text-muted);font-size:.93rem;line-height:1.72;margin-bottom:22px}
.svc-emoji{font-size:1.9rem;margin-bottom:14px}
.explore-grid{grid-template-columns:repeat(2,1fr)}
.svc-link{color:var(--gold-deep);font-weight:800;font-size:.87rem;display:inline-flex;align-items:center;gap:7px;transition:gap var(--t)}
.svc-link:hover{gap:13px}

/* QUOTE BAND */
.quote-band{padding:96px 0;background:var(--off-white);text-align:center;position:relative}
.quote-band blockquote{font-family:'Fraunces',serif;font-size:clamp(1.4rem,2.8vw,2.1rem);font-weight:500;font-style:italic;color:var(--navy);max-width:820px;margin:0 auto 26px;line-height:1.45;letter-spacing:-.01em}
.quote-band blockquote em{color:var(--gold)}
.quote-attr{display:flex;align-items:center;justify-content:center;gap:13px}
.quote-attr .qa-mono{width:44px;height:44px;border-radius:50%;background:var(--navy);color:var(--gold-light);display:flex;align-items:center;justify-content:center;font-family:'Fraunces',serif;font-weight:600;overflow:hidden}
.quote-attr .qa-mono img{width:100%;height:100%;object-fit:cover;object-position:top}
.quote-attr .qa-t{text-align:left;line-height:1.3}
.quote-attr .qa-t b{display:block;color:var(--navy);font-size:.92rem}
.quote-attr .qa-t span{font-size:.76rem;color:var(--text-muted);font-weight:600}

/* ABOUT */
.about{padding:110px 0;background:var(--white)}
.about .container{display:grid;grid-template-columns:1fr 1.1fr;gap:88px;align-items:center}
.about-photo-wrap{position:relative}
.about-photo-bg{background:linear-gradient(160deg,var(--navy) 0%,var(--navy-2) 100%);border-radius:var(--radius-lg);aspect-ratio:4/5;display:flex;align-items:flex-end;justify-content:center;overflow:hidden;position:relative;box-shadow:var(--shadow-xl)}
.about-photo-bg img.headshot{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:top center}
.about-initials{position:absolute;inset:0;display:flex;align-items:center;justify-content:center;font-family:'Fraunces',serif;font-size:6.5rem;font-weight:600;color:rgba(255,255,255,.1);letter-spacing:-4px;user-select:none}
.about-photo-label{position:absolute;bottom:0;left:0;right:0;background:linear-gradient(to top,rgba(15,32,51,.96) 0%,transparent 100%);padding:52px 28px 28px}
.about-photo-label .name{font-family:'Fraunces',serif;font-size:1.45rem;font-weight:600;color:#fff}
.about-photo-label .title{font-size:.8rem;color:var(--gold-light);margin-top:6px;font-weight:600}
.about-badge{position:absolute;top:26px;right:-20px;background:#fff;color:var(--navy);border:1px solid var(--border);border-radius:16px;padding:15px 19px;font-weight:800;font-size:.82rem;box-shadow:var(--shadow-lg);text-align:center;line-height:1.5}
.about-badge small{font-weight:600;font-size:.68rem;color:var(--text-muted)}
.about-content h2{margin-bottom:20px}
.about-content>p{color:var(--text-muted);margin-bottom:16px;line-height:1.8;font-size:1.02rem}
.about-hl{display:grid;grid-template-columns:1fr 1fr;gap:14px;margin:30px 0 8px}
.hl-item{display:flex;align-items:flex-start;gap:11px}
.hl-dot{width:7px;height:7px;background:var(--gold);border-radius:50%;margin-top:8px;flex-shrink:0}
.hl-item span{font-size:.92rem;font-weight:600;color:var(--text)}
.cred-strip{display:flex;gap:10px;flex-wrap:wrap;margin-top:34px}
.cred-badge{background:var(--off-white);border:1px solid var(--border);border-radius:100px;padding:8px 15px;font-size:.73rem;font-weight:800;color:var(--navy);letter-spacing:.02em}
.about-btns{display:flex;gap:14px;flex-wrap:wrap;margin-top:30px}

/* FAMILY / BIO */
.family{padding:110px 0;background:var(--off-white)}
.family .container{display:grid;grid-template-columns:1.1fr 1fr;gap:80px;align-items:center}
.fam-text h2{margin-bottom:22px}
.fam-text p{color:var(--text-muted);line-height:1.8;margin-bottom:16px}
.fam-quote{border-left:3px solid var(--gold);padding:18px 26px;background:#fff;border-radius:0 var(--radius) var(--radius) 0;margin:26px 0;font-style:italic;color:var(--navy);font-size:1.04rem;line-height:1.7;font-family:'Fraunces',serif;box-shadow:var(--shadow-sm)}
.fam-btns{display:flex;gap:14px;flex-wrap:wrap;margin-top:30px}
.fam-photo-wrap{position:relative}
.fam-photo-wrap>img{width:100%;border-radius:var(--radius-lg);object-fit:cover;box-shadow:var(--shadow-xl)}
.fam-placeholder{width:100%;aspect-ratio:4/3;background:linear-gradient(160deg,var(--navy),var(--navy-2));border-radius:var(--radius-lg);display:flex;flex-direction:column;align-items:center;justify-content:center;gap:10px;color:rgba(255,255,255,.75);font-size:.9rem;box-shadow:var(--shadow-xl);text-align:center;padding:24px}
.fam-placeholder .vs-mono{width:56px;height:56px;border-radius:50%;background:rgba(255,255,255,.08);border:1px solid rgba(255,255,255,.2);display:flex;align-items:center;justify-content:center;font-family:'Fraunces',serif;font-size:1.4rem;color:var(--gold-light)}
.fam-inset{position:absolute;bottom:-20px;right:-18px;width:92px;height:92px;border-radius:50%;overflow:hidden;border:4px solid #fff;box-shadow:var(--shadow-lg);background:var(--navy);display:flex;align-items:center;justify-content:center;color:var(--gold-light);font-family:'Fraunces',serif;font-size:1.6rem}
.fam-inset img{width:100%;height:100%;object-fit:cover;object-position:top}

/* PROCESS */
.process{padding:110px 0;background:var(--white)}
.steps{display:grid;grid-template-columns:repeat(4,1fr);gap:32px;position:relative}
.steps::before{content:'';position:absolute;top:37px;left:calc(12.5% + 40px);right:calc(12.5% + 40px);height:1.5px;background:linear-gradient(90deg,transparent,var(--gold),transparent);opacity:.5}
.step{text-align:center;position:relative;z-index:1}
.step-num{width:74px;height:74px;background:#fff;border:1.5px solid var(--border);border-radius:50%;display:flex;align-items:center;justify-content:center;margin:0 auto 22px;font-family:'Fraunces',serif;font-size:1.5rem;font-weight:600;color:var(--gold-deep);box-shadow:var(--shadow)}
.step h3{margin-bottom:10px;font-size:1.12rem}
.step p{color:var(--text-muted);font-size:.89rem;line-height:1.68}

/* LOAN TYPES */
.loans{padding:110px 0;background:var(--off-white)}
.loan-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}
.loan-card{background:#fff;border:1px solid var(--border);border-radius:18px;padding:26px 24px;display:flex;align-items:center;gap:16px;transition:var(--t)}
.loan-card:hover{box-shadow:var(--shadow-lg);transform:translateY(-3px);border-color:rgba(184,137,44,.4)}
.loan-icon{width:44px;height:44px;flex-shrink:0;background:var(--gold-pale);border-radius:13px;display:flex;align-items:center;justify-content:center;color:var(--gold-deep);transition:var(--t)}
.loan-card:hover .loan-icon{background:var(--navy);color:var(--gold-light)}
.loan-icon svg{width:20px;height:20px}
.ln-name{font-weight:800;font-size:.96rem;color:var(--navy)}
.ln-desc{font-size:.8rem;color:var(--text-muted);margin-top:3px}

/* REVIEWS */
.reviews{padding:110px 0;background:var(--white)}
.reviews-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:24px;margin-bottom:52px}
.rev-card{background:var(--paper);border:1px solid var(--border);border-radius:var(--radius-lg);padding:36px 32px;transition:var(--t);position:relative;box-shadow:var(--shadow-sm)}
.rev-card::before{content:'\201C';position:absolute;top:14px;right:26px;font-family:'Fraunces',serif;font-size:5rem;line-height:1;color:rgba(184,137,44,.16);font-weight:600}
.rev-card:hover{box-shadow:var(--shadow-lg);transform:translateY(-5px);background:#fff}
.rev-stars{display:flex;gap:3px;margin-bottom:18px;color:var(--gold)}
.rev-stars svg{width:15px;height:15px;fill:currentColor}
.rev-card blockquote{font-size:.96rem;color:var(--text);line-height:1.75;margin-bottom:24px;font-family:'Fraunces',serif;font-style:italic;font-weight:400}
.reviewer{display:flex;align-items:center;gap:13px}
.rev-avatar{width:42px;height:42px;background:var(--navy);border-radius:50%;display:flex;align-items:center;justify-content:center;color:var(--gold-light);font-weight:700;font-size:.8rem;flex-shrink:0}
.rev-name{font-weight:800;font-size:.9rem;color:var(--navy)}
.rev-label{font-size:.76rem;color:var(--text-muted);font-weight:600}
.reviews-footer{text-align:center}
.reviews-footer p{color:var(--text-muted);margin-bottom:22px}
.rev-btns{display:flex;gap:14px;justify-content:center;flex-wrap:wrap}
.reviews-carousel-outer{overflow:hidden;position:relative}
.carousel-nav{display:none;align-items:center;justify-content:center;gap:18px;padding:20px 0 0}
.carousel-btn{width:44px;height:44px;border-radius:50%;border:1.5px solid var(--border-2);background:#fff;cursor:pointer;font-size:1.1rem;color:var(--navy);transition:var(--t);line-height:1}
.carousel-btn:hover{background:var(--navy);border-color:var(--navy);color:#fff}
.carousel-dots{display:flex;gap:8px;align-items:center}
.c-dot{width:8px;height:8px;border-radius:50%;background:var(--border-2);cursor:pointer;transition:var(--t);display:block;flex-shrink:0}
.c-dot.active{background:var(--gold);width:24px;border-radius:4px}

/* FAQ */
.faq{padding:110px 0;background:var(--off-white)}
.faq-list{max-width:800px;margin:0 auto;background:#fff;border:1px solid var(--border);border-radius:var(--radius-lg);padding:14px 36px;box-shadow:var(--shadow-sm)}
.faq-item{border-bottom:1px solid var(--border)}
.faq-item:last-child{border-bottom:none}
.faq-q-btn{width:100%;display:flex;justify-content:space-between;align-items:center;padding:24px 0;background:none;border:none;cursor:pointer;text-align:left;gap:20px}
.faq-q-text{font-size:1.05rem;font-weight:600;color:var(--navy);line-height:1.4;font-family:'Fraunces',serif}
.faq-chevron{width:30px;height:30px;flex-shrink:0;background:var(--gold-pale);border-radius:50%;display:flex;align-items:center;justify-content:center;transition:var(--t)}
.faq-item.open .faq-chevron{background:var(--navy);transform:rotate(180deg)}
.faq-chevron svg{width:13px;height:13px;stroke:var(--gold-deep);stroke-width:2.5;fill:none;transition:stroke var(--t)}
.faq-item.open .faq-chevron svg{stroke:var(--gold-light)}
.faq-body{max-height:0;overflow:hidden;transition:max-height .42s cubic-bezier(.4,0,.2,1)}
.faq-item.open .faq-body{max-height:420px}
.faq-body p{color:var(--text-muted);font-size:.94rem;line-height:1.78;padding:0 0 24px}
.faq-footer{text-align:center;margin-top:52px}
.faq-footer p{color:var(--text-muted);margin-bottom:20px}

/* CTA BANNER */
.cta-banner{padding:120px 0;background:linear-gradient(150deg,var(--navy) 0%,var(--navy-mid) 55%,var(--navy-2) 100%);text-align:center;color:#fff;position:relative;overflow:hidden}
.cta-banner::before{content:'';position:absolute;top:-140px;left:50%;transform:translateX(-50%);width:680px;height:680px;background:radial-gradient(circle,rgba(226,182,84,.13) 0%,transparent 70%);pointer-events:none}
.cta-banner .tag{color:var(--gold-light)}
.cta-banner .tag::before,.cta-banner .tag::after{background:var(--gold-light)}
.cta-banner h2{color:#fff;margin-bottom:18px;position:relative}
.cta-banner h2 em{color:var(--gold-light)}
.cta-banner p{color:rgba(255,255,255,.72);font-size:1.08rem;margin-bottom:42px;max-width:520px;margin-left:auto;margin-right:auto;line-height:1.75;position:relative}
.cta-btns{display:flex;gap:16px;justify-content:center;flex-wrap:wrap;position:relative}

/* CONTACT */
.contact{padding:110px 0;background:var(--white)}
.contact .container{display:grid;grid-template-columns:1fr 1.35fr;gap:80px;align-items:start}
.contact-info h2{margin-bottom:18px}
.contact-info>p{color:var(--text-muted);margin-bottom:38px;line-height:1.8}
.contact-methods{display:flex;flex-direction:column;gap:12px}
.contact-method{display:flex;align-items:center;gap:16px;padding:18px 20px;background:var(--paper);border-radius:18px;transition:var(--t);color:var(--text);border:1px solid var(--border)}
.contact-method:hover{box-shadow:var(--shadow);transform:translateX(4px);border-color:rgba(184,137,44,.45);background:#fff}
.cm-icon{width:44px;height:44px;flex-shrink:0;background:var(--gold-pale);border-radius:13px;display:flex;align-items:center;justify-content:center;color:var(--gold-deep);transition:var(--t)}
.contact-method:hover .cm-icon{background:var(--navy);color:var(--gold-light)}
.cm-icon svg{width:20px;height:20px}
.cm-label{font-size:.74rem;color:var(--text-muted);font-weight:700;text-transform:uppercase;letter-spacing:.08em}
.cm-value{font-weight:800;font-size:.92rem;color:var(--navy)}
.social-row{display:flex;gap:12px;margin-top:28px}
.soc-link{width:44px;height:44px;background:var(--off-white);border:1px solid var(--border);border-radius:13px;display:flex;align-items:center;justify-content:center;color:var(--navy);transition:var(--t)}
.soc-link:hover{background:var(--navy);color:var(--gold-light);transform:translateY(-3px);border-color:var(--navy)}
.soc-link svg{width:18px;height:18px}
.contact-form{background:#fff;border-radius:var(--radius-lg);padding:44px 40px;border:1px solid var(--border);box-shadow:var(--shadow-lg)}
.contact-form h3{margin-bottom:8px;font-size:1.4rem}
.contact-form .cf-sub{color:var(--text-muted);font-size:.9rem;margin-bottom:28px}
.form-row{display:grid;grid-template-columns:1fr 1fr;gap:16px}
.form-group{margin-bottom:20px}
.form-group label{display:block;font-size:.78rem;font-weight:800;margin-bottom:8px;color:var(--navy);text-transform:uppercase;letter-spacing:.06em}
.form-group input,.form-group select,.form-group textarea{width:100%;padding:14px 17px;border:1.5px solid var(--border-2);border-radius:13px;font-family:'Manrope',sans-serif;font-size:.92rem;background:var(--paper);color:var(--text);transition:var(--t);outline:none}
.form-group input:focus,.form-group select:focus,.form-group textarea:focus{border-color:var(--gold);background:#fff;box-shadow:0 0 0 4px rgba(184,137,44,.1)}
.form-group textarea{resize:vertical;min-height:110px}
.form-submit{width:100%;padding:17px;font-size:1rem}

/* CONNECT / LINK HUB */
.linkhub{padding:110px 0;background:var(--off-white)}
.linkhub-grid{display:grid;grid-template-columns:repeat(auto-fill,minmax(250px,1fr));gap:16px;max-width:1000px;margin:0 auto}
.hub-link{display:flex;align-items:center;gap:15px;background:#fff;border:1px solid var(--border);border-radius:18px;padding:19px 22px;transition:var(--t);box-shadow:var(--shadow-sm)}
.hub-link:hover{transform:translateY(-3px);box-shadow:var(--shadow-lg);border-color:rgba(184,137,44,.45)}
.hub-ico{width:42px;height:42px;flex-shrink:0;background:var(--gold-pale);border-radius:12px;display:flex;align-items:center;justify-content:center;font-size:1.15rem;color:var(--gold-deep)}
.hub-link:hover .hub-ico{background:var(--navy);color:var(--gold-light)}
.hub-ico svg{width:19px;height:19px}
.hub-t b{display:block;font-size:.92rem;color:var(--navy);font-weight:800}
.hub-t span{font-size:.76rem;color:var(--text-muted);font-weight:600}

/* FOOTER */
footer{background:var(--navy);color:rgba(255,255,255,.7);padding:76px 0 0;position:relative}
footer::before{content:'';position:absolute;top:0;left:0;right:0;height:3px;background:linear-gradient(90deg,transparent,var(--gold),transparent)}
.footer-grid{display:grid;grid-template-columns:2fr 1fr 1fr 1fr;gap:48px;padding-bottom:52px;border-bottom:1px solid rgba(255,255,255,.09)}
.footer-brand .nav-logo-circle{margin-bottom:18px;width:52px;height:52px;font-size:1.45rem;background:rgba(255,255,255,.07);border:1px solid rgba(255,255,255,.14)}
.footer-brand p{font-size:.88rem;line-height:1.75;margin-bottom:22px;color:rgba(255,255,255,.55)}
.footer-brand .soc-link{background:rgba(255,255,255,.07);border-color:rgba(255,255,255,.12);color:rgba(255,255,255,.7)}
.footer-brand .soc-link:hover{background:var(--gold);color:var(--navy);border-color:var(--gold)}
.footer-col h4{color:#fff;font-family:'Manrope',sans-serif;font-size:.78rem;font-weight:800;text-transform:uppercase;letter-spacing:.14em;margin-bottom:20px}
.footer-links{list-style:none;display:flex;flex-direction:column;gap:11px}
.footer-links a{font-size:.87rem;color:rgba(255,255,255,.55);transition:color var(--t);font-weight:500}
.footer-links a:hover{color:var(--gold-light)}
.footer-disclosure{padding:26px 0 0;font-size:.74rem;line-height:1.7;color:rgba(255,255,255,.4);max-width:980px}
.footer-bottom{padding:26px 0 30px;display:flex;flex-wrap:wrap;gap:12px;justify-content:space-between;align-items:center;font-size:.75rem;color:rgba(255,255,255,.4)}
.footer-bottom a{color:rgba(255,255,255,.55);transition:color var(--t)}
.footer-bottom a:hover{color:var(--gold-light)}
.footer-legal{display:flex;gap:20px;flex-wrap:wrap;align-items:center}
.eq-housing{display:flex;align-items:center;gap:7px;color:rgba(255,255,255,.45);font-size:.74rem}
.eq-housing svg{width:26px;height:26px;flex-shrink:0}

/* ============================================================ CALCULATORS (dark premium panel) */
.calc-section{padding:110px 0;background:linear-gradient(160deg,#0d1c2f 0%,#132b47 100%);position:relative;overflow:hidden}
.calc-section::before{content:'';position:absolute;top:-160px;right:-100px;width:560px;height:560px;background:radial-gradient(circle,rgba(226,182,84,.1) 0%,transparent 70%);pointer-events:none}
.calc-section .sh h2{color:#fff}
.calc-section .sh p{color:rgba(255,255,255,.6)}
.calc-section .sh .tag{color:var(--gold-light)}
.calc-section .sh .tag::before,.calc-section .sh .tag::after{background:var(--gold-light)}
.calc-wrap{background:rgba(255,255,255,.045);border:1px solid rgba(255,255,255,.11);border-radius:var(--radius-lg);padding:48px;max-width:960px;margin:0 auto;position:relative}
.calc-grid{display:grid;grid-template-columns:1fr 1fr;gap:52px;align-items:start}
.calc-sliders{display:flex;flex-direction:column;gap:26px}
.calc-field-label{display:flex;justify-content:space-between;align-items:baseline;margin-bottom:10px}
.calc-lbl-name{font-size:.76rem;color:rgba(255,255,255,.6);font-weight:700;text-transform:uppercase;letter-spacing:.09em}
.calc-lbl-val{font-size:1.05rem;font-weight:600;color:var(--gold-light);font-family:'Fraunces',serif}
input.calc-range{width:100%;-webkit-appearance:none;height:5px;border-radius:3px;background:rgba(255,255,255,.16);outline:none;cursor:pointer;margin:0}
input.calc-range::-webkit-slider-thumb{-webkit-appearance:none;width:22px;height:22px;border-radius:50%;background:linear-gradient(135deg,var(--gold-light),var(--gold));cursor:pointer;box-shadow:0 2px 10px rgba(184,137,44,.5);border:2px solid rgba(255,255,255,.2)}
input.calc-range::-moz-range-thumb{width:22px;height:22px;border-radius:50%;background:var(--gold-light);cursor:pointer;border:2px solid rgba(255,255,255,.2)}
.calc-result-panel{background:rgba(255,255,255,.055);border:1px solid rgba(255,255,255,.13);border-radius:20px;padding:36px 28px;text-align:center}
.calc-result-lbl{font-size:.7rem;color:rgba(255,255,255,.5);text-transform:uppercase;letter-spacing:.14em;margin-bottom:8px;font-weight:700}
.calc-monthly-num{font-family:'Fraunces',serif;font-size:3rem;font-weight:600;color:var(--gold-light);line-height:1;margin-bottom:4px}
.calc-monthly-note{font-size:.74rem;color:rgba(255,255,255,.38);margin-bottom:26px}
.calc-breakdown{border:1px solid rgba(255,255,255,.09);border-radius:13px;overflow:hidden;margin-bottom:22px}
.calc-brow{display:flex;justify-content:space-between;align-items:center;padding:11px 15px;font-size:.83rem}
.calc-brow:nth-child(odd){background:rgba(255,255,255,.03)}
.calc-brow-lbl{color:rgba(255,255,255,.55)}
.calc-brow-val{color:#fff;font-weight:700}
.calc-cta-btn{display:flex;width:100%;justify-content:center;font-size:.9rem}

/* Tabs */
.tabs-bar{display:flex;flex-wrap:wrap;gap:8px;justify-content:center;margin-bottom:44px}
.tab-btn{display:inline-flex;align-items:center;gap:7px;font-family:'Manrope',sans-serif;font-size:.86rem;font-weight:700;padding:12px 20px;border-radius:100px;cursor:pointer;border:1.5px solid transparent;transition:var(--t);white-space:nowrap}
.tab-panel{display:none;animation:fadeTab .45s cubic-bezier(.4,0,.2,1)}
.tab-panel.active{display:block}
@keyframes fadeTab{from{opacity:0;transform:translateY(12px)}to{opacity:1;transform:none}}
.calc-section .tabs-bar .tab-btn{color:rgba(255,255,255,.72);background:rgba(255,255,255,.06);border-color:rgba(255,255,255,.13)}
.calc-section .tabs-bar .tab-btn:hover{background:rgba(255,255,255,.13);color:#fff}
.calc-section .tabs-bar .tab-btn.active{background:linear-gradient(135deg,var(--gold-light),var(--gold));color:var(--navy);border-color:transparent;box-shadow:0 4px 18px rgba(184,137,44,.45)}

/* Tool inputs on dark */
.tool-fields{display:flex;flex-direction:column;gap:16px}
.tool-field{display:flex;flex-direction:column;gap:7px}
.tool-field>label{font-size:.74rem;color:rgba(255,255,255,.6);font-weight:700;text-transform:uppercase;letter-spacing:.07em;display:flex;justify-content:space-between;gap:8px}
.tool-field>label small{text-transform:none;letter-spacing:0;color:rgba(255,255,255,.4);font-weight:500}
.tool-input{display:flex;align-items:center;background:rgba(255,255,255,.06);border:1.5px solid rgba(255,255,255,.14);border-radius:12px;overflow:hidden;transition:var(--t)}
.tool-input:focus-within{border-color:rgba(226,182,84,.7);background:rgba(255,255,255,.09)}
.tool-input .aff,.tool-input .suf{padding:0 13px;color:rgba(255,255,255,.45);font-weight:700;font-size:.92rem}
.tool-input input,.tool-input select{flex:1;width:100%;background:transparent;border:none;color:#fff;font-family:'Manrope',sans-serif;font-weight:700;font-size:.95rem;padding:13px 8px;outline:none;min-width:0}
.tool-input.right input{text-align:right}
.tool-input select{cursor:pointer;padding-right:13px}
.tool-input select option{color:#111}
.tool-range{width:100%;-webkit-appearance:none;height:5px;border-radius:3px;background:rgba(255,255,255,.16);outline:none;cursor:pointer;margin:6px 0}
.tool-range::-webkit-slider-thumb{-webkit-appearance:none;width:20px;height:20px;border-radius:50%;background:linear-gradient(135deg,var(--gold-light),var(--gold));cursor:pointer;box-shadow:0 2px 10px rgba(184,137,44,.5);border:2px solid rgba(255,255,255,.2)}
.tool-range::-moz-range-thumb{width:20px;height:20px;border-radius:50%;background:var(--gold-light);cursor:pointer;border:2px solid rgba(255,255,255,.2)}
.tool-hint{font-size:.78rem;color:rgba(255,255,255,.42);line-height:1.6}
.tool-section-label{font-size:.7rem;text-transform:uppercase;letter-spacing:.1em;font-weight:800;color:var(--gold-light);padding-top:8px;border-top:1px solid rgba(255,255,255,.1);margin-top:4px}
.tool-section-label:first-child{border-top:0;margin-top:0;padding-top:0}
.tool-big{font-family:'Fraunces',serif;font-size:2.7rem;font-weight:600;color:var(--gold-light);line-height:1;margin:4px 0}
.tool-big-lbl{font-size:.7rem;color:rgba(255,255,255,.5);text-transform:uppercase;letter-spacing:.12em;font-weight:700}
.tool-big-sub{font-size:.78rem;color:rgba(255,255,255,.42);margin-top:6px}
.verdict-buy .tool-big{color:#63d6a4}.verdict-rent .tool-big{color:#f2ab7c}.verdict-tie .tool-big{color:#cdd6e2}
.tool-note{font-size:.82rem;color:rgba(255,255,255,.55);line-height:1.6;padding:12px 0 0;border-top:1px solid rgba(255,255,255,.08);margin-top:12px}
.tool-disclaimer{font-size:.72rem;color:rgba(255,255,255,.32);line-height:1.55;margin-top:14px}
.tool-bar{display:flex;height:13px;border-radius:7px;overflow:hidden;background:rgba(255,255,255,.08);margin:6px 0 16px}
.tool-bar i{display:block;height:100%}
.legdot{width:10px;height:10px;border-radius:3px;display:inline-block;flex-shrink:0}
.cP{background:#e2b654}.cT{background:#5b9bd5}.cI{background:#9b7fd4}.cM{background:#e07a9a}.cH{background:#7a8aa0}
.calc-brow .legrow{display:flex;align-items:center;gap:8px}
.tool-progress{height:11px;border-radius:7px;background:rgba(255,255,255,.1);overflow:hidden;margin:4px 0 14px}
.tool-progress i{display:block;height:100%;background:linear-gradient(90deg,var(--gold),var(--gold-light));transition:width .4s}
.amort-toggle-row{display:flex;justify-content:space-between;align-items:center;gap:14px;flex-wrap:wrap;margin-top:24px}
.amort-toggle-row h4{font-family:'Fraunces',serif;color:#fff;font-size:1.1rem;font-weight:600}
.amort-ctrls{display:flex;gap:10px;align-items:center}
.amort-ctrls select{background:rgba(255,255,255,.08);border:1px solid rgba(255,255,255,.16);color:#fff;border-radius:9px;padding:8px 10px;font-size:.82rem;font-family:'Manrope',sans-serif}
.amort-ctrls select option{color:#111}
.mini-btn{background:rgba(255,255,255,.08);border:1px solid rgba(255,255,255,.18);color:#fff;border-radius:9px;padding:8px 14px;font-size:.82rem;font-weight:700;cursor:pointer;font-family:'Manrope',sans-serif;transition:var(--t)}
.mini-btn:hover{background:rgba(255,255,255,.16)}
.amort-scroll{max-height:380px;overflow:auto;border:1px solid rgba(255,255,255,.1);border-radius:14px;margin-top:14px}
.amort-table{width:100%;border-collapse:collapse;font-size:.8rem;font-variant-numeric:tabular-nums;color:rgba(255,255,255,.85)}
.amort-table thead th{position:sticky;top:0;background:#0e2138;text-align:right;padding:11px 14px;font-size:.66rem;text-transform:uppercase;letter-spacing:.05em;color:rgba(255,255,255,.5);font-weight:800}
.amort-table thead th:first-child{text-align:left}
.amort-table td{padding:9px 14px;text-align:right;border-bottom:1px solid rgba(255,255,255,.06)}
.amort-table td:first-child{text-align:left;font-weight:800;color:#fff}
.amort-table tbody tr:nth-child(even){background:rgba(255,255,255,.025)}
.amort-mini{height:7px;width:80px;border-radius:4px;background:#5b9bd5;overflow:hidden;display:inline-block;vertical-align:middle}
.amort-mini i{display:block;height:100%;background:var(--gold-light)}

/* ============================================================ GUIDES (light) */
.guides{padding:110px 0;background:var(--off-white)}
.guides .tabs-bar .tab-btn{color:var(--text-muted);background:#fff;border-color:var(--border)}
.guides .tabs-bar .tab-btn:hover{border-color:var(--navy);color:var(--navy)}
.guides .tabs-bar .tab-btn.active{background:var(--navy);color:#fff;border-color:var(--navy);box-shadow:var(--shadow)}
.guides-search{width:100%;max-width:460px;margin:0 auto 28px;display:block;padding:14px 22px;border:1.5px solid var(--border-2);border-radius:100px;font-family:'Manrope',sans-serif;font-size:.92rem;outline:none;transition:var(--t);background:#fff}
.guides-search:focus{border-color:var(--gold);box-shadow:0 0 0 4px rgba(184,137,44,.1)}
.journey{max-width:860px;margin:0 auto;display:flex;flex-direction:column;gap:12px}
.jstage{background:#fff;border:1px solid var(--border);border-radius:18px;overflow:hidden;transition:var(--t);box-shadow:var(--shadow-sm)}
.jstage.done{border-color:#bfe0cf;background:#fbfffd}
.jhead{display:flex;align-items:center;gap:16px;padding:19px 24px;cursor:pointer}
.jnum{flex-shrink:0;width:42px;height:42px;border-radius:50%;display:grid;place-items:center;background:var(--gold-pale);color:var(--navy);font-weight:600;font-family:'Fraunces',serif;font-size:1.05rem}
.jstage.done .jnum{background:var(--gold);color:#fff}
.jtitles{flex:1;min-width:0}
.jtitles h3{font-size:1.1rem}
.jtitles .jmeta{font-size:.8rem;color:var(--text-muted);font-family:'Manrope',sans-serif;font-weight:600}
.jcheck{display:flex;align-items:center;gap:6px;font-size:.8rem;color:var(--text-muted);user-select:none}
.jcheck input{width:19px;height:19px;accent-color:var(--gold);cursor:pointer}
.jchev{color:var(--text-muted);transition:transform .3s;flex-shrink:0}
.jstage.open .jchev{transform:rotate(180deg)}
.jbody{max-height:0;overflow:hidden;transition:max-height .45s cubic-bezier(.4,0,.2,1)}
.jstage.open .jbody{max-height:900px}
.jbody-inner{padding:0 24px 26px 82px}
.jbody-inner p{color:var(--text-muted);line-height:1.75;margin-bottom:12px}
.jbody-inner h4{font-size:.72rem;text-transform:uppercase;letter-spacing:.07em;color:var(--gold-deep);margin:16px 0 8px;font-weight:800}
.jbody-inner ul{list-style:none;display:flex;flex-direction:column;gap:7px}
.jbody-inner li{position:relative;padding-left:22px;font-size:.9rem;color:var(--text)}
.jbody-inner li::before{content:'→';position:absolute;left:0;color:var(--gold);font-weight:700}
.jbody-inner .watch li::before{content:'⚠';font-size:.78rem}
.jtip{background:var(--gold-pale);border:1px solid #eedfba;border-radius:12px;padding:14px 17px;font-size:.88rem;color:var(--navy);margin-top:14px;line-height:1.6}
.journey-progress{max-width:860px;margin:0 auto 24px;display:flex;align-items:center;gap:16px;background:#fff;border:1px solid var(--border);border-radius:18px;padding:17px 24px;box-shadow:var(--shadow-sm)}
.journey-progress .jp-text b{display:block;color:var(--navy);font-family:'Fraunces',serif;font-size:1.08rem;font-weight:600}
.journey-progress .jp-text span{font-size:.86rem;color:var(--text-muted)}
.checklist-grid{display:grid;grid-template-columns:repeat(auto-fill,minmax(290px,1fr));gap:22px;max-width:1000px;margin:0 auto}
.cl-card{background:#fff;border:1px solid var(--border);border-radius:18px;padding:28px;box-shadow:var(--shadow-sm)}
.cl-card h3{font-size:1.08rem;margin-bottom:4px}
.cl-card .cl-count{font-size:.76rem;color:var(--gold-deep);font-weight:800;margin-bottom:14px}
.cl-item{display:flex;align-items:flex-start;gap:11px;padding:8px 0;font-size:.9rem;cursor:pointer;color:var(--text)}
.cl-item input{margin-top:2px;width:18px;height:18px;accent-color:var(--gold);cursor:pointer;flex-shrink:0}
.cl-item.checked span{text-decoration:line-through;color:var(--text-muted)}
.guide-toolbar{max-width:1000px;margin:0 auto 20px;display:flex;justify-content:flex-end;gap:10px}
.print-link{background:#fff;border:1.5px solid var(--border-2);border-radius:100px;padding:10px 20px;font-size:.83rem;font-weight:700;color:var(--navy);cursor:pointer;font-family:'Manrope',sans-serif;transition:var(--t)}
.print-link:hover{border-color:var(--navy);background:var(--navy);color:#fff}
.glossary-grid{display:grid;grid-template-columns:repeat(auto-fill,minmax(310px,1fr));gap:16px;max-width:1040px;margin:0 auto}
.gterm{background:#fff;border:1px solid var(--border);border-radius:16px;padding:22px 24px;transition:var(--t)}
.gterm:hover{border-color:rgba(184,137,44,.5);box-shadow:var(--shadow)}
.gterm dt{font-family:'Fraunces',serif;font-weight:600;color:var(--navy);margin-bottom:6px;font-size:1.02rem}
.gterm dd{font-size:.88rem;color:var(--text-muted);line-height:1.65}
.gterm.hide{display:none}

/* ============================================================ HELOC */
.heloc-hero{background:linear-gradient(150deg,var(--navy) 0%,var(--navy-mid) 50%,var(--navy-2) 100%);color:#fff;padding:100px 0;position:relative;overflow:hidden}
.heloc-hero::before{content:'';position:absolute;top:-100px;right:-60px;width:480px;height:480px;background:radial-gradient(circle,rgba(226,182,84,.15) 0%,transparent 70%);pointer-events:none}
.heloc-hero .container{position:relative;z-index:1;display:grid;grid-template-columns:1.05fr .95fr;gap:60px;align-items:center}
.heloc-eyebrow{display:inline-flex;align-items:center;gap:8px;background:rgba(226,182,84,.14);border:1px solid rgba(226,182,84,.32);color:var(--gold-light);padding:8px 17px;border-radius:100px;font-size:.72rem;font-weight:800;letter-spacing:.12em;text-transform:uppercase;margin-bottom:24px}
.heloc-hero h2{color:#fff;font-size:clamp(2.1rem,4.2vw,3.2rem);margin-bottom:20px}
.heloc-hero h2 em{color:var(--gold-light)}
.heloc-hero .lead{font-size:1.1rem;color:rgba(255,255,255,.8);line-height:1.7;margin-bottom:28px;max-width:520px}
.heloc-feat{display:flex;gap:12px;flex-wrap:wrap;margin-bottom:36px}
.heloc-chip{display:flex;align-items:center;gap:8px;background:rgba(255,255,255,.07);border:1px solid rgba(255,255,255,.14);border-radius:100px;padding:10px 18px;font-size:.84rem;color:rgba(255,255,255,.9);font-weight:600}
.heloc-chip b{color:var(--gold-light)}
.heloc-hero-btns{display:flex;gap:14px;flex-wrap:wrap}
.heloc-card{background:rgba(255,255,255,.05);border:1px solid rgba(255,255,255,.13);border-radius:var(--radius-lg);padding:38px;backdrop-filter:blur(10px)}
.heloc-card-h{font-size:.78rem;text-transform:uppercase;letter-spacing:.1em;color:var(--gold-light);font-weight:800;margin-bottom:8px}
.heloc-card .tool-big{font-size:2.9rem}
.heloc-est-row{display:flex;justify-content:space-between;align-items:center;padding:12px 0;border-bottom:1px solid rgba(255,255,255,.08);font-size:.88rem}
.heloc-est-row span{color:rgba(255,255,255,.6)}.heloc-est-row b{color:#fff;font-weight:800}
.heloc-steps{padding:104px 0;background:var(--white)}
.steps-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:24px}
.step-card{position:relative;background:var(--paper);border:1px solid var(--border);border-radius:var(--radius-lg);padding:36px 28px;transition:var(--t)}
.step-card:hover{border-color:rgba(184,137,44,.5);transform:translateY(-4px);box-shadow:var(--shadow-lg);background:#fff}
.step-card .step-num{position:absolute;top:-18px;left:28px;width:46px;height:46px;border-radius:14px;background:linear-gradient(135deg,#c99a34,var(--gold));color:#fff;display:grid;place-items:center;font-family:'Fraunces',serif;font-weight:600;font-size:1.25rem;box-shadow:var(--shadow-gold);margin:0;border:none}
.step-card h3{margin:18px 0 10px;font-size:1.12rem}
.step-card p{color:var(--text-muted);font-size:.9rem;line-height:1.68}
.step-card .step-ico{font-size:1.5rem}
.heloc-why{padding:104px 0;background:var(--off-white)}
.why-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:24px}
.why-card{background:#fff;border:1px solid var(--border);border-radius:var(--radius-lg);padding:34px 30px;transition:var(--t);box-shadow:var(--shadow-sm)}
.why-card:hover{box-shadow:var(--shadow-lg);transform:translateY(-3px)}
.why-ico{width:52px;height:52px;border-radius:15px;background:var(--gold-pale);display:grid;place-items:center;font-size:1.5rem;margin-bottom:18px}
.why-card h3{font-size:1.15rem;margin-bottom:9px}
.why-card p{color:var(--text-muted);font-size:.91rem;line-height:1.68}
.usecase-strip{display:grid;grid-template-columns:repeat(auto-fit,minmax(170px,1fr));gap:16px;max-width:1000px;margin:48px auto 0}
.usecase{background:#fff;border:1px solid var(--border);border-radius:18px;padding:24px 18px;text-align:center;transition:var(--t)}
.usecase:hover{border-color:rgba(184,137,44,.5);transform:translateY(-3px);box-shadow:var(--shadow)}
.usecase .uc-ico{font-size:1.8rem;margin-bottom:8px}
.usecase h4{color:var(--navy);font-size:.94rem;font-family:'Manrope',sans-serif;font-weight:800;margin-bottom:4px}
.usecase p{font-size:.8rem;color:var(--text-muted);line-height:1.5}
.heloc-elig{display:grid;grid-template-columns:repeat(auto-fit,minmax(210px,1fr));gap:18px;max-width:1000px;margin:0 auto}
.elig-card{display:flex;gap:14px;align-items:flex-start;background:#fff;border:1px solid var(--border);border-radius:18px;padding:24px;box-shadow:var(--shadow-sm)}
.elig-card .ec-ico{width:42px;height:42px;border-radius:12px;background:var(--navy);color:var(--gold-light);display:grid;place-items:center;flex-shrink:0;font-weight:800;font-size:.85rem}
.elig-card h4{color:var(--navy);font-size:.98rem;margin-bottom:3px;font-family:'Manrope',sans-serif;font-weight:800}
.elig-card p{font-size:.84rem;color:var(--text-muted);line-height:1.55}
.heloc-cta-band{padding:100px 0;background:linear-gradient(150deg,var(--navy),var(--navy-2));text-align:center;color:#fff}
.heloc-cta-band h2{color:#fff;margin-bottom:14px}
.heloc-cta-band p{color:rgba(255,255,255,.75);max-width:560px;margin:0 auto 32px;font-size:1.05rem;line-height:1.7}
.heloc-cta-btns{display:flex;gap:14px;justify-content:center;flex-wrap:wrap}

/* ============================================================ LEAD CAPTURE */
.leadcap{padding:80px 0;background:linear-gradient(150deg,var(--navy),var(--navy-2))}
.leadcap-card{max-width:940px;margin:0 auto;display:grid;grid-template-columns:1fr 1fr;gap:44px;align-items:center;background:rgba(255,255,255,.05);border:1px solid rgba(255,255,255,.12);border-radius:var(--radius-lg);padding:44px}
.leadcap-text h2{color:#fff;font-size:1.6rem;margin-bottom:12px}
.leadcap-text p{color:rgba(255,255,255,.72);font-size:.95rem;line-height:1.7}
.leadcap-form{display:flex;flex-direction:column;gap:12px}
.leadcap-form input{padding:14px 18px;border-radius:13px;border:1.5px solid rgba(255,255,255,.16);background:rgba(255,255,255,.07);color:#fff;font-family:'Manrope',sans-serif;font-size:.95rem;outline:none;transition:var(--t)}
.leadcap-form input::placeholder{color:rgba(255,255,255,.45)}
.leadcap-form input:focus{border-color:var(--gold-light);background:rgba(255,255,255,.1)}
.leadcap-form .btn{justify-content:center;margin-top:4px}
.leadcap-note{font-size:.74rem;color:rgba(255,255,255,.4);text-align:center;margin-top:2px}
.form-success{background:#fff;border:1px solid var(--border);border-radius:18px;padding:36px 30px;text-align:center;box-shadow:var(--shadow);animation:fadeTab .4s}
.fs-check{width:54px;height:54px;border-radius:50%;background:linear-gradient(135deg,#c99a34,var(--gold));color:#fff;display:grid;place-items:center;font-size:1.6rem;font-weight:800;margin:0 auto 16px;box-shadow:var(--shadow-gold)}
.form-success h3{font-size:1.35rem;margin-bottom:8px}
.form-success p{color:var(--text-muted);font-size:.95rem;line-height:1.6;max-width:340px;margin:0 auto}

/* ============================================================ RESOURCES */
.resources{padding:110px 0;background:var(--off-white)}
.article-list{max-width:840px;margin:0 auto;display:flex;flex-direction:column;gap:28px}
.article{background:#fff;border:1px solid var(--border);border-radius:var(--radius-lg);padding:44px 48px;box-shadow:var(--shadow-sm);scroll-margin-top:110px}
.article-meta{display:flex;align-items:center;gap:10px;margin-bottom:16px;flex-wrap:wrap}
.article-cat{font-size:.68rem;font-weight:800;letter-spacing:.12em;text-transform:uppercase;color:var(--gold-deep);background:var(--gold-pale);padding:6px 14px;border-radius:100px}
.article-read{font-size:.78rem;color:var(--text-muted);font-weight:600}
.article h2{font-size:1.6rem;margin-bottom:14px}
.article h3{font-size:1.12rem;margin:24px 0 8px}
.article p{color:var(--text);line-height:1.8;margin-bottom:14px}
.article ul{margin:0 0 14px 22px;color:var(--text);line-height:1.8}
.article ul li{margin-bottom:6px}
.article .article-cta{display:inline-flex;margin-top:8px}
.article-toc{max-width:840px;margin:0 auto 36px;background:#fff;border:1px solid var(--border);border-radius:18px;padding:26px 32px;box-shadow:var(--shadow-sm)}
.article-toc h3{font-size:.98rem;margin-bottom:12px}
.article-toc a{display:block;padding:8px 0;color:var(--navy-light);font-size:.93rem;font-weight:600;border-bottom:1px solid var(--border)}
.article-toc a:last-child{border-bottom:none}
.article-toc a:hover{color:var(--gold-deep)}

/* PAGE HERO (interior pages) */
.page-hero{padding:80px 0 64px;background:
  radial-gradient(700px 360px at 85% -20%,rgba(184,137,44,.09),transparent 60%),
  linear-gradient(180deg,#fdfcfa 0%,#f7f4ed 100%);text-align:center;border-bottom:1px solid var(--border)}
.page-hero h1{font-size:clamp(2.2rem,4.5vw,3.2rem);margin-bottom:16px}
.page-hero h1 em{color:var(--gold)}
.page-hero p{color:var(--text-muted);font-size:1.08rem;max-width:600px;margin:0 auto;line-height:1.75}
.page-hero .tag{justify-content:center}

/* ============================================================ HOMEPAGE: QUICK CALC / GOAL PATHS / SCENARIO DESK */
.quick-calc{padding:100px 0}
.quick-calc .calc-wrap{max-width:1000px}
.quick-calc .calc-grid{grid-template-columns:.9fr 1.1fr;grid-template-rows:1fr auto}
.quick-calc .calc-result-panel{grid-column:2;grid-row:1/3}
.quick-calc .calc-result-panel{padding:32px 26px}
.quick-calc .calc-monthly-num{font-size:3.2rem}
.quick-calc .calc-breakdown{margin-top:6px}
.quick-calc .tool-hint{padding-top:4px}
.qc-actions{display:flex;flex-direction:column;gap:10px;margin:2px 0 4px}
.qc-actions .btn{width:100%;justify-content:center;font-size:.9rem;white-space:normal;line-height:1.3;padding:14px 18px;text-align:center}
.qc-chips{display:flex;flex-wrap:wrap;gap:6px;margin-top:8px}
.qc-chips button{background:rgba(255,255,255,.06);border:1px solid rgba(255,255,255,.14);color:rgba(255,255,255,.75);border-radius:100px;padding:5px 12px;font-size:.74rem;font-weight:700;cursor:pointer;font-family:'Manrope',sans-serif;transition:var(--t)}
.qc-chips button:hover{background:rgba(226,182,84,.18);border-color:rgba(226,182,84,.5);color:#fff}
.qc-more{grid-column:1;align-self:end;padding-top:22px;border-top:1px solid rgba(255,255,255,.1);display:flex;flex-wrap:wrap;gap:7px;align-items:center}
.qc-more b{width:100%;font-size:.7rem;text-transform:uppercase;letter-spacing:.1em;color:var(--gold-light);font-weight:800;margin-bottom:2px}
.qc-more a{font-size:.76rem;font-weight:700;color:rgba(255,255,255,.75);background:rgba(255,255,255,.05);border:1px solid rgba(255,255,255,.12);border-radius:100px;padding:6px 12px;transition:var(--t)}
.qc-more a:hover{background:rgba(255,255,255,.14);color:#fff}

.paths{padding:110px 0;background:var(--white)}
.paths-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:22px}
.path-card{display:flex;flex-direction:column;background:var(--paper);border:1px solid var(--border);border-radius:var(--radius-lg);padding:32px 28px 28px;transition:var(--t)}
.path-card:hover{box-shadow:var(--shadow-lg);transform:translateY(-4px);border-color:rgba(184,137,44,.4);background:#fff}
.path-ico{width:52px;height:52px;border-radius:15px;background:var(--gold-pale);display:grid;place-items:center;font-size:1.5rem;margin-bottom:18px}
.path-card h3{font-size:1.2rem;margin-bottom:10px}
.path-card p{color:var(--text-muted);font-size:.92rem;line-height:1.7;margin-bottom:22px;flex:1}
.path-links{display:flex;flex-direction:column;border-top:1px solid var(--border)}
.path-btn{display:flex;align-items:center;gap:12px;padding:12px 0;border-bottom:1px solid var(--border);font-size:.88rem;font-weight:700;color:var(--navy);transition:var(--t)}
.path-btn:last-child{border-bottom:none;padding-bottom:0}
.path-btn .pb-k{flex-shrink:0;width:44px;text-align:center;font-size:.62rem;font-weight:800;letter-spacing:.12em;text-transform:uppercase;color:var(--gold-deep);background:var(--gold-pale);border-radius:100px;padding:5px 0}
.path-btn .pb-t{flex:1}
.path-btn::after{content:'→';color:var(--gold);font-weight:800;transition:transform var(--t)}
.path-btn:hover{color:var(--gold-deep)}
.path-btn:hover::after{transform:translateX(5px)}
.path-btn:hover .pb-k{background:var(--navy);color:var(--gold-light)}
.paths-browse{margin-top:36px;display:flex;flex-wrap:wrap;gap:10px;justify-content:center;align-items:center;font-size:.86rem;color:var(--text-muted);font-weight:600}
.paths-browse a{background:var(--off-white);border:1px solid var(--border);padding:8px 16px;border-radius:100px;font-weight:700;color:var(--navy);font-size:.82rem;transition:var(--t)}
.paths-browse a:hover{background:var(--navy);color:#fff;border-color:var(--navy)}

.scenario{padding:110px 0;background:var(--white);position:relative}
.scenario::before{content:'';position:absolute;inset:0;background:radial-gradient(800px 420px at 100% 0%,rgba(184,137,44,.07),transparent 60%);pointer-events:none}
.scenario .container{display:grid;grid-template-columns:1fr 1.25fr;gap:72px;align-items:start;position:relative}
.scenario-info h2{margin-bottom:18px}
.scenario-info h2 em{color:var(--gold)}
.scenario-info>p{color:var(--text-muted);line-height:1.8;margin-bottom:26px;font-size:1.02rem}
.scenario-note{background:var(--off-white);border:1px solid var(--border);border-left:3px solid var(--gold);border-radius:0 18px 18px 0;padding:22px 26px;box-shadow:var(--shadow-sm)}
.scenario-note p{font-family:'Fraunces',serif;font-style:italic;color:var(--navy);line-height:1.7;font-size:1.02rem;margin-bottom:16px}
.scenario-sig{display:flex;gap:12px;align-items:center}
.scenario-sig img{width:44px;height:44px;border-radius:50%;object-fit:cover;object-position:top;border:2px solid #fff;box-shadow:var(--shadow-sm)}
.scenario-sig b{display:block;font-size:.9rem;color:var(--navy)}
.scenario-sig span{font-size:.74rem;color:var(--text-muted);font-weight:600}
.scenario-alt{margin-top:26px;font-size:.9rem;color:var(--text-muted);line-height:1.8}
.scenario-alt a{color:var(--navy);font-weight:700;text-decoration:underline;text-decoration-color:rgba(184,137,44,.55);text-underline-offset:3px}
.scenario-alt a:hover{color:var(--gold-deep)}
.scenario-form .form-group{margin-bottom:16px}

/* Contact consent (all lead forms) */
.consent-row{display:flex;gap:11px;align-items:flex-start;margin:4px 0 20px;font-size:.76rem;line-height:1.55;color:var(--text-muted);cursor:pointer}
.consent-row input{margin-top:3px;width:17px;height:17px;flex-shrink:0;accent-color:var(--gold);cursor:pointer}
.leadcap .consent-row{color:rgba(255,255,255,.55);margin:2px 0 6px}
.leadcap .consent-row input{accent-color:var(--gold-light)}

/* SCROLL ANIMATIONS */
.fade-up{opacity:0;transform:translateY(28px);transition:opacity .65s ease,transform .65s ease}
.fade-up.visible{opacity:1;transform:none}
.fade-up:nth-child(2){transition-delay:.08s}
.fade-up:nth-child(3){transition-delay:.16s}
.fade-up:nth-child(4){transition-delay:.24s}
.fade-up:nth-child(5){transition-delay:.32s}
.fade-up:nth-child(6){transition-delay:.4s}
@media(prefers-reduced-motion:reduce){.fade-up{opacity:1;transform:none;transition:none}}

/* PRINT (guides plan) */
@media print{body *{visibility:hidden}#planPrint,#planPrint *{visibility:visible}#planPrint{position:absolute;left:0;top:0;width:100%;padding:30px}}
#planPrint{display:none}

/* ============================================================ RESPONSIVE */
@media(max-width:1240px){.nav-links a{padding:8px 10px;font-size:.84rem}}
@media(max-width:1199px) and (min-width:1081px){.nav-divider,.nav-wcl{display:none}.nav-brand-sub{display:flex}}
@media(max-width:1080px){
  .nav-links,.nav-cta{display:none}
  .hamburger{display:flex}
  .float-cta{display:block}
  body{padding-bottom:78px}
}
@media(max-width:1024px){
  .hero{padding:80px 0 130px}
  .hero .container{grid-template-columns:1fr;gap:52px}
  .hero-card{max-width:600px}
  .about .container{grid-template-columns:1fr;gap:56px}
  .about-photo-bg{max-width:420px}
  .about-badge{right:0}
  .family .container{grid-template-columns:1fr;gap:52px}
  .services-grid{grid-template-columns:repeat(2,1fr)}
  .loan-grid{grid-template-columns:repeat(2,1fr)}
  .reviews-grid{grid-template-columns:repeat(2,1fr)}
  .steps{grid-template-columns:repeat(2,1fr)}
  .steps::before{display:none}
  .calc-grid{grid-template-columns:1fr}
  .quick-calc .calc-grid{grid-template-columns:1fr;grid-template-rows:auto}
  .quick-calc .calc-result-panel{grid-column:auto;grid-row:auto}
  .qc-more{grid-column:auto;border-top:none;padding-top:0}
  .paths-grid{grid-template-columns:repeat(2,1fr)}
  .scenario .container{grid-template-columns:1fr;gap:48px}
  .calc-wrap{padding:36px 28px}
  .contact .container{grid-template-columns:1fr;gap:52px}
  .footer-grid{grid-template-columns:1fr 1fr}
  .trust-bar .container{grid-template-columns:repeat(2,1fr)}
  .steps-grid{grid-template-columns:repeat(2,1fr);gap:34px 24px}
  .why-grid{grid-template-columns:1fr}
  .heloc-hero .container{grid-template-columns:1fr;gap:44px}
}
@media(max-width:640px){
  .top-bar .top-bar-left{display:none}
  .nav-divider,.nav-wcl{display:none}
  .top-bar .container{justify-content:center}
  .top-bar a[href^="mailto"]{display:none}
  .hero{padding:56px 0 118px}
  .hero h1{font-size:2.15rem}
  .tag-x{display:none}
  .hero-btns{flex-direction:column}
  .hero-btns .btn{justify-content:center}
  .hero-stats{gap:26px}
  .trust-bar{margin-top:-64px}
  .trust-bar .container{grid-template-columns:1fr 1fr;gap:12px}
  .trust-item{padding:20px 16px}
  .ti-label{font-size:.74rem}
  .services-grid{grid-template-columns:1fr}
  .paths-grid{grid-template-columns:1fr}
  .quick-calc{padding:72px 0}
  .quick-calc .calc-monthly-num{font-size:2.5rem}
  .scenario{padding:80px 0}
  .scenario-note{padding:18px 20px}
  .loan-grid{grid-template-columns:1fr}
  .reviews-grid{grid-template-columns:1fr}
  .steps{grid-template-columns:1fr}
  .footer-grid{grid-template-columns:1fr;gap:36px}
  .footer-bottom{flex-direction:column;align-items:flex-start}
  .form-row{grid-template-columns:1fr}
  .about-hl{grid-template-columns:1fr}
  .hero-pills{flex-direction:column;align-items:stretch}
  .calc-wrap{padding:24px 18px}
  .calc-monthly-num{font-size:2.4rem}
  .reviews-grid{display:flex;gap:0;transition:transform .4s cubic-bezier(.4,0,.2,1);margin-bottom:0}
  .rev-card{min-width:100%;flex-shrink:0;margin:0}
  .carousel-nav{display:flex;padding-bottom:36px}
  .steps-grid{grid-template-columns:1fr;gap:38px 0}
  .tabs-bar{gap:6px}
  .tab-btn{font-size:.8rem;padding:10px 14px}
  .heloc-card{padding:28px 22px}
  .jbody-inner{padding-left:24px}
  .checklist-grid,.glossary-grid{grid-template-columns:1fr}
  .leadcap-card{grid-template-columns:1fr;gap:24px;padding:32px 26px}
  .article{padding:30px 24px}
  .contact-form{padding:32px 24px}
  .faq-list{padding:6px 22px}
}