@import url('https://fonts.googleapis.com/css2?family=Fraunces:ital,opsz,wght@0,9..144,400;0,9..144,500;0,9..144,600;1,9..144,500&family=Inter:wght@400;500;600;700&display=swap');

:root{
  --charcoal:#1c1c1c;
  --charcoal-2:#252525;
  --charcoal-3:#2f2f2f;
  --paper:#f7f6f3;
  --paper-2:#efeeea;
  --ink:#17181a;
  --ink-soft:#5a5c60;
  --blue:#004aad;
  --blue-deep:#003783;
  --gold:#fecf85;
  --gold-dark:#b5860a;
  --line:rgba(255,255,255,0.10);
  --line-dark:rgba(23,24,26,0.10);
  --serif:'Fraunces', Georgia, serif;
  --sans:'Inter', -apple-system, BlinkMacSystemFont, sans-serif;
}
*{box-sizing:border-box;}
html{scroll-behavior:smooth;}
body{
  margin:0;
  font-family:var(--sans);
  background:var(--paper);
  color:var(--ink);
  -webkit-font-smoothing:antialiased;
  line-height:1.5;
}
img{max-width:100%;display:block;}
a{color:inherit;text-decoration:none;}
h1,h2,h3,h4{font-family:var(--serif);font-weight:500;margin:0;letter-spacing:-0.01em;}
p{margin:0;}
.wrap{max-width:1200px;margin:0 auto;padding:0 32px;}
section{position:relative;}
.eyebrow{font-size:13px;font-weight:600;color:var(--blue);letter-spacing:0.02em;}
.eyebrow.on-dark{color:var(--gold);}

.btn{
  display:inline-flex;align-items:center;justify-content:center;gap:8px;
  padding:15px 28px;border-radius:6px;font-weight:600;font-size:15px;
  border:1px solid transparent;cursor:pointer;
  transition:transform .15s ease, box-shadow .15s ease, background .2s ease, border-color .2s ease;
  white-space:nowrap;
}
.btn-primary{background:var(--blue);color:#fff;}
.btn-primary:hover{background:var(--blue-deep);box-shadow:0 8px 24px rgba(0,74,173,0.28);transform:translateY(-1px);}
.btn-ghost-dark{background:transparent;color:#fff;border-color:rgba(255,255,255,0.35);}
.btn-ghost-dark:hover{border-color:var(--gold);color:var(--gold);}
.btn-ghost-light{background:transparent;color:var(--ink);border-color:rgba(23,24,26,0.25);}
.btn-ghost-light:hover{border-color:var(--blue);color:var(--blue);}
.btn-gold-line{background:transparent;color:#fff;border:1px solid var(--gold);}
.btn-gold-line:hover{background:var(--gold);color:var(--charcoal);}

/* ---------- NAV ---------- */
header{
  position:sticky;top:0;z-index:100;
  background:rgba(28,28,28,0.94);
  backdrop-filter:blur(10px);
  border-bottom:1px solid var(--line);
}
nav{
  display:grid;grid-template-columns:auto 1fr auto;align-items:center;gap:24px;
  max-width:1200px;margin:0 auto;padding:14px 32px;
}
.logo-link{display:flex;align-items:center;gap:12px;flex-shrink:0;}
.logo-icon-img{height:38px;width:auto;display:block;}
.logo-divider{width:1.5px;height:32px;background:#fff;flex-shrink:0;}
.logo-wordmark{display:flex;flex-direction:column;line-height:1.15;}
.logo-wordmark .lw-top{font-family:var(--serif);font-size:15px;font-weight:600;color:#fff;letter-spacing:0.05em;}
.logo-wordmark .lw-bottom{font-family:var(--serif);font-size:13px;font-weight:500;color:#fff;letter-spacing:0.04em;margin-top:1px;}
.nav-links{display:flex;align-items:center;justify-content:center;gap:32px;margin-left:0;}
.nav-links a{color:rgba(255,255,255,0.78);font-size:14.5px;font-weight:500;transition:color .2s;}
.nav-links a:hover, .nav-links a.active{color:#fff;}
.nav-links a.active{color:var(--gold);}
.nav-cta{display:flex;align-items:center;gap:18px;margin-left:0;justify-self:end;}
.nav-phone{display:flex;align-items:center;gap:7px;color:#fff;font-size:14px;font-weight:600;white-space:nowrap;}
.nav-phone svg{width:17px;height:17px;flex-shrink:0;color:var(--gold);}
.nav-phone:hover{color:var(--gold);}
@media (max-width:1100px){
  .nav-phone{display:none;}
}
.hamburger{display:none;flex-direction:column;gap:5px;background:none;border:none;cursor:pointer;padding:6px;}
.hamburger span{width:22px;height:2px;background:#fff;display:block;}
.mobile-menu{
  display:none;position:fixed;top:64px;left:0;right:0;bottom:0;width:100%;
  height:calc(100vh - 64px);height:calc(100dvh - 64px);
  background:var(--charcoal);
  z-index:99;padding:28px 32px;flex-direction:column;gap:22px;
  overflow-y:auto;-webkit-overflow-scrolling:touch;
}
.mobile-menu.open{display:flex;}
.mobile-menu a{color:#fff;font-size:17px;font-weight:500;padding-bottom:14px;border-bottom:1px solid var(--line);}

/* ---------- PAGE HERO (interior pages) ---------- */
.page-hero{
  background:linear-gradient(180deg, var(--charcoal) 0%, #1a1a1a 100%);
  color:#fff;padding:64px 0 60px;
}
.page-hero .eyebrow{margin-bottom:14px;display:block;}
.page-hero h1{font-size:clamp(32px,4vw,46px);color:#fff;max-width:720px;}
.page-hero p.sub{margin-top:18px;font-size:17px;color:rgba(255,255,255,0.7);max-width:600px;line-height:1.65;}
.breadcrumb{font-size:13px;color:rgba(255,255,255,0.45);margin-bottom:18px;}
.breadcrumb a:hover{color:var(--gold);}

/* ---------- HOME HERO ---------- */
.home-hero{
  background:
    radial-gradient(1100px 600px at 82% -10%, rgba(0,74,173,0.35), transparent 60%),
    linear-gradient(180deg, var(--charcoal) 0%, #1a1a1a 100%);
  color:#fff;padding:76px 0 90px;overflow:hidden;position:relative;
}
.houses-band{
  position:absolute;left:0;right:0;top:0;bottom:0;
  overflow:hidden;pointer-events:none;
  -webkit-mask-image:linear-gradient(180deg, rgba(0,0,0,0.9) 0%, rgba(0,0,0,0.5) 55%, transparent 90%);
  mask-image:linear-gradient(180deg, rgba(0,0,0,0.9) 0%, rgba(0,0,0,0.5) 55%, transparent 90%);
}
.houses-track{
  display:flex;width:200%;height:100%;
  animation:slideHouses 42s linear infinite;
  opacity:0.16;
}
.houses-track svg{height:100%;width:50%;flex-shrink:0;}
@keyframes slideHouses{
  from{transform:translateX(0);}
  to{transform:translateX(-50%);}
}
@media (prefers-reduced-motion: reduce){
  .houses-track{animation:none;}
}
.hero-grid{display:grid;grid-template-columns:1.05fr 0.95fr;gap:56px;align-items:start;position:relative;z-index:2;}
.hero-copy .eyebrow{margin-bottom:18px;display:block;}
.hero-copy h1{font-size:clamp(38px,4.6vw,58px);line-height:1.04;color:#fff;}
.hero-copy .sub{margin-top:22px;font-size:18px;line-height:1.6;color:rgba(255,255,255,0.72);max-width:480px;}
.hero-tags{display:flex;flex-wrap:wrap;gap:10px;margin-top:32px;}
.hero-tags span{font-size:13px;color:rgba(255,255,255,0.75);border:1px solid var(--line);padding:7px 14px;border-radius:100px;}
.hero-actions{margin-top:38px;display:flex;gap:14px;flex-wrap:wrap;}

/* ---------- LEAD FORM CARD ---------- */
.form-card{
  background:var(--paper);border-radius:14px;padding:34px 32px 30px;
  box-shadow:0 30px 70px rgba(0,0,0,0.45);color:var(--ink);position:relative;z-index:2;
}
.form-card h3{font-size:21px;color:var(--ink);}
.form-progress{display:flex;align-items:center;justify-content:space-between;margin-bottom:20px;}
.form-progress .step-label{font-size:12.5px;font-weight:600;color:var(--ink-soft);letter-spacing:.02em;}
.progress-bar{height:4px;background:var(--paper-2);border-radius:4px;margin-bottom:26px;overflow:hidden;}
.progress-bar i{display:block;height:100%;background:var(--blue);border-radius:4px;transition:width .35s ease;width:50%;}
.field{margin-bottom:14px;}
.field label{display:block;font-size:13px;font-weight:600;color:var(--ink);margin-bottom:6px;}
.field-error{display:none;color:#b3261e;font-size:12px;margin-top:5px;line-height:1.4;}
.field-error.show{display:block;}
.field input.field-invalid, .field select.field-invalid{border-color:#b3261e;}
.field input, .field select, .field textarea{
  width:100%;padding:12px 13px;border-radius:7px;border:1px solid rgba(23,24,26,0.16);
  font-family:var(--sans);font-size:14.5px;background:#fff;color:var(--ink);
}
.field textarea{resize:vertical;min-height:100px;}
.field input:focus, .field select:focus, .field textarea:focus{outline:2px solid var(--blue);outline-offset:1px;border-color:var(--blue);}
.field-row{display:grid;grid-template-columns:1fr 1fr;gap:12px;}
.form-step{display:none;}
.form-step.active{display:block;}
.form-submit-btn{width:100%;margin-top:6px;padding:16px;font-size:15px;}
.form-note{font-size:12.5px;color:var(--ink-soft);text-align:center;margin-top:14px;line-height:1.5;}
.form-privacy{font-size:11.5px;color:#8b8d91;text-align:center;margin-top:8px;}
.back-link{font-size:13px;color:var(--ink-soft);cursor:pointer;font-weight:600;}
.back-link:hover{color:var(--blue);}
.step-header-row{display:flex;justify-content:space-between;align-items:center;margin-bottom:4px;}

.thankyou{display:none;text-align:center;padding:20px 4px;}
.thankyou.active{display:block;}
.thankyou .mark{width:54px;height:54px;border-radius:50%;background:var(--blue);color:#fff;display:flex;align-items:center;justify-content:center;margin:0 auto 18px;font-size:24px;}
.thankyou h3{font-size:22px;margin-bottom:10px;}
.thankyou p{color:var(--ink-soft);font-size:14.5px;line-height:1.6;}
.thankyou ol{text-align:left;margin:20px 0;padding-left:20px;color:var(--ink-soft);font-size:14px;line-height:1.9;}

/* ---------- SECTION HEADERS ---------- */
.section-head{max-width:640px;margin-bottom:52px;}
.section-head h2{font-size:clamp(28px,3vw,38px);line-height:1.15;}
.section-head p{margin-top:16px;font-size:16.5px;color:var(--ink-soft);line-height:1.65;}
.section-head.center{margin-left:auto;margin-right:auto;text-align:center;}
.light-sec{padding:100px 0;}
.dark-sec{padding:100px 0;background:var(--charcoal);color:#fff;}
.dark-sec .section-head p{color:rgba(255,255,255,0.65);}

/* ---------- TRUST CARDS ---------- */
.card-grid-4{display:grid;grid-template-columns:repeat(4,1fr);gap:22px;}
.trust-card{background:#fff;border:1px solid var(--line-dark);border-radius:12px;padding:30px 26px;transition:transform .2s ease, box-shadow .2s ease;}
.trust-card:hover{transform:translateY(-3px);box-shadow:0 20px 40px rgba(23,24,26,0.08);}
.trust-card h4{font-size:17px;margin-bottom:10px;color:var(--ink);}
.trust-card p{font-size:14.5px;color:var(--ink-soft);line-height:1.6;}
.accent-dot{width:9px;height:9px;border-radius:50%;background:var(--blue);margin-bottom:16px;}

/* ---------- LOAN PROGRAMS ---------- */
.program-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:24px;}
.program-card{background:#fff;border-radius:14px;border:1px solid var(--line-dark);padding:32px 28px;display:flex;flex-direction:column;gap:14px;}
.program-card h4{font-size:19px;}
.program-card p{color:var(--ink-soft);font-size:14.5px;line-height:1.6;flex-grow:1;}
.program-card .learn{font-size:13.5px;font-weight:600;color:var(--blue);}
.program-card .learn:hover{color:var(--blue-deep);}
.program-icon{width:42px;height:42px;border-radius:9px;background:rgba(0,74,173,0.08);display:flex;align-items:center;justify-content:center;color:var(--blue);font-weight:700;font-size:13px;}

/* ---------- WHY / JOURNEY ---------- */
.journey-row{display:flex;align-items:center;gap:0;margin:56px 0 10px;flex-wrap:wrap;}
.journey-step{flex:1;min-width:150px;padding:22px 10px;text-align:center;position:relative;}
.journey-step .jnum{font-family:var(--serif);color:var(--gold);font-size:14px;margin-bottom:10px;}
.journey-step h4{font-size:16px;color:#fff;margin-bottom:6px;}
.journey-arrow{color:rgba(255,255,255,0.3);font-size:20px;padding:0 4px;}
.why-copy{max-width:680px;margin:0 auto;text-align:center;color:rgba(255,255,255,0.7);font-size:16.5px;line-height:1.7;}

/* ---------- HOW IT WORKS ---------- */
.steps-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:26px;position:relative;}
.step-card{position:relative;padding-top:8px;}
.step-card .stepnum{font-family:var(--serif);font-size:44px;color:transparent;-webkit-text-stroke:1.5px var(--blue);margin-bottom:10px;display:block;}
.step-card h4{font-size:17px;margin-bottom:10px;}
.step-card p{font-size:14.5px;color:var(--ink-soft);line-height:1.6;}
.how-cta{text-align:center;margin-top:52px;}

/* ---------- INVESTOR TYPES ---------- */
.chip-wrap{display:flex;flex-wrap:wrap;gap:14px;justify-content:center;}
.chip{padding:14px 24px;border-radius:100px;border:1px solid var(--line-dark);background:#fff;font-size:14.5px;font-weight:600;color:var(--ink);}

/* ---------- CALCULATOR ---------- */
.calc-wrap{display:grid;grid-template-columns:1fr 1fr;gap:0;background:#fff;border-radius:16px;overflow:hidden;border:1px solid var(--line-dark);box-shadow:0 30px 60px rgba(23,24,26,0.06);}
.calc-inputs{padding:44px;}
.calc-inputs .field{margin-bottom:18px;}
.calc-results{background:var(--charcoal);color:#fff;padding:44px;}
.result-row{display:flex;justify-content:space-between;align-items:baseline;padding:16px 0;border-bottom:1px solid var(--line);}
.result-row:last-of-type{border-bottom:none;}
.result-row .rlabel{font-size:14px;color:rgba(255,255,255,0.65);}
.result-row .rval{font-family:var(--serif);font-size:24px;color:var(--gold);}
.calc-disclaimer{font-size:12px;color:rgba(255,255,255,0.5);margin-top:18px;line-height:1.6;}
.calc-cta{margin-top:24px;}
.calc-cta p{color:rgba(255,255,255,0.85);margin-bottom:14px;font-size:15px;}

/* ---------- TESTIMONIALS ---------- */
.testi-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:22px;}
.testi-card{background:#fff;border:1px dashed rgba(23,24,26,0.25);border-radius:14px;padding:30px;}
.stars{color:var(--gold-dark);letter-spacing:2px;margin-bottom:16px;font-size:15px;}
.testi-quote{font-size:15px;color:var(--ink-soft);line-height:1.65;font-style:italic;margin-bottom:20px;}
.testi-meta{font-size:13px;font-weight:600;color:var(--ink);}
.testi-meta span{display:block;font-weight:400;color:var(--ink-soft);font-size:12.5px;margin-top:2px;}
.placeholder-tag{display:inline-block;font-size:11px;font-weight:700;color:var(--blue);background:rgba(0,74,173,0.08);padding:4px 10px;border-radius:100px;margin-top:16px;}

/* ---------- FAQ ---------- */
.faq-item{border-bottom:1px solid var(--line-dark);}
.faq-q{width:100%;text-align:left;background:none;border:none;padding:22px 0;display:flex;justify-content:space-between;align-items:center;cursor:pointer;font-family:var(--sans);font-size:16px;font-weight:600;color:var(--ink);}
.faq-q .plus{font-size:20px;color:var(--blue);transition:transform .25s ease;flex-shrink:0;margin-left:16px;}
.faq-item.open .plus{transform:rotate(45deg);}
.faq-a{max-height:0;overflow:hidden;transition:max-height .3s ease;}
.faq-a p{padding-bottom:22px;color:var(--ink-soft);font-size:14.5px;line-height:1.65;max-width:680px;}

/* ---------- ABOUT ---------- */
.about-grid{display:grid;grid-template-columns:0.85fr 1.15fr;gap:56px;align-items:center;}
.about-photo{aspect-ratio:4/5;border-radius:14px;background:linear-gradient(155deg,var(--charcoal-2),var(--charcoal));display:flex;align-items:center;justify-content:center;color:rgba(255,255,255,0.35);font-size:14px;border:1px solid var(--line-dark);}
.about-copy p{color:var(--ink-soft);font-size:16px;line-height:1.75;margin-bottom:18px;}
.value-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:22px;margin-top:20px;}

/* ---------- CONTACT ---------- */
.contact-grid{display:grid;grid-template-columns:0.9fr 1.1fr;gap:56px;}
.contact-info-card{background:var(--charcoal);color:#fff;border-radius:14px;padding:36px;}
.contact-info-card h3{color:#fff;font-size:20px;margin-bottom:22px;}
.contact-row{display:flex;gap:14px;margin-bottom:20px;align-items:flex-start;}
.contact-row .ci{width:38px;height:38px;border-radius:9px;background:rgba(255,255,255,0.08);display:flex;align-items:center;justify-content:center;flex-shrink:0;font-size:15px;color:var(--gold);}
.contact-row a, .contact-row span{font-size:14.5px;color:rgba(255,255,255,0.8);}
.contact-row a:hover{color:var(--gold);}
.contact-row .clabel{font-size:12px;color:rgba(255,255,255,0.45);margin-bottom:3px;}

/* ---------- RESOURCES ---------- */
.resource-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:24px;}
.resource-card{background:#fff;border:1px solid var(--line-dark);border-radius:14px;overflow:hidden;}
.resource-thumb{aspect-ratio:16/10;background:linear-gradient(140deg,var(--paper-2),#e2e0d9);display:flex;align-items:center;justify-content:center;color:var(--ink-soft);font-size:12.5px;}
.resource-body{padding:22px 24px;}
.resource-tag{font-size:11.5px;font-weight:700;color:var(--blue);text-transform:uppercase;letter-spacing:0.03em;}
.resource-body h4{font-size:16.5px;margin:10px 0 8px;}
.resource-body p{font-size:14px;color:var(--ink-soft);line-height:1.6;}

/* ---------- LEGAL PAGES ---------- */
.legal-body{max-width:760px;}
.legal-body h2{font-size:22px;margin:36px 0 14px;}
.legal-body h2:first-child{margin-top:0;}
.legal-body p, .legal-body li{font-size:15px;color:var(--ink-soft);line-height:1.75;margin-bottom:14px;}
.legal-body ul{padding-left:20px;}
.legal-updated{font-size:13px;color:var(--ink-soft);margin-bottom:36px;}

/* ---------- FINAL CTA ---------- */
.final-cta{background:linear-gradient(120deg, var(--blue-deep), var(--blue) 60%);color:#fff;padding:88px 0;text-align:center;}
.final-cta h2{font-size:clamp(30px,4vw,44px);color:#fff;max-width:760px;margin:0 auto;}
.final-cta p{margin:20px auto 34px;max-width:560px;font-size:17px;color:rgba(255,255,255,0.85);line-height:1.6;}
.final-cta .actions{display:flex;gap:16px;justify-content:center;flex-wrap:wrap;}
.final-cta .btn-primary{background:var(--charcoal);}
.final-cta .btn-primary:hover{background:#000;}

/* ---------- FOOTER ---------- */
footer{background:#141414;color:rgba(255,255,255,0.6);padding:64px 0 28px;}
.footer-grid{display:grid;grid-template-columns:1.4fr 0.8fr 0.8fr 1fr;gap:40px;margin-bottom:48px;}
.footer-logo-link{display:inline-flex;align-items:center;gap:12px;margin-bottom:14px;}
.footer-logo-link .logo-icon-img{height:34px;width:auto;display:block;}
.footer-logo-link .logo-divider{width:1.5px;height:28px;background:#fff;flex-shrink:0;}
.footer-logo-link .logo-wordmark .lw-top{font-size:13.5px;}
.footer-logo-link .logo-wordmark .lw-bottom{font-size:11.5px;}
.footer-desc{font-size:14px;line-height:1.7;max-width:280px;}
.footer-col h5{color:#fff;font-size:13px;font-weight:600;margin-bottom:16px;letter-spacing:0.02em;}
.footer-col a{display:block;font-size:14px;color:rgba(255,255,255,0.6);margin-bottom:11px;}
.footer-col a:hover{color:var(--gold);}
.footer-bottom{border-top:1px solid var(--line);padding-top:26px;display:flex;justify-content:space-between;align-items:center;flex-wrap:wrap;gap:16px;font-size:12.5px;}
.socials{display:flex;gap:14px;}
.socials a{width:34px;height:34px;border:1px solid var(--line);border-radius:50%;display:flex;align-items:center;justify-content:center;font-size:13px;color:rgba(255,255,255,0.65);transition:border-color .2s, color .2s;}
.socials a:hover{border-color:var(--gold);color:var(--gold);}
.socials a svg{width:16px;height:16px;}
.disclaimer{font-size:12px;color:rgba(255,255,255,0.35);line-height:1.7;max-width:900px;margin-top:22px;}

/* ---------- STICKY MOBILE CTA ---------- */
.sticky-cta{display:none;position:fixed;bottom:0;left:0;right:0;z-index:90;background:var(--charcoal);padding:12px 16px;gap:10px;border-top:1px solid var(--line);}
.sticky-cta a{flex:1;}
.sticky-cta .btn{width:100%;}

@media (max-width: 980px){
  .nav-links{display:none;}
  .hamburger{display:flex;}
  .hero-grid{grid-template-columns:1fr;}
  .card-grid-4{grid-template-columns:repeat(2,1fr);}
  .program-grid{grid-template-columns:repeat(2,1fr);}
  .steps-grid{grid-template-columns:repeat(2,1fr);}
  .testi-grid{grid-template-columns:1fr;}
  .calc-wrap{grid-template-columns:1fr;}
  .about-grid, .contact-grid{grid-template-columns:1fr;}
  .value-grid{grid-template-columns:1fr;}
  .footer-grid{grid-template-columns:1fr 1fr;}
  .resource-grid{grid-template-columns:1fr;}
  .journey-row{flex-direction:column;}
  .journey-arrow{transform:rotate(90deg);padding:4px 0;}
  .sticky-cta{display:flex;}
  .field-row{grid-template-columns:1fr;}
}
@media (max-width: 620px){
  .wrap{padding:0 20px;}
  .card-grid-4, .program-grid, .steps-grid{grid-template-columns:1fr;}
  .footer-grid{grid-template-columns:1fr;}
  body{padding-bottom:70px;}
}
/* ---------- NAV DROPDOWNS ---------- */
.nav-item{position:relative;}
.nav-toplink{display:flex;align-items:center;gap:5px;color:rgba(255,255,255,0.78);font-size:14.5px;font-weight:500;transition:color .2s;cursor:pointer;}
.nav-toplink:hover, .nav-item.active .nav-toplink{color:#fff;}
.nav-item.active .nav-toplink{color:var(--gold);}
.nav-toplink .chev{width:9px;height:9px;border-right:1.5px solid currentColor;border-bottom:1.5px solid currentColor;transform:rotate(45deg);margin-top:-3px;transition:transform .2s;}
.dropdown-menu{
  position:absolute;top:calc(100% + 14px);left:50%;transform:translateX(-50%);
  background:var(--charcoal-2);border:1px solid var(--line);border-radius:10px;
  padding:10px;min-width:220px;box-shadow:0 20px 40px rgba(0,0,0,0.35);
  opacity:0;visibility:hidden;transform:translateX(-50%) translateY(6px);
  transition:opacity .18s ease, transform .18s ease, visibility .18s;
  z-index:50;
}
.nav-item:hover .dropdown-menu{opacity:1;visibility:visible;transform:translateX(-50%) translateY(0);}
.nav-item:hover .chev{transform:rotate(225deg);}
.dropdown-menu a{display:block;padding:10px 14px;border-radius:6px;font-size:14px;color:rgba(255,255,255,0.75);margin-bottom:2px;}
.dropdown-menu a:hover{background:rgba(255,255,255,0.06);color:#fff;}
.dropdown-menu a.dd-primary{color:var(--gold);font-weight:600;border-bottom:1px solid var(--line);border-radius:6px 6px 0 0;margin-bottom:6px;padding-bottom:12px;}

.mobile-menu .sub-group{margin:2px 0 6px;}
.mobile-menu .sub-label{color:rgba(255,255,255,0.4);font-size:12px;text-transform:uppercase;letter-spacing:.05em;margin:18px 0 8px;font-weight:600;}
.mobile-menu .sub-link{font-size:15px !important;padding-bottom:10px !important;padding-left:14px;border-bottom:none !important;color:rgba(255,255,255,0.75) !important;font-weight:400 !important;}

/* ---------- RESOURCES SUBNAV ---------- */
.subnav{display:flex;gap:12px;flex-wrap:wrap;margin-top:26px;}
.subnav a{
  padding:11px 20px;border-radius:100px;border:1px solid rgba(255,255,255,0.25);
  font-size:14px;font-weight:600;color:rgba(255,255,255,0.85);
}
.subnav a:hover{border-color:var(--gold);color:var(--gold);}

/* ---------- CALCULATOR ACCORDION (Resources) ---------- */
.calc-accordion-item{border:1px solid var(--line-dark);border-radius:12px;margin-bottom:16px;overflow:hidden;background:#fff;}
.calc-accordion-q{
  width:100%;text-align:left;background:var(--charcoal);color:#fff;border:none;padding:22px 26px;
  display:flex;justify-content:space-between;align-items:center;cursor:pointer;font-family:var(--sans);
  font-size:16px;font-weight:600;
}
.calc-accordion-q .plus{font-size:20px;color:var(--gold);transition:transform .25s ease;}
.calc-accordion-item.open .plus{transform:rotate(45deg);}
.calc-accordion-body{max-height:0;overflow:hidden;transition:max-height .3s ease;}
.calc-accordion-inner{padding:26px;display:grid;grid-template-columns:1fr 1fr;gap:18px;align-items:end;}
.calc-accordion-inner .field{margin-bottom:0;}
.calc-out{grid-column:1/-1;background:var(--paper-2);border-radius:8px;padding:16px 18px;display:flex;justify-content:space-between;align-items:center;margin-top:4px;}
.calc-out .col{font-size:13.5px;color:var(--ink-soft);font-weight:600;}
.calc-out .cov{font-family:var(--serif);font-size:22px;color:var(--blue);}
.calc-link-btn{grid-column:1/-1;}
.da-results{display:none;grid-column:1/-1;grid-template-columns:1fr 1fr;gap:14px;margin-top:6px;}
.da-results .calc-out{margin-top:0;}
@media (max-width:620px){.calc-accordion-inner{grid-template-columns:1fr;}}

/* ---------- LOAN PROCESS LIST ---------- */
.process-list{counter-reset:step;}
.process-item{display:flex;gap:22px;padding:28px 0;border-bottom:1px solid var(--line-dark);}
.process-item:last-child{border-bottom:none;}
.process-num{
  counter-increment:step;flex-shrink:0;width:44px;height:44px;border-radius:50%;
  border:1.5px solid var(--blue);color:var(--blue);display:flex;align-items:center;justify-content:center;
  font-family:var(--serif);font-size:17px;
}
.process-num::before{content:counter(step);}
.process-copy h4{font-size:17.5px;margin-bottom:8px;}
.process-copy p{font-size:14.5px;color:var(--ink-soft);line-height:1.65;max-width:600px;}

/* ---------- PROOF OF FUNDS BANNER ---------- */
.pof-banner{
  background:linear-gradient(120deg, var(--charcoal), #2a2a2a);
  border-radius:16px;padding:52px 46px;display:flex;align-items:center;justify-content:space-between;
  gap:32px;flex-wrap:wrap;color:#fff;
}
.pof-banner h3{font-size:26px;color:#fff;max-width:420px;}
.pof-banner p{color:rgba(255,255,255,0.65);margin-top:10px;font-size:14.5px;max-width:420px;}
.pof-banner .btn{flex-shrink:0;}

/* ---------- APPLY NOW ---------- */
.apply-stack{display:flex;flex-direction:column;gap:16px;max-width:640px;margin:0 auto;}
.apply-btn{
  display:flex;align-items:center;justify-content:space-between;
  background:var(--charcoal-2);border:1px solid var(--line);border-radius:10px;
  padding:22px 28px;color:#fff;font-weight:600;font-size:16px;transition:border-color .2s, background .2s;
}
.apply-btn:hover{border-color:var(--gold);background:var(--charcoal-3);}
.apply-btn .arrow{color:var(--gold);font-size:18px;}
.appointments-card{
  max-width:640px;margin:64px auto 0;background:#fff;border:1px solid var(--line-dark);
  border-radius:14px;padding:34px;text-align:center;
}
.appointments-card h3{font-size:19px;margin-bottom:10px;}
.appointments-card p{color:var(--ink-soft);font-size:14.5px;margin-bottom:20px;}

/* ---------- GOOGLE REVIEW CTA ---------- */
.review-card{
  max-width:640px;margin:0 auto;text-align:center;background:#fff;border:1px solid var(--line-dark);
  border-radius:16px;padding:48px 40px;
}
.review-stars{color:var(--gold-dark);font-size:20px;letter-spacing:3px;margin-bottom:18px;}
.review-card h3{font-size:22px;margin-bottom:12px;}
.review-card p{color:var(--ink-soft);font-size:15px;line-height:1.6;max-width:440px;margin:0 auto 26px;}

/* ---------- HERO PROPERTY ILLUSTRATION ---------- */
.houses-track svg{opacity:1;}

@media (max-width:980px){
  .pof-banner{padding:36px 28px;}
}
/* ---------- TELLY CHAT WIDGET ---------- */
.telly-widget{position:fixed;bottom:96px;right:22px;left:auto;z-index:95;font-family:var(--sans);display:none;}
.telly-widget.telly-shown{display:block;animation:telly-pop .35s ease;}
.telly-avatar-btn{
  width:62px;height:62px;border-radius:50%;overflow:hidden;border:3px solid var(--gold);
  cursor:pointer;box-shadow:0 10px 26px rgba(0,0,0,0.3);background:#fff;padding:0;
  display:block;
}
.telly-avatar-btn img{width:100%;height:100%;object-fit:cover;display:block;}
.telly-greeting{
  display:none;
  position:absolute;bottom:74px;right:0;left:auto;background:#fff;border-radius:14px;padding:14px 30px 14px 16px;
  box-shadow:0 14px 32px rgba(0,0,0,0.2);width:230px;font-size:13.5px;color:var(--ink);line-height:1.5;
  animation:telly-pop .3s ease;cursor:pointer;
}
.telly-greeting strong{display:block;margin-bottom:2px;font-family:var(--serif);font-size:14.5px;}
.telly-greeting::after{content:"";position:absolute;bottom:-8px;right:24px;left:auto;border-width:8px 8px 0;border-style:solid;border-color:#fff transparent transparent;}
.telly-greeting .telly-close-greeting{position:absolute;top:8px;right:10px;cursor:pointer;color:var(--ink-soft);font-size:13px;line-height:1;background:none;border:none;padding:2px;}
.telly-panel{
  position:absolute;bottom:74px;right:0;left:auto;width:328px;max-width:88vw;height:460px;max-height:72vh;
  background:#fff;border-radius:16px;box-shadow:0 22px 55px rgba(0,0,0,0.32);
  display:none;flex-direction:column;overflow:hidden;
}
.telly-panel.open{display:flex;}
.telly-panel-header{background:var(--charcoal);color:#fff;padding:13px 14px;display:flex;align-items:center;gap:10px;flex-shrink:0;}
.telly-panel-header img{width:34px;height:34px;border-radius:50%;object-fit:cover;flex-shrink:0;}
.telly-panel-header .tph-name{font-weight:600;font-size:14px;}
.telly-panel-header .tph-sub{font-size:11px;color:rgba(255,255,255,0.55);}
.telly-panel-close{margin-left:auto;cursor:pointer;color:rgba(255,255,255,0.6);font-size:20px;background:none;border:none;line-height:1;padding:4px;}
.telly-panel-close:hover{color:#fff;}
.telly-messages{flex:1;overflow-y:auto;padding:14px;display:flex;flex-direction:column;gap:10px;background:var(--paper);}
.telly-msg{max-width:84%;font-size:13.5px;line-height:1.55;padding:10px 13px;border-radius:13px;}
.telly-msg.bot{background:#fff;border:1px solid var(--line-dark);align-self:flex-start;border-bottom-left-radius:4px;color:var(--ink);}
.telly-msg.bot a{color:var(--blue);font-weight:600;text-decoration:underline;}
.telly-msg.bot a:hover{color:var(--blue-deep);}
.telly-msg.user{background:var(--blue);color:#fff;align-self:flex-end;border-bottom-right-radius:4px;}
.telly-input-row{display:flex;border-top:1px solid var(--line-dark);padding:10px;gap:8px;background:#fff;flex-shrink:0;}
.telly-input-row input{flex:1;border:1px solid rgba(23,24,26,0.15);border-radius:100px;padding:10px 14px;font-size:13.5px;font-family:var(--sans);min-width:0;}
.telly-input-row input:focus{outline:2px solid var(--blue);outline-offset:1px;}
.telly-input-row button{background:var(--blue);color:#fff;border:none;border-radius:100px;width:40px;height:40px;cursor:pointer;flex-shrink:0;font-size:16px;}
.telly-input-row button:hover{background:var(--blue-deep);}
@keyframes telly-pop{from{opacity:0;transform:translateY(6px);}to{opacity:1;transform:translateY(0);}}
@media (max-width:980px){
  .telly-widget{bottom:142px;right:16px;left:auto;}
}
@media (max-width:620px){
  .telly-panel{width:87vw;}
  nav{padding:10px 14px;}
  .logo-link{gap:6px !important;}
  .logo-link .logo-icon-img{height:24px !important;}
  .logo-link .logo-divider{height:20px !important;}
  .logo-link .lw-top{font-size:10.5px !important;}
  .logo-link .lw-bottom{font-size:9px !important;}
  .nav-cta{gap:6px !important;}
  .nav-cta .btn-primary{padding:8px 12px !important;font-size:12px !important;}
  /* Keep the phone tappable via its icon, but drop the printed number so the
     header has real breathing room between the logo and the right side. */
  .nav-phone span{display:none !important;}
  .nav-phone{display:flex !important;padding:6px;}
  .nav-phone svg{width:19px !important;height:19px !important;}
}
@media (max-width:360px){
  .logo-link .logo-wordmark{display:none !important;}
  .logo-link .logo-divider{display:none !important;}
}
.to-top-btn{
  position:fixed;right:22px;bottom:30px;z-index:80;
  width:46px;height:46px;border-radius:50%;
  background:var(--charcoal);color:var(--gold);border:1px solid rgba(255,255,255,0.15);
  display:flex;align-items:center;justify-content:center;font-size:18px;cursor:pointer;
  opacity:0;visibility:hidden;transform:translateY(8px);
  transition:opacity .25s ease, transform .25s ease, visibility .25s, border-color .2s;
  box-shadow:0 10px 24px rgba(0,0,0,0.25);
}
.to-top-btn.visible{opacity:1;visibility:visible;transform:translateY(0);}
.to-top-btn:hover{border-color:var(--gold);}
@media (max-width:980px){
  .to-top-btn{bottom:86px;right:16px;width:42px;height:42px;}
}