/* ==========================================================================
   Secure Step Mortgage — site styles
   Brand tokens come from the Secure Step Mortgage Brand Guidelines.
   ========================================================================== */

:root {
  /* Brand palette */
  --carbon: #050607;      /* Carbon Black — primary ground */
  --graphite: #17191c;    /* Graphite — secondary ground */
  --green: #58e52a;       /* Secure Green — actions & emphasis only */
  --green-deep: #172716;  /* Deep Green — soft accent */
  --metal: #c8cdd2;       /* Metallic Gray — neutral */
  --white: #ffffff;

  /* Working neutrals derived from the palette */
  --surface: #f3f5f6;
  --ink: #15171a;
  --muted: #535a61;
  --line: #dfe3e6;
  --focus: #1c7a0a;

  /* Type */
  --font-head: "Montserrat", "Segoe UI", system-ui, -apple-system, sans-serif;
  --font-body: "Source Sans 3", "Segoe UI", system-ui, -apple-system, sans-serif;

  /* Radius by hierarchy: large feature surfaces > cards > controls */
  --r-lg: 24px;
  --r-md: 14px;
  --r-sm: 8px;

  --wrap: 1180px;
  --gutter: clamp(20px, 4vw, 40px);
}

*, *::before, *::after { box-sizing: border-box; }

html { -webkit-text-size-adjust: 100%; scroll-behavior: smooth; }
@media (prefers-reduced-motion: reduce) { html { scroll-behavior: auto; } }

body {
  margin: 0;
  font-family: var(--font-body);
  font-size: 1.0625rem;
  line-height: 1.6;
  color: var(--ink);
  background: var(--white);
  text-rendering: optimizeLegibility;
}

img { max-width: 100%; height: auto; display: block; }

h1, h2, h3, h4 {
  font-family: var(--font-head);
  font-weight: 700;
  line-height: 1.15;
  letter-spacing: -0.015em;
  margin: 0 0 0.5em;
}
h1 { font-size: clamp(2.25rem, 4.6vw, 3.75rem); }
h2 { font-size: clamp(1.75rem, 3vw, 2.5rem); }
h3 { font-size: 1.25rem; font-weight: 600; letter-spacing: -0.005em; }
p { margin: 0 0 1em; }

a { color: inherit; text-decoration-color: var(--green); text-decoration-thickness: 2px; text-underline-offset: 3px; }
a:hover { text-decoration-color: currentColor; }

:focus-visible { outline: 3px solid var(--focus); outline-offset: 3px; border-radius: 4px; }
.dark { --focus: var(--green); }

.wrap { width: 100%; max-width: var(--wrap); margin: 0 auto; padding: 0 var(--gutter); }
.measure { max-width: 64ch; }
.lead { font-size: 1.1875rem; color: var(--muted); }
.dark .lead { color: var(--metal); }

.skip-link {
  position: absolute; left: 12px; top: -60px; z-index: 100;
  background: var(--green); color: var(--carbon); padding: 10px 16px;
  border-radius: var(--r-sm); font-weight: 600; text-decoration: none;
}
.skip-link:focus { top: 12px; }

.visually-hidden {
  position: absolute !important; width: 1px; height: 1px; overflow: hidden;
  clip: rect(0 0 0 0); white-space: nowrap;
}

/* ---------- Buttons ---------- */
.btn {
  display: inline-flex; align-items: center; justify-content: center; gap: 8px;
  min-height: 48px; padding: 12px 24px;
  font-family: var(--font-head); font-weight: 600; font-size: 0.975rem;
  border-radius: 999px; border: 2px solid transparent;
  text-decoration: none; cursor: pointer; white-space: nowrap;
  transition: background-color .15s ease, color .15s ease, border-color .15s ease;
}
.btn-primary { background: var(--green); color: var(--carbon); }
.btn-primary:hover { background: #6ff046; }
.btn-light { border-color: rgba(255,255,255,.7); color: var(--white); background: transparent; }
.btn-light:hover { border-color: var(--white); background: rgba(255,255,255,.08); }
.btn-dark { border-color: var(--carbon); color: var(--carbon); background: transparent; }
.btn-dark:hover { background: var(--carbon); color: var(--white); }
.btn-row { display: flex; flex-wrap: wrap; gap: 12px; }
.center .btn-row { justify-content: center; }

.text-link {
  font-family: var(--font-head); font-weight: 600; font-size: 0.975rem;
  text-decoration: underline; text-decoration-color: var(--green);
}

/* ---------- Header ---------- */
.site-header { background: var(--carbon); color: var(--white); position: relative; z-index: 20; }
.site-header .wrap {
  display: flex; align-items: center; justify-content: space-between; gap: 24px;
  min-height: 112px; padding-top: 12px; padding-bottom: 12px;
}
.brand { display: block; flex: none; }
.brand img { width: 180px; height: auto; }
.nav { display: flex; align-items: center; gap: 28px; }
.nav ul { list-style: none; margin: 0; padding: 0; display: flex; gap: 22px; }
.nav a { white-space: nowrap; }
.nav a:not(.btn) {
  color: var(--metal); text-decoration: none; font-family: var(--font-head);
  font-weight: 500; font-size: 0.95rem; padding: 6px 0; border-bottom: 2px solid transparent;
}
.nav a:not(.btn):hover, .nav a[aria-current="page"] { color: var(--white); border-bottom-color: var(--green); }
.nav-actions { display: flex; gap: 10px; }
.nav-actions .btn { min-height: 44px; padding: 10px 20px; font-size: 0.9rem; }

.nav-toggle {
  display: none; background: none; border: 2px solid rgba(255,255,255,.35); color: var(--white);
  border-radius: var(--r-sm); width: 48px; height: 48px; cursor: pointer;
}
.nav-toggle svg { width: 22px; height: 22px; }

@media (max-width: 1240px) {
  .nav-toggle { display: inline-flex; align-items: center; justify-content: center; }
  .nav {
    display: none; position: absolute; left: 0; right: 0; top: 100%;
    background: var(--carbon); border-top: 1px solid #22262a;
    flex-direction: column; align-items: stretch; gap: 0; padding: 12px var(--gutter) 24px;
  }
  .nav.open { display: flex; }
  .nav ul { flex-direction: column; gap: 0; }
  .nav ul a:not(.btn) { display: block; padding: 14px 0; border-bottom: 1px solid #1d2024; font-size: 1.05rem; }
  .nav a[aria-current="page"] { border-bottom-color: #1d2024; color: var(--green); }
  .nav-actions { flex-direction: column; margin-top: 18px; }
  .nav-actions .btn { width: 100%; min-height: 50px; }
}

/* ---------- Sections ---------- */
.section { padding: clamp(64px, 9vw, 112px) 0; }
.section-tight { padding: clamp(48px, 6vw, 72px) 0; }
.bg-surface { background: var(--surface); }
.dark { background: var(--carbon); color: var(--white); }
.section-head { max-width: 62ch; margin-bottom: clamp(32px, 4vw, 48px); }
.section-head p { color: var(--muted); font-size: 1.125rem; }
.dark .section-head p { color: var(--metal); }
.center { text-align: center; }
.center .section-head, .section-head.center { margin-left: auto; margin-right: auto; }

/* ---------- Hero (home) ---------- */
.hero {
  position: relative; overflow: hidden;
  padding: clamp(72px, 10vw, 128px) 0 clamp(120px, 14vw, 180px);
}
.hero .tagline {
  font-family: var(--font-head); font-weight: 600; font-size: 0.95rem;
  color: var(--green); letter-spacing: 0.02em; margin-bottom: 20px;
}
.hero h1 { max-width: 16ch; margin: 0 auto 20px; }
.hero .lead { max-width: 52ch; margin: 0 auto 36px; }
.hero .nmls-line { margin-top: 28px; font-size: 0.9rem; color: #8d949b; }

/* The stair: the one bold brand moment. A stepped line climbing the hero. */
.stair {
  position: absolute; left: 0; right: 0; bottom: 0; width: 100%; height: clamp(70px, 10vw, 130px);
  pointer-events: none;
}
.stair path { fill: none; stroke: var(--green); stroke-width: 2.5; vector-effect: non-scaling-stroke; }
.stair .stair-fill { fill: var(--green-deep); stroke: none; opacity: .75; }
@media (prefers-reduced-motion: no-preference) {
  .stair .stair-line { stroke-dasharray: 2400; stroke-dashoffset: 2400; animation: climb 1.8s .25s cubic-bezier(.4,0,.2,1) forwards; }
  @keyframes climb { to { stroke-dashoffset: 0; } }
}

/* Page hero (inner pages) */
.page-hero { padding: clamp(56px, 8vw, 96px) 0 clamp(56px, 7vw, 88px); position: relative; overflow: hidden; }
.page-hero h1 { max-width: 20ch; }
.page-hero .lead { max-width: 58ch; margin-bottom: 28px; }
.page-hero .stair { height: 46px; opacity: .9; }
.crumb { font-size: .95rem; color: #8d949b; margin-bottom: 14px; }
.crumb a { color: var(--metal); }

/* ---------- Options (two paths) ---------- */
.paths { display: grid; grid-template-columns: repeat(2, 1fr); gap: 24px; }
.path {
  display: flex; flex-direction: column; gap: 6px;
  padding: clamp(28px, 4vw, 44px); border-radius: var(--r-lg);
  border: 1.5px solid var(--line); background: var(--white); text-decoration: none;
  transition: border-color .15s ease;
}
.path:hover { border-color: var(--carbon); }
.path .path-kicker { font-family: var(--font-head); font-weight: 600; color: var(--muted); font-size: .95rem; }
.path h3 { font-size: clamp(1.5rem, 2.4vw, 1.9rem); font-weight: 700; margin: 0 0 6px; }
.path p { color: var(--muted); margin-bottom: 22px; }
.path .text-link { margin-top: auto; }
@media (max-width: 760px) { .paths { grid-template-columns: 1fr; } }

/* ---------- Steps (ascending) ---------- */
.steps { list-style: none; margin: 0; padding: 0; display: grid; grid-template-columns: repeat(4, 1fr); gap: 20px; align-items: stretch; }
.step {
  background: var(--white); border-radius: 0 0 var(--r-md) var(--r-md);
  border-top: 4px solid var(--green); padding: 26px 24px 30px;
  box-shadow: 0 1px 0 var(--line);
}
.step:nth-child(1) { margin-top: 0; }
@media (min-width: 900px) {
  .step:nth-child(1) { transform: translateY(72px); }
  .step:nth-child(2) { transform: translateY(48px); }
  .step:nth-child(3) { transform: translateY(24px); }
  .steps { padding-bottom: 72px; }
}
.step-num {
  font-family: var(--font-head); font-weight: 700; font-size: 2.25rem; line-height: 1;
  color: var(--carbon); display: block; margin-bottom: 14px;
}
.step h3 { margin-bottom: 8px; }
.step p { color: var(--muted); margin: 0; }
@media (max-width: 899px) {
  .steps { grid-template-columns: 1fr 1fr; }
}
@media (max-width: 560px) {
  .steps { grid-template-columns: 1fr; }
  .step { border-top: 0; border-left: 4px solid var(--green); border-radius: 0 var(--r-md) var(--r-md) 0; }
}

/* ---------- Values ---------- */
.values { display: grid; grid-template-columns: repeat(3, 1fr); gap: clamp(24px, 4vw, 56px); }
.value h3 { padding-top: 16px; border-top: 1px solid var(--line); }
.value p { color: var(--muted); margin: 0; }
@media (max-width: 760px) { .values { grid-template-columns: 1fr; } }

/* ---------- Team ---------- */
.team-grid { display: grid; grid-template-columns: repeat(2, 1fr); gap: clamp(24px, 4vw, 48px); }
.person { display: flex; flex-direction: column; }
.person-photo { border-radius: var(--r-lg); overflow: hidden; background: var(--graphite); aspect-ratio: 4 / 5; margin-bottom: 22px; }
.person-photo img { width: 100%; height: 100%; object-fit: cover; }
.person h2, .person h3 { margin-bottom: 4px; }
.person .role { font-family: var(--font-head); font-weight: 600; color: var(--ink); margin: 0 0 4px; }
.person .nmls { color: var(--muted); font-size: .98rem; margin: 0 0 18px; }
.person .bio { margin-bottom: 20px; }
.person .contact-lines { list-style: none; padding: 0; margin: 0 0 24px; display: grid; gap: 6px; }
.person .contact-lines a { font-weight: 600; }
.person .btn-row { margin-top: auto; }
.team-preview .person-photo { aspect-ratio: 1 / 1; }
.team-preview .person-photo img { object-position: center 18%; }
.person h2 { font-size: clamp(1.6rem, 2.6vw, 2rem); }
.person h3 { font-size: 1.5rem; font-weight: 700; }
@media (max-width: 700px) { .team-grid { grid-template-columns: 1fr; } }

/* ---------- CTA card (dark, centered) ---------- */
.cta-card {
  background: var(--carbon); color: var(--white); border-radius: var(--r-lg);
  padding: clamp(44px, 6vw, 72px) clamp(24px, 5vw, 64px); text-align: center;
  position: relative; overflow: hidden;
}
.cta-card img.cta-icon { width: 96px; height: 96px; margin: 0 auto 18px; }
.cta-card h2 { max-width: 20ch; margin: 0 auto 12px; }
.cta-card p { color: var(--metal); max-width: 52ch; margin: 0 auto 30px; }
.cta-card .btn-row { justify-content: center; }
.cta-card .rule { width: 72px; height: 3px; background: var(--green); margin: 0 auto 22px; border: 0; }

/* ---------- Loan program cards & filter ---------- */
.filter { display: flex; flex-wrap: wrap; gap: 10px; margin-bottom: 32px; }
.filter button {
  font-family: var(--font-head); font-weight: 600; font-size: .92rem;
  min-height: 44px; padding: 8px 18px; border-radius: 999px;
  border: 1.5px solid var(--line); background: var(--white); color: var(--ink); cursor: pointer;
}
.filter button:hover { border-color: var(--carbon); }
.filter button[aria-pressed="true"] { background: var(--carbon); border-color: var(--carbon); color: var(--white); }
.programs { list-style: none; padding: 0; margin: 0; display: grid; grid-template-columns: repeat(3, 1fr); gap: 20px; }
.program {
  background: var(--white); border: 1.5px solid var(--line); border-radius: var(--r-md);
  padding: 26px 24px; display: flex; flex-direction: column;
}
.program[hidden] { display: none; }
.program h3 { margin-bottom: 8px; }
.program p { color: var(--muted); margin-bottom: 16px; }
.tags { display: flex; flex-wrap: wrap; gap: 6px; margin-top: auto; padding: 0; list-style: none; }
.tags li { font-size: .82rem; font-weight: 600; color: var(--green-deep); background: #e9f9e2; padding: 3px 10px; border-radius: 999px; }
.program-note { margin-top: 28px; color: var(--muted); font-size: .98rem; }
.filter-status { margin: -16px 0 20px; color: var(--muted); font-size: .95rem; }
@media (max-width: 960px) { .programs { grid-template-columns: repeat(2, 1fr); } }
@media (max-width: 600px) { .programs { grid-template-columns: 1fr; } }

/* Simple two-column list grid */
.list-grid { list-style: none; padding: 0; margin: 0; display: grid; grid-template-columns: repeat(3, 1fr); gap: 0 32px; }
.list-grid li { padding: 18px 0; border-top: 1px solid var(--line); }
.list-grid li strong { font-family: var(--font-head); font-weight: 600; display: block; margin-bottom: 2px; }
.list-grid li span { color: var(--muted); }
@media (max-width: 860px) { .list-grid { grid-template-columns: 1fr 1fr; } }
@media (max-width: 560px) { .list-grid { grid-template-columns: 1fr; } }

.split { display: grid; grid-template-columns: 1fr 1fr; gap: clamp(32px, 5vw, 72px); align-items: start; }
.split-wide { grid-template-columns: 1.35fr 1fr; }
@media (max-width: 860px) { .split, .split-wide { grid-template-columns: 1fr; } }
.split > *, .team-grid > *, .paths > *, .footer-grid > * { min-width: 0; }
a[href^="mailto:"] { overflow-wrap: anywhere; }

.check-list { list-style: none; padding: 0; margin: 0; }
.check-list li { position: relative; padding: 10px 0 10px 34px; border-bottom: 1px solid var(--line); }
.check-list li::before {
  content: ""; position: absolute; left: 4px; top: 17px; width: 14px; height: 8px;
  border-left: 2.5px solid var(--focus); border-bottom: 2.5px solid var(--focus); transform: rotate(-45deg);
}

/* ---------- FAQ ---------- */
.faq { border-top: 1px solid var(--line); }
.faq details { border-bottom: 1px solid var(--line); }
.faq summary {
  list-style: none; cursor: pointer; padding: 22px 48px 22px 0; position: relative;
  font-family: var(--font-head); font-weight: 600; font-size: 1.1rem;
}
.faq summary::-webkit-details-marker { display: none; }
.faq summary::after {
  content: ""; position: absolute; right: 8px; top: 50%; width: 12px; height: 12px; margin-top: -9px;
  border-right: 2.5px solid var(--ink); border-bottom: 2.5px solid var(--ink); transform: rotate(45deg);
  transition: transform .2s ease;
}
.faq details[open] summary::after { transform: rotate(-135deg); margin-top: -3px; }
.faq .answer { padding: 0 0 22px; max-width: 70ch; color: var(--muted); }
.faq .answer p:last-child { margin-bottom: 0; }

.glossary { display: grid; grid-template-columns: repeat(2, 1fr); gap: 0 40px; margin: 0; }
.glossary div { padding: 18px 0; border-top: 1px solid var(--line); }
.glossary dt { font-family: var(--font-head); font-weight: 600; margin-bottom: 4px; }
.glossary dd { margin: 0; color: var(--muted); }
@media (max-width: 760px) { .glossary { grid-template-columns: 1fr; } }

/* ---------- Contact ---------- */
.contact-card { border: 1.5px solid var(--line); border-radius: var(--r-md); padding: 26px 24px; margin-bottom: 18px; }
.contact-card h3 { margin-bottom: 2px; }
.contact-card .role { color: var(--muted); margin: 0 0 12px; font-size: .98rem; }
.contact-card ul { list-style: none; padding: 0; margin: 0; display: grid; gap: 6px; }
.contact-card a { font-weight: 600; }
.notice { background: var(--surface); border-left: 4px solid var(--green); padding: 16px 20px; border-radius: 0 var(--r-sm) var(--r-sm) 0; font-size: .98rem; }

/* ---------- Embed slots (HighLevel) ---------- */
.embed-slot { min-height: 200px; }
.embed-slot iframe { width: 100%; border: 0; }
.embed-placeholder {
  border: 2px dashed #c9a24a; background: #fffaf0; border-radius: var(--r-md);
  padding: 28px 24px; color: #5b4411;
}
.embed-placeholder h3 { color: #3f2f0b; }
.embed-placeholder ul { margin: 10px 0 0; padding-left: 20px; }
.embed-placeholder li { margin: 4px 0; }

/* ---------- Placeholders (unconfirmed info) ---------- */
.ph {
  display: inline-block; border: 1.5px dashed #c9a24a; background: #fffaf0; color: #5b4411;
  border-radius: 6px; padding: 1px 8px; font-size: .92em; line-height: 1.5;
}
.dark .ph { background: #2a2210; color: #f2d68d; border-color: #9b7b2f; }
.ph-btn { border: 2px dashed #c9a24a; background: #fffaf0; color: #5b4411; cursor: default; white-space: normal; text-align: center; }
.ph-block { display: block; padding: 14px 16px; margin: 0 0 16px; }

/* ---------- Legal pages ---------- */
.legal { max-width: 74ch; }
.legal h2 { font-size: 1.5rem; margin-top: 2em; }
.legal h2:first-child { margin-top: 0; }
.license-table { width: 100%; border-collapse: collapse; margin: 0 0 8px; }
.table-scroll { overflow-x: auto; }
.license-table th, .license-table td { text-align: left; padding: 14px 12px; border-bottom: 1px solid var(--line); vertical-align: top; }
.license-table th { font-family: var(--font-head); font-weight: 600; font-size: .92rem; color: var(--muted); }

/* ---------- Footer ---------- */
.site-footer { background: var(--carbon); color: var(--metal); padding: 72px 0 32px; font-size: .98rem; }
.footer-grid { display: grid; grid-template-columns: 1.3fr 1fr 1fr 1.6fr; gap: 40px; padding-bottom: 48px; border-bottom: 1px solid #22262a; }
.footer-brand img { width: 180px; margin-bottom: 14px; }
.footer-brand p { margin: 0 0 6px; }
.footer-brand .tag { color: var(--white); font-family: var(--font-head); font-weight: 600; }
.site-footer h2 { font-size: 1rem; color: var(--white); margin-bottom: 14px; letter-spacing: 0; }
.site-footer ul { list-style: none; padding: 0; margin: 0; display: grid; gap: 10px; }
.site-footer a { color: var(--metal); text-decoration-color: #3a4046; }
.site-footer a:hover { color: var(--white); text-decoration-color: var(--green); }
.footer-legal { padding-top: 28px; display: grid; gap: 10px; font-size: .92rem; color: #9aa1a8; }
.footer-legal p { margin: 0; }
.footer-legal .row { display: flex; flex-wrap: wrap; gap: 8px 24px; }
.footer-legal strong { color: var(--metal); font-weight: 600; }
@media (max-width: 900px) { .footer-grid { grid-template-columns: 1fr 1fr; } }
@media (max-width: 560px) { .footer-grid { grid-template-columns: 1fr; } }

/* ---------- Mobile action bar ---------- */
.action-bar { display: none; }
@media (max-width: 760px) {
  .action-bar {
    display: flex; gap: 10px; position: fixed; left: 0; right: 0; bottom: 0; z-index: 30;
    background: rgba(5,6,7,.96); padding: 10px 14px calc(10px + env(safe-area-inset-bottom, 0px));
    border-top: 1px solid #22262a;
  }
  .action-bar .btn { flex: 1; min-height: 48px; padding: 10px 12px; font-size: .92rem; }
  body { padding-bottom: calc(72px + env(safe-area-inset-bottom, 0px)); }
}

/* 404 */
.not-found { min-height: 50vh; display: flex; align-items: center; }

/* ---------- Home cover page ---------- */
.site-header.on-cover { position: absolute; top: 0; left: 0; right: 0; background: transparent; }
.site-header.on-cover .wrap { justify-content: flex-end; min-height: 88px; }
.cover {
  position: relative; overflow: hidden;
  min-height: 100vh; min-height: 100svh;
  display: flex; align-items: center;
  padding: 120px 0 clamp(150px, 16vw, 210px);
  background:
    radial-gradient(ellipse 60% 55% at 50% 38%, rgba(23,39,22,.9) 0%, rgba(23,39,22,0) 70%),
    var(--carbon);
}
.cover-inner { display: flex; flex-direction: column; align-items: center; }
.cover-logo { margin: 0 0 22px; line-height: 0; }
.cover-logo img { width: clamp(260px, 34vw, 440px); height: auto; }
.cover-tagline {
  font-family: var(--font-head); font-weight: 600; color: var(--white);
  font-size: clamp(1rem, 1.6vw, 1.2rem); letter-spacing: .04em; margin: 0;
}
.cover-rule { width: 72px; height: 3px; border: 0; background: var(--green); margin: 22px auto 26px; }
.cover-headline {
  font-family: var(--font-head); font-weight: 700; color: var(--white);
  font-size: clamp(1.6rem, 3vw, 2.4rem); line-height: 1.2; letter-spacing: -0.01em; margin: 0 0 12px;
}
.cover .lead { max-width: 50ch; margin: 0 auto 32px; }
.cover .nmls-line { margin-top: 26px; font-size: .9rem; color: #8d949b; }
@media (prefers-reduced-motion: no-preference) {
  .cover-inner > * { animation: rise .7s cubic-bezier(.2,.7,.2,1) both; }
  .cover-inner > *:nth-child(2) { animation-delay: .08s; }
  .cover-inner > *:nth-child(3) { animation-delay: .14s; }
  .cover-inner > *:nth-child(4) { animation-delay: .2s; }
  .cover-inner > *:nth-child(5) { animation-delay: .26s; }
  .cover-inner > *:nth-child(6) { animation-delay: .32s; }
  .cover-inner > *:nth-child(7) { animation-delay: .38s; }
  @keyframes rise { from { opacity: 0; transform: translateY(12px); } to { opacity: 1; transform: none; } }
}
@media (max-width: 1240px) {
  .site-header.on-cover .nav { background: var(--carbon); }
}

/* Text-only team band on home */
.team-band { display: grid; grid-template-columns: 1.1fr 1.4fr auto; gap: 32px 48px; align-items: center; }
.team-band h2 { font-size: clamp(1.5rem, 2.4vw, 2rem); }
.team-band .lead { margin: 0; }
.team-band p:last-child { margin: 0; }
.team-names { list-style: none; margin: 0; padding: 0; display: grid; grid-template-columns: 1fr 1fr; gap: 24px; }
.team-names li { border-left: 3px solid var(--green); padding-left: 16px; display: grid; gap: 2px; }
.team-names strong { font-family: var(--font-head); font-weight: 700; font-size: 1.1rem; }
.team-names span { color: var(--muted); font-size: .98rem; }
@media (max-width: 960px) { .team-band { grid-template-columns: 1fr; } }
@media (max-width: 520px) { .team-names { grid-template-columns: 1fr; } }

/* Equal Housing Opportunity */
.eho { display: flex; align-items: center; gap: 10px; }
.eho-logo { width: 30px; height: 30px; flex: none; color: var(--metal); }
.eho span { font-family: var(--font-head); font-weight: 600; letter-spacing: .02em; color: var(--metal); }
.eho-lg .eho-logo { width: 48px; height: 48px; color: var(--ink); }
.eho-lg span { color: var(--ink); font-size: 1.1rem; }

/* ==========================================================================
   Desktop refinements
   ========================================================================== */
@media (min-width: 1141px) {
  :root { --wrap: 1280px; }
  body { font-size: 1.09rem; }

  /* Sticky header: stays reachable while reading long pages */
  .site-header { position: sticky; top: 0; transition: background-color .25s ease, box-shadow .25s ease; }
  .site-header .wrap { min-height: 96px; padding-top: 8px; padding-bottom: 8px; }
  .site-header .brand img { width: 180px; }
  .site-header.is-scrolled { box-shadow: 0 1px 0 #22262a; }

  /* Home: header floats over the cover, then turns solid on scroll */
  .site-header.on-cover { position: fixed; }
  .site-header.on-cover.is-scrolled { background: rgba(5,6,7,.97); }
  .site-header.on-cover.is-scrolled .wrap { justify-content: space-between; }
  .site-header.on-cover .brand { display: none; }
  .site-header.on-cover.is-scrolled .brand { display: block; }

  /* Shorter inner-page heroes so content starts above the fold */
  .page-hero { padding: 56px 0 72px; }
  .page-hero .wrap { display: grid; grid-template-columns: minmax(0, 1.2fr) minmax(0, 1fr); column-gap: 64px; align-items: end; }
  .page-hero .crumb, .page-hero h1 { grid-column: 1; }
  .page-hero .lead { grid-column: 2; grid-row: 2; margin: 0 0 12px; }
  .page-hero .btn-row { grid-column: 2; grid-row: 3; }
  .page-hero h1 { grid-row: 2 / span 2; margin: 0; }

  /* Team: profiles as side-by-side horizontal cards, both fully visible */
  .team-grid:not(.compact) .person {
    display: grid; grid-template-columns: minmax(0, 0.82fr) minmax(0, 1.18fr); column-gap: 26px; align-items: start;
    border: 1.5px solid var(--line); border-radius: var(--r-lg); padding: 20px;
  }
  .team-grid:not(.compact) .person-photo { grid-row: 1 / span 7; margin: 0; border-radius: var(--r-md); }
  .team-grid:not(.compact) .person > :not(.person-photo) { grid-column: 2; }
  .team-grid:not(.compact) .person h2 { margin-top: 8px; font-size: 1.75rem; }
  .team-grid:not(.compact) .person .contact-lines a { font-size: .98rem; overflow-wrap: normal; }
  .team-grid:not(.compact) .person .btn-row { flex-direction: column; align-items: stretch; margin-top: 4px; }

  /* Four-across loan cards */
  .programs { grid-template-columns: repeat(4, 1fr); }
  .program h3 { font-size: 1.15rem; }

  /* Pointer feedback on cards */
  .program { transition: border-color .15s ease; }
  .program:hover { border-color: #aeb5bb; }

  .section { padding: 96px 0; }
}
@media (min-width: 1600px) {
  :root { --wrap: 1360px; }
}
.site-header.on-cover .brand { display: none; }
@media (min-width: 1141px) {
  .site-header.on-cover.is-scrolled .brand { display: block; }
  [id] { scroll-margin-top: 112px; }
}

/* ---------- Team: monogram frames (awaiting new headshots) ---------- */
.person-photo.monogram {
  display: flex; align-items: center; justify-content: center;
  background:
    radial-gradient(ellipse 70% 60% at 50% 35%, rgba(23,39,22,.95) 0%, rgba(23,39,22,0) 75%),
    var(--carbon);
  border: 1px solid #22262a;
}
.person-photo.monogram span {
  font-family: var(--font-head); font-weight: 700; letter-spacing: .04em;
  font-size: clamp(2.5rem, 6vw, 4rem); color: var(--green);
}
.team-heading { font-size: 1.1rem; font-weight: 600; color: var(--muted); letter-spacing: .02em; margin-bottom: 20px; }
.team-heading-next { margin-top: clamp(40px, 5vw, 64px); }

/* ---------- Home: tools teaser ---------- */
.tool-cards { display: grid; grid-template-columns: repeat(3, 1fr); gap: 20px; }
.tool-card {
  display: flex; flex-direction: column; text-decoration: none; background: var(--carbon); color: var(--white);
  border-radius: var(--r-lg); padding: 28px 26px; transition: transform .15s ease, box-shadow .15s ease;
}
.tool-card:hover { transform: translateY(-2px); box-shadow: 0 10px 24px rgba(5,6,7,.18); }
.tool-card h3 { margin: 16px 0 6px; }
.tool-card p { color: var(--metal); margin-bottom: 18px; }
.tool-card .text-link { margin-top: auto; color: var(--white); }
.tool-icon { width: 44px; height: 44px; border-radius: 12px; background: var(--green-deep); color: var(--green); display: grid; place-items: center; }
.tool-icon svg { width: 24px; height: 24px; }
@media (max-width: 860px) { .tool-cards { grid-template-columns: 1fr; } }

/* ---------- Tools page ---------- */
.tabs { display: flex; gap: 8px; border-bottom: 1.5px solid var(--line); margin-bottom: 32px; overflow-x: auto; scrollbar-width: none; }
.tab {
  display: inline-flex; align-items: center; gap: 10px; white-space: nowrap;
  font-family: var(--font-head); font-weight: 600; font-size: .98rem; color: var(--muted);
  background: none; border: 0; border-bottom: 3px solid transparent; margin-bottom: -1.5px;
  padding: 14px 18px; min-height: 52px; cursor: pointer;
}
.tab:hover { color: var(--ink); }
.tab[aria-selected="true"] { color: var(--ink); border-bottom-color: var(--green); }
.tab-ico { width: 22px; height: 22px; display: inline-flex; }
.tab-ico svg { width: 22px; height: 22px; }
.tab[aria-selected="true"] .tab-ico { color: var(--focus); }

.tool-grid { display: grid; grid-template-columns: minmax(0, 1.25fr) minmax(0, 1fr); gap: clamp(24px, 4vw, 48px); align-items: start; }
@media (max-width: 960px) { .tool-grid { grid-template-columns: 1fr; } }
.field-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 18px 20px; }
@media (max-width: 600px) { .field-grid { grid-template-columns: 1fr; } }
.field { display: flex; flex-direction: column; gap: 6px; min-width: 0; border: 0; padding: 0; margin: 0; }
.field label, .field legend { font-family: var(--font-head); font-weight: 600; font-size: .92rem; color: var(--ink); padding: 0; }
.req { font-family: var(--font-body); font-weight: 600; font-size: .78rem; color: var(--focus); margin-left: 6px; }
.hint { font-size: .9rem; color: var(--muted); }
.input-wrap {
  display: flex; align-items: center; border: 1.5px solid #858d95; border-radius: 10px; background: var(--white);
  min-height: 50px; transition: border-color .15s ease, box-shadow .15s ease;
}
.input-wrap:focus-within { border-color: var(--carbon); box-shadow: 0 0 0 3px rgba(88,229,42,.35); }
.input-wrap input, .input-wrap select {
  flex: 1; min-width: 0; border: 0; background: transparent; font: inherit; font-size: 1.05rem; color: var(--ink);
  padding: 12px 14px; outline: none; height: 48px;
}
.input-wrap select { appearance: none; background-image: linear-gradient(45deg, transparent 50%, var(--ink) 50%), linear-gradient(135deg, var(--ink) 50%, transparent 50%); background-position: calc(100% - 20px) 21px, calc(100% - 15px) 21px; background-size: 5px 5px; background-repeat: no-repeat; padding-right: 36px; cursor: pointer; }
.has-pre input { padding-left: 4px; }
.has-suf input { padding-right: 4px; }
.adorn { color: var(--muted); font-weight: 600; padding: 0 12px; white-space: nowrap; font-size: .95rem; }
.has-pre .adorn:first-child { padding-right: 0; }
.split-inputs { display: grid; grid-template-columns: minmax(0,1fr) 104px; gap: 8px; }
.split-inputs > * { min-width: 0; }
.input-wrap input { width: 100%; }
.linklike { background: none; border: 0; padding: 0; font: inherit; color: var(--ink); font-weight: 600; text-decoration: underline; text-decoration-color: var(--green); text-decoration-thickness: 2px; text-underline-offset: 3px; cursor: pointer; }
.more { margin-top: 22px; border-top: 1px solid var(--line); padding-top: 6px; }
.more summary { cursor: pointer; font-family: var(--font-head); font-weight: 600; padding: 12px 0; }
.more[open] summary { margin-bottom: 10px; }
.form-step { font-size: 1.05rem; margin: 28px 0 14px; padding-top: 18px; border-top: 1px solid var(--line); }
.form-step:first-of-type { margin-top: 0; padding-top: 0; border-top: 0; }
.seg legend { margin-bottom: 8px; }
.seg-row { display: flex; flex-wrap: wrap; gap: 8px; }
.seg-opt { position: relative; }
.seg-opt input { position: absolute; opacity: 0; inset: 0; margin: 0; cursor: pointer; }
.seg-opt span {
  display: inline-flex; align-items: center; min-height: 44px; padding: 8px 16px; border-radius: 999px;
  border: 1.5px solid #cfd5da; font-weight: 600; font-size: .95rem; cursor: pointer;
}
.seg-opt input:checked + span { background: var(--carbon); color: var(--white); border-color: var(--carbon); }
.seg-opt input:focus-visible + span { outline: 3px solid var(--focus); outline-offset: 2px; }

.result-card { background: var(--carbon); color: var(--white); border-radius: var(--r-lg); padding: 28px 26px; }
@media (min-width: 961px) and (min-height: 820px) { #mc-result { position: sticky; top: 124px; } }
#pa-range { font-size: clamp(1.6rem, 3vw, 2.2rem); }
.result-label { color: var(--metal); font-size: .95rem; margin: 0 0 4px; }
.result-big { font-family: var(--font-head); font-weight: 700; font-size: clamp(2rem, 4vw, 2.8rem); line-height: 1.1; margin: 0 0 16px; color: var(--white); }
.result-sub { color: var(--metal); margin: -6px 0 16px; font-size: .98rem; }
.stack-bar { display: flex; height: 12px; border-radius: 999px; overflow: hidden; background: #22262a; margin-bottom: 16px; gap: 2px; }
.stack-bar:empty { display: none; }
.legend { list-style: none; margin: 0 0 18px; padding: 0; display: grid; gap: 8px; }
.legend li { display: grid; grid-template-columns: 12px 1fr auto; align-items: center; gap: 10px; font-size: .98rem; color: var(--metal); }
.legend strong { color: var(--white); font-weight: 600; }
.dot { width: 12px; height: 12px; border-radius: 3px; box-shadow: inset 0 0 0 1px rgba(255,255,255,.18); }
.result-facts { margin: 0 0 12px; border-top: 1px solid #22262a; }
.result-facts div { display: flex; justify-content: space-between; gap: 16px; padding: 10px 0; border-bottom: 1px solid #22262a; }
.result-facts dt { color: var(--metal); font-size: .95rem; }
.result-facts dd { margin: 0; font-weight: 600; text-align: right; }
.result-note { background: var(--green-deep); color: #d9f5cf; border-radius: 10px; padding: 12px 14px; font-size: .95rem; }
.result-actions { margin-top: 18px; }
.result-card .btn-dark { border-color: rgba(255,255,255,.7); color: var(--white); }
.result-card .btn-dark:hover { background: rgba(255,255,255,.08); }
.fit-title { font-size: 1.05rem; margin: 18px 0 10px; color: var(--white); }
.fit-list { list-style: none; margin: 0; padding: 0; display: grid; gap: 10px; }
.fit-list li { border-left: 3px solid var(--green); padding: 2px 0 2px 12px; display: grid; gap: 2px; }
.fit-list strong { font-family: var(--font-head); }
.fit-list span { color: var(--metal); font-size: .94rem; }
.tool-disclaimer { margin-top: 28px; font-size: .9rem; color: var(--muted); max-width: 90ch; }
.btn-sm { min-height: 40px; padding: 8px 16px; font-size: .88rem; }

.amort { margin-top: 36px; border: 1.5px solid var(--line); border-radius: var(--r-lg); padding: 24px; }
.amort-head { display: flex; justify-content: space-between; align-items: center; gap: 16px; flex-wrap: wrap; margin-bottom: 12px; }
.amort-head h3 { margin: 0; }
.chart svg { width: 100%; height: 190px; display: block; }
.chart .area { fill: rgba(88,229,42,.16); }
.chart .line { fill: none; stroke: #2f9a12; stroke-width: 2.5; vector-effect: non-scaling-stroke; }
.chart .axis { stroke: var(--line); stroke-width: 1; vector-effect: non-scaling-stroke; }
.chart text { font-size: 11px; fill: var(--muted); font-family: var(--font-body); }
.amort-table { width: 100%; border-collapse: collapse; margin-top: 16px; font-variant-numeric: tabular-nums; }
.amort-table th, .amort-table td { padding: 10px 12px; text-align: right; border-bottom: 1px solid var(--line); white-space: nowrap; }
.amort-table th:first-child, .amort-table td:first-child { text-align: left; }
.amort-table th { font-family: var(--font-head); font-size: .88rem; color: var(--muted); font-weight: 600; }
#mc-table-wrap { max-height: 420px; overflow: auto; }
.tool-cards.two { grid-template-columns: repeat(2, 1fr); }
@media (max-width: 860px) { .tool-cards.two { grid-template-columns: 1fr; } }

.result-flag { display: inline-block; font-size: .85rem; font-weight: 600; color: var(--carbon); background: #f2d68d; border-radius: 6px; padding: 3px 10px; margin: 0 0 14px; }