:root{
    --green-900:#0F3D22;
    --green-700:#1A6332;
    --green-600:#227A3D;
    --gold-500:#C4A062;
    --gold-300:#E4D4B8;
    --gold-100:#F3EBDA;
    --cream:#FBF8F2;
    --paper:#FFFFFF;
    --ink:#212821;
    --ink-soft:#4B564B;
    --line:#DFD8C6;
  }

  *{box-sizing:border-box;}
  html{scroll-behavior:smooth;}
  html{overflow-x:hidden;}
  body{
    margin:0;
    background:var(--cream);
    color:var(--ink);
    font-family:'Inter',sans-serif;
    -webkit-font-smoothing:antialiased;
    overflow-x:hidden;
  }
  img{max-width:100%;display:block;}
  a{color:inherit;text-decoration:none;}

  h1,h2,h3,.serif{
    font-family:'Fraunces',serif;
    font-weight:500;
    letter-spacing:-0.01em;
    margin:0;
  }

  .wrap{
    max-width:1160px;
    margin:0 auto;
    padding:0 32px;
  }

  /* ---------- UTILITY BAR ---------- */
  .utility-bar{
    background:var(--green-900);
    color:var(--gold-100);
    font-size:13px;
  }
  .utility-inner{
    max-width:1160px;
    margin:0 auto;
    padding:9px 32px;
    display:flex;
    align-items:center;
    justify-content:space-between;
    gap:16px;
  }
  .utility-tagline{
    font-weight:500;
    letter-spacing:.02em;
    color:#CFE0D2;
  }
  .utility-phone{
    display:inline-flex;
    align-items:center;
    gap:8px;
    font-weight:700;
    color:var(--gold-300);
    letter-spacing:.02em;
    transition:color .2s ease;
  }
  .utility-phone svg{width:14px;height:14px;flex-shrink:0;}
  .utility-phone:hover{color:var(--paper);}

  /* ---------- NAV ---------- */
  header.site-nav{
    position:sticky;
    top:0;
    z-index:50;
    background:var(--cream);
    border-bottom:3px solid var(--gold-500);
    box-shadow:0 6px 20px rgba(15,61,34,0.10);
  }
  .nav-inner{
    display:flex;
    align-items:center;
    justify-content:space-between;
    gap:24px;
    padding:16px 32px;
    max-width:1160px;
    margin:0 auto;
    position:relative;
  }
  .nav-inner img{height:46px;width:auto;flex-shrink:0;}

  .nav-links{
    display:flex;
    align-items:center;
    gap:30px;
    list-style:none;
    margin:0;
    padding:0;
  }
  .nav-links a{
    font-size:14px;
    font-weight:600;
    color:var(--ink-soft);
    white-space:nowrap;
    transition:color .2s ease;
  }
  .nav-links a:hover{color:var(--green-700);}

  .nav-right{
    display:flex;
    align-items:center;
    gap:18px;
    flex-shrink:0;
  }

  .nav-toggle-checkbox{display:none;}
  .nav-toggle-label{
    display:none;
    flex-direction:column;
    justify-content:center;
    gap:5px;
    width:24px;
    height:24px;
    cursor:pointer;
  }
  .nav-toggle-label span{
    display:block;
    height:2px;
    width:100%;
    background:var(--green-900);
    border-radius:2px;
    transition:transform .2s ease, opacity .2s ease;
  }
  .cta-btn{
    display:inline-flex;
    align-items:center;
    gap:8px;
    background:var(--green-700);
    color:var(--paper);
    font-family:'Inter',sans-serif;
    font-weight:600;
    font-size:14px;
    padding:11px 22px;
    border-radius:999px;
    border:1px solid var(--green-700);
    transition:background .2s ease, transform .2s ease;
    white-space:nowrap;
  }
  .cta-btn:hover{background:var(--green-600); transform:translateY(-1px);}
  .cta-btn.ghost{
    background:transparent;
    color:var(--green-700);
  }
  .cta-btn.ghost:hover{background:var(--green-700); color:var(--paper);}

  /* ---------- HERO ---------- */
  .hero{
    position:relative;
  }
  .hero-inner{
    padding:88px 32px 60px;
    max-width:1160px;
    margin:0 auto;
    display:grid;
    grid-template-columns:1.05fr 0.95fr;
    gap:48px;
    align-items:center;
    position:relative;
    z-index:1;
    width:100%;
  }
  .eyebrow{
    display:inline-flex;
    align-items:center;
    gap:10px;
    font-size:13px;
    font-weight:600;
    letter-spacing:.14em;
    text-transform:uppercase;
    color:var(--green-700);
    margin-bottom:22px;
  }
  .eyebrow::before{
    content:"";
    width:26px;
    height:2px;
    background:var(--gold-500);
    display:inline-block;
  }
  .hero h1{
    font-size:clamp(2.6rem, 4.6vw, 4.1rem);
    line-height:1.04;
    color:var(--green-900);
  }
  .hero h1 em{
    font-style:italic;
    color:var(--gold-500);
  }
  .hero .subhead{
    margin-top:22px;
    font-size:19px;
    line-height:1.55;
    color:var(--ink-soft);
    max-width:46ch;
  }
  .hero .subhead strong{
    color:var(--ink);
    font-weight:600;
  }
  .hero-actions{
    margin-top:34px;
    display:flex;
    gap:14px;
    flex-wrap:wrap;
  }
  .hero-actions .cta-btn{padding:14px 28px; font-size:15px;}

  .hero-actions-goals{
    margin-top:34px;
    display:flex;
    gap:12px;
    flex-wrap:wrap;
  }
  .goal-tile{
    display:flex;
    align-items:center;
    gap:12px;
    flex:1 1 200px;
    background:var(--green-900);
    border:1px solid rgba(196,160,98,0.4);
    border-radius:10px;
    padding:16px 20px;
    color:var(--paper);
    font-weight:700;
    font-size:15px;
    transition:background .2s ease, border-color .2s ease, transform .2s ease;
  }
  .goal-tile svg{
    width:22px;
    height:22px;
    flex-shrink:0;
    color:var(--gold-300);
  }
  .goal-tile:hover{
    background:var(--green-700);
    border-color:var(--gold-500);
    transform:translateY(-1px);
  }

  .hero-art{
    position:relative;
    width:100%;
    aspect-ratio:1/0.78;
  }
  .hero-art svg{width:100%;height:100%;}

  .pulse-graphic{
    position:relative;
    width:100%;
    aspect-ratio:1/0.78;
  }
  .pulse-graphic svg{width:100%;height:100%;}

  .seg{
    fill:none;
    stroke-linecap:round;
    stroke-linejoin:round;
    stroke-dasharray:1;
    stroke-dashoffset:1;
    animation:draw 1.4s ease forwards;
  }
  .seg-pulse{stroke:var(--gold-500); stroke-width:.012; animation-delay:.1s;}
  .seg-roof{stroke:var(--gold-500); stroke-width:.034; animation-delay:.75s;}
  .seg-check{stroke:var(--green-700); stroke-width:.034; animation-delay:1.25s;}
  .win-sq{fill:var(--green-700); opacity:0; animation:fadeIn .4s ease forwards; animation-delay:1.9s;}
  .pulse-dot{
    fill:var(--gold-500);
    opacity:0;
    transform-box:fill-box;
    transform-origin:center;
    animation:
      fadeIn .3s ease forwards .5s,
      pulseBeat 1.7s ease-in-out infinite 1.1s;
  }

  /* Scroll-triggered version: animations stay paused until .is-visible is added by JS */
  .scroll-pulse .seg,
  .scroll-pulse .win-sq,
  .scroll-pulse .pulse-dot{
    animation-play-state:paused;
  }
  .scroll-pulse.is-visible .seg,
  .scroll-pulse.is-visible .win-sq,
  .scroll-pulse.is-visible .pulse-dot{
    animation-play-state:running;
  }

  @keyframes draw{to{stroke-dashoffset:0;}}
  @keyframes fadeIn{to{opacity:1;}}
  @keyframes pulseBeat{
    0%,100%{transform:scale(1); opacity:.6;}
    50%{transform:scale(1.7); opacity:1;}
  }

  @media (prefers-reduced-motion: reduce){
    .seg{animation:none; stroke-dashoffset:0;}
    .node,.win-sq{animation:none; opacity:1;}
    .pulse-dot{animation:none; opacity:.85;}
  }

  /* ---------- INTRO STATEMENT ---------- */
  .intro{
    padding:30px 32px 90px;
    max-width:840px;
    margin:0 auto;
    text-align:center;
  }
  .intro p{
    font-family:'Fraunces',serif;
    font-weight:400;
    font-style:italic;
    font-size:clamp(1.35rem, 2.4vw, 1.75rem);
    line-height:1.5;
    color:var(--green-900);
  }

  /* ---------- CHECKMARK RUNNING THEME ---------- */
  .check-badge{
    display:inline-flex;
    align-items:center;
    justify-content:center;
    width:28px;
    height:28px;
    flex-shrink:0;
  }
  .check-badge svg{width:28px;height:28px;stroke:var(--green-700);}
  .check-bullet{
    display:flex;
    gap:12px;
    align-items:flex-start;
  }
  .check-bullet svg{
    width:18px;
    height:18px;
    stroke:var(--green-700);
    flex-shrink:0;
    margin-top:3px;
  }

  /* ---------- PRIMARY CTA BAND ---------- */
  .primary-cta{
    background:var(--paper);
    border-top:1px solid var(--line);
    border-bottom:1px solid var(--line);
    padding:56px 32px;
  }
  .primary-cta-inner{
    max-width:1160px;
    margin:0 auto;
    display:grid;
    grid-template-columns:1fr 1fr;
    gap:20px;
  }
  .cta-tile{
    display:flex;
    align-items:center;
    gap:18px;
    padding:26px 28px;
    border-radius:14px;
    border:1.5px solid var(--line);
    background:var(--cream);
    transition:border-color .2s ease, transform .2s ease, box-shadow .2s ease;
  }
  .cta-tile:hover{
    border-color:var(--gold-500);
    transform:translateY(-2px);
    box-shadow:0 12px 26px rgba(15,61,34,0.10);
  }
  .cta-tile .emoji{font-size:30px; line-height:1;}
  .cta-tile .tile-title{
    font-family:'Fraunces',serif;
    font-size:19px;
    color:var(--green-900);
    margin-bottom:3px;
  }
  .cta-tile .tile-sub{
    font-size:14px;
    color:var(--ink-soft);
  }

  /* ---------- BRAND PILLARS ---------- */
  .pillars{
    background:var(--paper);
    border-top:1px solid var(--line);
    border-bottom:1px solid var(--line);
    padding:100px 32px;
  }
  .pillars-inner{max-width:1160px; margin:0 auto;}
  .pillars-head{max-width:640px; margin:0 0 56px;}
  .pillars-head h2{
    font-size:clamp(1.9rem, 3vw, 2.5rem);
    color:var(--green-900);
    line-height:1.15;
  }
  .pillar-grid{
    display:grid;
    grid-template-columns:repeat(2, 1fr);
    gap:1px;
    background:var(--line);
    border:1px solid var(--line);
  }
  .pillar-card{
    background:var(--paper);
    padding:40px;
  }
  .pillar-card .pillar-head{
    display:flex;
    align-items:center;
    gap:14px;
    margin-bottom:16px;
  }
  .pillar-card h3{
    font-size:22px;
    color:var(--green-900);
  }
  .pillar-card p{
    font-size:15.5px;
    line-height:1.7;
    color:var(--ink-soft);
    margin:0;
  }

  /* ---------- WHO WE HELP ---------- */
  .audience{
    background:var(--gold-100);
    padding:100px 32px;
  }
  .audience-inner{max-width:1160px; margin:0 auto;}
  .audience-head{max-width:640px; margin:0 0 56px;}
  .audience-head h2{
    font-size:clamp(1.9rem, 3vw, 2.5rem);
    color:var(--green-900);
    line-height:1.15;
  }
  .audience-grid{
    display:grid;
    grid-template-columns:repeat(3, 1fr);
    gap:22px;
  }
  .audience-card{
    background:var(--paper);
    border-radius:14px;
    padding:34px 30px;
    box-shadow:0 10px 26px rgba(15,61,34,0.06);
  }
  .audience-card .emoji{font-size:32px; margin-bottom:14px; display:block;}
  .audience-card h3{
    font-size:20px;
    color:var(--green-900);
    margin-bottom:10px;
  }
  .audience-card p{
    font-size:15px;
    line-height:1.65;
    color:var(--ink-soft);
    margin:0 0 18px;
  }
  .audience-card .link-cta{
    font-size:14px;
    font-weight:700;
    color:var(--green-700);
  }
  .audience-card .link-cta:hover{color:var(--gold-500);}

  /* ---------- FINAL CTA ---------- */
  .final-cta{
    background:var(--gold-100);
    padding:100px 32px;
    text-align:center;
  }
  .final-cta-logo{
    width:360px;
    max-width:78%;
    height:auto;
    margin:0 auto 30px;
    display:block;
  }
  .final-cta h2{
    font-size:clamp(1.9rem, 3vw, 2.5rem);
    color:var(--green-900);
    margin-bottom:16px;
  }
  .final-cta p{
    font-size:16.5px;
    color:var(--ink-soft);
    max-width:52ch;
    margin:0 auto 34px;
  }
  .final-cta-actions{
    display:flex;
    justify-content:center;
    gap:16px;
    flex-wrap:wrap;
  }
  .final-cta-actions .cta-btn{
    padding:19px 36px;
    font-size:16.5px;
    font-weight:700;
    gap:10px;
    white-space:normal;
    text-align:center;
    max-width:100%;
  }

  /* ---------- BRAND SIGNATURE / FOOTER ---------- */
  .brand-signature{
    text-align:center;
    padding:56px 32px 40px;
    border-bottom:1px solid var(--line);
  }
  .brand-signature .sig-main{
    font-family:'Fraunces',serif;
    font-size:clamp(1.4rem, 2.4vw, 1.9rem);
    color:var(--green-900);
    margin-bottom:8px;
  }
  .brand-signature .sig-sub{
    font-family:'Fraunces',serif;
    font-style:italic;
    font-size:16px;
    color:var(--gold-500);
  }
  .disclosures{
    background:var(--green-900);
    padding:32px 32px;
  }
  .disclosures-inner{
    max-width:1160px;
    margin:0 auto;
    font-size:11.5px;
    line-height:1.7;
    color:#A9BCAC;
  }
  .disclosures-inner p{margin:0 0 10px;}
  .disclosures-inner p:last-child{margin-bottom:0;}
  .disclosures-inner a{color:var(--gold-300); text-decoration:underline;}

  /* ---------- EQUITY CALCULATOR ---------- */
  .equity-calc{
    margin-top:56px;
    background:var(--paper);
    border:1px solid var(--line);
    border-radius:20px;
    overflow:hidden;
    box-shadow:0 24px 60px rgba(15,61,34,0.10);
  }
  .equity-calc-head{padding:40px 44px 8px;}
  .equity-calc-head h2{
    font-size:clamp(1.5rem, 3vw, 2rem);
    color:var(--green-900);
    line-height:1.15;
    margin-bottom:10px;
  }
  .equity-calc-head p{
    font-size:15px;
    line-height:1.6;
    color:var(--ink-soft);
    max-width:56ch;
    margin:0;
  }
  .equity-calc-body{
    display:grid;
    grid-template-columns:1fr 1fr;
  }
  .equity-inputs{
    padding:28px 44px 44px;
    border-right:1px solid var(--line);
  }
  .equity-results{
    padding:28px 44px 44px;
    background:var(--gold-100);
    display:flex;
    flex-direction:column;
    justify-content:center;
  }
  .equity-calc .field{margin-bottom:22px;}
  .equity-calc .field:last-child{margin-bottom:0;}
  .equity-calc .field label{
    display:block;
    font-size:13px;
    font-weight:600;
    color:var(--ink);
    margin-bottom:8px;
  }
  .equity-calc .field .hint{
    font-size:12px;
    color:var(--ink-soft);
    margin-top:6px;
  }
  .equity-calc .money-input{position:relative;}
  .equity-calc .money-input::before{
    content:"$";
    position:absolute;
    left:14px;
    top:50%;
    transform:translateY(-50%);
    color:var(--ink-soft);
    font-weight:600;
    font-size:15px;
    pointer-events:none;
  }
  .equity-calc .money-input input{
    width:100%;
    font-family:'Inter',sans-serif;
    font-size:16px;
    font-weight:600;
    padding:13px 14px 13px 30px;
    border:1.5px solid var(--line);
    border-radius:9px;
    background:var(--cream);
    color:var(--ink);
  }
  .equity-calc .field select{
    width:100%;
    font-family:'Inter',sans-serif;
    font-size:15px;
    font-weight:600;
    padding:13px 14px;
    border:1.5px solid var(--line);
    border-radius:9px;
    background:var(--cream);
    color:var(--ink);
    appearance:none;
    background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 20 20' fill='%234B564B'%3E%3Cpath d='M5.25 7.5L10 12.25L14.75 7.5H5.25Z'/%3E%3C/svg%3E");
    background-repeat:no-repeat;
    background-position:right 12px center;
    background-size:18px;
  }
  .equity-calc .field input:focus,
  .equity-calc .field select:focus{
    outline:2px solid var(--green-700);
    outline-offset:1px;
    border-color:var(--green-700);
  }
  .equity-calc .field-checkbox{padding-top:4px;}
  .equity-calc .checkbox-label{
    display:flex !important;
    align-items:center;
    gap:10px;
    font-size:14px !important;
    font-weight:600 !important;
    color:var(--ink) !important;
    margin-bottom:0 !important;
    cursor:pointer;
  }
  .equity-calc .checkbox-label input[type="checkbox"]{
    width:19px;
    height:19px;
    accent-color:var(--green-700);
    flex-shrink:0;
    cursor:pointer;
  }
  .equity-calc .result-label{
    font-size:12px;
    font-weight:700;
    letter-spacing:.1em;
    text-transform:uppercase;
    color:var(--green-700);
    margin-bottom:8px;
  }
  .equity-calc .result-figure{
    font-family:'Fraunces',serif;
    font-size:clamp(2.4rem, 5vw, 3.2rem);
    color:var(--green-900);
    line-height:1;
    margin-bottom:6px;
  }
  .equity-calc .result-note{
    font-size:13.5px;
    color:#5A5140;
    line-height:1.55;
    margin-bottom:22px;
  }
  .equity-calc .result-breakdown{
    border-top:1px solid rgba(196,160,98,0.45);
    padding-top:18px;
    display:grid;
    gap:10px;
  }
  .equity-calc .result-breakdown .row{
    display:flex;
    justify-content:space-between;
    font-size:14px;
  }
  .equity-calc .result-breakdown .row span:first-child{color:var(--ink-soft);}
  .equity-calc .result-breakdown .row span:last-child{font-weight:700; color:var(--green-900);}
  .equity-calc .cta-row{
    margin-top:26px;
    display:flex;
    gap:12px;
    flex-wrap:wrap;
  }
  .equity-calc .cta-row .cta-btn{padding:15px 24px; font-size:14.5px; font-weight:700;}
  .equity-calc .disclaimer{
    padding:20px 44px 30px;
    font-size:11.5px;
    line-height:1.6;
    color:var(--ink-soft);
    border-top:1px solid var(--line);
  }
  @media (max-width:720px){
    .equity-calc-body{grid-template-columns:1fr;}
    .equity-inputs{border-right:none; border-bottom:1px solid var(--line);}
    .equity-calc-head, .equity-inputs, .equity-results, .equity-calc .disclaimer{padding-left:26px; padding-right:26px;}
  }

  /* ---------- STATEMENT / SIGNATURE BAND ---------- */
  .statement{
    background:
      linear-gradient(160deg, rgba(15,61,34,0.94), rgba(15,61,34,0.88) 45%, rgba(15,61,34,0.96)),
      url('https://images.unsplash.com/photo-1558690256-e908b8a53342?auto=format&fit=crop&w=1800&q=70');
    background-size:cover;
    background-position:center;
    padding:130px 32px;
    text-align:center;
    position:relative;
    overflow:hidden;
  }
  .statement::before{
    content:"";
    position:absolute;
    inset:0;
    background:
      radial-gradient(600px 300px at 15% 20%, rgba(196,160,98,0.16), transparent 60%),
      radial-gradient(600px 300px at 85% 80%, rgba(196,160,98,0.12), transparent 60%);
    pointer-events:none;
  }
  .statement-inner{
    max-width:820px;
    margin:0 auto;
    position:relative;
  }
  .statement p{
    font-family:'Fraunces',serif;
    font-style:italic;
    font-weight:400;
    font-size:clamp(1.7rem, 3.4vw, 2.75rem);
    line-height:1.32;
    color:var(--gold-300);
    margin:0;
  }
  .statement p span{
    color:var(--paper);
  }
  .statement .rule{
    width:44px;
    height:2px;
    background:var(--gold-500);
    margin:0 auto 34px;
  }

  /* ---------- CTA BAND ---------- */
  .cta-band{
    padding:90px 32px;
    text-align:center;
  }
  .cta-band h2{
    font-size:clamp(1.8rem, 3vw, 2.3rem);
    color:var(--green-900);
    max-width:20ch;
    margin:0 auto 14px;
  }
  .cta-band p{
    color:var(--ink-soft);
    font-size:16.5px;
    max-width:48ch;
    margin:0 auto 32px;
  }
  .cta-band .cta-btn{padding:15px 32px; font-size:15px;}

  /* ---------- FOOTER ---------- */
  .site-footer{
    background:var(--green-900);
    color:#CFE0D2;
    padding:70px 32px 0;
  }
  .footer-top{
    max-width:1160px;
    margin:0 auto;
    display:grid;
    grid-template-columns:1.4fr 1fr 1fr 1.1fr;
    gap:48px;
    padding-bottom:52px;
  }
  .footer-brand{display:flex; flex-direction:column; align-items:flex-start;}
  .footer-logo{height:42px; width:auto; flex-shrink:0; margin-bottom:14px;}
  .footer-tagline{
    font-family:'Fraunces',serif; font-style:italic; font-size:15px;
    color:var(--gold-300); margin:0 0 20px;
  }
  .footer-phone{
    font-family:'Fraunces',serif; font-size:22px; color:var(--gold-100);
    margin-bottom:6px; transition:color .2s ease;
  }
  .footer-phone:hover{color:var(--gold-300);}
  .footer-email{margin:0; font-size:14px;}
  .footer-email a{color:#CFE0D2;}
  .footer-email a:hover{color:var(--gold-300);}
  .footer-col h4{
    font-family:'Inter',sans-serif; font-size:11.5px; font-weight:700;
    letter-spacing:.1em; text-transform:uppercase;
    color:var(--gold-300); margin:0 0 16px;
  }
  .footer-h4-gap{margin-top:24px !important;}
  .footer-col ul{list-style:none; margin:0; padding:0;}
  .footer-col ul li{margin-bottom:11px; font-size:14px; color:#CFE0D2;}
  .footer-col ul li a{color:#CFE0D2; transition:color .2s ease;}
  .footer-col ul li a:hover{color:var(--gold-300);}
  .footer-col address{
    font-style:normal; font-size:14px; line-height:1.7; color:#CFE0D2; margin:0;
  }
  .footer-bottom{
    max-width:1160px; margin:0 auto;
    border-top:1px solid rgba(228,212,184,.22);
    padding:22px 0 26px;
    display:flex; align-items:center; justify-content:space-between; gap:20px;
  }
  .footer-bottom p{margin:0; font-size:13px; color:#9FBCA6;}
  .eho-logo{height:52px; width:auto; flex-shrink:0; filter:brightness(0) invert(92%) sepia(8%) saturate(400%) hue-rotate(70deg);}

  @media (max-width:900px){
    .footer-top{grid-template-columns:1fr 1fr; gap:40px;}
  }
  @media (max-width:560px){
    .footer-top{grid-template-columns:1fr; gap:36px; text-align:center;}
    .footer-brand{align-items:center;}
    .footer-bottom{flex-direction:column;}
  }

  /* ---------- ABOUT ---------- */
  .about{
    padding:100px 32px;
    max-width:1160px;
    margin:0 auto;
    display:grid;
    grid-template-columns:1fr 0.95fr;
    gap:64px;
    align-items:center;
  }
  .section-eyebrow{
    display:inline-flex;
    align-items:center;
    gap:10px;
    font-size:13px;
    font-weight:600;
    letter-spacing:.14em;
    text-transform:uppercase;
    color:var(--green-700);
    margin-bottom:18px;
  }
  .section-eyebrow::before{
    content:"";
    width:26px;
    height:2px;
    background:var(--gold-500);
    display:inline-block;
  }
  .about h2{
    font-size:clamp(1.9rem, 3vw, 2.5rem);
    color:var(--green-900);
    line-height:1.15;
  }
  .about-body p{
    font-size:16.5px;
    line-height:1.75;
    color:var(--ink-soft);
    margin:0 0 20px;
  }
  .about-body p:last-child{margin-bottom:0;}
  .value-chips{
    display:flex;
    flex-wrap:wrap;
    gap:10px;
    margin-top:28px;
  }
  .value-chip{
    font-size:13px;
    font-weight:600;
    color:var(--green-900);
    background:var(--gold-100);
    border:1px solid var(--gold-300);
    padding:8px 16px;
    border-radius:999px;
  }
  .about-photo{
    position:relative;
    width:100%;
    aspect-ratio:4/3;
    border-radius:18px;
    overflow:hidden;
    box-shadow:0 18px 40px rgba(15,61,34,0.16);
  }
  .about-photo img{
    width:100%;
    height:100%;
    object-fit:cover;
  }
  .about-photo::after{
    content:"";
    position:absolute;
    inset:0;
    background:linear-gradient(160deg, rgba(15,61,34,0.18), transparent 55%);
    pointer-events:none;
  }

  /* ---------- LOAN PROGRAMS ---------- */
  .programs{
    background:var(--paper);
    border-top:1px solid var(--line);
    border-bottom:1px solid var(--line);
    padding:100px 32px;
  }
  .programs-inner{max-width:1160px; margin:0 auto;}
  .programs-head{
    max-width:640px;
    margin:0 0 56px;
  }
  .programs-head h2{
    font-size:clamp(1.9rem, 3vw, 2.5rem);
    color:var(--green-900);
    line-height:1.15;
  }
  .program-grid{
    display:grid;
    grid-template-columns:repeat(3, 1fr);
    gap:1px;
    background:var(--line);
    border:1px solid var(--line);
  }
  .program-card{
    background:var(--paper);
    padding:36px 32px;
  }
  .program-card .tag{
    font-family:'Fraunces',serif;
    font-style:italic;
    font-size:14px;
    color:var(--gold-500);
    display:block;
    margin-bottom:10px;
  }
  .program-card h3{
    font-size:19px;
    color:var(--green-900);
    margin-bottom:10px;
  }
  .program-card p{
    font-size:14.5px;
    line-height:1.65;
    color:var(--ink-soft);
    margin:0;
  }

  /* ---------- TEAM ---------- */
  .team{
    padding:100px 32px;
    max-width:1160px;
    margin:0 auto;
  }
  .team-head{
    max-width:640px;
    margin:0 0 56px;
  }
  .team-head h2{
    font-size:clamp(1.9rem, 3vw, 2.5rem);
    color:var(--green-900);
    line-height:1.15;
    margin-bottom:14px;
  }
  .team-head p{
    font-size:16.5px;
    color:var(--ink-soft);
    margin:0;
  }
  .founder-card{
    display:grid;
    grid-template-columns:0.85fr 1.15fr;
    gap:56px;
    align-items:center;
    background:var(--paper);
    border:1px solid var(--line);
    border-radius:20px;
    padding:48px;
    box-shadow:0 20px 50px rgba(15,61,34,0.08);
  }
  .founder-photo{
    position:relative;
    width:100%;
    aspect-ratio:450/791;
    border-radius:16px;
    overflow:hidden;
    background:linear-gradient(135deg, var(--green-700), var(--green-900));
    display:flex;
    align-items:center;
    justify-content:center;
  }
  .founder-photo img{
    position:absolute;
    inset:0;
    width:100%;
    height:100%;
    object-fit:cover;
    z-index:2;
  }
  .founder-photo-placeholder{
    color:var(--gold-300);
    opacity:.55;
  }
  .founder-role{
    font-size:13px;
    font-weight:700;
    letter-spacing:.1em;
    text-transform:uppercase;
    color:var(--gold-500);
    margin-bottom:6px;
  }
  .founder-name{
    font-family:'Fraunces',serif;
    font-weight:500;
    font-size:30px;
    color:var(--green-900);
    margin:0 0 20px;
  }
  .founder-bio p{
    font-size:15.5px;
    line-height:1.75;
    color:var(--ink-soft);
    margin:0 0 16px;
  }
  .founder-bio p:last-child{margin-bottom:0;}
  .founder-cta{margin-top:26px;}

  /* ---------- SUBPAGE HEADER (About) ---------- */
  .page-header{
    max-width:840px;
    margin:0 auto;
    padding:64px 32px 20px;
    text-align:center;
  }
  .page-header h1{
    font-family:'Fraunces',serif;
    font-weight:500;
    font-size:clamp(2rem, 4vw, 2.8rem);
    color:var(--green-900);
    line-height:1.1;
    margin-bottom:14px;
  }
  .page-header p{
    font-size:16px;
    color:var(--ink-soft);
    margin:0;
  }

  /* ---------- ABOUT DETAIL ---------- */
  .about-detail{
    max-width:1160px;
    margin:0 auto;
    padding:60px 32px 100px;
    display:grid;
    grid-template-columns:1.1fr 0.9fr;
    gap:64px;
    align-items:start;
  }
  .about-detail-text h2{
    font-family:'Fraunces',serif;
    font-weight:500;
    font-size:22px;
    color:var(--green-900);
    margin:32px 0 12px;
  }
  .about-detail-text h2:first-child{margin-top:0;}
  .about-detail-text p{
    font-size:15.5px;
    line-height:1.75;
    color:var(--ink-soft);
    margin:0 0 8px;
  }
  .about-detail-text p em{color:var(--gold-500); font-style:italic;}
  .partners-grid{
    display:flex;
    flex-wrap:wrap;
    gap:10px;
    margin-top:18px;
  }
  .partner-chip{
    background:var(--gold-100);
    border:1px solid var(--gold-300);
    color:var(--green-900);
    font-weight:700;
    font-size:14px;
    padding:10px 18px;
    border-radius:10px;
  }
  .about-detail-photo{
    position:relative;
    width:100%;
    aspect-ratio:4/3;
    border-radius:18px;
    overflow:hidden;
    box-shadow:0 18px 40px rgba(15,61,34,0.16);
    position:sticky;
    top:100px;
  }
  .about-detail-photo img{width:100%;height:100%;object-fit:cover;}

  /* ---------- LEADERSHIP ---------- */
  .leadership{
    max-width:1160px;
    margin:0 auto;
    padding:0 32px 100px;
  }
  .leadership-head{
    max-width:640px;
    margin:0 0 40px;
  }
  .leadership-head h2{
    font-family:'Fraunces',serif;
    font-weight:500;
    font-size:clamp(1.7rem, 2.8vw, 2.2rem);
    color:var(--green-900);
    line-height:1.15;
  }
  .founder-card{margin-bottom:48px;}

  /* ---------- PEOPLE GRID (leaders + loan officers) ---------- */
  .people-grid{
    display:grid;
    grid-template-columns:repeat(4, 1fr);
    gap:22px;
  }
  .leaders-grid{grid-template-columns:repeat(2, 1fr); gap:28px;}
  .people-card{
    background:var(--paper);
    border:1px solid var(--line);
    border-radius:14px;
    padding:26px 22px;
    text-align:left;
  }
  .people-avatar{
    width:56px;
    height:56px;
    border-radius:50%;
    background:linear-gradient(135deg, var(--green-700), var(--green-900));
    display:flex;
    align-items:center;
    justify-content:center;
    color:var(--gold-300);
    margin-bottom:16px;
    overflow:hidden;
  }
  .people-avatar img{
    width:100%;
    height:100%;
    object-fit:cover;
  }
  .people-card h4{
    font-family:'Fraunces',serif;
    font-size:16.5px;
    font-weight:500;
    color:var(--green-900);
    margin:0 0 2px;
  }
  .people-card .role{
    font-size:12px;
    font-weight:600;
    color:var(--gold-500);
    text-transform:uppercase;
    letter-spacing:.05em;
    display:block;
  }
  .people-card .nmls{
    font-size:11.5px;
    color:var(--ink-soft);
    display:block;
    margin-top:2px;
  }
  .people-card .bio{
    font-size:13.5px;
    color:var(--ink-soft);
    line-height:1.6;
    margin:10px 0 16px;
  }
  .people-card .apply-btn{
    display:inline-flex;
    align-items:center;
    gap:6px;
    font-size:12.5px;
    font-weight:700;
    color:var(--green-700);
    border:1.5px solid var(--green-700);
    padding:8px 16px;
    border-radius:999px;
    transition:background .2s ease, color .2s ease;
  }
  .people-card .apply-btn:hover{background:var(--green-700); color:var(--paper);}

  @media (max-width:900px){
    .about-detail{grid-template-columns:1fr; gap:32px; padding:50px 28px 70px;}
    .about-detail-photo{position:static; aspect-ratio:16/9;}
    .leadership{padding:0 28px 70px;}
    .leaders-grid{grid-template-columns:repeat(2, 1fr);}
    .people-grid.lo-grid{grid-template-columns:repeat(2, 1fr);}
  }
  @media (max-width:560px){
    .page-header{padding:48px 22px 16px;}
    .leaders-grid, .people-grid.lo-grid{grid-template-columns:1fr;}
  }

  /* ---------- CAREERS ---------- */
  .careers{
    background:
      linear-gradient(160deg, rgba(15,61,34,0.93), rgba(15,61,34,0.90) 50%, rgba(15,61,34,0.95)),
      url('https://images.unsplash.com/photo-1758873269276-9518d0cb4a0b?auto=format&fit=crop&w=1800&q=70');
    background-size:cover;
    background-position:center;
    padding:90px 32px;
  }
  .careers-inner{
    max-width:1160px;
    margin:0 auto;
    display:grid;
    grid-template-columns:1.2fr 0.8fr;
    gap:48px;
    align-items:center;
  }
  .careers .section-eyebrow{color:var(--gold-300);}
  .careers .section-eyebrow::before{background:var(--gold-500);}
  .careers h2{
    font-size:clamp(1.7rem, 2.8vw, 2.2rem);
    color:var(--paper);
    line-height:1.2;
    margin-bottom:14px;
  }
  .careers p{
    font-size:16px;
    line-height:1.7;
    color:#C9D4C9;
    margin:0;
    max-width:52ch;
  }
  .careers-actions{
    display:flex;
    justify-content:flex-start;
  }
  .careers .cta-btn{
    background:var(--gold-500);
    border-color:var(--gold-500);
    color:var(--green-900);
  }
  .careers .cta-btn:hover{background:var(--gold-300); border-color:var(--gold-300);}

  /* ---------- CONTACT ---------- */
  .contact{
    padding:100px 32px;
    max-width:1160px;
    margin:0 auto;
  }
  .contact-head{
    max-width:640px;
    margin:0 0 56px;
  }
  .contact-head h2{
    font-size:clamp(1.9rem, 3vw, 2.5rem);
    color:var(--green-900);
    line-height:1.15;
    margin-bottom:14px;
  }
  .contact-head p{
    font-size:16.5px;
    color:var(--ink-soft);
    margin:0;
  }
  .contact-grid{
    display:grid;
    grid-template-columns:0.8fr 1.2fr;
    gap:56px;
  }
  .contact-info dl{
    margin:0 0 28px;
  }
  .contact-info dt{
    font-size:12px;
    font-weight:700;
    letter-spacing:.1em;
    text-transform:uppercase;
    color:var(--gold-500);
    margin-bottom:6px;
  }
  .contact-info dd{
    margin:0;
    font-size:16px;
    color:var(--ink);
    line-height:1.6;
  }
  .contact-form{
    background:var(--paper);
    border:1px solid var(--line);
    border-radius:16px;
    padding:36px;
  }
  .form-row{
    display:grid;
    grid-template-columns:1fr 1fr;
    gap:16px;
  }
  .form-field{margin-bottom:18px;}
  .form-field label{
    display:block;
    font-size:13px;
    font-weight:600;
    color:var(--ink);
    margin-bottom:7px;
  }
  .form-field input,
  .form-field textarea{
    width:100%;
    font-family:'Inter',sans-serif;
    font-size:15px;
    padding:12px 14px;
    border:1px solid var(--line);
    border-radius:8px;
    background:var(--cream);
    color:var(--ink);
  }
  .form-field input:focus,
  .form-field textarea:focus{
    outline:2px solid var(--green-700);
    outline-offset:1px;
  }
  .form-field textarea{resize:vertical; min-height:110px;}
  .contact-form .cta-btn{
    width:100%;
    justify-content:center;
    border:none;
    padding:14px 28px;
  }

  /* ---------- RESPONSIVE ---------- */
  [id]{scroll-margin-top:84px;}

  @media (max-width:900px){
    .hero-inner{grid-template-columns:1fr; padding-top:56px;}
    .hero-art{order:-1; max-width:340px; margin:0 auto 8px;}
    .hero-actions-goals{flex-direction:column; align-items:stretch;}
    .goal-tile{padding:16px 20px; flex:0 0 auto;}
    .split{grid-template-columns:1fr;}
    .split-divider{display:none;}
    .split-col{padding:52px 32px;}
    .primary-cta-inner{grid-template-columns:1fr;}
    .pillars{padding:70px 28px;}
    .pillar-grid{grid-template-columns:1fr;}
    .audience{padding:70px 28px;}
    .audience-grid{grid-template-columns:1fr;}
    .final-cta{padding:70px 28px;}
    .final-cta-actions{flex-direction:column; align-items:stretch;}
    .final-cta-actions .cta-btn{width:100%; justify-content:center; padding:14px 20px; font-size:14px;}
    .statement{padding:80px 28px;}

    .footer-meta{text-align:center;}

    .nav-toggle-label{display:flex;}
    .nav-links{
      position:absolute;
      top:100%;
      left:0;
      right:0;
      flex-direction:column;
      align-items:stretch;
      gap:0;
      background:var(--paper);
      border-bottom:1px solid var(--line);
      max-height:0;
      overflow:hidden;
      transition:max-height .3s ease;
    }
    .nav-links a{
      display:block;
      padding:16px 24px;
      border-bottom:1px solid var(--line);
    }
    .nav-toggle-checkbox:checked ~ .nav-links{
      max-height:calc(100vh - 130px);   /* viewport minus top bar + header */
      overflow-y:auto;
      -webkit-overflow-scrolling:touch;
    }

    .about{grid-template-columns:1fr; gap:32px; padding:70px 28px;}
    .programs{padding:70px 28px;}
    .programs-head{margin-bottom:36px;}
    .program-grid{grid-template-columns:1fr;}
    .team{padding:70px 28px;}
    .founder-card{grid-template-columns:1fr; gap:28px; padding:32px;}
    .founder-photo{aspect-ratio:450/791; max-width:280px; margin:0 auto;}
    .careers-inner{grid-template-columns:1fr;}
    .careers-actions{justify-content:flex-start;}
    .contact{padding:70px 28px;}
    .contact-grid{grid-template-columns:1fr; gap:36px;}
    .contact-form{padding:26px;}
  }
  @media (max-width:520px){
    .nav-inner{padding:14px 20px;}
    .nav-inner img{height:34px;}
    .hero,.intro{padding-left:20px;padding-right:20px;}
    .form-row{grid-template-columns:1fr;}
    .utility-tagline{display:none;}
    .utility-inner{justify-content:center; padding:8px 20px;}
  }
  /* ---------- SITE MODALS (Careers, Talk to a Loan Officer) ---------- */
  .link-cta.careers-modal-trigger{
    background:none;
    border:none;
    padding:0;
    font-family:inherit;
    cursor:pointer;
  }
  .site-modal-overlay{
    position:fixed;
    inset:0;
    z-index:100;
    background:rgba(15,61,34,0.55);
    display:none;
    align-items:center;
    justify-content:center;
    padding:24px;
  }
  .site-modal-overlay.is-open{
    display:flex;
    animation: siteModalOverlayIn .2s ease forwards;
  }
  @keyframes siteModalOverlayIn{ from{opacity:0;} to{opacity:1;} }
  .site-modal{
    position:relative;
    background:var(--paper);
    border-radius:18px;
    max-width:560px;
    width:100%;
    max-height:88vh;
    overflow-y:auto;
    padding:40px 36px 32px;
    box-shadow:0 30px 70px rgba(15,61,34,0.35);
    animation: siteModalIn .25s cubic-bezier(.25,.8,.35,1.1) forwards;
  }
  @keyframes siteModalIn{
    from{opacity:0; transform:translateY(14px) scale(.98);}
    to{opacity:1; transform:translateY(0) scale(1);}
  }
  .site-modal-close{
    position:absolute;
    top:16px; right:16px;
    width:34px; height:34px;
    border-radius:50%;
    border:1px solid var(--line);
    background:var(--cream);
    color:var(--ink-soft);
    font-size:20px;
    line-height:1;
    cursor:pointer;
    display:flex;
    align-items:center;
    justify-content:center;
  }
  .site-modal-close:hover{background:var(--gold-100); color:var(--green-900);}
  .site-modal h3{
    font-family:'Fraunces',serif;
    font-size:22px;
    color:var(--green-900);
    margin-bottom:8px;
  }
  .site-modal-sub{
    font-size:14px;
    color:var(--ink-soft);
    margin:0 0 24px;
    line-height:1.55;
  }
  .site-modal .form-field input[type="file"]{
    width:100%;
    font-family:'Inter',sans-serif;
    font-size:13.5px;
    padding:10px 12px;
    border:1.5px solid var(--line);
    border-radius:9px;
    background:var(--cream);
    color:var(--ink);
  }
  .site-modal .checkbox-grid{
    display:grid;
    grid-template-columns:repeat(2, 1fr);
    gap:10px 16px;
    margin-top:6px;
  }
  .site-modal .checkbox-option{
    display:flex !important;
    align-items:center;
    gap:8px;
    font-size:14px !important;
    font-weight:500 !important;
    color:var(--ink) !important;
    margin-bottom:0 !important;
    cursor:pointer;
  }
  .site-modal .checkbox-option input[type="checkbox"]{
    width:17px;
    height:17px;
    accent-color:var(--green-700);
    flex-shrink:0;
    cursor:pointer;
  }
  @media (max-width:520px){
    .site-modal{padding:32px 22px 26px;}
    .site-modal .checkbox-grid{grid-template-columns:1fr;}
  }

  /* ---------- ACCESSIBILITY TOOLBAR ---------- */
  .a11y-widget{
    position:fixed;
    left:20px;
    bottom:20px;
    z-index:130;
  }
  .a11y-toggle{
    width:56px;
    height:56px;
    border-radius:50%;
    background:#2563EB;
    border:none;
    color:#FFFFFF;
    display:flex;
    align-items:center;
    justify-content:center;
    cursor:pointer;
    box-shadow:0 8px 22px rgba(0,0,0,0.28);
    transition:transform .2s ease, background .2s ease;
  }
  .a11y-toggle:hover{background:#1D4ED8; transform:scale(1.05);}
  .a11y-panel{
    position:absolute;
    left:0;
    bottom:68px;
    width:320px;
    max-height:min(600px, 78vh);
    overflow-y:auto;
    background:var(--paper);
    border-radius:14px;
    box-shadow:0 20px 50px rgba(0,0,0,0.28);
    padding:16px;
    border:1px solid var(--line);
  }
  .a11y-panel[hidden]{display:none;}
  .a11y-panel-head{
    display:flex;
    align-items:center;
    justify-content:space-between;
    font-weight:700;
    font-size:14px;
    color:var(--green-900);
    margin-bottom:12px;
    padding-bottom:10px;
    border-bottom:1px solid var(--line);
    position:sticky;
    top:-16px;
    background:var(--paper);
    padding-top:2px;
  }
  .a11y-panel-close{
    background:none;
    border:none;
    font-size:19px;
    line-height:1;
    color:var(--ink-soft);
    cursor:pointer;
    padding:0;
  }

  .a11y-profiles{
    display:flex;
    flex-wrap:wrap;
    gap:6px;
    margin-bottom:14px;
    padding-bottom:14px;
    border-bottom:1px solid var(--line);
  }
  .a11y-profile-chip{
    font-size:11.5px;
    font-weight:600;
    font-family:'Inter',sans-serif;
    padding:7px 12px;
    border-radius:999px;
    border:1px solid var(--line);
    background:var(--cream);
    color:var(--ink);
    cursor:pointer;
  }
  .a11y-profile-chip:hover{background:var(--gold-100);}

  .a11y-section{margin-top:16px;}
  .a11y-section:first-of-type{margin-top:0;}
  .a11y-section-title{
    font-size:11px;
    font-weight:700;
    text-transform:uppercase;
    letter-spacing:.06em;
    color:var(--green-700);
    margin-bottom:10px;
  }

  .a11y-row{
    display:flex;
    align-items:center;
    justify-content:space-between;
    padding:7px 0;
    font-size:13px;
    color:var(--ink);
  }
  .a11y-row-stack{flex-direction:column; align-items:flex-start; gap:7px;}
  .a11y-btn-group{display:flex; gap:4px;}
  .a11y-mini-btn{
    width:28px;
    height:28px;
    border-radius:6px;
    border:1px solid var(--line);
    background:var(--cream);
    color:var(--ink);
    font-size:12px;
    font-weight:700;
    font-family:'Inter',sans-serif;
    cursor:pointer;
  }
  .a11y-mini-btn:hover{background:var(--gold-100);}

  .a11y-tile-grid{
    display:grid;
    grid-template-columns:repeat(2, 1fr);
    gap:8px;
    margin-top:6px;
  }
  .a11y-tile{
    display:flex;
    flex-direction:column;
    align-items:center;
    gap:6px;
    padding:12px 6px;
    border-radius:10px;
    border:1px solid var(--line);
    background:var(--cream);
    color:var(--ink);
    font-size:11px;
    font-weight:600;
    font-family:'Inter',sans-serif;
    text-align:center;
    cursor:pointer;
    line-height:1.3;
  }
  .a11y-tile svg{flex-shrink:0;}
  .a11y-tile:hover{background:var(--gold-100);}
  .a11y-tile[aria-pressed="true"]{background:#EFF4FF; border-color:#2563EB; color:#1D4ED8;}

  .a11y-segment-group{display:flex; gap:4px;}
  .a11y-segment-full{width:100%;}
  .a11y-segment-btn{
    flex:1;
    padding:7px 4px;
    border-radius:7px;
    border:1px solid var(--line);
    background:var(--cream);
    color:var(--ink);
    font-size:11px;
    font-weight:600;
    font-family:'Inter',sans-serif;
    cursor:pointer;
    display:flex;
    align-items:center;
    justify-content:center;
  }
  .a11y-segment-btn:hover{background:var(--gold-100);}
  .a11y-segment-btn[aria-pressed="true"]{background:#2563EB; border-color:#2563EB; color:#fff;}

  .a11y-reset-btn{
    width:100%;
    margin-top:16px;
    padding:9px;
    background:none;
    border:1px solid var(--line);
    border-radius:8px;
    font-size:12.5px;
    font-weight:600;
    font-family:'Inter',sans-serif;
    color:var(--ink-soft);
    cursor:pointer;
  }
  .a11y-reset-btn:hover{background:var(--cream);}
  .a11y-statement-link{
    display:block;
    text-align:center;
    margin-top:10px;
    font-size:11.5px;
    color:var(--green-700);
    text-decoration:underline;
  }

  .a11y-reading-guide-bar{
    position:fixed;
    left:0;
    width:100%;
    height:3px;
    background:#2563EB;
    z-index:125;
    pointer-events:none;
    display:none;
    box-shadow:0 0 10px rgba(37,99,235,0.7);
  }
  .a11y-reading-guide-bar.is-active{display:block;}

  /* ---------- APPLIED ACCESSIBILITY STATES ---------- */
  html.a11y-font-1{font-size:110%;}
  html.a11y-font-2{font-size:120%;}
  html.a11y-font-3{font-size:130%;}

  body.a11y-line-1 :not(.a11y-panel):not(.a11y-panel *){line-height:1.65 !important;}
  body.a11y-line-2 :not(.a11y-panel):not(.a11y-panel *){line-height:1.95 !important;}

  body.a11y-space-1 :not(.a11y-panel):not(.a11y-panel *){letter-spacing:.03em !important;}
  body.a11y-space-2 :not(.a11y-panel):not(.a11y-panel *){letter-spacing:.06em !important;}

  body.a11y-readable :not(.a11y-panel):not(.a11y-panel *){font-family:Arial, Helvetica, sans-serif !important;}

  body.a11y-highlight-titles h1:not(.a11y-panel *), body.a11y-highlight-titles h2:not(.a11y-panel *), body.a11y-highlight-titles h3:not(.a11y-panel *), body.a11y-highlight-titles h4:not(.a11y-panel *){
    background:#FFF3B0 !important; color:#1a1a1a !important; outline:2px solid #F5C400; padding:0 4px;
  }
  body.a11y-highlight-links a:not(.a11y-panel *){
    background:#FFF3B0 !important; color:#1a1a1a !important; outline:1px solid #F5C400;
  }
  body.a11y-underline a:not(.a11y-panel *){text-decoration:underline !important;}

  body.a11y-align-left :not(.a11y-panel):not(.a11y-panel *){text-align:left !important;}
  body.a11y-align-center :not(.a11y-panel):not(.a11y-panel *){text-align:center !important;}
  body.a11y-align-right :not(.a11y-panel):not(.a11y-panel *){text-align:right !important;}

  body.a11y-contrast-dark:not(.a11y-panel), body.a11y-contrast-dark :not(.a11y-panel):not(.a11y-panel *){background-color:#0d0d0d !important; color:#f2f2f2 !important; border-color:#444 !important;}
  body.a11y-contrast-light:not(.a11y-panel), body.a11y-contrast-light :not(.a11y-panel):not(.a11y-panel *){background-color:#ffffff !important; color:#111111 !important; border-color:#ccc !important;}
  body.a11y-contrast-high:not(.a11y-panel), body.a11y-contrast-high :not(.a11y-panel):not(.a11y-panel *){background-color:#000000 !important; color:#FFFF00 !important; border-color:#FFFF00 !important;}
  body.a11y-contrast-dark img:not(.a11y-panel *), body.a11y-contrast-light img:not(.a11y-panel *), body.a11y-contrast-high img:not(.a11y-panel *){filter:grayscale(50%) contrast(110%);}

  body.a11y-sat-high{filter:saturate(1.8);}
  body.a11y-sat-low{filter:saturate(0.5);}
  body.a11y-sat-mono{filter:grayscale(100%);}

  body.a11y-hide-images img:not(.a11y-panel *){opacity:0 !important; pointer-events:none;}

  body.a11y-pause *{animation:none !important; transition:none !important;}

  body.a11y-highlight-hover a:hover:not(.a11y-panel *), body.a11y-highlight-hover button:hover:not(.a11y-panel *){outline:3px solid #2563EB !important; outline-offset:2px;}
  body.a11y-highlight-focus *:focus:not(.a11y-panel *){outline:3px solid #2563EB !important; outline-offset:2px;}

  body.a11y-cursor-black, body.a11y-cursor-black *{cursor:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='32' height='32'%3E%3Cpath d='M4 4L4 26L11 21L14 28L18 26L15 19L22 19Z' fill='black' stroke='white' stroke-width='1.5'/%3E%3C/svg%3E") 4 4, auto !important;}
  body.a11y-cursor-white, body.a11y-cursor-white *{cursor:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='32' height='32'%3E%3Cpath d='M4 4L4 26L11 21L14 28L18 26L15 19L22 19Z' fill='white' stroke='black' stroke-width='1.5'/%3E%3C/svg%3E") 4 4, auto !important;}

  @media (max-width:520px){
    .a11y-widget{left:14px; bottom:14px;}
    .a11y-panel{width:calc(100vw - 48px); left:0;}
  }

  /* ---------- SKIP LINK ---------- */
  .skip-link{
    position:absolute;
    left:-9999px;
    top:0;
    z-index:200;
    background:var(--green-900);
    color:var(--paper);
    padding:12px 20px;
    border-radius:0 0 8px 0;
    font-size:14px;
    font-weight:700;
  }
  .skip-link:focus{
    left:0;
  }

  /* ---------- QUICK TOOLS ---------- */
  .quick-tools{
    background:var(--paper);
    border-top:1px solid var(--line);
    border-bottom:1px solid var(--line);
    padding:100px 32px;
  }
  .quick-tools-inner{max-width:1160px; margin:0 auto;}
  .quick-tools-inner h2{
    font-family:'Fraunces',serif;
    font-weight:500;
    font-size:clamp(1.9rem, 3vw, 2.5rem);
    color:var(--green-900);
    line-height:1.15;
    margin-bottom:44px;
  }
  .quick-tools-grid{
    display:grid;
    grid-template-columns:repeat(2, 1fr);
    gap:22px;
  }
  .quick-tool-card{
    background:var(--cream);
    border:1px solid var(--line);
    border-radius:16px;
    padding:32px;
  }
  .quick-tool-icon{
    width:48px;
    height:48px;
    border-radius:12px;
    background:var(--green-900);
    color:var(--gold-300);
    display:flex;
    align-items:center;
    justify-content:center;
    margin-bottom:18px;
  }
  .quick-tool-card h3{
    font-family:'Fraunces',serif;
    font-weight:500;
    font-size:19px;
    color:var(--green-900);
    margin-bottom:8px;
  }
  .quick-tool-card p{
    font-size:14.5px;
    line-height:1.6;
    color:var(--ink-soft);
    margin:0 0 22px;
  }
  .quick-tool-btn{
    display:inline-flex;
    align-items:center;
    gap:8px;
    background:none;
    border:2px solid var(--green-700);
    color:var(--green-700);
    font-family:'Inter',sans-serif;
    font-weight:700;
    font-size:15px;
    padding:14px 24px;
    border-radius:10px;
    cursor:pointer;
    transition:background .2s ease, color .2s ease;
  }
  .quick-tool-btn:hover{background:var(--green-700); color:var(--paper);}

  @media (max-width:768px){
    .quick-tools{padding:70px 24px;}
    .quick-tools-grid{grid-template-columns:1fr;}
  }

  /* ============================================================
     TOOLS PAGE — Calculator Suite, Loan Officer Quiz, Journey Tracker
     ============================================================ */

  /* ---------- shared ---------- */
  .tools-inner, .quiz-section-inner, .journey-section-inner{max-width:1100px; margin:0 auto;}
  .tools-head{max-width:640px; margin:0 auto 40px; text-align:center;}
  .tools-head .section-eyebrow{justify-content:center;}
  .tools-head h2{
    font-family:'Fraunces',serif; font-weight:500; font-size:clamp(1.8rem, 3vw, 2.3rem);
    color:var(--green-900); margin-bottom:10px;
  }
  .tools-head p{font-size:15.5px; color:var(--ink-soft); margin:0;}

  /* ---------- Calculator Suite ---------- */
  .tools-section{
    background:var(--paper); padding:90px 32px; border-bottom:1px solid var(--line);
  }
  .calc-tabs{display:flex; gap:4px; flex-wrap:wrap; justify-content:center; margin-bottom:32px; border-bottom:1px solid var(--line);}
  .calc-tab{
    padding:12px 20px; border:none; background:none; font-family:'Inter',sans-serif;
    font-weight:600; font-size:14px; color:var(--ink-soft); cursor:pointer;
    border-bottom:2px solid transparent; margin-bottom:-1px; white-space:nowrap;
  }
  .calc-tab.is-active{color:var(--green-700); border-bottom-color:var(--green-700);}
  .calc-pane{display:none; max-width:1000px; margin:0 auto;}
  .calc-pane.is-active{display:block;}

  .calc-grid{display:grid; grid-template-columns:1fr 1fr; gap:44px; align-items:start;}
  .calc-field{margin-bottom:16px;}
  .calc-field label{display:block; font-size:12.5px; font-weight:600; color:var(--ink); margin-bottom:6px;}
  .calc-field input, .calc-field select{
    width:100%; font-family:'Inter',sans-serif; font-size:15px; padding:11px 12px;
    border:1.5px solid var(--line); border-radius:8px; background:var(--cream); color:var(--ink);
  }
  .calc-field input:focus, .calc-field select:focus{outline:2px solid var(--green-700); outline-offset:1px;}
  .calc-field .hint{font-size:11px; color:var(--ink-soft); margin-top:4px;}
  .calc-field-row{display:grid; grid-template-columns:1fr 1fr; gap:12px;}
  .calc-results{background:var(--gold-100); border-radius:16px; padding:30px;}
  .calc-headline{font-size:12px; font-weight:700; letter-spacing:.08em; text-transform:uppercase; color:var(--green-700); margin-bottom:6px;}
  .calc-figure{font-family:'Fraunces',serif; font-size:2.3rem; color:var(--green-900); line-height:1; margin-bottom:16px;}
  .calc-breakdown{border-top:1px solid rgba(196,160,98,.5); padding-top:16px; display:grid; gap:9px;}
  .calc-breakdown .row{display:flex; justify-content:space-between; font-size:14px;}
  .calc-breakdown .row span:first-child{color:var(--ink-soft);}
  .calc-breakdown .row span:last-child{font-weight:700; color:var(--green-900);}
  .chart-wrap{margin-top:20px; height:220px;}
  .calc-toggle-row{display:flex; gap:8px; margin-bottom:16px;}
  .calc-toggle-btn{
    flex:1; padding:10px; border-radius:8px; border:1.5px solid var(--line); background:var(--cream);
    font-size:12.5px; font-weight:600; font-family:'Inter',sans-serif; color:var(--ink); cursor:pointer;
  }
  .calc-toggle-btn.is-active{background:var(--green-700); border-color:var(--green-700); color:var(--paper);}
  .calc-note-banner{background:var(--paper); border:1px dashed var(--gold-500); border-radius:10px; padding:14px 16px; font-size:13px; color:var(--ink); margin-top:16px;}
  .calc-cta-row{margin-top:44px; text-align:center;}
  .calc-cta-btn{
    display:inline-flex; align-items:center; gap:8px; background:var(--green-700); color:var(--paper);
    font-family:'Inter',sans-serif; font-weight:700; font-size:15px; padding:16px 32px; border-radius:999px; border:none; cursor:pointer;
  }
  .calc-cta-btn:hover{background:var(--green-600);}
  .calc-disclaimer{font-size:11.5px; color:var(--ink-soft); text-align:center; max-width:700px; margin:20px auto 0; line-height:1.6;}

  /* ---------- Find Your Loan Officer (quiz) ---------- */
  .quiz-section{background:var(--cream); padding:90px 32px; border-bottom:1px solid var(--line);}
  .quiz-section-inner{display:grid; grid-template-columns:0.85fr 1.15fr; gap:56px; align-items:center;}
  .quiz-visual{position:relative; width:100%; aspect-ratio:4/5; border-radius:18px; overflow:hidden; box-shadow:0 18px 40px rgba(15,61,34,0.16);}
  .quiz-visual img{width:100%; height:100%; object-fit:cover;}
  .quiz-content h2{font-family:'Fraunces',serif; font-weight:500; font-size:clamp(1.7rem, 2.8vw, 2.2rem); color:var(--green-900); margin-bottom:26px;}
  .quiz-wrap{max-width:520px;}
  .quiz-progress{display:flex; gap:6px; margin-bottom:22px;}
  .quiz-dot{width:8px; height:8px; border-radius:50%; background:var(--line);}
  .quiz-dot.is-active{background:var(--green-700);}
  .quiz-step{display:none;}
  .quiz-step.is-active{display:block;}
  .quiz-q{font-family:'Fraunces',serif; font-size:19px; color:var(--green-900); margin-bottom:18px;}
  .quiz-options{display:grid; gap:10px;}
  .quiz-option{
    padding:14px 18px; border:1.5px solid var(--line); border-radius:10px; background:var(--paper);
    font-family:'Inter',sans-serif; font-size:14.5px; font-weight:600; color:var(--ink); cursor:pointer; text-align:left;
  }
  .quiz-option:hover{border-color:var(--gold-500); background:var(--gold-100);}
  .quiz-result{display:none;}
  .quiz-result.is-active{display:block;}
  .quiz-match-card{display:flex; align-items:center; gap:16px; background:var(--gold-100); border-radius:14px; padding:20px 22px; margin-bottom:24px;}
  .quiz-match-avatar{
    width:60px; height:60px; border-radius:50%; flex-shrink:0; overflow:hidden;
    background:linear-gradient(135deg, var(--green-700), var(--green-900));
    display:flex; align-items:center; justify-content:center; color:var(--gold-300);
  }
  .quiz-match-avatar img{width:100%; height:100%; object-fit:cover;}
  .quiz-match-name{font-family:'Fraunces',serif; font-size:19px; color:var(--green-900); margin-bottom:2px;}
  .quiz-match-role{font-size:11.5px; font-weight:600; color:var(--gold-500); text-transform:uppercase; letter-spacing:.06em; display:block; margin-bottom:6px;}
  .quiz-match-note{font-size:13.5px; color:var(--ink-soft); line-height:1.55; margin:0;}
  .quiz-form-title{font-family:'Fraunces',serif; font-size:17px; color:var(--green-900); margin-bottom:14px;}
  .quiz-form-row{display:grid; grid-template-columns:1fr 1fr; gap:12px;}
  .quiz-field{margin-bottom:14px;}
  .quiz-field label{display:block; font-size:12.5px; font-weight:600; color:var(--ink); margin-bottom:6px;}
  .quiz-field input{
    width:100%; font-family:'Inter',sans-serif; font-size:14.5px; padding:11px 12px;
    border:1.5px solid var(--line); border-radius:8px; background:var(--paper); color:var(--ink);
  }
  .quiz-submit-btn{
    width:100%; background:var(--green-700); color:var(--paper); font-family:'Inter',sans-serif; font-weight:700; font-size:14.5px;
    padding:14px; border-radius:10px; border:none; cursor:pointer;
  }
  .quiz-submit-btn:hover{background:var(--green-600);}
  .quiz-submit-btn:disabled{opacity:.6; cursor:default;}
  .quiz-form-status{font-size:12.5px; color:var(--ink-soft); margin:10px 0 0; text-align:center;}
  .quiz-restart{font-size:12.5px; font-weight:600; color:var(--green-700); text-decoration:underline; background:none; border:none; cursor:pointer; margin-top:16px; display:block;}

  @media (max-width:900px){
    .quiz-section-inner{grid-template-columns:1fr; gap:32px;}
    .quiz-visual{aspect-ratio:16/9;}
  }

  /* ---------- Journey Tracker ---------- */
  .journey-section{background:var(--paper); padding:90px 32px;}
  .journey-track{display:flex; justify-content:space-between; position:relative; margin-bottom:40px;}
  .journey-track::before{content:""; position:absolute; top:19px; left:5%; right:5%; height:2px; background:var(--line); z-index:0;}
  .journey-step{position:relative; z-index:1; display:flex; flex-direction:column; align-items:center; flex:1; cursor:pointer; background:none; border:none;}
  .journey-dot{
    width:38px; height:38px; border-radius:50%; background:var(--paper); border:2px solid var(--line);
    display:flex; align-items:center; justify-content:center; font-weight:700; font-size:13px; color:var(--ink-soft);
    transition:all .2s ease; margin-bottom:10px;
  }
  .journey-step.is-active .journey-dot{background:var(--green-700); border-color:var(--green-700); color:var(--paper);}
  .journey-step.is-done .journey-dot{background:var(--gold-500); border-color:var(--gold-500); color:var(--paper);}
  .journey-label{font-size:11.5px; font-weight:600; color:var(--ink-soft); text-align:center; max-width:90px; font-family:'Inter',sans-serif;}
  .journey-step.is-active .journey-label{color:var(--green-900);}
  .journey-detail{background:var(--gold-100); border-radius:16px; padding:32px 36px; max-width:900px; margin:0 auto;}
  .journey-detail-top{margin-bottom:16px;}
  .journey-detail h4{font-family:'Fraunces',serif; font-size:20px; color:var(--green-900); margin:0;}
  .journey-cols{display:grid; grid-template-columns:1fr 1fr; gap:28px; margin-bottom:18px;}
  .journey-col h5{font-size:12px; font-weight:700; text-transform:uppercase; letter-spacing:.06em; color:var(--green-700); margin:0 0 10px;}
  .journey-col ul{margin:0; padding-left:18px;}
  .journey-col li{font-size:14px; color:var(--ink-soft); line-height:1.65; margin-bottom:6px;}
  .journey-check{display:flex; align-items:center; gap:8px; margin-top:18px;}
  .journey-check input{width:16px; height:16px; accent-color:var(--green-700);}
  .journey-check label{font-size:12.5px; font-weight:600; color:var(--ink); cursor:pointer; font-family:'Inter',sans-serif;}

  @media (max-width:640px){
    .journey-label{display:none;}
    .journey-cols{grid-template-columns:1fr;}
    .journey-detail{padding:26px 24px;}
  }
  @media (max-width:768px){
    .tools-section, .quiz-section, .journey-section{padding:60px 24px;}
    .calc-grid{grid-template-columns:1fr; gap:28px;}
    .calc-field-row{grid-template-columns:1fr;}
  }

/* ============================================================
   PROGRAMS PAGE
   ============================================================ */
.program-jump{
  display:flex; flex-wrap:wrap; gap:10px; justify-content:center;
  max-width:1160px; margin:0 auto; padding:8px 32px 40px;
}
.program-jump a{
  font-family:'Inter',sans-serif; font-size:13.5px; font-weight:600;
  color:var(--green-700); background:var(--paper);
  border:1.5px solid var(--line); border-radius:999px;
  padding:9px 18px; transition:all .2s ease;
}
.program-jump a:hover{border-color:var(--green-700); background:var(--green-700); color:#fff;}
.program-jump a.jump-quiz{background:var(--gold-100); border-color:var(--gold-300); color:var(--green-900);}
.program-jump a.jump-quiz:hover{background:var(--gold-300);}

.program-group{padding:72px 32px;}
.program-group.alt{background:var(--gold-100);}
.program-group-inner{max-width:1160px; margin:0 auto;}
.program-group-head{max-width:640px; margin-bottom:48px;}
.program-group-head h2{
  font-size:clamp(1.8rem, 3vw, 2.4rem); color:var(--green-900); line-height:1.15; margin:10px 0 12px;
}
.program-group-head p{font-size:16px; line-height:1.7; color:var(--ink-soft); margin:0;}

.program-detail{
  display:grid; grid-template-columns:1fr 1.15fr; gap:44px; align-items:start;
  background:var(--paper); border:1px solid var(--line); border-radius:18px;
  padding:40px 42px; margin-bottom:26px;
  scroll-margin-top:90px;
}
.program-group.alt .program-detail{border-color:var(--gold-300);}
.program-detail-text .tag{
  font-family:'Fraunces',serif; font-style:italic; font-size:14px;
  color:var(--gold-500); display:block; margin-bottom:8px;
}
.program-detail-text h3{font-size:24px; color:var(--green-900); margin-bottom:12px;}
.program-detail-text p{font-size:15px; line-height:1.75; color:var(--ink-soft); margin:0 0 22px;}
.program-detail-text .cta-btn{margin-right:14px;}
.program-detail-text .link-cta{
  display:inline-block; margin-top:14px; font-weight:600; font-size:14px; color:var(--green-700);
}
.program-detail-text .link-cta:hover{text-decoration:underline;}
.program-detail-cols{display:grid; grid-template-columns:1fr 1fr; gap:28px;}
.program-detail-col h4{
  font-family:'Inter',sans-serif; font-size:12px; font-weight:700;
  letter-spacing:.08em; text-transform:uppercase; color:var(--green-700); margin:0 0 12px;
}
.program-detail-col ul{list-style:none; margin:0; padding:0; display:grid; gap:10px;}
.program-detail-col li{
  position:relative; padding-left:20px; font-size:14px; line-height:1.6; color:var(--ink-soft);
}
.program-detail-col li::before{
  content:''; position:absolute; left:0; top:8px; width:8px; height:8px;
  border-radius:50%; background:var(--gold-500);
}

@media (max-width: 900px){
  .program-detail{grid-template-columns:1fr; padding:30px 26px; gap:28px;}
}
@media (max-width: 640px){
  .program-group{padding:52px 22px;}
  .program-detail-cols{grid-template-columns:1fr;}
  .program-detail-text .cta-btn{display:block; text-align:center; margin-right:0;}
}

/* ============================================================
   FAQ PAGE
   ============================================================ */
.faq-section{padding:24px 32px 72px;}
.faq-inner{max-width:860px; margin:0 auto;}
.faq-group{margin-bottom:64px; scroll-margin-top:90px;}
.faq-group:last-child{margin-bottom:0;}
.faq-group-head{margin-bottom:26px;}
.faq-group-head h2{
  font-size:clamp(1.6rem, 2.6vw, 2.1rem); color:var(--green-900); line-height:1.2; margin:8px 0 10px;
}
.faq-group-head p{font-size:15.5px; line-height:1.7; color:var(--ink-soft); margin:0;}

.faq-item{
  background:var(--paper); border:1px solid var(--line); border-radius:14px;
  margin-bottom:12px; overflow:hidden;
}
.faq-item[open]{border-color:var(--green-700);}
.faq-item summary{
  list-style:none; cursor:pointer; display:flex; align-items:center; justify-content:space-between; gap:18px;
  padding:20px 24px; font-family:'Fraunces',serif; font-size:17.5px; font-weight:500;
  color:var(--green-900); line-height:1.35;
}
.faq-item summary::-webkit-details-marker{display:none;}
.faq-item summary::after{
  content:'+'; flex-shrink:0; width:28px; height:28px; border-radius:50%;
  border:1.5px solid var(--line); color:var(--green-700);
  display:inline-flex; align-items:center; justify-content:center;
  font-family:'Inter',sans-serif; font-size:17px; font-weight:500; line-height:1;
  transition:transform .2s ease, background .2s ease;
}
.faq-item[open] summary::after{
  content:'\2212'; background:var(--green-700); border-color:var(--green-700); color:#fff;
}
.faq-item summary:focus-visible{outline:2px solid var(--green-700); outline-offset:-2px;}
.faq-answer{padding:0 24px 22px;}
.faq-answer p{font-size:15px; line-height:1.8; color:var(--ink-soft); margin:0;}

.glossary-section{background:var(--green-900); padding:76px 32px;}
.glossary-inner{max-width:1060px; margin:0 auto;}
.glossary-section .faq-group-head h2{color:var(--gold-100);}
.glossary-section .faq-group-head p{color:#CFE0D2;}
.glossary-section .section-eyebrow{color:var(--gold-300);}
.glossary-grid{
  display:grid; grid-template-columns:repeat(2, 1fr); gap:1px;
  background:rgba(228,212,184,.25); border:1px solid rgba(228,212,184,.25);
  margin:0; border-radius:14px; overflow:hidden;
}
.glossary-item{background:var(--green-900); padding:22px 26px;}
.glossary-item dt{
  font-family:'Fraunces',serif; font-size:17px; color:var(--gold-300); margin-bottom:6px;
}
.glossary-item dd{margin:0; font-size:14px; line-height:1.7; color:#CFE0D2;}

@media (max-width: 760px){
  .faq-section{padding:16px 22px 56px;}
  .glossary-grid{grid-template-columns:1fr;}
  .glossary-section{padding:56px 22px;}
}

.disclosures{border-top:1px solid rgba(228,212,184,.15);}

/* ---------- COMMUNICATION CONSENT ---------- */
.consent-field{margin:6px 0 16px;}
.consent-label{
  display:flex; align-items:flex-start; gap:10px; cursor:pointer;
  font-size:11.5px; line-height:1.6; color:var(--ink-soft);
}
.consent-label input[type="checkbox"]{
  margin-top:3px; flex-shrink:0; width:15px; height:15px; accent-color:var(--green-700);
}
.consent-label input[type="checkbox"]:focus-visible{outline:2px solid var(--green-700); outline-offset:2px;}

/* ---------- HOME: PATH CARDS (compact programs teaser) ---------- */
.path-grid{
  display:grid; grid-template-columns:repeat(4, 1fr); gap:18px;
}
.path-card{
  display:flex; flex-direction:column;
  background:var(--paper); border:1px solid var(--line); border-radius:16px;
  padding:28px 26px; transition:border-color .2s ease, transform .2s ease, box-shadow .2s ease;
}
.path-card:hover{
  border-color:var(--green-700); transform:translateY(-3px);
  box-shadow:0 12px 28px rgba(15,61,34,.10);
}
.path-card .tag{
  font-family:'Fraunces',serif; font-style:italic; font-size:13.5px;
  color:var(--gold-500); margin-bottom:8px;
}
.path-card h3{font-size:20px; color:var(--green-900); margin-bottom:8px;}
.path-card p{font-size:14px; line-height:1.6; color:var(--ink-soft); margin:0 0 18px;}
.path-card .path-cta{
  margin-top:auto; font-size:13.5px; font-weight:600; color:var(--green-700);
}
.path-card-tool{background:var(--gold-100); border-color:var(--gold-300);}
@media (max-width:1000px){ .path-grid{grid-template-columns:1fr 1fr;} }
@media (max-width:560px){ .path-grid{grid-template-columns:1fr;} }

/* ---------- NAV LOGO: never squish ---------- */
.nav-inner > a:first-child{flex-shrink:0; display:inline-flex;}
.nav-inner img{height:46px; width:auto; max-width:none;}
@media (max-width:900px){ .nav-inner img{height:34px;} }

/* ---------- LIVE RATE CHIP ---------- */
.rate-chip{
  display:inline-flex; align-items:center; gap:14px; flex-wrap:wrap;
  margin-top:22px; padding:10px 18px;
  background:var(--paper); border:1.5px solid var(--gold-300); border-radius:999px;
  box-shadow:0 4px 14px rgba(15,61,34,.07);
}
.rate-chip[hidden]{display:none;}
.rate-chip-label{font-size:12.5px; font-weight:700; color:var(--green-900); letter-spacing:.02em;}
.rate-chip-sub{font-weight:500; color:var(--ink-soft);}
.rate-chip-value{
  font-family:'Fraunces',serif; font-size:22px; color:var(--green-700); line-height:1;
}
.rate-chip-date{font-size:11px; color:var(--ink-soft);}
.rate-chip-cta{
  border:none; background:none; cursor:pointer; padding:0;
  font-family:'Inter',sans-serif; font-size:12.5px; font-weight:700; color:var(--green-700);
}
.rate-chip-cta:hover{text-decoration:underline;}

/* ---------- PRIMARY CTA TILE ICONS ---------- */
.cta-tile-icon{
  flex-shrink:0; width:44px; height:44px; border-radius:12px;
  background:var(--gold-100); color:var(--green-700);
  display:inline-flex; align-items:center; justify-content:center;
}
.cta-tile-icon svg{width:22px; height:22px;}

/* ---------- AUDIENCE ICONS ---------- */
.audience-icon{
  display:inline-flex; align-items:center; justify-content:center;
  width:52px; height:52px; border-radius:14px;
  background:var(--gold-100); color:var(--green-700); margin-bottom:16px;
}
.audience-icon svg{width:26px; height:26px;}

/* ---------- PEOPLE BAND ---------- */
.people-band{background:var(--paper); border-top:1px solid var(--line); border-bottom:1px solid var(--line); padding:88px 32px;}
.people-band-inner{
  max-width:1160px; margin:0 auto;
  display:grid; grid-template-columns:1.05fr 1fr; gap:60px; align-items:center;
}
.people-photos{display:flex; gap:22px; align-items:flex-start;}
.people-photo{margin:0; flex:1;}
.people-photo-offset{margin-top:44px;}
.people-photo img{
  width:100%; aspect-ratio:4/5; object-fit:cover; border-radius:16px;
  box-shadow:0 16px 36px rgba(15,61,34,.16);
}
.people-photo figcaption{margin-top:12px; font-size:13.5px; color:var(--ink-soft); display:flex; flex-direction:column; gap:2px;}
.people-photo figcaption strong{font-family:'Fraunces',serif; font-weight:500; font-size:16px; color:var(--green-900);}
.people-copy h2{font-size:clamp(1.8rem, 3vw, 2.4rem); color:var(--green-900); line-height:1.15; margin:10px 0 16px;}
.people-copy p{font-size:16px; line-height:1.75; color:var(--ink-soft); margin:0 0 26px;}
@media (max-width:900px){
  .people-band{padding:64px 22px;}
  .people-band-inner{grid-template-columns:1fr; gap:40px;}
  .people-photo-offset{margin-top:28px;}
}

/* ---------- HOW IT WORKS STRIP ---------- */
.how-strip{padding:88px 32px; background:var(--paper); border-bottom:1px solid var(--line);}
.how-strip-inner{max-width:1160px; margin:0 auto;}
.how-strip-head{max-width:640px; margin-bottom:48px;}
.how-strip-head h2{font-size:clamp(1.8rem,3vw,2.4rem); color:var(--green-900); line-height:1.15; margin:10px 0 0;}
.how-grid{display:grid; grid-template-columns:repeat(3,1fr); gap:20px;}
.how-step{
  position:relative; background:var(--cream); border:1px solid var(--line);
  border-radius:16px; padding:30px 28px 26px;
}
.how-num{
  display:inline-flex; align-items:center; justify-content:center;
  width:40px; height:40px; border-radius:50%;
  background:var(--green-700); color:#fff;
  font-family:'Fraunces',serif; font-size:19px; margin-bottom:16px;
}
.how-step h3{font-size:19px; color:var(--green-900); margin-bottom:8px;}
.how-step p{font-size:14.5px; line-height:1.65; color:var(--ink-soft); margin:0 0 16px;}
@media (max-width:860px){
  .how-strip{padding:60px 22px;}
  .how-grid{grid-template-columns:1fr;}
}

/* ---------- PHOTO BAND ---------- */
.photo-band{position:relative; min-height:420px; background:var(--green-900); overflow:hidden;}
.photo-band img{position:absolute; inset:0; width:100%; height:100%; object-fit:cover; opacity:.92;}
.photo-band.img-missing img{display:none;}
.photo-band-overlay{
  position:relative; z-index:1; min-height:420px;
  display:flex; align-items:flex-end;
  background:linear-gradient(to top, rgba(15,61,34,.82) 0%, rgba(15,61,34,.15) 55%, rgba(15,61,34,0) 100%);
  padding:48px 40px;
}
.photo-band-quote{
  max-width:1160px; margin:0 auto; width:100%;
  font-family:'Fraunces',serif; font-size:clamp(1.6rem,3.4vw,2.6rem);
  color:#fff; line-height:1.25;
}
.photo-band-quote span{
  display:inline-block; margin-top:6px;
  font-size:clamp(1rem,1.8vw,1.25rem); font-style:italic; color:var(--gold-300);
}
@media (max-width:640px){
  .photo-band, .photo-band-overlay{min-height:320px;}
  .photo-band-overlay{padding:32px 22px;}
}

/* ---------- JOURNEY EMBEDDED IN PROGRAMS ---------- */
.journey-section.journey-embedded{padding:8px 0 56px; background:transparent;}
.journey-section.journey-embedded .journey-section-inner{max-width:none; padding:0;}
.journey-embed-title{
  font-size:clamp(1.3rem,2.2vw,1.7rem); color:var(--green-900);
  text-align:center; margin:0 0 36px;
}

/* ---------- PHOTO BAND VARIANTS ---------- */
.photo-band-short, .photo-band-short .photo-band-overlay{min-height:340px;}
.photo-band-mid, .photo-band-mid .photo-band-overlay{min-height:400px;}
@media (max-width:640px){
  .photo-band-short, .photo-band-short .photo-band-overlay,
  .photo-band-mid, .photo-band-mid .photo-band-overlay{min-height:280px;}
}

/* ---------- HERO PHOTO BACKGROUND (light) ---------- */
.hero.hero-has-bg{
  position:relative; overflow:hidden;
  min-height:88vh; display:flex; align-items:center;
}
.hero-bg{position:absolute; inset:0; z-index:0;}
.hero-bg img{width:100%; height:100%; object-fit:cover; object-position:center 40%;}
.hero-bg::after{
  content:''; position:absolute; inset:0;
  background:linear-gradient(90deg,
    rgba(251,248,242,.95) 0%,
    rgba(251,248,242,.88) 40%,
    rgba(251,248,242,.74) 100%);
}
.hero.hero-has-bg > *:not(.hero-bg){position:relative; z-index:1;}
@media (max-width:860px){
  .hero-bg::after{background:rgba(251,248,242,.92);}
}

/* ---------- HOME LENDING SPECIALISTS ---------- */
.team-subhead{margin:64px 0 26px; max-width:640px;}
.team-subhead h3{font-size:clamp(1.4rem,2.4vw,1.8rem); color:var(--green-900); margin:8px 0 10px;}
.team-subhead p{font-size:15px; line-height:1.7; color:var(--ink-soft); margin:0;}
.hls-grid{grid-template-columns:repeat(4, 1fr);}
@media (max-width:1000px){ .hls-grid{grid-template-columns:repeat(2, 1fr);} }
@media (max-width:560px){ .hls-grid{grid-template-columns:1fr;} }

/* ============================================================
   REVERSE MORTGAGE PAGE
   ============================================================ */
.rv-hero{background:var(--green-900); padding:88px 32px 80px; color:#CFE0D2;}
.rv-hero-inner{max-width:1160px; margin:0 auto; display:grid; grid-template-columns:1.25fr .85fr; gap:56px; align-items:center;}
.rv-hero .section-eyebrow{color:var(--gold-300);}
.rv-hero h1{font-size:clamp(2.1rem,4vw,3.3rem); line-height:1.12; color:#fff; margin:12px 0 20px;}
.rv-hero h1 em{font-style:italic; color:var(--gold-300);}
.rv-lead{font-size:17px; line-height:1.7; color:#CFE0D2; max-width:600px; margin:0 0 28px;}
.rv-hero-actions{display:flex; gap:14px; flex-wrap:wrap; margin-bottom:30px;}
.rv-hero .cta-btn.ghost{background:transparent; color:var(--gold-100); border:1.5px solid var(--gold-300);}
.rv-hero .cta-btn.ghost:hover{background:rgba(228,212,184,.12);}
.rv-trust{list-style:none; margin:0; padding:0; display:flex; flex-wrap:wrap; gap:10px 22px;}
.rv-trust li{position:relative; padding-left:22px; font-size:13.5px; font-weight:600; color:var(--gold-100);}
.rv-trust li::before{content:'\2713'; position:absolute; left:0; color:var(--gold-300);}
.rv-norm{background:rgba(255,255,255,.05); border:1px solid rgba(228,212,184,.25); border-radius:18px; padding:26px; display:flex; gap:20px; align-items:flex-start;}
.rv-norm img{width:96px; height:96px; border-radius:14px; object-fit:cover; flex-shrink:0; border:2px solid var(--gold-300);}
.rv-norm .section-eyebrow{color:var(--gold-300); margin-bottom:6px;}
.rv-norm h3{font-size:22px; color:#fff; margin:0 0 2px;}
.rv-norm-role{font-size:13px; color:var(--gold-300); margin:0 0 12px;}
.rv-norm p{font-size:14px; line-height:1.65; color:#CFE0D2; margin:0 0 14px;}
.rv-norm .link-cta{color:var(--gold-100); font-weight:700; font-size:14px;}
.rv-norm .link-cta:hover{text-decoration:underline;}

.rv-section{padding:88px 32px;}
.rv-section.alt{background:var(--gold-100);}
.rv-inner{max-width:1160px; margin:0 auto;}
.rv-head{max-width:680px; margin-bottom:44px;}
.rv-head h2{font-size:clamp(1.8rem,3vw,2.4rem); color:var(--green-900); line-height:1.15; margin:10px 0 12px;}
.rv-head p{font-size:16px; line-height:1.7; color:var(--ink-soft); margin:0;}

.rv-cards{display:grid; grid-template-columns:repeat(2,1fr); gap:22px;}
.rv-card{background:var(--paper); border:1px solid var(--line); border-radius:16px; padding:30px 30px 26px;}
.rv-card .tag{font-family:'Fraunces',serif; font-style:italic; font-size:14px; color:var(--gold-500); display:block; margin-bottom:8px;}
.rv-card h3{font-size:22px; color:var(--green-900); margin-bottom:10px;}
.rv-card p{font-size:15px; line-height:1.7; color:var(--ink-soft); margin:0;}
.rv-card-feature{border:2px solid var(--gold-500); background:#fff;}
.rv-card-feature strong{color:var(--green-700);}

.myth-list{display:grid; gap:14px;}
.myth{display:grid; grid-template-columns:1fr 1.4fr; gap:0; background:var(--paper); border:1px solid var(--line); border-radius:14px; overflow:hidden;}
.myth-q, .myth-a{padding:22px 26px; font-size:15px; line-height:1.65;}
.myth-q{font-family:'Fraunces',serif; font-size:18px; color:var(--green-900); background:var(--gold-100); border-right:1px solid var(--line);}
.myth-a{color:var(--ink-soft);}
.myth-q span, .myth-a span{display:block; font-family:'Inter',sans-serif; font-size:11px; font-weight:700; letter-spacing:.1em; text-transform:uppercase; margin-bottom:6px;}
.myth-q span{color:var(--gold-500);}
.myth-a span{color:var(--green-700);}

.rv-section.honest{background:var(--green-900);}
.rv-honest-grid{display:grid; grid-template-columns:1fr 1.3fr; gap:56px; align-items:start;}
.honest .section-eyebrow{color:var(--gold-300);}
.honest h2{font-size:clamp(1.8rem,3vw,2.4rem); color:var(--gold-100); margin:10px 0 14px;}
.honest p{font-size:15.5px; line-height:1.7; color:#CFE0D2; margin:0;}
.honest-list{list-style:none; margin:0; padding:0; display:grid; gap:16px;}
.honest-list li{position:relative; padding-left:26px; font-size:15px; line-height:1.65; color:#CFE0D2;}
.honest-list li::before{content:''; position:absolute; left:0; top:9px; width:10px; height:10px; border-radius:50%; background:var(--gold-500);}
.honest-list strong{color:#fff;}

.rv-faq{max-width:860px;}

.rv-estimate{background:var(--paper); border-top:1px solid var(--line); padding:88px 32px;}
.rv-estimate-inner{max-width:1160px; margin:0 auto; display:grid; grid-template-columns:1fr 1.15fr; gap:56px; align-items:start;}
.rv-estimate-copy h2{font-size:clamp(1.8rem,3vw,2.4rem); color:var(--green-900); margin:10px 0 14px;}
.rv-estimate-copy p{font-size:16px; line-height:1.7; color:var(--ink-soft); margin:0 0 14px;}
.rv-estimate-phone a{font-family:'Fraunces',serif; font-size:22px; color:var(--green-700);}
.rv-form{background:var(--cream); border:1px solid var(--line); border-radius:16px; padding:28px;}
.rv-form .cta-btn{width:100%; text-align:center;}

.rv-disclosure{background:var(--green-900); padding:26px 32px 0;}
.rv-disclosure p{max-width:1160px; margin:0 auto; font-size:11.5px; line-height:1.7; color:#A9BCAC; padding-bottom:26px; border-bottom:1px solid rgba(228,212,184,.15);}

/* ---- homepage / programs links to reverse ---- */
.rv-callout{background:var(--gold-100); border-top:1px solid var(--gold-300); border-bottom:1px solid var(--gold-300); padding:22px 32px;}
.rv-callout-inner{max-width:1160px; margin:0 auto; display:flex; align-items:center; justify-content:space-between; gap:20px; flex-wrap:wrap;}
.rv-callout p{margin:0; font-size:16px; color:var(--green-900);}
.rv-callout p strong{font-family:'Fraunces',serif; font-weight:500; font-size:19px;}

@media (max-width:900px){
  .rv-hero{padding:60px 22px;}
  .rv-hero-inner, .rv-honest-grid, .rv-estimate-inner{grid-template-columns:1fr; gap:34px;}
  .rv-section, .rv-estimate{padding:60px 22px;}
  .rv-cards{grid-template-columns:1fr;}
  .myth{grid-template-columns:1fr;}
  .myth-q{border-right:none; border-bottom:1px solid var(--line);}
  .rv-norm{flex-direction:column;}
}

/* ---- Reverse page: light hero variant + tweaks ---- */
.rv-hero-light .eyebrow{color:var(--green-700);}
.rv-hero-light h1 em{font-style:italic; color:var(--gold-500);}
.rv-hero-light .subhead strong{color:var(--green-900);}
.cta-btn.ghost-dark{background:transparent; color:var(--green-900); border:1.5px solid var(--green-700);}
.cta-btn.ghost-dark:hover{background:var(--green-700); color:#fff;}
.rv-trust-light{margin-top:26px;}
.rv-trust-light li{color:var(--green-900);}
.rv-trust-light li::before{color:var(--green-700);}

.rv-hero-light .hero-bg img{object-position:70% 30%;}

/* ---- Top strip reverse promo ---- */
.utility-inner{gap:18px;}
.utility-promo{
  margin-left:auto; margin-right:auto;
  display:inline-flex; align-items:center; gap:8px;
  font-size:12.5px; font-weight:600; color:var(--gold-100);
  transition:color .2s ease;
}
.utility-promo:hover{color:var(--gold-300); text-decoration:underline;}
.utility-promo-tag{
  background:var(--gold-500); color:var(--green-900);
  font-weight:800; font-size:11px; letter-spacing:.03em;
  padding:2px 7px; border-radius:999px;
}
@media (max-width:760px){
  .utility-promo{display:none;}
}

/* card without a headshot: keep the name aligned with neighbors */
.people-card-noavatar h4{margin-top:72px;}

.rv-form .form-status{margin:12px 0 0; font-size:13.5px; text-align:center; min-height:1em;}

/* non-clickable phone "button" — display only */
.cta-btn.is-static{cursor:default; user-select:text;}
.cta-btn.is-static:hover{background:transparent; color:var(--green-900); transform:none;}
.footer-phone{cursor:default;}
.rv-estimate-phone span{font-family:'Fraunces',serif; font-size:22px; color:var(--green-700);}