:root{
  --bg:#FDFCFA; --alt:#F5F1EB; --card:#FFFFFF;
  --ink:#26241F; --muted:#7c766c; --line:#ece7dd;
  --gold:#B0894E; --gold-d:#96723c; --sage:#8A9A85;
  --shadow:0 10px 40px rgba(38,36,31,.07);
}
*{box-sizing:border-box;margin:0;padding:0}
body{background:var(--bg);color:var(--ink);font-family:'Inter',sans-serif;line-height:1.6;-webkit-font-smoothing:antialiased}
h1,h2,h3,.brand{font-family:'Manrope',sans-serif;letter-spacing:-.02em}
.wrap{max-width:1120px;margin:0 auto;padding:0 28px}
img{max-width:100%;display:block}
.ph{background:linear-gradient(135deg,#efe9df,#e4ddcf);position:relative;overflow:hidden}
.ph::after{content:attr(data-l);position:absolute;inset:0;display:flex;align-items:center;justify-content:center;
  color:#b6a988;font-size:12px;letter-spacing:.1em;text-transform:uppercase;font-family:'Inter'}
.ph.img{background-size:cover;background-position:center;background-color:#e4ddcf}
.ph.img::after{display:none}
.btn{display:inline-block;text-decoration:none;font-weight:600;font-size:15px;padding:13px 26px;border-radius:9px;transition:.2s;cursor:pointer;border:none;font-family:'Inter'}
.btn-p{background:var(--gold);color:#fff}
.btn-p:hover{background:var(--gold-d)}
.btn-o{background:transparent;color:var(--ink);border:1.5px solid var(--line)}
.btn-o:hover{border-color:var(--gold)}
.btn-lg{padding:15px 32px;font-size:16px}

/* NAV */
header{position:sticky;top:0;z-index:20;background:rgba(253,252,250,.9);backdrop-filter:blur(10px);border-bottom:1px solid var(--line)}
nav{display:flex;align-items:center;justify-content:space-between;height:74px}
.brand{font-weight:800;font-size:20px;color:var(--ink);text-decoration:none}
.brand small{display:block;font-family:'Inter';font-weight:500;font-size:10.5px;letter-spacing:.16em;text-transform:uppercase;color:var(--gold);margin-top:1px}
.navlinks{display:flex;gap:26px;align-items:center}
.navlinks a{text-decoration:none;color:var(--ink);font-size:14.5px;font-weight:500}
.navlinks a:hover,.navlinks a.active{color:var(--gold)}
.navcta{display:flex;gap:12px;align-items:center}
.phone{font-weight:600;font-size:14px;color:var(--ink);text-decoration:none}
@media(max-width:960px){.navlinks,.phone{display:none}}

.eyebrow{color:var(--gold);font-weight:600;font-size:12.5px;letter-spacing:.16em;text-transform:uppercase;margin-bottom:18px}

/* HERO — full-bleed home photo (home page) */
.fullhero{position:relative;min-height:88vh;display:flex;align-items:center;overflow:hidden}
.fullhero .bg{position:absolute;inset:0;background-color:#1a1f26;
   background-image:linear-gradient(90deg,rgba(14,16,20,.8) 0%,rgba(14,16,20,.38) 55%,rgba(14,16,20,.1) 100%),linear-gradient(180deg,rgba(14,16,20,.1),rgba(14,16,20,.52)),url('https://images.unsplash.com/photo-1703611355619-ba4aa722f778?w=1600&q=80');
   background-size:cover;background-position:center}
.fullhero .inner{position:relative;z-index:2;max-width:1120px;margin:0 auto;padding:0 28px;width:100%;color:#fff}
.sig{font-family:'Sacramento',cursive;font-size:44px;color:#fff;line-height:1;margin-bottom:4px;opacity:.96}
.fullhero .eyebrow{color:#e7d3ab;margin-bottom:16px}
.fullhero h1{font-family:'Manrope';font-size:60px;line-height:1.04;font-weight:800;color:#fff;margin-bottom:20px;text-shadow:0 2px 34px rgba(0,0,0,.35)}
.fullhero p.lead{font-size:19px;color:#f1ede4;max-width:560px;margin-bottom:30px}
.fullhero .cta{display:flex;gap:14px;flex-wrap:wrap}
.fullhero .btn-p{background:#fff;color:#1f1d19}
.fullhero .btn-p:hover{background:#efe8dc}
.fullhero .btn-o{color:#fff;border-color:rgba(255,255,255,.55)}
.fullhero .btn-o:hover{border-color:#fff;background:rgba(255,255,255,.08)}
.fullhero .rev-inline{display:flex;align-items:center;gap:9px;margin-top:26px;color:#f1ede4;font-size:14px}
.fullhero .rev-inline .stars{color:#e7c98a;letter-spacing:1px}
@media(max-width:860px){.fullhero{min-height:80vh}.fullhero h1{font-size:38px}.sig{font-size:34px}}

/* PAGE HERO (interior pages) */
.pagehero{background:var(--ink);color:#fff;padding:60px 0 54px}
.pagehero .eyebrow{color:var(--gold)}
.pagehero h1{font-size:44px;font-weight:800;color:#fff;line-height:1.1;margin-bottom:14px;max-width:820px}
.pagehero p{color:#d7d2c7;font-size:18px;max-width:660px}
.crumbs{font-size:13px;color:#9a9488;margin-bottom:16px}
.crumbs a{color:#c9c3b6;text-decoration:none}
.crumbs a:hover{color:var(--gold)}

/* STATS */
.stats{background:var(--alt);border-top:1px solid var(--line);border-bottom:1px solid var(--line)}
.statgrid{display:grid;grid-template-columns:repeat(4,1fr);gap:20px;padding:38px 0;text-align:center}
.stat b{font-family:'Manrope';font-size:36px;font-weight:800;color:var(--ink);display:block;line-height:1}
.stat span{font-size:13px;color:var(--muted);letter-spacing:.03em;margin-top:6px;display:block}
@media(max-width:680px){.statgrid{grid-template-columns:repeat(2,1fr);gap:28px}}

/* SECTION */
section.blk{padding:76px 0}
.center{text-align:center;max-width:660px;margin:0 auto 46px}
.center .eyebrow{margin-bottom:12px}
h2{font-size:36px;font-weight:800;line-height:1.12;margin-bottom:14px}
.center p{color:var(--muted);font-size:17px}

/* WHY BROKER */
.broker{background:var(--ink);color:#fff}
.broker .eyebrow{color:var(--gold)}
.broker h2{color:#fff}
.brokergrid{display:grid;grid-template-columns:1.1fr 1fr;gap:50px;align-items:center}
.broker p.body{color:#d7d2c7;font-size:17px;margin-bottom:22px}
.broker ul{list-style:none;display:grid;gap:14px}
.broker li{padding-left:30px;position:relative;color:#ece8df;font-size:15.5px}
.broker li::before{content:"✓";position:absolute;left:0;color:var(--gold);font-weight:700}
.broker .ph{border-radius:18px;aspect-ratio:4/3.4}
.lenderviz{background:#0f0d0a;border:1px solid rgba(255,255,255,.08);border-radius:18px;padding:28px 26px}
.lv-label{font-size:11.5px;letter-spacing:.14em;text-transform:uppercase;color:#8a8578;font-weight:700;display:block;margin-bottom:10px}
.lv-label.gold{color:var(--gold)}
.lv-tile{display:inline-block;width:34px;height:34px;border-radius:6px;background:#33302a;border:1px solid #4a4437}
.lv-cap{font-size:13px;color:#9a9488;margin-top:8px}
.lv-vs{text-align:center;color:#6a6456;font-size:12px;letter-spacing:.25em;margin:20px 0;text-transform:uppercase}
.lv-grid{display:grid;grid-template-columns:repeat(12,1fr);gap:5px;margin-bottom:14px}
.lv-grid span{aspect-ratio:1;border-radius:3px;background:linear-gradient(135deg,#d7b56a,#a9821f)}
.lv-big{font-size:15px;color:#ece8df;line-height:1.45}
.lv-big b{font-family:'Manrope';font-weight:800;font-size:30px;color:var(--gold);margin-right:8px;vertical-align:-3px}
@media(max-width:860px){.brokergrid{grid-template-columns:1fr;gap:30px}}

/* LOAN PROGRAMS */
.progs{display:grid;grid-template-columns:repeat(3,1fr);gap:18px;margin-top:34px}
.prog{background:var(--card);border:1px solid var(--line);border-radius:14px;padding:24px 22px;transition:transform .2s,box-shadow .2s}
.prog:hover{box-shadow:var(--shadow);transform:translateY(-3px)}
.prog .ic{font-size:26px;margin-bottom:10px}
.prog h3{font-family:'Manrope';font-size:17.5px;margin:0 0 6px;color:var(--ink)}
.prog p{color:var(--muted);font-size:14.5px;margin:0;line-height:1.55}

/* HOW IT WORKS */
.steps{display:grid;grid-template-columns:repeat(4,1fr);gap:22px;margin-top:34px}
.step .n{width:42px;height:42px;border-radius:50%;background:var(--gold);color:#fff;font-family:'Manrope';font-weight:800;display:flex;align-items:center;justify-content:center;font-size:18px;margin-bottom:14px}
.step h3{font-family:'Manrope';font-size:16px;margin:0 0 6px;color:var(--ink)}
.step p{color:var(--muted);font-size:14px;margin:0;line-height:1.5}
@media(max-width:860px){.progs{grid-template-columns:1fr}.steps{grid-template-columns:1fr 1fr}}

/* NATIONWIDE REFERRAL */
.nationwide{margin-top:30px;background:var(--card);border:1px solid var(--line);border-radius:16px;padding:30px 32px;text-align:center;box-shadow:var(--shadow)}
.nationwide h3{font-family:'Manrope';font-size:21px;margin:0 0 8px;color:var(--ink)}
.nationwide p{color:var(--muted);font-size:15px;max-width:660px;margin:0 auto 18px;line-height:1.6}

/* TWO PATHS */
.paths{display:grid;grid-template-columns:1fr 1fr;gap:26px}
.path{background:var(--card);border:1px solid var(--line);border-radius:18px;overflow:hidden;box-shadow:var(--shadow)}
.path .ph{aspect-ratio:16/9}
.path .body{padding:26px 28px 30px}
.path h3{font-size:22px;font-weight:700;margin-bottom:8px}
.path p{color:var(--muted);font-size:15px;margin-bottom:16px}
.path a{color:var(--gold);font-weight:600;text-decoration:none;font-size:15px}
.path a:hover{color:var(--gold-d)}
@media(max-width:680px){.paths{grid-template-columns:1fr}}

/* ABOUT */
.about{background:var(--alt)}
.aboutgrid{display:grid;grid-template-columns:.85fr 1.15fr;gap:50px;align-items:center}
.about .ph{border-radius:18px;aspect-ratio:1/1;box-shadow:var(--shadow)}
.about h2{margin-bottom:16px}
.about p{color:var(--muted);font-size:16.5px;margin-bottom:16px}
@media(max-width:860px){.aboutgrid{grid-template-columns:1fr;gap:28px}}

/* REVIEWS */
.revgrid{display:grid;grid-template-columns:repeat(3,1fr);gap:22px}
.rev{background:var(--card);border:1px solid var(--line);border-radius:16px;padding:26px}
.rev .stars{color:var(--gold);letter-spacing:1px;margin-bottom:12px}
.rev p{font-size:15px;color:var(--ink);margin-bottom:16px}
.rev .who{font-size:13.5px;color:var(--muted);font-weight:500}
@media(max-width:760px){.revgrid{grid-template-columns:1fr}}

/* AREAS */
.areas{background:var(--ink);color:#fff;text-align:center}
.areas h2{color:#fff}
.areas .eyebrow{color:var(--gold)}
.arealist{display:flex;flex-wrap:wrap;gap:12px;justify-content:center;margin-top:26px}
.arealist a,.arealist span{border:1px solid rgba(255,255,255,.2);border-radius:30px;padding:9px 20px;font-size:14px;color:#ece8df;text-decoration:none}
.arealist a:hover{border-color:var(--gold);color:#fff}

/* AREAS GRID (areas hub) */
.townsgrid{display:grid;grid-template-columns:repeat(3,1fr);gap:20px;margin-top:12px}
.town-card{background:var(--card);border:1px solid var(--line);border-radius:14px;padding:24px 24px;text-decoration:none;color:inherit;transition:transform .2s,box-shadow .2s;display:block}
.town-card:hover{transform:translateY(-3px);box-shadow:var(--shadow)}
.town-card h3{font-family:'Manrope';font-size:19px;margin-bottom:6px}
.town-card p{color:var(--muted);font-size:14px;line-height:1.5}
.town-card .go{color:var(--gold);font-weight:600;font-size:14px;margin-top:12px;display:inline-block}
@media(max-width:760px){.townsgrid{grid-template-columns:1fr}}

/* PROSE */
.prose{max-width:760px;margin:0 auto;font-size:17px;color:#3a352d;line-height:1.75}
.prose h2{font-size:28px;margin:34px 0 12px}
.prose h3{font-size:20px;margin:26px 0 10px;font-family:'Manrope'}
.prose p{margin-bottom:18px;color:#4a443a}
.prose ul,.prose ol{margin:0 0 18px 22px}
.prose li{margin-bottom:8px;color:#4a443a}
.prose a{color:var(--gold);font-weight:600}
.prose strong{color:var(--ink)}

/* FORMS */
.form{max-width:640px;margin:0 auto;background:var(--card);border:1px solid var(--line);border-radius:18px;padding:34px 36px;box-shadow:var(--shadow)}
.field{margin-bottom:18px}
.field label{display:block;font-size:13.5px;font-weight:600;margin-bottom:6px;color:var(--ink)}
.field input,.field select,.field textarea{width:100%;border:1px solid var(--line);border-radius:9px;padding:12px 14px;font-family:'Inter';font-size:15px;background:#fff;color:var(--ink)}
.field input:focus,.field select:focus,.field textarea:focus{outline:none;border-color:var(--gold)}
.field.row{display:grid;grid-template-columns:1fr 1fr;gap:14px}
.form .note{font-size:12.5px;color:var(--muted);margin-top:12px;text-align:center;line-height:1.5}
@media(max-width:560px){.field.row{grid-template-columns:1fr}}

/* CALCULATOR */
.calc{display:grid;grid-template-columns:1fr 1fr;gap:34px;align-items:start;max-width:940px;margin:0 auto}
.calc .inputs{background:var(--card);border:1px solid var(--line);border-radius:18px;padding:30px;box-shadow:var(--shadow)}
.calc .result{background:var(--ink);color:#fff;border-radius:18px;padding:34px 30px;text-align:center;position:sticky;top:100px}
.calc .result .big{font-family:'Manrope';font-weight:800;font-size:44px;color:#fff;line-height:1}
.calc .result .sub{color:#c9c3b6;font-size:14px;margin-top:6px}
.calc .breakdown{margin-top:22px;border-top:1px solid rgba(255,255,255,.12);padding-top:18px;text-align:left;font-size:14px;color:#d7d2c7}
.calc .breakdown div{display:flex;justify-content:space-between;margin:9px 0}
@media(max-width:760px){.calc{grid-template-columns:1fr}.calc .result{position:static}}

/* BLOG */
.blog-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:24px}
.post-card{background:var(--card);border:1px solid var(--line);border-radius:16px;overflow:hidden;box-shadow:var(--shadow);text-decoration:none;color:inherit;transition:transform .2s;display:block}
.post-card:hover{transform:translateY(-3px)}
.post-card .ph{aspect-ratio:16/9}
.post-card .body{padding:20px 22px 24px}
.post-card .cat{font-size:11.5px;font-weight:700;text-transform:uppercase;letter-spacing:.06em;color:var(--gold);margin-bottom:8px}
.post-card h3{font-size:18px;font-weight:700;margin-bottom:8px;line-height:1.25}
.post-card p{font-size:14px;color:var(--muted);line-height:1.5}
@media(max-width:760px){.blog-grid{grid-template-columns:1fr}}

/* FAQ (GEO-friendly) */
.faq{max-width:820px;margin:0 auto}
.faq details{border:1px solid var(--line);border-radius:12px;padding:4px 22px;margin-bottom:12px;background:var(--card)}
.faq summary{font-family:'Manrope';font-weight:700;font-size:17px;padding:16px 0;cursor:pointer;list-style:none;color:var(--ink)}
.faq summary::-webkit-details-marker{display:none}
.faq summary::after{content:"+";float:right;color:var(--gold);font-weight:700}
.faq details[open] summary::after{content:"–"}
.faq p{color:var(--muted);padding:0 0 18px;font-size:15.5px;line-height:1.65}

/* MISC */
.section-alt{background:var(--alt)}
.tcenter{text-align:center}
.mt40{margin-top:40px}

/* CTA */
.final{text-align:center;padding:84px 0}
.final h2{font-size:40px;margin-bottom:16px}
.final p{color:var(--muted);font-size:18px;margin-bottom:28px}
.final .cta{display:flex;gap:14px;justify-content:center;flex-wrap:wrap}

/* FOOTER */
footer{background:#1c1a16;color:#c9c3b6;font-size:13.5px}
.foot{display:grid;grid-template-columns:1.4fr 1fr 1fr 1fr;gap:30px;padding:52px 0 30px}
.foot .brand{color:#fff;font-size:19px}
.foot a{color:#c9c3b6;text-decoration:none;display:block;margin:7px 0}
.foot a:hover{color:var(--gold)}
.foot h4{font-family:'Manrope';color:#fff;font-size:13px;text-transform:uppercase;letter-spacing:.1em;margin-bottom:12px}
.legal{border-top:1px solid rgba(255,255,255,.1);padding:20px 0 40px;font-size:11.5px;color:#8f887a;line-height:1.7}
.flag{background:#fff6d8;color:#7a5c12;border-radius:4px;padding:0 6px;font-size:11px}
@media(max-width:760px){.foot{grid-template-columns:1fr 1fr}}