/* ============================================================================
   Gateway Capital Mortgage Group — v2 homepage styles
   Palette pulled from the logo: deep crimson + black on warm white.
   Original layout; not a clone of any reference site.
   ========================================================================== */
:root{
  --crimson:#900F24; --crimson-d:#6E0B1B; --crimson-2:#B21836;
  --ink:#1A1618; --charcoal:#241F21; --charcoal-2:#372E30;
  --muted:#6B5C60;
  --bg:#ffffff; --cream:#FBF7F2; --cream-2:#F3EAE2;
  --rose:#FDF7F8; --rose-2:#F8E9EC; --rose-3:#F2DBE0;
  --line:#ECE0E2;
  --radius:16px; --radius-lg:22px;
  --shadow:0 18px 44px rgba(36,31,33,.16);
  --shadow-sm:0 8px 22px rgba(36,31,33,.10);
  --maxw:1200px;
  --disp:"Archivo",system-ui,-apple-system,"Segoe UI",Roboto,sans-serif;
  --body:"Manrope",system-ui,-apple-system,"Segoe UI",Roboto,sans-serif;
}
*{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth}
body{font-family:var(--body);color:var(--ink);background:var(--bg);line-height:1.55;-webkit-font-smoothing:antialiased}
img{max-width:100%;display:block}
a{color:inherit;text-decoration:none}
.wrap{max-width:var(--maxw);margin:0 auto;padding:0 24px}
h1,h2,h3{font-family:var(--disp);font-weight:800;letter-spacing:-.01em;line-height:1.02;color:var(--charcoal)}

/* ---------- buttons ---------- */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:9px;font-family:var(--body);
  font-weight:800;font-size:1rem;padding:14px 26px;border-radius:999px;border:2px solid transparent;
  cursor:pointer;transition:.16s ease;white-space:nowrap}
.btn:active{transform:translateY(1px)}
.btn-cta{background:var(--crimson);color:#fff;border-color:var(--crimson)}
.btn-cta:hover{background:var(--crimson-d);border-color:var(--crimson-d)}
.btn-dark{background:var(--charcoal);color:#fff;border-color:var(--charcoal)}
.btn-dark:hover{background:var(--charcoal-2);border-color:var(--charcoal-2)}
.btn-outline{background:transparent;color:var(--crimson);border-color:var(--crimson)}
.btn-outline:hover{background:var(--crimson);color:#fff}
.btn-white{background:#fff;color:var(--crimson);border-color:#fff}
.btn-white:hover{background:var(--rose-2)}
.btn-sm{padding:10px 18px;font-size:.92rem}

/* ---------- header ---------- */
.site-head{position:sticky;top:0;z-index:60;background:rgba(255,255,255,.95);backdrop-filter:saturate(1.2) blur(8px);
  border-bottom:1px solid var(--line)}
.head-row{display:flex;align-items:center;gap:22px;padding:12px 24px;max-width:var(--maxw);margin:0 auto}
.brand{display:flex;align-items:center;flex:0 0 auto}
.brand img{height:46px;width:auto}
.mainnav{display:flex;align-items:center;gap:26px;margin-left:14px}
.mainnav a{font-weight:700;font-size:.96rem;color:var(--ink);padding:6px 0;border-bottom:2px solid transparent}
.mainnav a:hover{color:var(--crimson);border-bottom-color:var(--crimson)}
.head-cta{display:flex;align-items:center;gap:10px;margin-left:auto}
.menu-btn{display:none;background:#fff;border:2px solid var(--crimson);border-radius:999px;padding:9px 16px;font-weight:800;color:var(--crimson);cursor:pointer;align-items:center;gap:8px}
@media(max-width:1024px){
  .mainnav{display:none}
  .head-cta .btn:not(.menu-btn){display:none}
  .menu-btn{display:inline-flex}
  .brand img{height:56px}
  .head-row{padding:10px 18px;gap:12px}
}
@media(max-width:420px){ .brand img{height:48px} .menu-btn{padding:8px 13px} }

/* ---------- follow-along call/quote bar ---------- */
.floatbar{position:fixed;right:18px;bottom:18px;z-index:70;display:flex;gap:10px;
  background:#fff;padding:8px;border-radius:999px;box-shadow:var(--shadow);
  transform:translateY(160%);opacity:0;pointer-events:none;
  transition:transform .35s cubic-bezier(.22,1,.36,1),opacity .35s ease}
.floatbar.show{transform:translateY(0);opacity:1;pointer-events:auto}
@media(prefers-reduced-motion:reduce){.floatbar{transition:opacity .2s ease}.floatbar:not(.show){transform:none}}
.floatbar .btn{padding:12px 20px}
@media(max-width:560px){
  .floatbar{left:12px;right:12px;bottom:12px;justify-content:center}
  .floatbar .btn{flex:1}
}

/* ---------- hero ---------- */
.hero{position:relative;overflow:hidden;
  background:radial-gradient(1200px 620px at 50% -12%, #ffffff 0%, var(--rose) 45%, var(--rose-2) 100%)}
.hero .wrap{position:relative;padding:30px 24px 54px}
.hero-head{text-align:center;max-width:900px;margin:0 auto}
.hero h1{font-size:clamp(2.5rem,5.6vw,4.4rem);font-weight:800;text-transform:uppercase;letter-spacing:-.02em;line-height:.98;color:var(--charcoal)}
.hero h1 .hl{background:linear-gradient(180deg,var(--crimson),var(--crimson-2));color:#fff;padding:0 .16em;border-radius:6px;
  white-space:nowrap;box-decoration-break:clone;-webkit-box-decoration-break:clone}
.hero-sub{margin:22px auto 0;width:min(1080px,100%);display:flex;justify-content:center;align-items:center;
  flex-wrap:wrap;gap:2px 0;font-size:clamp(1.1rem,2.5vw,1.6rem);font-weight:800;color:var(--charcoal);letter-spacing:.005em}
.hero-sub .dot{color:var(--crimson);margin:0 clamp(12px,2.4vw,30px);font-weight:900}
@media(max-width:560px){.hero-sub{font-size:1.02rem}.hero-sub .dot{margin:0 10px}}
.hero-stage{margin-top:30px;display:flex;justify-content:center}

/* ---------- calculator (light, branded) ---------- */
.calc{width:min(560px,100%);background:#fff;border:1px solid var(--line);border-radius:var(--radius-lg);
  box-shadow:var(--shadow);overflow:hidden}
.calc-head{display:flex;align-items:center;justify-content:space-between;gap:12px;
  background:linear-gradient(100deg,var(--crimson),var(--crimson-d));color:#fff;padding:16px 22px}
.calc-title{display:flex;align-items:center;gap:10px;font-family:var(--disp);font-weight:800;text-transform:uppercase;letter-spacing:.02em;font-size:1.05rem}
.calc-title .gate{width:20px;height:20px;flex:0 0 auto}
.calc-head .chip{background:rgba(255,255,255,.16);border:1px solid rgba(255,255,255,.28);border-radius:999px;
  padding:5px 12px;font-size:.74rem;font-weight:800;white-space:nowrap}
.calc-body{padding:22px}
.calc-state{display:flex;align-items:center;gap:8px;font-size:.76rem;font-weight:800;letter-spacing:.1em;
  text-transform:uppercase;color:var(--muted);margin-bottom:16px}
.calc-state::before{content:"";width:8px;height:8px;border-radius:50%;background:var(--crimson)}
.f-field{margin-bottom:18px}
.f-field:last-of-type{margin-bottom:0}
.f-label{font-weight:800;font-size:.86rem;color:var(--charcoal);margin-bottom:8px;display:flex;justify-content:space-between;align-items:baseline}
.f-label .val{color:var(--crimson);font-family:var(--disp);font-size:1.05rem}
.f-input,.f-select{width:100%;border:1.5px solid var(--line);border-radius:11px;padding:13px 14px;
  font-size:1.02rem;font-weight:700;color:var(--charcoal);font-family:var(--body);background:#fff}
.f-input:focus,.f-select:focus{outline:none;border-color:var(--crimson);box-shadow:0 0 0 3px rgba(144,15,36,.14)}
.f-pre{position:relative}
.f-pre input{padding-left:28px}
.f-pre .pre{position:absolute;left:13px;top:50%;transform:translateY(-50%);font-weight:800;color:var(--muted)}
.f-inline{display:grid;grid-template-columns:1fr 1fr;gap:14px}
.seg{display:grid;grid-template-columns:repeat(3,1fr);border:1.5px solid var(--line);border-radius:11px;overflow:hidden}
.seg label{cursor:pointer}
.seg input{position:absolute;opacity:0;pointer-events:none}
.seg span{display:block;text-align:center;padding:12px 6px;font-weight:800;color:var(--muted);font-size:.95rem;border-right:1.5px solid var(--line)}
.seg label:last-child span{border-right:none}
.seg input:checked + span{background:var(--crimson);color:#fff}
/* range slider */
.rng{-webkit-appearance:none;appearance:none;width:100%;height:8px;border-radius:999px;
  background:linear-gradient(90deg,var(--crimson) 0 var(--fill,20%),var(--rose-3) var(--fill,20%) 100%);outline:none;margin-top:6px}
.rng::-webkit-slider-thumb{-webkit-appearance:none;width:24px;height:24px;border-radius:50%;background:#fff;
  border:4px solid var(--crimson);cursor:pointer;box-shadow:0 2px 6px rgba(36,31,33,.25)}
.rng::-moz-range-thumb{width:24px;height:24px;border-radius:50%;background:#fff;border:4px solid var(--crimson);cursor:pointer}
.calc-cta{width:100%;margin-top:20px}
.calc-foot{text-align:center;font-size:.78rem;color:var(--muted);margin-top:12px}

/* calculator live result */
.cresult{padding:20px 22px}
.cr-top{display:flex;justify-content:space-between;align-items:baseline;flex-wrap:wrap;gap:8px;
  border-bottom:1px solid var(--line);padding-bottom:12px;margin-bottom:12px}
.cr-prog{font-family:var(--disp);font-weight:800;text-transform:uppercase;color:var(--charcoal);font-size:1.15rem}
.cr-tag{font-size:.78rem;font-weight:800;color:var(--muted)}
.cr-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:14px 20px}
@media(min-width:720px){.cr-grid{grid-template-columns:repeat(4,1fr)}}
.cr-cell .k{font-size:.72rem;font-weight:800;letter-spacing:.06em;text-transform:uppercase;color:var(--muted)}
.cr-cell .v{font-family:var(--disp);font-weight:800;font-size:1.55rem;color:var(--crimson);line-height:1.1}
.cr-cell .v small{font-family:var(--body);font-size:.8rem;font-weight:800;color:var(--muted)}
.cr-cta{margin-top:16px;display:flex;gap:10px;flex-wrap:wrap}

/* reviews badge */
.gbadge{margin:26px auto 0;width:max-content;max-width:100%;background:#fff;border:1px solid var(--line);box-shadow:var(--shadow-sm);
  border-radius:999px;padding:12px 22px;display:flex;align-items:center;gap:12px;font-weight:800;color:var(--charcoal);flex-wrap:wrap;justify-content:center}
.gbadge .score{font-family:var(--disp);font-size:1.2rem;color:var(--crimson)}
.gbadge .stars{color:#E8A33D;letter-spacing:1px}
.gbadge .cnt{color:var(--muted);font-weight:700}
.gbadge .glogo b:nth-child(1){color:#4285F4}.gbadge .glogo b:nth-child(2){color:#EA4335}
.gbadge .glogo b:nth-child(3){color:#FBBC05}.gbadge .glogo b:nth-child(4){color:#4285F4}
.gbadge .glogo b:nth-child(5){color:#34A853}.gbadge .glogo b:nth-child(6){color:#EA4335}

/* BBB seal under the reviews badge */
.bbb-seal{margin:14px auto 0;text-align:center}
.bbb-seal a{display:inline-block;line-height:0}
.bbb-seal img{display:inline-block;height:56px;width:auto;border:0}

/* ---------- section header ---------- */
section{padding:76px 0}
.sec-head{text-align:center;max-width:760px;margin:0 auto 42px}
.kicker{font-weight:900;letter-spacing:.14em;text-transform:uppercase;font-size:.8rem;color:var(--crimson);margin-bottom:12px}
.sec-head h2{font-size:clamp(2rem,4vw,3rem);text-transform:uppercase}
.sec-head p{margin-top:14px;color:var(--muted);font-size:1.1rem}

/* ---------- loan programs grid (original treatment) ---------- */
.programs{background:var(--cream)}
.prog-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:20px}
@media(max-width:900px){.prog-grid{grid-template-columns:repeat(2,1fr)}}
@media(max-width:560px){.prog-grid{grid-template-columns:1fr}}
.prog-card{position:relative;background:#fff;border:1px solid var(--line);border-radius:16px;padding:26px 24px;
  overflow:hidden;transition:.18s ease}
.prog-card::before{content:"";position:absolute;left:0;top:0;bottom:0;width:5px;background:var(--crimson);
  transform:scaleY(0);transform-origin:top;transition:.2s ease}
.prog-card:hover{transform:translateY(-5px);box-shadow:var(--shadow);border-color:var(--rose-3)}
.prog-card:hover::before{transform:scaleY(1)}
.prog-ico{width:52px;height:52px;border-radius:13px;background:var(--rose-2);color:var(--crimson);
  display:grid;place-items:center;margin-bottom:16px}
.prog-ico svg{width:26px;height:26px}
.prog-card h3{font-size:1.2rem;text-transform:uppercase;color:var(--charcoal);margin-bottom:6px}
.prog-card p{color:var(--muted);font-size:.96rem;margin-bottom:14px}
.prog-more{font-weight:800;font-size:.9rem;color:var(--crimson);display:inline-flex;align-items:center;gap:6px}
.prog-card:hover .prog-more{gap:10px}

/* ---------- rates section ---------- */
.rates{background:#fff}
.rates-panel{background:var(--rose);border:1px solid var(--line);border-radius:var(--radius-lg);padding:26px}
.scenario-bar{display:flex;justify-content:space-between;align-items:flex-start;gap:16px;background:#fff;border:1px solid var(--line);
  border-radius:14px;padding:16px 20px;margin-bottom:16px;flex-wrap:wrap}
.prog-toggle{display:grid;grid-template-columns:repeat(3,1fr);gap:12px;margin-bottom:18px}
.prog-toggle label{cursor:pointer}
.prog-toggle .pt{background:#fff;border:1.5px solid var(--line);border-radius:13px;padding:14px 16px;transition:.15s}
.prog-toggle .pt .pn{font-family:var(--disp);font-weight:800;text-transform:uppercase;color:var(--charcoal);font-size:1rem}
.prog-toggle .pt .pd{font-size:.82rem;color:var(--muted);margin-top:2px}
.rate-grid{display:grid;grid-template-columns:1fr 1fr;gap:16px}
@media(max-width:760px){.rate-grid{grid-template-columns:1fr}.prog-toggle{grid-template-columns:1fr}}
.rate-card{background:var(--cream);border:1px solid var(--line);border-radius:16px;padding:24px}
.rate-card .rc-kind{font-weight:900;letter-spacing:.08em;text-transform:uppercase;font-size:.72rem;color:var(--muted)}
.rate-card h3{font-size:1.35rem;text-transform:uppercase;margin:2px 0 4px;color:var(--charcoal)}
.rate-card .rc-desc{color:var(--muted);font-size:.9rem;margin-bottom:16px}
.rc-nums{display:grid;grid-template-columns:1fr 1fr;gap:8px;border-top:1px solid var(--line);padding-top:16px}
.rc-nums .k{font-size:.72rem;font-weight:800;letter-spacing:.05em;text-transform:uppercase;color:var(--muted)}
.rc-nums .big{font-family:var(--disp);font-weight:800;font-size:2rem;color:var(--crimson);line-height:1}
.rc-pts{font-size:.84rem;font-weight:800;color:var(--charcoal);margin:14px 0;padding:8px 12px;background:#fff;border:1px solid var(--line);border-radius:9px;display:inline-block}
.rc-line{display:flex;justify-content:space-between;padding:9px 0;border-top:1px solid var(--line);font-size:.95rem}
.rc-line[hidden],.to-row[hidden]{display:none}
.rc-line .k{color:var(--muted);font-weight:700}
.rc-line .v{font-weight:800;color:var(--charcoal)}
.rate-card .btn{width:100%;margin-top:16px}
.rates-note{color:var(--muted);font-size:.82rem;line-height:1.6;margin-top:18px;text-align:center}
.rates-cta{text-align:center;margin-top:22px}

@media(max-width:520px){
  .hero h1{font-size:2.1rem}
  .cr-grid{grid-template-columns:1fr 1fr}
}

/* ============================ v2 additions ============================ */
/* mobile nav */
@media(max-width:1024px){
  .mainnav.open{display:flex;position:absolute;top:100%;left:0;right:0;flex-direction:column;align-items:flex-start;
    gap:0;background:#fff;border-bottom:1px solid var(--line);box-shadow:var(--shadow);padding:8px 24px 14px;
    max-height:calc(100vh - 72px);overflow-y:auto;-webkit-overflow-scrolling:touch;overscroll-behavior:contain}
  .mainnav.open a{width:100%;padding:12px 0;border-bottom:1px solid var(--line)}
}
.btn-ghost{background:transparent;color:#fff;border-color:rgba(255,255,255,.6)}
.btn-ghost:hover{background:#fff;color:var(--crimson);border-color:#fff}
.btn-plain{background:transparent;border-color:transparent;color:var(--muted);font-weight:700}
.btn-plain:hover{color:var(--crimson)}
.kicker.light{color:#f4c9d1}

/* rate program toggle (moved out of inline) */
.prog-radio{position:absolute;opacity:0;pointer-events:none}
.grids .rate-grid{display:none}
#prog-conv:checked ~ .grids .grid-conv,
#prog-fha:checked  ~ .grids .grid-fha,
#prog-va:checked   ~ .grids .grid-va{display:grid}
#prog-conv:checked ~ .prog-toggle label[for=prog-conv] .pt,
#prog-fha:checked  ~ .prog-toggle label[for=prog-fha]  .pt,
#prog-va:checked   ~ .prog-toggle label[for=prog-va]   .pt{border-color:var(--crimson);background:var(--crimson)}
#prog-conv:checked ~ .prog-toggle label[for=prog-conv] .pn,
#prog-fha:checked  ~ .prog-toggle label[for=prog-fha]  .pn,
#prog-va:checked   ~ .prog-toggle label[for=prog-va]   .pn{color:#fff}
#prog-conv:checked ~ .prog-toggle label[for=prog-conv] .pd,
#prog-fha:checked  ~ .prog-toggle label[for=prog-fha]  .pd,
#prog-va:checked   ~ .prog-toggle label[for=prog-va]   .pd{color:rgba(255,255,255,.82)}

/* broker band */
.broker{position:relative;overflow:hidden;background:var(--charcoal);color:#fff;text-align:center;padding:104px 0}
.broker-bg{position:absolute;inset:0;background-size:cover;background-position:center 32%;opacity:.62}
.broker::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(20,16,18,.5) 0%,rgba(20,16,18,.68) 60%,rgba(20,16,18,.8) 100%)}
.broker-inner{position:relative;z-index:1;max-width:820px;margin:0 auto;text-align:center}
.broker h2{text-shadow:0 2px 18px rgba(0,0,0,.35)}
.broker h2{color:#fff;font-size:clamp(1.9rem,3.6vw,2.8rem);text-transform:uppercase;margin:6px 0 14px}
.broker p{color:rgba(255,255,255,.9);font-size:1.1rem;max-width:620px;margin:0 auto 24px}
.broker-ctas{display:flex;gap:12px;justify-content:center;flex-wrap:wrap}

/* fast closings */
.closings{background:linear-gradient(150deg,var(--crimson-d),var(--crimson));color:#fff;text-align:center}
.closings-inner{max-width:760px;margin:0 auto}
.closings .big-num{font-family:var(--disp);font-weight:900;font-size:clamp(6rem,16vw,12rem);line-height:.9;letter-spacing:-.04em}
.closings h2{color:#fff;text-transform:uppercase;font-size:clamp(1.6rem,3vw,2.4rem);margin:6px 0 12px}
.closings p{color:rgba(255,255,255,.9);font-size:1.1rem;max-width:560px;margin:0 auto}

/* buying vs refi */
.paths .path-grid{display:grid;grid-template-columns:1fr 1fr;gap:22px}
@media(max-width:760px){.paths .path-grid{grid-template-columns:1fr}}
.path-card{position:relative;min-height:300px;border-radius:var(--radius-lg);overflow:hidden;display:flex;align-items:flex-end;
  background-size:cover;background-position:center;transition:.18s}
.path-card.refi{background:linear-gradient(150deg,var(--charcoal),var(--crimson-d))}
.path-card:hover{transform:translateY(-4px);box-shadow:var(--shadow)}
.path-content{padding:28px;color:#fff}
.path-content h3{color:#fff;font-size:1.7rem;text-transform:uppercase;margin-bottom:8px}
.path-content p{color:rgba(255,255,255,.92);margin-bottom:12px;max-width:360px}
.path-go{font-weight:800;color:#fff;border-bottom:2px solid rgba(255,255,255,.5);padding-bottom:2px}
.paths-cta{text-align:center;margin-top:26px}

/* tools */
.tools{background:var(--cream)}
.tool-card{background:#fff;border:1px solid var(--line);border-radius:var(--radius-lg);box-shadow:var(--shadow-sm);overflow:hidden;max-width:100%;margin:0 auto}
.tool-tabs{display:flex;gap:4px;background:var(--rose-2);padding:8px;flex-wrap:wrap}
.tool-tab{border:0;background:transparent;padding:12px 20px;border-radius:10px;font-family:var(--body);font-weight:800;color:var(--muted);cursor:pointer;font-size:.96rem;text-decoration:none;display:inline-flex;align-items:center}
.tool-tab.active{background:#fff;color:var(--crimson);box-shadow:var(--shadow-sm)}
.tool-tab.link{margin-left:auto;color:var(--crimson)}
.tool-pane{display:none;padding:26px}
.tool-pane.active{display:block}
.tool-grid{display:grid;grid-template-columns:1fr 1fr;gap:28px}
@media(max-width:760px){.tool-grid{grid-template-columns:1fr;gap:20px}}
.tool-inputs .f-label{margin-top:16px}
.tool-inputs .f-label:first-child{margin-top:0}
.tool-out{background:linear-gradient(160deg,var(--charcoal),var(--crimson-d));color:#fff;border-radius:16px;padding:26px}
.tool-out .to-label{font-size:.8rem;font-weight:800;letter-spacing:.08em;text-transform:uppercase;opacity:.85}
.tool-out .to-big{font-family:var(--disp);font-weight:900;font-size:3rem;line-height:1;margin:6px 0 16px}
.to-row{display:flex;justify-content:space-between;padding:10px 0;border-top:1px solid rgba(255,255,255,.16);font-size:.96rem}
.to-row span{opacity:.85}.to-row b{font-weight:800}
.to-cta{width:100%;margin-top:18px}
.tool-note{color:var(--muted);font-size:.8rem;text-align:center;padding:0 26px 22px}

/* reviews */
.reviews{background:#fff}
.review-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:20px}
@media(max-width:860px){.review-grid{grid-template-columns:1fr}}
.review-card{background:var(--rose);border:1px solid var(--line);border-radius:16px;padding:24px;display:flex;flex-direction:column}
.rv-stars{color:#E8A33D;letter-spacing:2px;margin-bottom:10px;font-size:1.05rem}
.rv-text{color:var(--ink);font-size:1rem;line-height:1.6;margin-bottom:18px;flex:1}
.rv-who{display:flex;align-items:center;gap:12px}
.rv-photo{width:44px;height:44px;border-radius:50%;object-fit:cover;flex:0 0 auto}
.rv-init{background:var(--crimson);color:#fff;display:grid;place-items:center;font-family:var(--disp);font-weight:800;font-size:1.2rem}
.rv-name{font-weight:800;color:var(--charcoal)}
.rv-src{font-size:.82rem;color:var(--muted)}
.review-fallback{text-align:center;color:var(--muted);font-size:1.05rem;margin-bottom:8px}
.review-plats{display:flex;align-items:center;justify-content:center;gap:12px;flex-wrap:wrap;margin-top:30px}
.review-plats span{font-weight:800;color:var(--muted);text-transform:uppercase;letter-spacing:.08em;font-size:.8rem}
.rev-badge{background:#fff;border:1.5px solid var(--line);border-radius:999px;padding:10px 20px;font-weight:800;color:var(--charcoal);transition:.15s}
.rev-badge:hover{border-color:var(--crimson);color:var(--crimson)}

/* ask + faq + lead forms */
.ask{background:linear-gradient(160deg,var(--charcoal),#1b1416);color:#fff}
.ask-grid{display:grid;grid-template-columns:1fr 1fr;grid-template-rows:auto 1fr;gap:18px 44px;align-items:stretch}
.ask-head{align-self:end}
@media(max-width:860px){.ask-grid{grid-template-columns:1fr;grid-template-rows:none;gap:14px 0}
  .ask-head-l{order:1}.ask-grid .lead-box{order:2}.ask-head-r{order:3;margin-top:18px}.ask-grid .ask-right{order:4}}
.ask h2{color:#fff;text-transform:uppercase;font-size:clamp(1.8rem,3.4vw,2.6rem)}
.ask-head p{color:rgba(255,255,255,.88);font-size:1.08rem;margin:12px 0 0}
.lead-box{background:#fff;border-radius:16px;padding:22px;box-shadow:var(--shadow)}
.lead-box form{display:flex;flex-direction:column;gap:12px}
.lead-box label{display:flex;flex-direction:column;gap:6px;font-weight:800;color:var(--charcoal);font-size:.86rem}
.lead-box input,.lead-box textarea{border:1.5px solid var(--line);border-radius:10px;padding:12px 13px;font-family:var(--body);font-size:1rem;font-weight:600;color:var(--charcoal)}
.lead-box input:focus,.lead-box textarea:focus{outline:none;border-color:var(--crimson);box-shadow:0 0 0 3px rgba(144,15,36,.14)}
.lead-box .btn{margin-top:4px}
.ask-inline{display:grid;grid-template-columns:1fr 1fr;gap:12px}
@media(max-width:520px){.ask-inline{grid-template-columns:1fr}}
.req{color:var(--crimson)}.opt{color:var(--muted);font-weight:600}
.exit-fine{font-size:.78rem;color:var(--muted);font-weight:600;margin-top:2px}
.lead-thanks{text-align:center;padding:18px 8px}
.lead-check{width:56px;height:56px;border-radius:50%;background:#1a8f4c;color:#fff;display:grid;place-items:center;font-size:1.8rem;margin:0 auto 12px}
.lead-thanks h3{color:var(--charcoal);margin-bottom:6px}
.lead-thanks p{color:var(--muted)}
.ask-right{background:rgba(255,255,255,.05);border:1px solid rgba(255,255,255,.12);border-radius:16px;padding:22px 24px;display:flex;flex-direction:column}
.ask-right .kicker.light{margin-bottom:6px}
.ask-right h3{margin-bottom:16px;font-size:clamp(1.25rem,1.9vw,1.6rem);line-height:1.15}
.ask-right h3{color:#fff;margin-bottom:12px}
.faq{border-top:1px solid rgba(255,255,255,.14)}
.faq summary{list-style:none;cursor:pointer;display:flex;justify-content:space-between;gap:12px;align-items:center;
  padding:15px 0;font-weight:700;color:#fff}
.faq summary::-webkit-details-marker{display:none}
.fq-plus{color:#f4c9d1;font-size:1.4rem;transition:.2s;flex:0 0 auto}
.faq[open] .fq-plus{transform:rotate(45deg)}
.faq-a{color:rgba(255,255,255,.82);font-size:.98rem;padding:0 0 16px;line-height:1.6}

/* custom quote */
.quote{background:var(--cream)}
.quote-grid{display:grid;grid-template-columns:1fr 1fr;gap:44px;align-items:center}
@media(max-width:860px){.quote-grid{grid-template-columns:1fr;gap:28px}}
.quote-copy{text-align:left}
.quote-copy h2{text-transform:uppercase;font-size:clamp(1.8rem,3.4vw,2.6rem);line-height:1.08}
.quote-copy>p{color:var(--muted);font-size:1.1rem;margin:14px 0 0;line-height:1.7}
.quote-box{text-align:left;max-width:none;margin:0}

/* footer */
.ftr{background:var(--charcoal);color:#cfc6c8;font-size:.94rem}
.ftr-grid{display:grid;grid-template-columns:1.5fr 1fr 1fr 1fr 1fr 1.1fr;gap:28px;padding:56px 24px 30px}
@media(max-width:1024px){.ftr-grid{grid-template-columns:1fr 1fr 1fr}}
@media(max-width:860px){.ftr-grid{grid-template-columns:1fr 1fr}}
@media(max-width:520px){.ftr-grid{grid-template-columns:1fr}}
.ftr-logo{display:inline-block;background:#fff;padding:10px 14px;border-radius:10px;margin-bottom:14px}
.ftr-logo img{height:40px;width:auto;display:block}
.ftr-brand p{max-width:340px;line-height:1.6;margin-bottom:16px}
.ftr-bbb{display:inline-block;background:#fff;padding:6px 8px;border-radius:8px;line-height:0}
.ftr-bbb img{height:44px;width:auto;display:block;border:0}
.ftr-col h4{color:#fff;font-size:1rem;margin-bottom:14px}
.ftr-col a{display:block;color:#cfc6c8;margin-bottom:9px;transition:.15s}
.ftr-col a:hover{color:#fff}
.ftr-reviews{display:flex;gap:14px;margin-top:6px}
.ftr-reviews a{display:inline;font-weight:800;color:#f4c9d1}
.ftr-legal{border-top:1px solid rgba(255,255,255,.14);padding:20px 24px 40px;font-size:.8rem;color:#a99ea1;line-height:1.7}
.ftr-legal p{margin-bottom:8px}

/* exit-intent popup */
.exit-wrap{position:fixed;inset:0;z-index:120;background:rgba(20,16,18,.6);display:none;align-items:center;justify-content:center;padding:18px}
.exit-wrap.open{display:flex}
.exit-card{background:#fff;border-radius:18px;max-width:440px;width:100%;box-shadow:0 30px 80px rgba(0,0,0,.4);position:relative;max-height:92vh;overflow:auto}
.exit-x{position:absolute;top:10px;right:14px;background:none;border:0;font-size:1.9rem;line-height:1;color:var(--muted);cursor:pointer}
.exit-body{padding:30px 28px 26px}
.exit-body h3{font-size:1.5rem;color:var(--charcoal);margin-bottom:8px;padding-right:20px}
.exit-body>p{color:var(--muted);margin-bottom:16px}
.exit-body form{display:flex;flex-direction:column;gap:12px}
.exit-body label{display:flex;flex-direction:column;gap:6px;font-weight:800;color:var(--charcoal);font-size:.84rem}
.exit-body input,.exit-body textarea{border:1.5px solid var(--line);border-radius:10px;padding:12px 13px;font-family:var(--body);font-size:1rem;font-weight:600;color:var(--charcoal)}
.exit-body input:focus,.exit-body textarea:focus{outline:none;border-color:var(--crimson);box-shadow:0 0 0 3px rgba(144,15,36,.14)}
.exit-actions{display:flex;align-items:center;gap:10px;margin-top:4px}
.exit-actions .btn-cta{flex:1}

/* rates.php + qualify.php (crimson restyle) */
.rates-page,.qualify-page{padding:56px 0}
.rates-page .eyebrow,.qualify-page .eyebrow{font-weight:900;letter-spacing:.12em;text-transform:uppercase;font-size:.8rem;color:var(--crimson) !important;margin-bottom:10px}
.rates-page .display,.qualify-page .display{font-family:var(--disp);font-weight:800;text-transform:uppercase;color:var(--charcoal);font-size:clamp(2rem,4vw,3rem);line-height:1;margin-bottom:12px}
.rates-page .accent,.qualify-page .accent{color:var(--crimson)}
.rates-sub{color:var(--muted);font-size:1.08rem;max-width:640px;margin-bottom:24px}
.refine{display:grid;grid-template-columns:repeat(6,1fr);gap:12px;align-items:end;background:var(--rose);border:1px solid var(--line);border-radius:16px;padding:18px;margin-bottom:22px}
@media(max-width:900px){.refine{grid-template-columns:repeat(2,1fr)}}
.refine-field{display:flex;flex-direction:column;gap:6px}
.refine-field label{font-weight:800;font-size:.78rem;color:var(--charcoal);text-transform:uppercase;letter-spacing:.04em}
.refine-field input,.refine-field select{border:1.5px solid var(--line);border-radius:10px;padding:11px 12px;font-family:var(--body);font-weight:700;color:var(--charcoal);background:#fff}
.refine .btn{grid-column:1/-1;justify-self:start}
.btn-red{background:var(--crimson);color:#fff;border-color:var(--crimson)}
.btn-red:hover{background:var(--crimson-d);border-color:var(--crimson-d)}
.rates-meta{display:flex;justify-content:space-between;align-items:center;flex-wrap:wrap;gap:8px;margin-bottom:14px}
.rates-meta-title{font-weight:800;color:var(--charcoal)}
.asof{color:var(--muted);font-size:.9rem}
.prog-group{border:1px solid var(--line);border-radius:16px;overflow:hidden;margin-bottom:18px}
.prog-group-title{background:var(--charcoal);color:#fff;font-family:var(--disp);text-transform:uppercase;font-size:1.05rem;padding:14px 20px;margin:0}
.prog-group.ck-red .prog-group-title{background:var(--crimson)}
.prog-group.ck-blue .prog-group-title{background:#123a68}
.prog-group.ck-gold .prog-group-title{background:#8a6d1f}
.prog-group.ck-green .prog-group-title{background:#1a5e3a}
.prow{display:grid;grid-template-columns:repeat(5,1fr) auto;gap:14px;align-items:center;padding:16px 20px;border-top:1px solid var(--line)}
@media(max-width:900px){.prow{grid-template-columns:repeat(2,1fr)}}
.prow .pcol{display:flex;flex-direction:column;gap:3px}
.prow .k{font-size:.72rem;font-weight:800;text-transform:uppercase;letter-spacing:.04em;color:var(--muted)}
.prow .prate{font-family:var(--disp);font-weight:800;font-size:1.4rem;color:var(--crimson)}
.prow b{color:var(--charcoal);font-weight:800}
.prow .pcta{margin:0}
.pts-sub{font-weight:700;font-size:.82rem;color:var(--muted);white-space:nowrap}
.cred-pos{color:#1a5e3a}
/* plain-English explainer above the rate groups */
.rates-legend{max-width:860px;color:var(--charcoal);font-size:.95rem;line-height:1.65;margin:0 0 18px}
.rates-legend strong{color:var(--crimson);font-weight:800}
/* curated three-option rows: a labeled header strip above each numeric row */
.popt{border-top:1px solid var(--line)}
.prog-group .popt:first-of-type{border-top:0}
.popt-head{display:flex;align-items:baseline;gap:10px;flex-wrap:wrap;padding:12px 20px 0}
.popt-label{font-family:var(--disp);font-weight:800;font-size:.98rem;color:var(--charcoal)}
.popt-sub{font-size:.82rem;color:var(--muted);font-weight:600}
.popt .prow{border-top:0;padding-top:8px}
.popt.kind-par .popt-label{color:var(--crimson)}
.popt.kind-par{background:var(--rose)}
/* "show all options" expander */
.prow-more{border-top:1px solid var(--line)}
.prow-more>summary{cursor:pointer;list-style:none;padding:13px 20px;font-weight:800;font-size:.86rem;color:var(--crimson);text-transform:uppercase;letter-spacing:.03em;user-select:none}
.prow-more>summary::-webkit-details-marker{display:none}
.prow-more>summary::before{content:"+ ";font-weight:800}
.prow-more[open]>summary::before{content:"\2212 "}
.prow-more>summary:hover{background:var(--rose)}
.prow-more .prow:first-of-type{border-top:1px solid var(--line)}
.rate-note,.rates-page .rate-note{color:var(--muted);font-size:.82rem;line-height:1.6;margin-top:14px}
/* qualify */
.qualify-grid{display:grid;grid-template-columns:1fr 1fr;gap:26px;align-items:start}
@media(max-width:860px){.qualify-grid{grid-template-columns:1fr}}
.qsummary{background:linear-gradient(160deg,var(--charcoal),var(--crimson-d));color:#fff;border-radius:18px;padding:26px}
.qs-head{font-size:.8rem;font-weight:800;letter-spacing:.1em;text-transform:uppercase;color:#f4c9d1;margin-bottom:6px}
.qbig{font-family:var(--disp);font-weight:900;font-size:3rem;line-height:1;margin-bottom:16px}
.qbig small{font-family:var(--body);font-size:.9rem;font-weight:700;opacity:.8;margin-left:8px}
.qsummary ul{list-style:none}
.qsummary li{display:flex;justify-content:space-between;padding:9px 0;border-top:1px solid rgba(255,255,255,.16);font-size:.96rem}
.qsummary li span{opacity:.85}.qsummary li b{font-weight:800}
.qs-note{margin-top:14px;font-size:.8rem;opacity:.8}
.qsummary-empty{display:flex;flex-direction:column;justify-content:center}
.qs-empty-lead{margin:6px 0 20px;line-height:1.55;opacity:.92}
.qsummary-empty .btn-white{align-self:flex-start}
.form-box{background:#fff;border:1px solid var(--line);border-radius:18px;padding:26px;box-shadow:var(--shadow-sm)}
.form-box h3{color:var(--charcoal);margin-bottom:6px}
.form-field{display:flex;flex-direction:column;gap:6px;margin-bottom:14px}
.form-field label{font-weight:800;font-size:.84rem;color:var(--charcoal)}
.form-field input{border:1.5px solid var(--line);border-radius:10px;padding:12px 13px;font-family:var(--body);font-weight:600;color:var(--charcoal)}
.form-field input:focus{outline:none;border-color:var(--crimson);box-shadow:0 0 0 3px rgba(144,15,36,.14)}
.form-box .inline{display:grid;grid-template-columns:1fr 1fr;gap:12px}
.btn-lg{padding:16px 28px;font-size:1.05rem}
.form-note{color:var(--muted);font-size:.8rem}
.center{text-align:center}.muted{color:var(--muted)}

/* ============ calculator interactivity + reveal ============ */
.calc-swap{position:relative}
.calc-swap.loading{min-height:220px}
.calc-swap.loading::after{content:"";position:absolute;inset:0;background:rgba(255,255,255,.7);border-radius:0 0 var(--radius-lg) var(--radius-lg)}
.calc-swap.loading::before{content:"";position:absolute;z-index:2;top:50%;left:50%;width:40px;height:40px;margin:-20px 0 0 -20px;
  border:4px solid var(--rose-3);border-top-color:var(--crimson);border-radius:50%;animation:gwcspin .7s linear infinite}
@keyframes gwcspin{to{transform:rotate(360deg)}}
.calc-err{background:var(--rose-2);color:var(--crimson);border:1px solid var(--rose-3);border-radius:10px;
  padding:10px 12px;font-weight:700;font-size:.88rem;margin-bottom:12px}
.shake{animation:gwcshake .4s}
@keyframes gwcshake{0%,100%{transform:translateX(0)}20%,60%{transform:translateX(-6px)}40%,80%{transform:translateX(6px)}}
.reveal-pop{animation:gwcpop .35s ease}
@keyframes gwcpop{from{opacity:0;transform:translateY(10px) scale(.98)}to{opacity:1;transform:none}}
/* result breakdown */
.cr-more{margin-top:16px;border-top:1px solid var(--line);padding-top:10px}
.cr-more summary{cursor:pointer;font-weight:800;color:var(--crimson);list-style:none;font-size:.92rem}
.cr-more summary::-webkit-details-marker{display:none}
.cr-more summary::before{content:"+ ";}
.cr-more[open] summary::before{content:"\2212 ";}
.cr-brk{margin-top:10px}
.cr-brk-open{margin-top:14px;border-top:1px solid var(--line);padding-top:12px}
.cr-brk-head{font-family:var(--disp);font-weight:800;text-transform:uppercase;letter-spacing:.06em;font-size:.76rem;color:var(--crimson);margin-bottom:4px}
.brk-row{display:flex;justify-content:space-between;padding:8px 0;border-top:1px dashed var(--line);font-size:.92rem;color:var(--muted)}
.brk-row b{color:var(--charcoal);font-weight:800}
.brk-row.tot{border-top:1px solid var(--line);color:var(--charcoal)}
.brk-row.tot b{color:var(--crimson)}
/* scroll reveal */
.reveal-init{opacity:0;transform:translateY(22px);transition:opacity .55s ease,transform .55s ease}
.reveal-init.in{opacity:1;transform:none}
@media(prefers-reduced-motion:reduce){.reveal-init{opacity:1;transform:none;transition:none}}

/* ============================================================================
   PALETTE REBALANCE — cream primary, burgundy accent
   Cream/white are the canvas; crimson is reserved for CTAs, the highlight
   word, big numbers, active states, and small accents.
   ========================================================================== */
body{background:var(--cream)}
.hero{background:radial-gradient(1200px 620px at 50% -12%,#ffffff 0%,var(--cream) 55%,var(--cream-2) 100%)}
.programs{background:#fff}
.rates{background:var(--cream)}
.rates-panel{background:#fff}
.rate-card{background:#fff}

/* fast-closings: light band, giant burgundy number as the accent */
.closings{background:#fff}
.closings .big-num{color:var(--crimson)}
.closings h2{color:var(--charcoal)}
.closings p{color:var(--muted)}

.paths{background:var(--cream)}
.path-card.refi{background:linear-gradient(150deg,var(--charcoal),#3a2f31)}

/* tools: light result panel with a burgundy number */
.tools{background:#fff}
.tool-out{background:var(--cream);border:1px solid var(--line);color:var(--charcoal);box-shadow:var(--shadow-sm)}
.tool-out .to-label{color:var(--muted)}
.tool-out .to-big{color:var(--crimson)}
.to-row{border-top:1px solid var(--line)}
.to-row span{color:var(--muted);opacity:1}
.to-row b{color:var(--charcoal)}

.reviews{background:var(--cream)}
.review-card{background:#fff}

/* ask + faq: light, not a dark band */
.ask{background:#fff}
.ask h2{color:var(--charcoal)}
.ask-head p{color:var(--muted)}
/* right-side "answers to the most commonly asked questions" fits two lines */
.ask-head-r h2{font-size:clamp(1.45rem,2.6vw,1.95rem);text-wrap:balance}
.ask-right{background:var(--cream);border:1px solid var(--line)}
.ask-right h3{color:var(--charcoal)}
.faq{border-top:1px solid var(--line)}
.faq summary{color:var(--charcoal)}
.fq-plus{color:var(--crimson)}
.faq-a{color:var(--muted)}
.lead-box{border:1px solid var(--line)}

.quote{background:var(--cream)}

/* kickers on the now-light bands read burgundy (broker stays light-on-dark) */
.ask .kicker.light,.closings .kicker.light,.quote .kicker.light{color:var(--crimson)}

/* ============================ Google reviews widget ============================ */
.rvw-bar{display:flex;align-items:center;gap:20px;flex-wrap:wrap;justify-content:space-between;
  background:#fff;border:1px solid var(--line);border-radius:16px;padding:20px 24px;margin-bottom:22px;box-shadow:var(--shadow-sm)}
.rvw-overall{display:flex;align-items:center;gap:14px}
.rvw-score{font-family:var(--disp);font-weight:900;font-size:2.6rem;color:var(--crimson);line-height:1}
.rvw-stars{color:#E8A33D;font-size:1.15rem;letter-spacing:1px}
.rvw-count{font-size:.85rem;color:var(--muted);font-weight:700;margin-top:2px}
.rvw-sources{display:flex;align-items:center;gap:8px;flex-wrap:wrap}
.rvw-src{display:inline-flex;align-items:center;gap:8px;background:var(--cream);border:1px solid var(--line);
  border-radius:999px;padding:8px 14px;font-weight:800;color:var(--charcoal);font-size:.9rem}
.rvw-src.on{border-color:var(--crimson)}
.rvw-src b{color:var(--crimson)}
.rvw-src .bb,.rvw-src .zz{width:22px;height:22px;border-radius:50%;display:grid;place-items:center;color:#fff;font-size:.75rem;font-weight:900;flex:0 0 auto}
.rvw-src .gg{display:inline-grid;place-items:center;flex:0 0 auto}
.rvw-src .gg .gicon{width:18px;height:18px;display:block}
.rvw-src .bb{background:#0b4a7a;width:auto;border-radius:5px;padding:0 6px;height:20px}
.rvw-src .zz{background:#0a6cff}
.rvw-write{white-space:nowrap}
.rvw-carousel{position:relative}
.rvw-track{display:flex;gap:18px;overflow-x:auto;scroll-snap-type:x mandatory;padding:6px 2px 14px;scrollbar-width:none}
.rvw-track::-webkit-scrollbar{display:none}
.rvw-card{flex:0 0 340px;max-width:85vw;scroll-snap-align:start;background:#fff;border:1px solid var(--line);
  border-radius:16px;padding:22px;box-shadow:var(--shadow-sm);display:flex;flex-direction:column}
.rvc-head{display:flex;align-items:center;gap:12px;margin-bottom:12px}
.rvc-avatar{width:46px;height:46px;border-radius:50%;object-fit:cover;flex:0 0 auto}
.rvc-init{background:var(--crimson);color:#fff;display:grid;place-items:center;font-family:var(--disp);font-weight:800;font-size:1.2rem}
.rvc-who{flex:1;min-width:0}
.rvc-name{font-weight:800;color:var(--charcoal);display:flex;align-items:center;gap:6px}
.rvc-verify{color:var(--crimson);font-size:.8rem}
.rvc-time{font-size:.8rem;color:var(--muted)}
.rvc-g{width:26px;height:26px;border-radius:50%;background:#fff;border:1px solid var(--line);display:grid;place-items:center;flex:0 0 auto}
.rvc-g .gicon{width:16px;height:16px;display:block}
.rvc-stars{color:#E8A33D;letter-spacing:1px;margin-bottom:10px}
.rvc-text{color:var(--ink);font-size:.96rem;line-height:1.55;overflow:hidden;display:-webkit-box;-webkit-line-clamp:5;-webkit-box-orient:vertical}
.rvw-card.open .rvc-text{-webkit-line-clamp:unset;display:block}
.rvc-more{background:none;border:0;color:var(--crimson);font-weight:800;cursor:pointer;padding:6px 0 0;font-size:.9rem;align-self:flex-start}
.rvw-arrow{position:absolute;top:50%;transform:translateY(-50%);z-index:2;width:44px;height:44px;border-radius:50%;
  background:#fff;border:1px solid var(--line);box-shadow:var(--shadow);color:var(--crimson);font-size:1.6rem;line-height:1;cursor:pointer}
.rvw-arrow.prev{left:-14px}.rvw-arrow.next{right:-14px}
.rvw-arrow:hover{background:var(--crimson);color:#fff;border-color:var(--crimson)}
@media(max-width:560px){.rvw-arrow{display:none}}
.rvw-empty{text-align:center;color:var(--muted)}
.rvw-empty .btn{margin-top:14px}

/* BBB seal under the reviews widget */
.rvw-bbb{text-align:center;margin-top:30px}
.rvw-bbb a{display:inline-block;line-height:0}
.rvw-bbb img{display:inline-block;height:60px;width:auto;border:0}

/* ---- wide hero calculator (fills the space; 2-col fields) ---- */
.calc{width:100%;border-radius:24px}
.calc-head{padding:18px 30px}
.calc-body{display:grid;grid-template-columns:1fr 1fr;gap:6px 40px;padding:28px 34px 30px}
.calc-body .f-field{margin-bottom:20px}
.calc-body .f-label{font-size:.9rem;letter-spacing:.01em}
.calc-body .f-input,.calc-body .f-select{padding:14px 16px;border-radius:12px}
.calc-body .f-pre .f-input{padding-left:30px}
.calc-body .seg,.calc-body .calc-purpose{border-radius:13px}
.calc-body .calc-purpose,.calc-body .calc-state,.calc-body .calc-err,.calc-body .calc-cta,.calc-body .calc-foot{grid-column:1 / -1}
.calc-cta{margin-top:8px}
@media(max-width:680px){.calc-body{grid-template-columns:1fr;gap:0}}

/* purpose selector (Purchase / Refinance / Cash-Out) */
.calc-purpose{display:grid;grid-template-columns:repeat(3,1fr);gap:6px;background:var(--cream-2);
  border:1px solid var(--line);border-radius:12px;padding:5px;margin-bottom:6px}
.calc-purpose label{cursor:pointer}
.calc-purpose input{position:absolute;opacity:0;pointer-events:none}
.calc-purpose span{display:block;text-align:center;padding:11px 6px;border-radius:8px;font-family:var(--disp);
  font-weight:800;text-transform:uppercase;letter-spacing:.03em;font-size:.86rem;color:var(--muted);transition:.14s}
.calc-purpose input:checked + span{background:var(--crimson);color:#fff;box-shadow:var(--shadow-sm)}
/* result context line */
.cr-meta{font-size:.8rem;font-weight:700;color:var(--muted);text-transform:uppercase;letter-spacing:.06em;margin:2px 0 12px}

/* ---- reviews: show all 5 at once (grid, no scroll) ---- */
.rvw-track{display:grid;gap:16px;overflow:visible;scroll-snap-type:none;padding:6px 0 4px;grid-template-columns:repeat(5,1fr)}
.rvw-card{flex:none;width:auto;max-width:none;padding:18px}
.rvw-arrow{display:none}
.rvc-text{-webkit-line-clamp:6}
@media(max-width:1080px){.rvw-track{grid-template-columns:repeat(3,1fr)}}
@media(max-width:760px){.rvw-track{grid-template-columns:repeat(2,1fr)}}
@media(max-width:520px){.rvw-track{grid-template-columns:1fr}}

/* ---- hero trust row: Google (left) + BBB (right) under the calculator ---- */
.hero-trust{display:flex;align-items:center;justify-content:center;gap:28px;flex-wrap:wrap;
  width:100%;margin:22px auto 0}
.hero-trust .gbadge{margin:0}
.hero-trust .bbb-seal{margin:0}
@media(max-width:560px){.hero-trust{justify-content:center;gap:14px}}

/* ---- hero feature strip: 4 trust points under the hero ---- */
.hero-features{background:var(--card);border-top:1px solid var(--line);border-bottom:1px solid var(--line)}
.hero-features .wrap{display:grid;grid-template-columns:repeat(4,1fr);gap:0;padding:0}
.hf-item{display:flex;align-items:center;gap:14px;padding:20px 26px;border-left:1px solid var(--line)}
.hf-item:first-child{border-left:0}
.hf-item svg{width:30px;height:30px;color:var(--crimson);flex:0 0 auto}
.hf-txt{display:flex;flex-direction:column;line-height:1.2}
.hf-txt b{font-family:var(--disp);font-weight:800;font-size:1.02rem;color:var(--charcoal)}
.hf-txt span{font-size:.86rem;color:var(--muted);font-weight:600}
@media(max-width:820px){
  .hero-features .wrap{grid-template-columns:1fr 1fr}
  .hf-item{padding:16px 18px}
  .hf-item:nth-child(odd){border-left:0}
  .hf-item:nth-child(3),.hf-item:nth-child(4){border-top:1px solid var(--line)}
}
@media(max-width:460px){
  .hf-item{padding:14px 16px}
  .hf-txt b{font-size:.96rem}
}

/* ============ reviews section — richer, less flat ============ */
.reviews.rvw{background:linear-gradient(180deg,var(--rose) 0%,var(--rose-2) 100%);position:relative}
.reviews.rvw .sec-head h2{background:linear-gradient(90deg,var(--crimson),var(--crimson-2));-webkit-background-clip:text;background-clip:text;color:transparent}
.rvw-bar{background:#fff;border:1px solid var(--line);border-radius:20px;box-shadow:var(--shadow);padding:22px 28px;margin-bottom:30px}
.rvw-overall{position:relative;padding-right:22px}
.rvw-overall::after{content:"";position:absolute;right:0;top:6px;bottom:6px;width:1px;background:var(--line)}
.rvw-score{font-size:3rem;background:linear-gradient(180deg,var(--crimson),var(--crimson-2));-webkit-background-clip:text;background-clip:text;color:transparent}
.rvw-stars{font-size:1.25rem}
/* cards */
.rvw-card{position:relative;overflow:hidden;border:1px solid var(--line);border-radius:18px;
  box-shadow:var(--shadow-sm);transition:transform .2s ease,box-shadow .2s ease,border-color .2s ease;padding:22px 22px 20px}
.rvw-card::before{content:"";position:absolute;left:0;top:0;right:0;height:4px;
  background:linear-gradient(90deg,var(--crimson),var(--crimson-2))}
.rvw-card::after{content:"\201D";position:absolute;right:14px;bottom:-18px;font-family:Georgia,'Times New Roman',serif;
  font-size:7rem;line-height:1;color:var(--rose-3);z-index:0;pointer-events:none}
.rvw-card:hover{transform:translateY(-5px);box-shadow:var(--shadow);border-color:var(--rose-3)}
.rvw-card > *{position:relative;z-index:1}
.rvc-avatar{width:48px;height:48px;box-shadow:0 4px 10px rgba(144,15,36,.18)}
.rvc-stars{font-size:1.05rem}
.rvc-text{color:var(--charcoal)}
/* ===== "Have us review this option" modal ===== */
.rev-modal{display:none;position:fixed;inset:0;z-index:1000;align-items:center;justify-content:center;padding:20px}
.rev-modal.show{display:flex}
.rev-modal-bd{position:absolute;inset:0;background:rgba(40,8,14,.55);-webkit-backdrop-filter:blur(2px);backdrop-filter:blur(2px)}
.rev-modal-panel{position:relative;z-index:1;background:#fff;border-radius:20px;width:min(560px,100%);
  max-height:90vh;overflow-y:auto;-webkit-overflow-scrolling:touch;padding:30px 30px 26px;box-shadow:0 30px 80px rgba(40,8,14,.42)}
.rev-modal-panel::before{content:"";position:absolute;left:0;right:0;top:0;height:5px;border-radius:20px 20px 0 0;
  background:linear-gradient(90deg,var(--crimson),var(--crimson-2))}
.rev-modal-x{position:absolute;top:13px;right:14px;width:38px;height:38px;border-radius:50%;border:1px solid var(--line);
  background:#fff;color:var(--charcoal);font-size:1.5rem;line-height:1;cursor:pointer;display:grid;place-items:center;transition:.15s}
.rev-modal-x:hover{background:var(--crimson);color:#fff;border-color:var(--crimson)}
.rev-modal-panel h3{font-family:var(--disp);font-size:1.6rem;color:var(--charcoal);margin:2px 0 8px;line-height:1.12}
.rev-sub{color:var(--muted);font-size:.98rem;line-height:1.55;margin:0 0 16px}
.rev-summary{background:var(--cream);border:1px solid var(--line);border-radius:12px;padding:12px 16px;margin-bottom:18px}
.rev-summary:empty{display:none}
.rev-line{display:flex;justify-content:space-between;gap:14px;padding:5px 0;font-size:.92rem;border-bottom:1px solid var(--line)}
.rev-line:last-child{border-bottom:0}
.rev-line span{color:var(--muted)}
.rev-line b{color:var(--charcoal);text-align:right}
.rev-modal form{display:flex;flex-direction:column;gap:12px}
.rev-lbl{display:flex;flex-direction:column;gap:6px;font-weight:800;color:var(--charcoal);font-size:.86rem}
.rev-modal input,.rev-modal textarea{border:1.5px solid var(--line);border-radius:10px;padding:12px 13px;
  font-family:var(--body);font-size:1rem;font-weight:600;color:var(--charcoal)}
.rev-modal input:focus,.rev-modal textarea:focus{outline:none;border-color:var(--crimson);box-shadow:0 0 0 3px rgba(144,15,36,.14)}
.rev-modal .btn{margin-top:4px}
.rev-lbl .opt{color:var(--muted);font-weight:600}
.rev-lbl .req{color:var(--crimson)}
.rev-fine{color:var(--muted);font-size:.8rem;line-height:1.5;margin:6px 0 0}
@media(max-width:560px){
  .rev-modal{padding:0}
  .rev-modal-panel{width:100%;min-height:100vh;max-height:100vh;border-radius:0;padding:26px 18px}
  .rev-modal-panel::before{border-radius:0}
}

/* ===== welcome / about section ===== */
.welcome{background:#fff}
.welcome-grid{display:grid;grid-template-columns:1fr 1fr;gap:56px;align-items:center}
.welcome-copy h2{font-size:clamp(1.9rem,3.4vw,2.7rem);line-height:1.08;margin:0 0 20px;color:var(--charcoal)}
.welcome-copy p{color:var(--muted);font-size:1.05rem;line-height:1.7;margin:0 0 18px}
.welcome-sign{margin-top:24px!important;color:var(--charcoal)}
.welcome-sign b{font-style:italic;font-weight:800}
.welcome-sign span{color:var(--muted)}
.welcome-photo img{width:100%;height:auto;display:block;border-radius:20px;box-shadow:0 24px 60px rgba(40,8,14,.18)}
@media(max-width:900px){.welcome-grid{grid-template-columns:1fr;gap:30px}}

/* write-a-review button pop */
.rvw-write{box-shadow:var(--shadow-sm)}
/* uniform card height + read-more pinned to the bottom */
.rvw-card{display:flex;flex-direction:column}
.rvc-more{margin-top:auto}

/* ===== reviews modal (Read more / See all reviews) ===== */
.rvw-allwrap{text-align:center;margin-top:26px}
.rvw-all{box-shadow:var(--shadow-sm)}
body.rvw-noscroll{overflow:hidden}
.rvw-modal{display:none;position:fixed;inset:0;z-index:1000;align-items:center;justify-content:center;padding:20px}
.rvw-modal.show{display:flex}
.rvw-modal-bd{position:absolute;inset:0;background:rgba(40,8,14,.55);-webkit-backdrop-filter:blur(2px);backdrop-filter:blur(2px)}
.rvw-modal-panel{position:relative;z-index:1;background:#fff;border-radius:20px;width:min(720px,100%);
  max-height:88vh;display:flex;flex-direction:column;overflow:hidden;box-shadow:0 30px 80px rgba(40,8,14,.42)}
.rvw-modal-panel::before{content:"";position:absolute;left:0;right:0;top:0;height:5px;z-index:3;
  background:linear-gradient(90deg,var(--crimson),var(--crimson-2))}
.rvw-modal-x{position:absolute;top:13px;right:14px;z-index:4;width:38px;height:38px;border-radius:50%;
  border:1px solid var(--line);background:#fff;color:var(--charcoal);font-size:1.5rem;line-height:1;cursor:pointer;
  display:grid;place-items:center;transition:.15s}
.rvw-modal-x:hover{background:var(--crimson);color:#fff;border-color:var(--crimson)}
.rvw-modal-head{display:flex;align-items:center;justify-content:space-between;gap:16px 22px;flex-wrap:wrap;
  padding:26px 28px 18px;border-bottom:1px solid var(--line)}
.rvw-modal-scroll{overflow-y:auto;padding:4px 28px;flex:1;-webkit-overflow-scrolling:touch}
.rvw-m-item{padding:20px 2px;border-bottom:1px solid var(--line)}
.rvw-m-item:last-child{border-bottom:0}
.rvw-m-text{color:var(--charcoal);line-height:1.62;margin:10px 0 0;white-space:pre-line}
.rvw-m-item.flash{background:var(--rose-2);border-radius:12px;padding-left:14px;padding-right:14px}
.rvw-modal-foot{padding:16px 28px 22px;border-top:1px solid var(--line);text-align:center;background:var(--cream)}
@media(max-width:560px){
  .rvw-modal{padding:0}
  .rvw-modal-panel{width:100%;height:100vh;max-height:100vh;border-radius:0}
  .rvw-modal-head{padding:22px 18px 16px}
  .rvw-modal-scroll{padding:2px 18px}
  .rvw-modal-foot{padding:14px 18px 18px}
}

/* ============ loan-programs section — depth + consistency ============ */
.programs{background:linear-gradient(180deg,var(--cream) 0%,var(--rose-2) 100%)}
.prog-card{box-shadow:var(--shadow-sm)}
.prog-card::after{content:"";position:absolute;left:0;top:0;right:0;height:4px;
  background:linear-gradient(90deg,var(--crimson),var(--crimson-2))}
.prog-ico{background:linear-gradient(160deg,var(--crimson),var(--crimson-2));color:#fff;
  box-shadow:0 6px 16px rgba(144,15,36,.22);transition:transform .18s ease}
.prog-card:hover .prog-ico{transform:scale(1.07) rotate(-3deg)}

/* ==================== PALETTE PRIORITY ====================
   Cream primary; dark-burgundy + black as the accents.
   Less bright burgundy, less pure white, less pink. */
:root{
  --crimson:#6E0B1B;      /* dark burgundy is the main accent now */
  --crimson-d:#500710;    /* deeper still, for hovers */
  --crimson-2:#7E1022;    /* subtle gradient partner (was bright #B21836) */
  --cream:#F4ECE0; --cream-2:#EADFCF;   /* warm cream page tones */
  --rose:#EFE7DB; --rose-2:#E7DCCC; --rose-3:#D9C9B4;  /* warm neutrals, not pink */
  --line:#E2D5C3;
  --card:#FCF8F1;         /* warm off-white card face (softer than pure white) */
}
body{background:var(--cream)}
/* warm off-white surfaces in place of pure white */
.calc,.rvw-bar,.rvw-card,.prog-card,.rate-card,.f-input,.f-select,.rvw-src,
.form-box,.floatbar,.head-cta .btn-white{background:var(--card)}
/* sections that were pure white -> cream */
.reviews,.programs,.ask{background:var(--cream)}
.reviews.rvw{background:linear-gradient(180deg,var(--cream) 0%,var(--cream-2) 100%)}
.programs{background:linear-gradient(180deg,var(--cream) 0%,var(--cream-2) 100%)}
/* headings lean black, not burgundy */
.reviews.rvw .sec-head h2{background:none;-webkit-background-clip:border-box;background-clip:border-box;
  -webkit-text-fill-color:currentColor;color:var(--ink)}
.rvw-score{background:none;-webkit-text-fill-color:currentColor;color:var(--crimson)}
/* calculator + broker headers: burgundy into black for depth */
.calc-head{background:linear-gradient(100deg,var(--crimson) 0%,var(--ink) 120%)}
/* accent bars: dark burgundy, no bright partner */
.rvw-card::before,.prog-card::after{background:var(--crimson)}

/* path cards + ask form: on-palette, separated from cream */
.path-card.buy{background:linear-gradient(150deg,var(--crimson-d) 0%,var(--crimson) 100%)!important}
.path-card.refi{background:linear-gradient(150deg,var(--ink) 0%,var(--charcoal) 100%)!important}
.path-card::after{content:"";position:absolute;inset:0;pointer-events:none;
  background:radial-gradient(120% 80% at 90% 10%, rgba(255,255,255,.10), transparent 60%)}
.path-card .path-content{position:relative;z-index:1}
.lead-box{background:var(--card)!important}

/* ============ featured loan options (Conv / FHA / VA) ============ */
.loanopts{background:var(--cream)}
.lo-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:24px}
@media(max-width:900px){.lo-grid{grid-template-columns:1fr;max-width:460px;margin:0 auto}}
.lo-card{background:var(--card);border:1px solid var(--line);border-radius:20px;overflow:hidden;
  box-shadow:var(--shadow-sm);transition:transform .2s ease,box-shadow .2s ease;display:flex;flex-direction:column}
.lo-card:hover{transform:translateY(-6px);box-shadow:var(--shadow)}
.lo-photo{position:relative;height:190px;display:grid;place-items:center;overflow:hidden;
  background:linear-gradient(145deg,var(--crimson-d),var(--ink))}
.lo-fha .lo-photo{background:linear-gradient(145deg,var(--crimson),var(--charcoal))}
.lo-va .lo-photo{background:linear-gradient(145deg,var(--ink),var(--charcoal))}
.lo-photo::after{content:"";position:absolute;inset:0;background:radial-gradient(140% 90% at 80% 8%,rgba(255,255,255,.14),transparent 55%)}
.lo-ico{width:76px;height:76px;color:rgba(255,255,255,.9);position:relative;z-index:1}
.lo-badge{position:absolute;left:16px;bottom:14px;z-index:2;background:rgba(252,248,241,.95);color:var(--crimson-d);
  font-family:var(--disp);font-weight:800;text-transform:uppercase;letter-spacing:.04em;font-size:.8rem;padding:6px 13px;border-radius:999px}
.lo-body{padding:22px 22px 24px;display:flex;flex-direction:column;flex:1}
.lo-tag{font-size:.74rem;font-weight:800;text-transform:uppercase;letter-spacing:.1em;color:var(--crimson);margin-bottom:6px}
.lo-body h3{font-size:1.35rem;text-transform:uppercase;color:var(--charcoal);margin-bottom:9px}
.lo-body p{color:var(--muted);font-size:.95rem;line-height:1.5;margin-bottom:16px}
.lo-facts{list-style:none;margin:0 0 20px;padding:0;border-top:1px solid var(--line)}
.lo-facts li{display:flex;justify-content:space-between;align-items:center;gap:10px;padding:11px 0;border-bottom:1px solid var(--line);font-size:.92rem}
.lo-facts li span{color:var(--muted);font-weight:600}
.lo-facts li b{color:var(--charcoal);font-family:var(--disp);font-weight:800}
.lo-cta{margin-top:auto;width:100%}

/* ================= content / program pages ================= */
.pg-hero{background:linear-gradient(160deg,var(--cream),var(--cream-2));padding:66px 0 52px}
.pg-hero .wrap{max-width:920px}
.pg-hero .kicker{color:var(--crimson)}
.pg-hero h1{font-size:clamp(2.4rem,5vw,3.6rem);text-transform:uppercase;color:var(--charcoal);line-height:1.02}
.pg-lead{margin-top:16px;font-size:1.15rem;color:var(--muted);max-width:none;line-height:1.6}
.pg-hero-cta{display:flex;gap:12px;flex-wrap:wrap;margin-top:26px}
.stat-strip{display:grid;grid-template-columns:repeat(4,1fr);gap:16px;max-width:var(--maxw);margin:-32px auto 0;padding:0 24px;position:relative;z-index:2}
@media(max-width:760px){.stat-strip{grid-template-columns:repeat(2,1fr)}}
.stat{background:var(--card);border:1px solid var(--line);border-radius:16px;padding:22px 18px;box-shadow:var(--shadow-sm);text-align:center}
.stat .n{font-family:var(--disp);font-weight:900;font-size:clamp(1.4rem,2.4vw,1.9rem);color:var(--crimson);line-height:1}
.stat .l{margin-top:7px;font-size:.82rem;color:var(--muted);font-weight:700;line-height:1.3}
.stat-link{text-decoration:none;color:inherit;cursor:pointer;display:block;
  transition:transform .15s ease,border-color .15s ease,box-shadow .15s ease}
.stat-link:hover{border-color:var(--rose-3);box-shadow:var(--shadow);transform:translateY(-3px)}
.section{padding:56px 0}
.section.alt{background:var(--cream)}
.prose{max-width:760px;margin:0 auto}
.prose h2{font-size:clamp(1.6rem,3vw,2.1rem);text-transform:uppercase;color:var(--charcoal);margin:0 0 14px}
.prose h3{font-size:1.2rem;color:var(--charcoal);margin:26px 0 8px}
.prose p{color:var(--ink);font-size:1.03rem;line-height:1.72;margin-bottom:16px}
.prose ul{margin:0 0 18px;padding-left:22px;color:var(--ink)}
.prose li{margin-bottom:8px;line-height:1.6}
.prose a{color:var(--crimson);font-weight:700;text-decoration:underline;text-underline-offset:2px}
.best-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:18px;max-width:940px;margin:26px auto 0}
@media(max-width:760px){.best-grid{grid-template-columns:1fr}}
.best{background:var(--card);border:1px solid var(--line);border-radius:14px;padding:22px;box-shadow:var(--shadow-sm);border-top:4px solid var(--crimson)}
.best h4{font-family:var(--disp);text-transform:uppercase;font-size:1rem;color:var(--charcoal);margin-bottom:7px}
.best p{font-size:.94rem;color:var(--muted);line-height:1.55}
.faq2{max-width:760px;margin:0 auto}
.faq2 details{border:1px solid var(--line);border-radius:12px;background:var(--card);margin-bottom:12px;overflow:hidden}
.faq2 summary{cursor:pointer;list-style:none;padding:18px 20px;font-family:var(--disp);font-weight:800;color:var(--charcoal);display:flex;justify-content:space-between;align-items:center;gap:14px}
.faq2 summary::-webkit-details-marker{display:none}
.faq2 summary::after{content:"+";color:var(--crimson);font-size:1.5rem;font-weight:800;line-height:1}
.faq2 details[open] summary::after{content:"\2013"}
.faq2 .faq-a{padding:0 20px 18px;color:var(--ink);line-height:1.65}
.related{display:grid;grid-template-columns:repeat(3,1fr);gap:16px;max-width:940px;margin:0 auto}
@media(max-width:760px){.related{grid-template-columns:1fr}}
.related a{background:var(--card);border:1px solid var(--line);border-radius:14px;padding:20px;box-shadow:var(--shadow-sm);transition:.18s ease;display:block}
.related a:hover{transform:translateY(-4px);box-shadow:var(--shadow);border-color:var(--rose-3)}
.related h4{font-family:var(--disp);text-transform:uppercase;color:var(--charcoal);margin-bottom:6px}
.related span{color:var(--muted);font-size:.92rem}
.cta-band{background:linear-gradient(150deg,var(--crimson-d),var(--ink));color:#fff;text-align:center;padding:62px 24px}
.cta-band h2{color:#fff;font-size:clamp(1.8rem,3.5vw,2.6rem);text-transform:uppercase;margin-bottom:12px}
.cta-band p{color:rgba(255,255,255,.85);max-width:580px;margin:0 auto 24px;font-size:1.05rem}
.crumbs{max-width:920px;margin:0 auto 14px;font-size:.85rem;color:var(--muted)}
.crumbs a{color:var(--crimson);font-weight:700}

/* contact page */
.contact-list{display:flex;flex-direction:column;gap:12px}
.contact-row{display:flex;align-items:center;gap:14px;background:var(--card);border:1px solid var(--line);
  border-radius:14px;padding:16px 18px;box-shadow:var(--shadow-sm);transition:.16s ease}
a.contact-row:hover{transform:translateY(-2px);box-shadow:var(--shadow);border-color:var(--rose-3)}
.contact-ico{width:44px;height:44px;flex:0 0 auto;border-radius:11px;background:linear-gradient(160deg,var(--crimson),var(--crimson-2));
  color:#fff;display:grid;place-items:center;font-size:1.15rem}
.contact-row span:last-child{display:flex;flex-direction:column;line-height:1.3}
.contact-row b{font-family:var(--disp);text-transform:uppercase;font-size:.85rem;letter-spacing:.03em;color:var(--charcoal)}
.contact-row em{font-style:normal;color:var(--muted);font-size:.95rem}
.contact-fine{margin-top:18px;font-size:.85rem;color:var(--muted)}
.lead-box h3{font-family:var(--disp);text-transform:uppercase;color:var(--charcoal);margin-bottom:14px}

/* header nav dropdown + tighter fit for more items */
.mainnav{gap:20px}
.mainnav a,.nav-drop-t{font-size:.92rem}
.nav-drop{position:relative;display:flex;align-items:center}
.nav-drop-t{display:inline-flex;align-items:center;gap:5px;cursor:pointer;font-weight:700;color:var(--ink);padding:6px 0;border-bottom:2px solid transparent}
.nav-drop-t:hover{color:var(--crimson)}
.nav-drop .caret{font-size:.65rem}
.nav-menu{position:absolute;top:calc(100% + 10px);left:0;min-width:220px;background:var(--card);border:1px solid var(--line);
  border-radius:12px;box-shadow:var(--shadow);padding:8px;display:none;flex-direction:column;z-index:80}
.nav-drop:hover .nav-menu,.nav-drop:focus-within .nav-menu{display:flex}
/* invisible bridge across the 10px gap so the submenu stays open while the
   mouse travels from the trigger down into the menu */
.nav-drop::after{content:"";position:absolute;top:100%;left:0;width:240px;height:14px}
.nav-menu a{padding:9px 12px;border-radius:8px;font-weight:700;font-size:.9rem;color:var(--ink);border-bottom:0}
.nav-menu a:hover{background:var(--rose-2);color:var(--crimson);border-bottom:0}
.nav-menu-label{padding:8px 12px 4px;font-size:.68rem;font-weight:800;letter-spacing:.09em;text-transform:uppercase;color:var(--muted)}
.nav-menu-label + a{margin-top:0}
.nav-menu-label:not(:first-child){margin-top:6px;padding-top:10px;border-top:1px solid var(--line)}
@media(max-width:1024px){
  .nav-drop{flex-direction:column;align-items:flex-start;width:100%}
  .nav-drop-t{width:100%;padding:12px 0;border-bottom:1px solid var(--line)}
  .nav-menu{position:static;display:flex;box-shadow:none;border:0;background:transparent;padding:4px 0 4px 14px;min-width:0}
  .nav-menu a{padding:10px 0}
}
/* states hub: 3-up but tighter cards */
.states-grid h4{margin-bottom:4px}

/* ===== content pages: wider, aligned column (fix skinny/mismatch) ===== */
.pg-hero .wrap{max-width:1080px}
.stat-strip{max-width:1080px}
.section .prose{max-width:1080px;margin:0 auto}
.section .prose > h2,.section .prose > h3{max-width:none}
.section .prose > p,.section .prose > ul{max-width:none;font-size:1.06rem;line-height:1.75}
.best-grid,.related{max-width:1080px}
.faq2{max-width:1080px}

/* wider section headers + dark bands (broker / closings) */
.sec-head{max-width:880px}
.broker-inner{max-width:1000px}
.broker p{max-width:760px}
.closings-inner{max-width:940px}
.closings p{max-width:720px}

/* ===== even wider desktop: bump container + content further ===== */
:root{--maxw:1280px}
.section .prose{max-width:var(--maxw)}
.section .prose > p,.section .prose > ul{max-width:none}
.stat-strip,.best-grid,.related,.faq2{max-width:var(--maxw)}
.pg-hero .wrap{max-width:var(--maxw)}
.sec-head{max-width:920px}
.ask-grid{gap:52px}
.quote-grid{gap:52px}

/* rate scenario summary box (transparency, like the reference) */
.rate-scenario{background:var(--card);border:1px solid var(--line);border-radius:14px;padding:16px 20px;margin-bottom:18px}
.rs-top{display:flex;justify-content:space-between;align-items:center;gap:12px;margin-bottom:8px}
.rs-lbl{font-family:var(--disp);font-weight:800;text-transform:uppercase;letter-spacing:.06em;font-size:.78rem;color:var(--crimson)}
.rs-edit{font-weight:800;font-size:.85rem;color:var(--crimson);white-space:nowrap}
.rs-edit:hover{text-decoration:underline}
.rs-main{font-family:var(--disp);font-weight:800;color:var(--charcoal);font-size:1.05rem;line-height:1.3}
.rs-sub{color:var(--muted);font-size:.85rem;margin-top:4px;line-height:1.5}

/* footer legal links row */
.ftr-links{margin-bottom:10px}
.ftr-links a{color:#cfc6c8;font-weight:700}
.ftr-links a:hover{color:#fff}

/* ===================== AREAS WE SERVE — state groups + city cards ===================== */
.aws{display:flex;flex-direction:column;gap:38px}
.aws-ghead{display:flex;align-items:baseline;justify-content:space-between;gap:16px;flex-wrap:wrap}
.aws-state{font-family:var(--disp);text-transform:none;font-size:clamp(1.3rem,2.4vw,1.7rem);font-weight:800;margin:0;line-height:1.1}
.aws-state a{color:var(--charcoal);border-bottom:0}
.aws-state a:hover{color:var(--crimson)}
.aws-all{color:var(--crimson);font-weight:800;font-size:.92rem;white-space:nowrap;border-bottom:0}
.aws-all:hover{text-decoration:underline}
.aws-sub{color:var(--muted);font-size:.95rem;margin:6px 0 16px;padding-bottom:14px;border-bottom:2px solid var(--line)}
.aws-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:16px}
@media(max-width:980px){.aws-grid{grid-template-columns:repeat(2,1fr)}}
@media(max-width:560px){.aws-grid{grid-template-columns:1fr}}
.aws-card{display:flex;flex-direction:column;gap:8px;background:var(--card);border:1px solid var(--line);
  border-left:4px solid var(--crimson);border-radius:12px;padding:16px 18px;text-decoration:none;
  transition:box-shadow .15s ease,transform .15s ease}
.aws-card:hover{box-shadow:var(--shadow);transform:translateY(-2px)}
.aws-card-title{font-family:var(--disp);font-weight:800;color:var(--crimson);font-size:1.02rem;line-height:1.15}
.aws-card-desc{color:var(--ink);font-size:.9rem;line-height:1.5;flex:1}
.aws-card-more{color:var(--crimson);font-weight:800;font-size:.83rem;margin-top:4px}
.aws-card:hover .aws-card-more{text-decoration:underline}

/* ===================== PREMIUM RATE CARDS (city rate display) ===================== */
.rate-cards-sec{background:linear-gradient(180deg,var(--cream) 0%,var(--cream-2) 100%);padding:56px 0}
.rate-cards-row{display:grid;grid-template-columns:repeat(4,1fr);gap:20px;margin-top:30px}
@media(max-width:960px){.rate-cards-row{grid-template-columns:repeat(2,1fr)}}
@media(max-width:540px){.rate-cards-row{grid-template-columns:1fr}}
.rc-card{position:relative;background:linear-gradient(180deg,#fff 0%,var(--card) 100%);border:1px solid var(--line);
  border-radius:18px;padding:28px 20px 22px;text-align:center;box-shadow:0 10px 30px rgba(80,7,16,.06);
  display:flex;flex-direction:column;align-items:center;overflow:hidden;transition:transform .2s ease,box-shadow .2s ease,border-color .2s ease}
.rc-card::before{content:"";position:absolute;top:0;left:0;right:0;height:5px;background:linear-gradient(90deg,var(--crimson),var(--crimson-2))}
.rc-card:hover{transform:translateY(-6px);box-shadow:0 22px 46px rgba(80,7,16,.15);border-color:var(--crimson-2)}
.rc-name{font-family:var(--disp);font-weight:800;color:var(--charcoal);font-size:1.2rem;letter-spacing:-.01em;margin-top:4px}
.rc-term{display:inline-block;margin:9px 0 18px;font-size:.66rem;font-weight:800;letter-spacing:.14em;text-transform:uppercase;
  color:var(--crimson);background:var(--rose-2);border:1px solid var(--line);padding:4px 11px;border-radius:999px}
.rc-rate{font-family:var(--disp);font-weight:900;color:var(--crimson);font-size:2.5rem;line-height:1;letter-spacing:-.02em}
.rc-rate span{display:block;font-size:.68rem;font-weight:800;letter-spacing:.13em;text-transform:uppercase;color:var(--muted);margin-top:7px}
.rc-rate-na{font-size:1.35rem;letter-spacing:0}
.rc-apr{color:var(--ink);font-weight:800;font-size:1.02rem;margin:12px 0 20px}
.rc-apr span{color:var(--muted);font-weight:800;font-size:.7rem;letter-spacing:.09em;text-transform:uppercase;margin-left:3px}
.rc-cta{display:block;width:100%;background:linear-gradient(180deg,var(--crimson),var(--crimson-d));color:#fff;font-weight:800;
  font-size:.85rem;padding:13px 12px;border-radius:11px;text-decoration:none;box-shadow:0 6px 16px rgba(80,7,16,.22);
  transition:transform .15s ease,box-shadow .15s ease}
.rc-cta:hover{color:#fff;transform:translateY(-1px);box-shadow:0 12px 24px rgba(80,7,16,.32)}
.rc-assm{margin-top:12px;font-size:.75rem;color:var(--muted);text-decoration:underline}
.rc-assm:hover{color:var(--crimson)}
.rate-cards-note{margin:22px auto 0;color:var(--muted);font-size:.8rem;line-height:1.6;text-align:center;max-width:940px}

/* ============ mobile hero pricer: tighter spacing, snug toggle ============ */
@media(max-width:680px){
  /* tighten the hero so it isn't a wall of empty space up top */
  .hero .wrap{padding:26px 20px 40px}
  .hero-stage{margin-top:22px}
  .hero-sub{margin-top:16px}
  /* purpose toggle: keep PURCHASE / REFINANCE / CASH-OUT on one line each */
  .calc-purpose span{font-size:.74rem;padding:11px 4px}
}
/* let rate cards shrink to their grid track on small screens (prevents 8px overflow) */
.rate-grid,.rate-card,.rc-nums{min-width:0}

/* ============ rates.php: mobile-friendly rate rows + refine form ============ */
.prow .pcol{min-width:0}
@media(max-width:640px){
  .refine{grid-template-columns:1fr 1fr;gap:12px;padding:16px}
  .refine-field{min-width:0}
  .refine-field label{font-size:.78rem}
  .refine input,.refine select{width:100%;min-width:0}
  .refine .btn{grid-column:1/-1;width:100%;justify-self:stretch;text-align:center}
  /* each rate becomes a tidy card: 2-col stats, full-width qualify button */
  .prow{grid-template-columns:1fr 1fr;gap:12px 16px;padding:16px 16px 18px}
  .prow .pcta{grid-column:1/-1;margin-top:4px}
  .prow .pcta .btn{width:100%}
  .prog-group-title{font-size:1.05rem;padding:12px 16px}
  .rates-title{font-size:clamp(1.8rem,7vw,2.4rem)}
}

/* ======================================================================
   HERO v4 — graphics left, centered pricer, sharp photo right (no fade)
   ====================================================================== */
.hero{background:var(--cream);position:relative;overflow:hidden;padding:0}
.hero .wrap.hero-inner{position:relative;z-index:3;max-width:1080px;padding:clamp(18px,3vh,40px) 24px clamp(24px,3vh,42px);text-align:left}
/* photo on the right, clean diagonal edge, no fade */
.hero-photo{position:absolute;top:0;right:0;bottom:0;width:53%;z-index:1;
  background:url("hero-home.jpg") 90% 42%/cover no-repeat;
  filter:saturate(1.05) contrast(1.02);
  -webkit-clip-path:polygon(15% 0,100% 0,100% 100%,30% 100%);
          clip-path:polygon(15% 0,100% 0,100% 100%,30% 100%)}
/* crimson top-left graphic wedge */
.hero-swoosh{position:absolute;left:0;top:0;z-index:2;width:32%;height:100%;pointer-events:none;
  background:linear-gradient(155deg,var(--crimson-d) 0,var(--crimson) 55%);
  -webkit-clip-path:polygon(0 0,58% 0,0 62%);clip-path:polygon(0 0,58% 0,0 62%)}
/* faint oversized monogram behind the copy */
.hero-monogram{position:absolute;left:-14px;top:46%;transform:translateY(-50%);z-index:1;pointer-events:none;
  font-family:var(--disp);font-weight:900;font-size:20rem;line-height:.8;letter-spacing:-.06em;
  color:rgba(110,11,27,.06);user-select:none}
/* stacked brand words, lower-left */
.hero-words{position:absolute;left:clamp(20px,2.6vw,70px);top:120px;z-index:3;display:flex;flex-direction:column;gap:2px;pointer-events:none}
.hero-words span{font-family:"Hurricane","Segoe Script",cursive;font-weight:400;font-size:clamp(1.6rem,2vw,2.4rem);line-height:1.05;letter-spacing:.01em;color:rgba(255,255,255,.94);text-shadow:0 1px 6px rgba(0,0,0,.18)}
.hw-swoosh{display:block;width:78%;height:.4em;margin:.02em 0 0 6px;color:rgba(255,255,255,.9)}
/* script accent top-right over photo */
.hero-script{position:absolute;top:36px;right:5%;z-index:4;
  font-family:"Hurricane","Segoe Script",cursive;font-weight:400;color:var(--crimson);
  font-size:clamp(1.7rem,2.3vw,2.7rem);line-height:1;text-align:right;
  transform:rotate(-8deg);transform-origin:right center;
  text-shadow:0 0 7px rgba(255,255,255,.92),0 0 16px rgba(255,255,255,.7),0 1px 2px rgba(255,255,255,.9)}
.hs-swoosh{display:block;width:72%;height:.42em;margin:.06em 0 0 auto;color:var(--crimson);overflow:visible;filter:drop-shadow(0 0 4px rgba(255,255,255,.85))}
/* copy */
.hero-copy{max-width:600px;position:relative;z-index:3;padding-left:clamp(0px,calc(560px - 33vw),190px)}
.hero-eyebrow{font-family:var(--disp);font-weight:800;letter-spacing:.16em;text-transform:uppercase;font-size:.86rem;color:var(--charcoal);margin:0 0 12px}
.hero-eyebrow .faded{color:var(--muted);opacity:.7}
.hero h1{font-size:clamp(2.4rem,4.6vw,4rem);font-weight:900;text-transform:none;letter-spacing:-.02em;line-height:1;color:var(--charcoal);margin:0}
.hero h1 .hl{background:none;color:var(--crimson);padding:0;border-radius:0;-webkit-text-fill-color:currentColor}
.hero-lead{margin:16px 0 0;max-width:500px;font-size:clamp(1rem,1.3vw,1.18rem);line-height:1.5;color:var(--charcoal)}
.hero-badges{display:flex;gap:24px;flex-wrap:wrap;margin:20px 0 0}
.hb{display:flex;align-items:center;gap:11px}
.hb-ic{flex:0 0 auto;width:46px;height:46px;border-radius:50%;border:1.6px solid var(--crimson);display:grid;place-items:center;color:var(--crimson);background:rgba(255,255,255,.55)}
.hb-ic svg{width:22px;height:22px}
.hb-t{display:flex;flex-direction:column;line-height:1.15;font-size:.98rem;color:var(--charcoal);font-weight:600}
.hb-t b{font-weight:800}
/* centered pricer */
.hero-stage{position:relative;z-index:3;margin:26px auto 0;max-width:100%}
.hero-stage .calc{width:100%}
.hero .hero-trust{position:relative;z-index:3;justify-content:center;margin:20px auto 0}

@media(max-width:1080px){
  .hero-monogram{font-size:15rem}
  .hero-words{display:none}
  .hero-photo{width:46%}
}
@media(max-width:760px){
  .hero-photo,.hero-swoosh,.hero-monogram,.hero-script{display:none}
  .hero{background:
    linear-gradient(180deg,rgba(251,247,242,.86) 0%,rgba(251,247,242,.78) 36%,rgba(251,247,242,.58) 100%),
    url("hero-home.jpg") center 46%/cover no-repeat}
  .hero .wrap.hero-inner{text-align:center;padding:14px 20px 28px}
  .hero-copy{max-width:none;margin:0 auto;padding-left:0}
  .hero-lead{margin-left:auto;margin-right:auto}
  .hero-badges{justify-content:center;gap:16px}
}
@media(max-width:480px){.hero-badges{gap:12px}.hb-t{font-size:.88rem}.hb-ic{width:40px;height:40px}}

/* ---- Hero fits the whole pricer on shorter desktop screens (e.g. 1920x1080),
        and the script rides up as height shrinks ---- */
@media (min-width:1025px) and (max-height:1024px){
  .hero .wrap.hero-inner{padding:24px 24px 26px}
  .hero-eyebrow{margin-bottom:8px}
  .hero h1{font-size:clamp(2rem,3.2vw,3.1rem)}
  .hero-lead{margin-top:10px;font-size:clamp(.95rem,1.15vw,1.06rem)}
  .hero-badges{margin-top:12px;gap:18px}
  .hb-ic{width:40px;height:40px}
  .hb-ic svg{width:20px;height:20px}
  .hero-stage{margin-top:14px}
  .hero .hero-trust{margin-top:12px}
  .hero-script{top:30px;right:5%;font-size:clamp(1.5rem,2vw,2.2rem)}
}
@media (min-width:1025px) and (max-height:900px){
  .hero .wrap.hero-inner{padding:16px 24px 18px}
  .hero h1{font-size:clamp(1.8rem,2.8vw,2.6rem)}
  .hero-lead{margin-top:8px;font-size:1rem}
  .hero-badges{margin-top:10px;gap:14px}
  .hb-t{font-size:.9rem}
  .hero-stage{margin-top:10px}
  .hero .hero-trust{margin-top:10px}
  .hero-script{top:24px;right:5%;font-size:1.9rem}
}

/* ---- Wide / high-res screens: keep the content centered but grow the
        crimson brand panel to fill the left overflow, so the far-left is
        a branded panel at any width instead of a bare cream band ---- */
/* credentials rail (shown on the crimson panel at wide widths) */
.hero-stats{display:none}
@media (min-width:1500px){
  .hero-swoosh{width:calc(50vw - 540px);height:100%;
    -webkit-clip-path:polygon(0 0,100% 0,82% 100%,0 100%);
            clip-path:polygon(0 0,100% 0,82% 100%,0 100%)}
  .hero-monogram{font-size:30rem;left:1%;color:rgba(255,255,255,.08)}
  .hero-stats{display:flex;flex-direction:column;position:absolute;z-index:3;color:#fff;
    top:clamp(120px,17vh,200px);left:clamp(40px,3.2vw,120px);
    padding-left:20px;border-left:2px solid rgba(255,255,255,.42)}
  .hs-stat{padding:13px 0}
  .hs-stat + .hs-stat{border-top:1px solid rgba(255,255,255,.2)}
  .hs-stat b{display:block;font-family:var(--disp);font-weight:900;font-size:clamp(2rem,2.3vw,2.9rem);line-height:1;letter-spacing:-.01em}
  .hs-stat b i{font-style:normal;font-size:.6em;color:#F0B34A;margin-left:3px;vertical-align:.12em}
  .hs-stat span{display:block;margin-top:5px;font-size:clamp(.68rem,.78vw,.8rem);font-weight:700;letter-spacing:.13em;text-transform:uppercase;color:rgba(255,255,255,.85);white-space:nowrap}
}

/* ===================================================================
   Meet the Team
   =================================================================== */
.pg-hero-team{background:linear-gradient(160deg,var(--rose),var(--cream-2))}
.team-section .eyebrow{font-weight:900;letter-spacing:.12em;text-transform:uppercase;font-size:.8rem;color:var(--crimson);margin-bottom:10px}
.team-section .sec-head .display{font-family:var(--disp);font-weight:800;text-transform:uppercase;color:var(--charcoal);font-size:clamp(2rem,4vw,3rem);line-height:1.02;margin-bottom:0}
.team-section .sec-sub{margin-top:14px;color:var(--muted);font-size:1.1rem}

.team-grid{display:grid;grid-template-columns:repeat(auto-fill,minmax(248px,1fr));gap:22px;margin-top:8px}
@media(min-width:1120px){.team-grid{grid-template-columns:repeat(4,1fr)}}
@media(max-width:520px){.team-grid{grid-template-columns:repeat(2,1fr);gap:14px}}

.tm-card{position:relative;background:var(--card,#FCF8F1);border:1px solid var(--line);border-radius:16px;overflow:hidden;display:flex;flex-direction:column;box-shadow:0 1px 2px rgba(36,31,33,.04);transition:transform .18s ease,box-shadow .18s ease,border-color .18s ease}
.tm-card:hover{transform:translateY(-4px);box-shadow:0 16px 34px -18px rgba(110,11,27,.42);border-color:var(--rose-3)}
.tm-card-lead{border-color:var(--crimson)}
.tm-card-lead:hover{border-color:var(--crimson)}

.tm-photo{position:relative;aspect-ratio:1/1;background:var(--rose-2);overflow:hidden}
.tm-photo img{width:100%;height:100%;object-fit:cover;object-position:50% 22%;display:block}
.tm-avatar{width:100%;height:100%;display:flex;align-items:center;justify-content:center;background:linear-gradient(150deg,var(--crimson),var(--crimson-d))}
.tm-avatar span{font-family:var(--disp);font-weight:900;color:#fff;font-size:clamp(2.4rem,6vw,3.4rem);letter-spacing:.04em;opacity:.96}
.tm-flag{position:absolute;left:10px;top:10px;background:var(--crimson);color:#fff;font-family:var(--disp);font-weight:800;font-size:.66rem;letter-spacing:.08em;text-transform:uppercase;padding:5px 9px;border-radius:6px;box-shadow:0 3px 10px -4px rgba(110,11,27,.7)}

.tm-body{padding:16px 16px 18px;display:flex;flex-direction:column;flex:1}
.tm-name{font-family:var(--disp);font-weight:800;font-size:1.18rem;color:var(--charcoal);line-height:1.05;margin:0}
.tm-title{color:var(--crimson);font-weight:800;font-size:.74rem;letter-spacing:.08em;text-transform:uppercase;margin-top:5px}
.tm-meta{margin-top:9px;display:flex;flex-direction:column;gap:2px}
.tm-nmls{font-weight:700;font-size:.82rem;color:var(--charcoal)}
.tm-note{font-size:.78rem;color:var(--muted)}

.tm-actions{display:flex;gap:6px;margin-top:14px}
.tm-act{flex:1;display:inline-flex;align-items:center;justify-content:center;gap:5px;padding:8px 4px;border:1px solid var(--line);border-radius:9px;background:var(--rose);color:var(--crimson);font-weight:700;font-size:.78rem;text-decoration:none;cursor:pointer;transition:background .15s ease,color .15s ease,border-color .15s ease}
.tm-act:hover{background:var(--crimson);color:#fff;border-color:var(--crimson)}
.tm-act-i{font-size:.9em;line-height:1}
.tm-apply{margin-top:12px;width:100%}

.team-fineprint{text-align:center;color:var(--muted);font-size:1rem;margin-top:34px}
.team-fineprint a{color:var(--crimson);font-weight:700;text-decoration:none}
.team-fineprint a:hover{text-decoration:underline}

.team-cta{background:linear-gradient(145deg,var(--crimson),var(--crimson-d));padding:48px 0}
.team-cta-inner{display:flex;align-items:center;justify-content:space-between;gap:28px;flex-wrap:wrap}
.team-cta-copy h2{color:#fff;font-size:clamp(1.7rem,3.2vw,2.4rem);text-transform:uppercase;margin:0}
.team-cta-copy p{color:rgba(255,255,255,.9);margin-top:10px;max-width:640px;font-size:1.05rem}
.team-cta-btns{display:flex;gap:12px;flex-wrap:wrap}
.btn-outline-light{background:transparent;color:#fff;border-color:rgba(255,255,255,.7)}
.btn-outline-light:hover{background:#fff;color:var(--crimson);border-color:#fff}

/* Team card refinements for small screens */
.tm-apply{white-space:normal;line-height:1.15;text-align:center;padding-left:10px;padding-right:10px}
@media(max-width:640px){
  .tm-actions{gap:5px}
  .tm-act{padding:7px 3px;font-size:.72rem;gap:3px;border-radius:8px}
  .tm-apply{font-size:.82rem}
  .tm-body{padding:14px 12px 16px}
  .tm-name{font-size:1.06rem}
}
@media(max-width:400px){
  .tm-act{font-size:.68rem}
  .tm-act .tm-act-i{display:none}
}

/* ===================================================================
   Meet the Team v2 — centered cards with circular branded headshots
   (mirrors gwcloans.com/meet-our-team). Overrides the earlier team card
   rules above.
   =================================================================== */
.team-grid{display:grid;grid-template-columns:repeat(auto-fill,minmax(228px,1fr));gap:22px;margin-top:8px}
@media(min-width:1120px){.team-grid{grid-template-columns:repeat(4,1fr)}}
@media(max-width:520px){.team-grid{grid-template-columns:repeat(2,1fr);gap:14px}}

.tm-card{position:relative;background:var(--card,#FCF8F1);border:1px solid var(--line);border-radius:18px;
  padding:26px 18px 24px;display:flex;flex-direction:column;align-items:center;text-align:center;
  box-shadow:0 1px 2px rgba(36,31,33,.04);transition:transform .18s ease,box-shadow .18s ease,border-color .18s ease}
.tm-card:hover{transform:translateY(-4px);box-shadow:0 16px 34px -18px rgba(110,11,27,.42);border-color:var(--rose-3)}
.tm-card-lead{border-color:var(--line)}

.tm-photo{width:100%;aspect-ratio:1/1;border-radius:14px;overflow:hidden;background:var(--rose-2);
  margin:0 0 16px;flex:0 0 auto;box-shadow:0 6px 18px -8px rgba(36,31,33,.34)}
.tm-photo img{width:100%;height:100%;object-fit:cover;object-position:50% 50%;display:block}
.tm-avatar{width:100%;aspect-ratio:1/1;border-radius:14px;display:flex;align-items:center;justify-content:center;
  background:linear-gradient(150deg,var(--crimson),var(--crimson-d));margin:0 0 16px;box-shadow:0 6px 18px -8px rgba(110,11,27,.5)}
.tm-avatar span{font-family:var(--disp);font-weight:900;color:#fff;font-size:2.6rem;letter-spacing:.04em}
.tm-flag{display:none}

.tm-body{width:100%;padding:0;display:flex;flex-direction:column;align-items:center;flex:1}
.tm-name{font-family:var(--disp);font-weight:800;font-size:1.18rem;color:var(--charcoal);line-height:1.12;margin:0}
.tm-rule{display:block;width:34px;height:3px;background:var(--crimson);border-radius:2px;margin:10px auto}
.tm-title{color:var(--charcoal);font-weight:600;font-size:.92rem;line-height:1.25}
.tm-nmls{font-weight:800;font-size:.84rem;color:var(--charcoal);margin-top:6px}
.tm-note{font-size:.78rem;color:var(--muted)}
.tm-bio{font-size:.86rem;line-height:1.5;color:var(--muted);text-align:center;margin:10px auto 0;max-width:36ch}

.tm-actions{display:flex;gap:6px;justify-content:center;flex-wrap:wrap;margin-top:14px;width:100%}
.tm-act{display:inline-flex;align-items:center;justify-content:center;gap:5px;flex:1 1 auto;min-width:0;padding:7px 8px;border:1px solid var(--line);
  border-radius:9px;background:var(--rose);color:var(--crimson);font-weight:700;font-size:.8rem;text-decoration:none;cursor:pointer;
  transition:background .15s ease,color .15s ease,border-color .15s ease}
.tm-act:hover{background:var(--crimson);color:#fff;border-color:var(--crimson)}
.tm-act-i{font-size:.9em;line-height:1}
.tm-apply{margin-top:10px}
.tm-card .tm-body .tm-apply{margin-top:auto}
.tm-card .tm-nmls + .tm-apply{margin-top:14px}

@media(max-width:520px){
  .tm-card{padding:16px 12px 16px}
  .tm-name{font-size:1.04rem}
  .tm-apply{font-size:.82rem}
}

/* Clickable photo + View bio (open the bio pop-up) */
.tm-photo-btn{-webkit-appearance:none;appearance:none;border:0;font:inherit;padding:0;display:block;cursor:pointer}
.tm-photo-btn:focus-visible{outline:3px solid var(--crimson);outline-offset:3px}
.tm-photo-btn img{transition:transform .25s ease}
.tm-card:hover .tm-photo-btn img{transform:scale(1.045)}
.tm-viewbio{-webkit-appearance:none;appearance:none;background:none;border:0;padding:0;margin:12px 0 2px;
  color:var(--crimson);font-weight:800;font-size:.86rem;cursor:pointer;letter-spacing:.01em}
.tm-viewbio:hover{text-decoration:underline}

/* Bio pop-up */
.tm-modal[hidden]{display:none}
.tm-modal{position:fixed;inset:0;z-index:1000;display:flex;align-items:flex-start;justify-content:center;padding:40px 16px;overflow-y:auto}
.tm-modal-backdrop{position:fixed;inset:0;background:rgba(36,31,33,.62);-webkit-backdrop-filter:blur(2px);backdrop-filter:blur(2px)}
.tm-modal-panel{position:relative;z-index:1;background:var(--card,#FCF8F1);border:1px solid var(--line);border-radius:20px;
  max-width:640px;width:100%;padding:34px 34px 30px;box-shadow:0 30px 70px -24px rgba(36,31,33,.5);margin:auto}
.tm-modal-x{position:absolute;top:12px;right:14px;-webkit-appearance:none;appearance:none;background:none;border:0;
  font-size:1.9rem;line-height:1;color:var(--muted);cursor:pointer;padding:4px 10px;border-radius:8px}
.tm-modal-x:hover{color:var(--crimson);background:var(--rose)}
.tm-modal-head{display:flex;align-items:center;gap:20px;text-align:left}
.tm-modal-photo{width:120px;height:120px;border-radius:14px;overflow:hidden;flex:0 0 auto;background:var(--rose-2);box-shadow:0 4px 14px -6px rgba(36,31,33,.28)}
.tm-modal-photo img{width:100%;height:100%;object-fit:cover;display:block}
.tm-modal-id{min-width:0}
.tm-modal-head .tm-rule{margin:8px 0}
.tm-modal-name{font-family:var(--disp);font-weight:800;font-size:1.5rem;color:var(--charcoal);line-height:1.1;margin:0}
.tm-modal-title{color:var(--charcoal);font-weight:600;font-size:.98rem}
.tm-modal-nmls{font-weight:800;font-size:.86rem;color:var(--crimson);margin-top:4px}
.tm-modal-bio{margin-top:22px;color:var(--charcoal);font-size:1rem;line-height:1.7;text-align:left}
.tm-modal-actions{display:flex;flex-wrap:wrap;gap:8px;align-items:center;margin-top:24px}
.tm-modal-actions .tm-actions{margin-top:0;width:auto;flex:0 0 auto}
.tm-modal-actions .tm-act{flex:0 0 auto;padding:8px 14px}
.tm-modal-actions .tm-apply{margin-top:0}
@media(max-width:560px){
  .tm-modal{padding:20px 12px}
  .tm-modal-panel{padding:26px 20px 22px}
  .tm-modal-head{flex-direction:column;text-align:center;gap:14px}
  .tm-modal-head .tm-rule{margin:8px auto}
  .tm-modal-actions{justify-content:center}
}

/* ===== Closing costs / loan detail page ===== */
.cc-wrap{max-width:1040px}
.cc-cards{display:grid;grid-template-columns:1.3fr 1fr;gap:16px;margin-bottom:22px}
@media(max-width:640px){.cc-cards{grid-template-columns:1fr}}
.cc-card{background:var(--card,#FCF8F1);border:1px solid var(--line);border-radius:16px;padding:22px 24px}
.cc-card-lead{background:linear-gradient(150deg,var(--crimson),var(--crimson-d,#6E0B1B));border-color:transparent;color:#fff}
.cc-card-k{font-size:.8rem;font-weight:800;letter-spacing:.06em;text-transform:uppercase;opacity:.85}
.cc-card-lead .cc-card-k{color:#fff;opacity:.9}
.cc-card-big{font-family:var(--disp);font-weight:900;font-size:2.6rem;line-height:1;margin:6px 0 6px}
.cc-card-big small{font-size:1rem;font-weight:700;opacity:.8}
.cc-card-big2{font-family:var(--disp);font-weight:900;font-size:2.2rem;color:var(--crimson);line-height:1;margin:6px 0 6px}
.cc-card-sub{font-size:.9rem;opacity:.85}
.cc-grid{display:grid;grid-template-columns:1.4fr 1fr;gap:22px;align-items:start}
@media(max-width:820px){.cc-grid{grid-template-columns:1fr}}
.cc-block{background:var(--card,#FCF8F1);border:1px solid var(--line);border-radius:16px;padding:22px 24px;margin-bottom:18px}
.cc-h{font-family:var(--disp);font-weight:800;font-size:1.15rem;color:var(--charcoal);margin:0 0 12px}
.cc-facts{display:grid;grid-template-columns:1fr 1fr;gap:10px 22px}
@media(max-width:520px){.cc-facts{grid-template-columns:1fr}}
.cc-facts>div{display:flex;justify-content:space-between;gap:10px;border-bottom:1px solid var(--line);padding-bottom:8px}
.cc-facts span{color:var(--muted);font-weight:600;font-size:.9rem}
.cc-facts b{color:var(--charcoal);font-weight:800;font-size:.9rem;text-align:right}
.cc-ccgroup{font-weight:800;color:var(--crimson);margin:14px 0 4px;font-size:.95rem}
.cc-cctable{width:100%;border-collapse:collapse;font-size:.9rem}
.cc-cctable td{padding:6px 4px;border-bottom:1px solid var(--line);vertical-align:top}
.cc-hud{color:var(--muted);width:44px}
.cc-cost{text-align:right;font-weight:700;white-space:nowrap}
.cc-subtot td{font-weight:800;color:var(--charcoal);border-bottom:2px solid var(--line)}
.cc-ccgrand{display:flex;justify-content:space-between;margin-top:14px;padding-top:12px;border-top:2px solid var(--crimson);font-weight:900}
.cc-ccgrand b{color:var(--crimson)}
.cc-pay{position:sticky;top:88px}
.cc-total{border-top:2px solid var(--crimson);margin-top:4px}
.cc-total .k{font-weight:900;color:var(--charcoal)}
.cc-total .v{font-weight:900;color:var(--crimson);font-size:1.1rem}
.cc-escrow{margin-top:16px;padding-top:14px;border-top:1px dashed var(--line)}
.cc-escrow-h{font-size:.8rem;font-weight:800;letter-spacing:.05em;text-transform:uppercase;color:var(--muted);margin-bottom:6px}
.cc-escrow-intro{font-size:.82rem;color:var(--muted);line-height:1.45;margin:0 0 12px}
.cc-lbl{display:block;font-size:.85rem;font-weight:700;color:var(--charcoal);margin-bottom:12px}
.cc-lbl input{display:block;width:100%;margin-top:4px;padding:9px 12px;border:1.5px solid var(--line);border-radius:10px;font:inherit;background:#fff}
.cc-hint{display:block;font-size:.76rem;color:var(--muted);font-weight:600;margin-top:3px}
.cc-note{font-size:.82rem;color:var(--muted);line-height:1.5;margin:10px 0 0}
.cc-backbar{display:flex;justify-content:center;margin:26px 0 6px}
.pcc{grid-column:1 / -1;margin:8px 0 0}
.pcc a{display:block;text-align:center;background:var(--rose);border:1px solid var(--line);border-radius:10px;
  padding:11px 16px;color:var(--crimson);font-weight:800;font-size:.9rem;text-decoration:none;
  transition:background .15s ease,color .15s ease,border-color .15s ease}
.pcc a:hover{background:var(--crimson);color:#fff;border-color:var(--crimson)}

/* ===== Licensed-states US map ===== */
.served-map{display:grid;grid-template-columns:1.5fr .8fr;gap:30px;align-items:center;margin:6px 0}
@media(max-width:820px){.served-map{grid-template-columns:1fr;gap:18px}}
.served-map-fig{min-width:0}
.us-map-svg{width:100%;height:auto;display:block}
.us-st{fill:var(--rose-2);stroke:#fff;stroke-width:1;transition:fill .15s ease}
.us-st[data-on]{fill:var(--crimson)}
.us-st[data-on]:hover{fill:var(--crimson-d,#6E0B1B)}
.served-map-count{font-family:var(--disp);font-weight:900;color:var(--charcoal);font-size:1.5rem;line-height:1}
.served-map-count span{color:var(--crimson);font-size:2.4rem}
.served-map-sub{color:var(--muted);font-size:.95rem;margin:8px 0 16px}
.served-map-list{list-style:none;margin:0;padding:0;display:grid;grid-template-columns:1fr 1fr;gap:8px 18px}
.served-map-list li{display:flex;align-items:center;gap:8px;font-weight:700;color:var(--charcoal);font-size:.98rem}
.served-map-list .dot{width:10px;height:10px;border-radius:50%;background:var(--crimson);flex:0 0 auto}
@media(max-width:520px){.served-map-list{grid-template-columns:1fr 1fr}}

/* ===== Documents Needed page ===== */
.doc-groups{max-width:900px}
.doc-card{background:var(--card,#FCF8F1);border:1px solid var(--line);border-radius:16px;padding:26px 26px 22px;margin-bottom:22px;box-shadow:0 1px 2px rgba(36,31,33,.04)}
.doc-title{font-family:var(--disp);font-weight:800;font-size:clamp(1.15rem,2vw,1.5rem);color:var(--charcoal);line-height:1.15;margin:0}
.doc-note{color:var(--crimson);font-weight:700;font-size:.9rem;margin:6px 0 14px}
.doc-list{list-style:none;margin:0;padding:0;display:grid;grid-template-columns:1fr 1fr;gap:10px 26px}
@media(max-width:640px){.doc-list{grid-template-columns:1fr}}
.doc-list li{position:relative;padding-left:30px;font-size:.98rem;color:var(--charcoal);line-height:1.4}
.doc-list li::before{content:"";position:absolute;left:0;top:1px;width:20px;height:20px;border-radius:50%;
  background:var(--rose-2);border:1.5px solid var(--crimson)}
.doc-list li::after{content:"\2713";position:absolute;left:5px;top:1px;color:var(--crimson);font-size:.78rem;font-weight:900;line-height:20px}
.doc-fine{color:var(--muted);font-size:.9rem;margin-top:6px}

/* ===== Contact: areas served & licensing ===== */
.sec-sub{color:var(--muted);font-size:1.05rem}
.licensing .sec-sub a{color:var(--crimson);font-weight:700;text-decoration:none}
.licensing .sec-sub a:hover{text-decoration:underline}
.lic-states{display:flex;flex-wrap:wrap;gap:10px;margin:4px 0 18px}
.lic-chip{display:inline-flex;align-items:center;padding:8px 14px;border-radius:999px;background:var(--rose-2);
  border:1px solid var(--rose-3);color:var(--crimson);font-weight:700;font-size:.9rem}
.lic-note{color:var(--muted);font-size:.92rem;line-height:1.5;max-width:820px}
.lic-note a{color:var(--crimson);font-weight:700;text-decoration:none}
.lic-note a:hover{text-decoration:underline}

/* Broker band — Michael's photo */
.broker-photo{width:150px;height:150px;border-radius:50%;object-fit:cover;object-position:50% 30%;
  border:4px solid rgba(255,255,255,.92);box-shadow:0 10px 28px rgba(0,0,0,.4);margin:0 auto 18px;display:block}

/* ==================== reviews: source tabs ==================== */
.rvw-tabs{display:flex;gap:8px;flex-wrap:wrap;margin:0;flex:1 1 auto;justify-content:flex-start}
.rvw-tab{display:inline-flex;flex-direction:column;align-items:center;gap:2px;background:var(--card);
  border:1.5px solid var(--line);border-radius:14px;padding:9px 18px;cursor:pointer;font-family:var(--body);
  font-weight:800;color:var(--charcoal);transition:.15s;min-width:98px}
.rvw-tab:hover{border-color:var(--crimson)}
.rvw-tab.on{background:var(--crimson);color:#fff;border-color:var(--crimson);box-shadow:var(--shadow-sm)}
.rvw-tab-name{font-size:.95rem}
.rvw-tab-score{font-size:.78rem;font-weight:700;color:var(--crimson)}
.rvw-tab.on .rvw-tab-score{color:#ffd9df}
@media(max-width:560px){
  .rvw-tabs{display:grid;grid-template-columns:1fr 1fr;gap:8px;flex-basis:100%;width:100%}
  .rvw-tab{min-width:0;padding:9px 10px}
  .rvw-overall{flex-basis:100%}
  .rvw-overall::after{display:none}
  .rvw-write{width:100%}
}

/* hide filtered-out cards (author display:flex beats the UA [hidden] rule) */
.rvw-card[hidden],.rvw-m-item[hidden]{display:none!important}

/* per-source badge on each card */
.rvc-srcbadge{margin-left:auto;flex:0 0 auto;display:inline-flex;align-items:center;gap:5px;
  font-size:.72rem;font-weight:800;padding:4px 9px;border-radius:999px;border:1px solid var(--line);
  background:#fff;color:var(--charcoal);white-space:nowrap}
.rvc-srcbadge .gicon{width:14px;height:14px;display:block}
.rvc-srcbadge.src-zillow{background:#eef4ff;border-color:#cfe0ff;color:#0a4bd0}
.rvc-srcbadge.src-bbb{background:#eaf1f7;border-color:#cbdcea;color:#0b4a7a}
.rvc-srcbadge.src-native{background:var(--rose-2);border-color:var(--rose-3);color:var(--crimson)}
/* initials avatar tint per source */
.rvc-init.src-zillow{background:#0a6cff}
.rvc-init.src-bbb{background:#0b4a7a}
.rvc-init.src-native{background:var(--crimson)}
.rvc-init.src-google{background:#5b6470}
/* review headline (Zillow / first-party) */
.rvc-title{font-weight:800;color:var(--charcoal);margin:0 0 6px;font-size:1rem;line-height:1.3}
/* lender response (shown in the modal under a review) */
.rvc-reply{margin:12px 0 2px;padding:12px 14px;background:var(--cream);border:1px solid var(--line);
  border-left:3px solid var(--crimson);border-radius:0 10px 10px 0;color:var(--charcoal);font-size:.92rem;line-height:1.55}
.rvc-reply-lbl{display:block;font-weight:800;color:var(--crimson);font-size:.78rem;text-transform:uppercase;
  letter-spacing:.04em;margin-bottom:4px}

/* ==================== Zillow badge + Google/BBB/Zillow badge row ==================== */
.gbadge,.zbadge{-webkit-appearance:none;appearance:none;cursor:pointer;font:inherit}
.zbadge{margin:0;width:max-content;max-width:100%;background:#fff;border:1px solid var(--line);box-shadow:var(--shadow-sm);
  border-radius:999px;padding:12px 22px;display:flex;align-items:center;gap:12px;font-weight:800;color:var(--charcoal);flex-wrap:wrap;justify-content:center}
.zbadge .score{font-family:var(--disp);font-size:1.2rem;color:var(--crimson)}
.zbadge .stars{color:#E8A33D;letter-spacing:1px}
.zbadge .cnt{color:var(--muted);font-weight:700}
.zbadge .zlogo{color:#006AFF;font-weight:900;letter-spacing:.2px}
.gbadge:hover,.zbadge:hover{border-color:var(--crimson)}
/* BBB badge — matches the Google/Zillow pill shape */
.bbadge{-webkit-appearance:none;appearance:none;cursor:pointer;font:inherit;margin:0;width:max-content;max-width:100%;
  background:#fff;border:1px solid var(--line);box-shadow:var(--shadow-sm);border-radius:999px;padding:12px 22px;
  display:flex;align-items:center;gap:12px;font-weight:800;color:var(--charcoal);flex-wrap:wrap;justify-content:center;text-decoration:none}
.bbadge:hover{border-color:var(--crimson)}
.bbadge .bgrade{font-family:var(--disp);font-size:1.2rem;color:#0b4a7a}
.bbadge .cnt{color:var(--muted);font-weight:700}
.bbadge .blogo{background:#0b4a7a;color:#fff;font-weight:900;border-radius:6px;padding:3px 8px;letter-spacing:.5px}
/* the trio row, used in the hero and at the foot of the reviews section */
.rev-badges{display:flex;align-items:center;justify-content:center;gap:20px;flex-wrap:wrap}
.rev-badges > *{margin:0}   /* kill the gbadge's legacy auto side-margins so the trio centers */
/* "See all reviews" label sits on its own line above the trio (both hero + section) */
.rev-badges-label,.hero-trust .rev-badges-label{flex-basis:100%;width:100%;text-align:center;margin:0 0 2px;
  font-weight:800;color:var(--crimson);font-size:.9rem;text-transform:uppercase;letter-spacing:.09em}
.hero-trust .bbadge{margin:0}
.rvw-badges-row{margin-top:30px}
.bbb-seal-badge{display:inline-block;line-height:0}
.bbb-seal-badge img{height:56px;width:auto;border:0;display:block}
.hero-trust .zbadge{margin:0}
@media(max-width:560px){
  .rev-badges{gap:14px}
  /* keep each badge on one line (like Google) instead of wrapping the logo */
  .gbadge,.zbadge,.bbadge{flex-wrap:nowrap;white-space:nowrap;max-width:none;padding:11px 18px;gap:9px}
  .gbadge .stars,.zbadge .stars{letter-spacing:0}
  .gbadge .score,.zbadge .score,.bbadge .bgrade{font-size:1.05rem}
}

/* ==================== write-a-review capture modal ==================== */
.rvw-cap-panel{width:min(520px,100%);max-height:90vh;overflow-y:auto;-webkit-overflow-scrolling:touch;padding:30px 30px 26px}
.rvw-cap-body h3,.rvw-cap-done h3{font-family:var(--disp);font-size:1.6rem;color:var(--charcoal);margin:2px 0 8px;line-height:1.12}
.rvw-cap-sub{color:var(--muted);font-size:.98rem;margin:0 0 16px;line-height:1.5}
.rvw-cap-panel form{display:flex;flex-direction:column;gap:12px}
.rvw-cap-panel form label{display:flex;flex-direction:column;gap:6px;font-weight:800;color:var(--charcoal);font-size:.86rem}
.rvw-cap-panel input,.rvw-cap-panel textarea{border:1.5px solid var(--line);border-radius:10px;padding:12px 13px;
  font-family:var(--body);font-size:1rem;font-weight:600;color:var(--charcoal);background:#fff;width:100%}
.rvw-cap-panel input:focus,.rvw-cap-panel textarea:focus{outline:none;border-color:var(--crimson);box-shadow:0 0 0 3px rgba(144,15,36,.14)}
.rvw-cap-panel .req{color:var(--crimson)}
.rvw-cap-panel .opt{color:var(--muted);font-weight:600}
.rvw-cap-panel .exit-fine{color:var(--muted);font-size:.8rem;line-height:1.5;margin:6px 0 0}
.rvw-cap-panel .ask-inline{display:grid;grid-template-columns:1fr 1fr;gap:12px}
@media(max-width:460px){.rvw-cap-panel .ask-inline{grid-template-columns:1fr}}
/* star picker */
.rvw-stars-input{display:flex;gap:6px;margin:2px 0 4px}
.rvw-star{background:none;border:0;cursor:pointer;font-size:2rem;line-height:1;color:var(--rose-3);padding:0;transition:.1s}
.rvw-star.on{color:#E8A33D}
.rvw-star:hover{transform:scale(1.1)}
/* OR row + external links */
.rvw-cap-or{display:flex;align-items:center;gap:12px;margin:18px 0 12px;color:var(--muted);font-size:.85rem;font-weight:700}
.rvw-cap-or span{flex:0 0 auto}
.rvw-cap-or::before,.rvw-cap-or::after{content:"";flex:1;height:1px;background:var(--line)}
.rvw-cap-ext{display:flex;gap:10px;flex-wrap:wrap}
.rvw-cap-ext a{flex:1;text-align:center;min-width:88px;padding:11px 10px;border:1.5px solid var(--line);border-radius:12px;
  font-weight:800;color:var(--charcoal);background:#fff;transition:.15s}
.rvw-cap-ext a:hover{border-color:var(--crimson);color:var(--crimson)}
/* thank-you state */
.rvw-cap-done{text-align:center;padding:22px 6px 8px}
.rvw-cap-check{width:64px;height:64px;border-radius:50%;background:var(--crimson);color:#fff;font-size:2rem;
  display:grid;place-items:center;margin:0 auto 14px}
.rvw-cap-done p{color:var(--muted);margin:0 0 18px;line-height:1.55}
@media(max-width:560px){.rvw-cap-panel{width:100%;min-height:100vh;max-height:100vh;border-radius:0;padding:26px 18px}}