/* HomeShield Lending — matches the HomeShield Mortgage site (homeshieldmortgage.com)
   Headings/buttons: Bebas Neue · Body: Helvetica · Blue #199ADD · Gray #707374 · Navy #051C2C · Footer #00161F */

:root {
  --blue: #199ADD;
  --blue-dark: #117FB9;
  --navy: #051C2C;
  --text: #516478;
  --gray: #707374;
  --gray-dark: #5E6162;
  --light: #F3F3F3;
  --line: #DADDE0;
  --footer: #00161F;
  --footer-text: #8A8F95;
  --white: #FFFFFF;
  --good: #1E8E5A;
  --warn: #B7791F;
  --bad: #C0463B;
  --f-display: "Bebas Neue", "bebas_neue", Impact, "Arial Narrow", sans-serif;
  --f-body: Helvetica, "Helvetica Neue", Arial, sans-serif;
  --wrap: 1200px;
  --gutter: clamp(16px, 4vw, 32px);
  color-scheme: light;
}

*, *::before, *::after { box-sizing: border-box; }
html { scroll-behavior: smooth; scroll-padding-top: 90px; }
@media (prefers-reduced-motion: reduce) { html { scroll-behavior: auto; } *, *::before, *::after { transition: none !important; } }
body { margin: 0; background: var(--white); color: var(--navy); font: 300 18px/1.45 var(--f-body); -webkit-font-smoothing: antialiased; }
img { max-width: 100%; display: block; }
a { color: var(--blue); }
:focus-visible { outline: 3px solid var(--blue); outline-offset: 2px; }
h1, h2, h3, h4 { margin: 0; text-wrap: balance; }
p { margin: 0; }
.wrap { max-width: var(--wrap); margin-inline: auto; padding-inline: var(--gutter); }
.center { text-align: center; }
.fine { font-size: 13px; line-height: 1.5; color: var(--text); }

/* ---------- Buttons (HomeShield Mortgage style) ---------- */
.btn {
  display: inline-flex; align-items: center; justify-content: center;
  font: 400 20px/30px var(--f-display); letter-spacing: 1.3px; text-transform: uppercase;
  padding: 11px 22px; border-radius: 4px; border: 1px solid transparent;
  text-decoration: none; cursor: pointer; transition: background .2s, border-color .2s, color .2s;
}
.btn-primary { background: var(--blue); border-color: var(--blue); color: #fff; }
.btn-primary:hover { background: var(--blue-dark); border-color: var(--blue-dark); color: #fff; }
.btn-secondary { background: var(--gray); border-color: var(--gray); color: #fff; }
.btn-secondary:hover { background: var(--gray-dark); border-color: var(--gray-dark); color: #fff; }
.btn-lg { padding: 18px 28px; }
.text-link { font: 400 20px/1 var(--f-display); letter-spacing: 1.2px; color: var(--blue); text-decoration: none; }
.text-link:hover { color: var(--blue-dark); }
.text-link::after { content: " →"; }

/* ---------- Header (transparent over hero, white when scrolled) ---------- */
.site-header { position: fixed; top: env(safe-area-inset-top, 0px); left: 0; right: 0; z-index: 50; transition: background .25s, box-shadow .25s; }
.site-header .wrap { display: flex; align-items: center; gap: 24px; min-height: 104px; max-width: 1320px; transition: min-height .25s; }
.site-header.solid { background: #fff; box-shadow: 0 2px 18px rgba(5, 28, 44, .12); }
.site-header.solid .wrap { min-height: 78px; }
.logo { display: block; margin-right: auto; flex: none; }
.logo img { width: 170px; height: auto; }
.site-header .logo .on-light { display: none; }
.site-header.solid .logo .on-light { display: block; }
.site-header.solid .logo .on-dark { display: none; }
.nav-links { display: flex; align-items: center; gap: 26px; }
.nav-links a:not(.btn) { color: #fff; text-decoration: none; font: 400 16px/1.3 var(--f-body); letter-spacing: .3px; padding-block: 6px; border-bottom: 2px solid transparent; }
.nav-links a:not(.btn):hover, .nav-links a[aria-current="page"] { border-bottom-color: var(--blue); }
.site-header.solid .nav-links a:not(.btn) { color: var(--navy); }
.nav-links a.phone { font: 400 21px/1 var(--f-display); letter-spacing: 1.3px; border: 0; }
.menu-toggle { display: none; background: none; border: 0; color: #fff; padding: 8px; cursor: pointer; }
.menu-toggle svg { width: 30px; height: 30px; display: block; }
.site-header.solid .menu-toggle { color: var(--navy); }
@media (max-width: 1120px) {
  .site-header .wrap { min-height: 78px; }
  .logo img { width: 150px; }
  .menu-toggle { display: block; }
  .nav-links { display: none; position: absolute; top: 100%; left: 0; right: 0; flex-direction: column; align-items: stretch; gap: 0; background: #fff; padding: 8px var(--gutter) 22px; box-shadow: 0 12px 24px rgba(5, 28, 44, .15); }
  .nav-links.open { display: flex; }
  .nav-links a:not(.btn) { color: var(--navy) !important; padding-block: 14px; border-bottom: 1px solid var(--line) !important; }
  .nav-links .btn { margin-top: 16px; }
}

/* ---------- Hero ---------- */
.hero { position: relative; background: var(--navy) center / cover no-repeat; color: #fff; text-align: center; overflow: hidden; }
.hero::before { content: ""; position: absolute; inset: 0; background: linear-gradient(180deg, rgba(0, 15, 25, .72) 0%, rgba(0, 15, 25, .45) 45%, rgba(0, 15, 25, .6) 100%); }
.hero::after { content: ""; position: absolute; left: 0; right: 0; bottom: -1px; height: 90px; background: #fff; clip-path: polygon(0 100%, 100% 0, 100% 100%); }
.hero .wrap { position: relative; z-index: 1; padding-block: 190px 170px; max-width: 1040px; }
.hero h1 { font: 400 clamp(46px, 7vw, 76px)/1 var(--f-display); letter-spacing: .5px; text-transform: uppercase; }
.hero .sub { font-size: clamp(18px, 2vw, 21px); margin: 22px auto 0; max-width: 760px; font-weight: 300; }
.hero-actions { display: flex; flex-wrap: wrap; gap: 16px 28px; justify-content: center; margin-top: 38px; }
.hero-note { margin: 26px auto 0; font-size: 13px; opacity: .8; max-width: 640px; }
.hero--sub .wrap { padding-block: 170px 140px; }
@media (max-width: 700px) { .hero .wrap { padding-block: 140px 110px; } .hero::after { height: 50px; } }

/* ---------- Sections ---------- */
.section { position: relative; padding-block: clamp(64px, 9vw, 110px); }
.section-heading { text-align: center; max-width: 860px; margin: 0 auto clamp(40px, 5vw, 64px); }
.section-heading h2 { font: 400 clamp(36px, 4.6vw, 50px)/1.1 var(--f-display); color: var(--navy); text-transform: uppercase; }
.section-heading p { margin-top: 18px; color: var(--text); }
.section--gray { isolation: isolate; }
.section--gray::before { content: ""; position: absolute; z-index: -1; inset: 50px 0; background: var(--light); transform: skewY(4deg); }
.section-line { display: block; width: 1px; height: 120px; background: var(--blue); margin: 0 auto; position: relative; }
.section-line::before { content: ""; position: absolute; top: -5px; left: -5px; width: 11px; height: 11px; border-radius: 50%; background: var(--blue); }

/* ---------- Numbered photo cards (01 / 02 / 03) ---------- */
.tool-cards { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 44px; }
.tool-card { text-decoration: none; color: inherit; display: flex; flex-direction: column; text-align: center; }
.tool-card .img-wrap { position: relative; margin: 18px 0 0 18px; }
.tool-card .img-wrap::before { content: ""; position: absolute; inset: -18px 18px 18px -18px; border: 1px solid #C9CDD1; border-radius: 4px; transition: border-color .2s; }
.tool-card:hover .img-wrap::before { border-color: var(--blue); }
.tool-card img { position: relative; width: 100%; aspect-ratio: 409 / 519; object-fit: cover; border-radius: 4px; }
.tool-card .no { position: absolute; left: 0; bottom: 0; width: 96px; height: 96px; display: grid; place-items: center; background: #05110B; color: #fff; font: 400 40px/1 var(--f-display); border-radius: 0 4px 0 4px; }
.tool-card h3 { font: 700 26px/1.2 var(--f-body); color: var(--navy); margin-top: 28px; }
.tool-card p { color: var(--text); margin-top: 12px; }
.tool-card .figs { display: flex; justify-content: center; gap: 22px; margin-top: 18px; padding-top: 16px; border-top: 1px solid var(--line); }
.tool-card .figs b { display: block; font: 400 30px/1 var(--f-display); color: var(--blue); letter-spacing: .5px; }
.tool-card .figs span { display: block; font-size: 13px; color: var(--text); margin-top: 4px; }
.tool-card .text-link { margin-top: 18px; }
@media (max-width: 900px) { .tool-cards { grid-template-columns: 1fr; max-width: 440px; margin-inline: auto; } }

/* ---------- Icon feature grid (6 ways) ---------- */
.icon-grid { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 56px 40px; }
.icon-item { text-align: center; }
.icon-item .ic { height: 132px; display: grid; place-items: center; margin-bottom: 18px; }
.icon-item .ic svg { width: 132px; height: 126px; }
.icon-item h3 { font: 700 20px/1.3 var(--f-body); color: var(--navy); }
.icon-item p { color: var(--text); font-size: 16px; margin-top: 12px; }
.grid-cta { text-align: center; margin-top: 56px; }
@media (max-width: 900px) { .icon-grid { grid-template-columns: repeat(2, minmax(0, 1fr)); } }
@media (max-width: 560px) { .icon-grid { grid-template-columns: 1fr; } }

/* ---------- Stats strip ---------- */
.stats { display: grid; grid-template-columns: repeat(5, minmax(0, 1fr)); text-align: center; margin-top: clamp(56px, 7vw, 80px); border-block: 1px solid var(--line); }
.stats div { padding: 26px 10px; }
.stats div + div { border-left: 1px solid var(--line); }
.stats b { display: block; font: 400 clamp(38px, 4vw, 50px)/1 var(--f-display); color: var(--blue); }
.stats span { display: block; font-size: 14px; color: var(--text); margin-top: 6px; line-height: 1.35; }
.stats-note { text-align: center; margin-top: 14px; }
@media (max-width: 900px) { .stats { grid-template-columns: repeat(2, minmax(0, 1fr)); } .stats div + div { border-left: 0; } .stats div { border-top: 1px solid var(--line); } .stats div:nth-child(-n+2) { border-top: 0; } .stats div:nth-child(even) { border-left: 1px solid var(--line); } .stats div:last-child { grid-column: 1 / -1; border-left: 0; } }

/* ---------- Circle features ---------- */
.circles { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 40px; text-align: center; }
.circles img { width: min(100%, 320px); height: auto; margin: 0 auto 26px; }
.circles h3 { font: 700 26px/1.2 var(--f-body); color: var(--navy); }
.circles p { color: var(--text); margin-top: 12px; }
@media (max-width: 900px) { .circles { grid-template-columns: 1fr; max-width: 420px; margin-inline: auto; } }

/* ---------- Scenario router ---------- */
.router-wrap { display: grid; grid-template-columns: minmax(0, 1fr) minmax(0, 1.05fr); gap: clamp(32px, 6vw, 80px); align-items: center; }
.router-wrap .section-heading { text-align: left; margin: 0; }
@media (max-width: 900px) { .router-wrap { grid-template-columns: 1fr; } .router-wrap .section-heading { text-align: center; } }
.router { background: #fff; border: 1px solid var(--line); border-top: 4px solid var(--blue); border-radius: 4px; box-shadow: 0 18px 40px -18px rgba(5, 28, 44, .28); padding: 26px 26px 22px; }
.router h3 { font: 700 20px/1.3 var(--f-body); color: var(--navy); }
.chips { display: flex; flex-wrap: wrap; gap: 8px; margin: 16px 0 0; padding: 0; border: 0; }
.chips legend { position: absolute; width: 1px; height: 1px; overflow: hidden; clip: rect(0 0 0 0); }
.chip { position: relative; }
.chip input { position: absolute; inset: 0; opacity: 0; margin: 0; cursor: pointer; }
.chip span { display: inline-block; padding: 8px 14px; border-radius: 50px; border: 1px solid #C9CDD1; font: 400 16px/1 var(--f-display); letter-spacing: 1px; color: var(--gray); transition: all .15s; user-select: none; }
.chip input:hover + span { border-color: var(--blue); color: var(--blue); }
.chip input:checked + span { background: var(--blue); border-color: var(--blue); color: #fff; }
.chip input:focus-visible + span { outline: 3px solid var(--navy); outline-offset: 2px; }
.readout { margin-top: 22px; padding-top: 20px; border-top: 1px solid var(--line); }
.readout-kicker { font: 400 16px/1 var(--f-display); letter-spacing: 1.2px; color: var(--gray); }
.readout-name { font: 400 44px/1 var(--f-display); color: var(--navy); margin-top: 8px; }
.readout-name b { font-weight: 400; color: var(--blue); }
.readout-figs { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); margin-top: 16px; background: var(--light); border-radius: 4px; }
.readout-figs div { padding: 14px 12px; text-align: center; }
.readout-figs div + div { border-left: 1px solid #E1E3E5; }
.readout-figs strong { display: block; font: 400 34px/1 var(--f-display); color: var(--navy); }
.readout-figs span { display: block; font-size: 13px; color: var(--text); margin-top: 4px; line-height: 1.3; }
.readout-fit { color: var(--text); font-size: 16px; margin-top: 16px; min-height: 3em; }
.readout-fit b { color: var(--navy); font-weight: 700; }
.readout-foot { display: flex; justify-content: space-between; align-items: center; gap: 12px; flex-wrap: wrap; margin-top: 14px; }
.readout-foot .fine { font-size: 12px; }

/* ---------- Fix & Flip structures ---------- */
.structures { display: grid; grid-template-columns: repeat(4, minmax(0, 1fr)); gap: 24px; }
.structure { background: #fff; border: 1px solid var(--line); border-radius: 4px; display: flex; flex-direction: column; text-align: center; transition: border-color .2s, box-shadow .2s; }
.structure:hover { border-color: var(--blue); box-shadow: 0 18px 40px -20px rgba(5, 28, 44, .3); }
.structure header { padding: 28px 22px 20px; }
.structure .tag { display: inline-block; font: 400 15px/1 var(--f-display); letter-spacing: 1.3px; color: #fff; background: var(--gray); padding: 6px 10px 5px; border-radius: 3px; }
.structure h3 { font: 400 46px/1 var(--f-display); color: var(--navy); margin-top: 16px; }
.structure h3 small { display: block; font-size: 20px; color: var(--blue); letter-spacing: 1.5px; }
.structure .purpose { color: var(--text); font-size: 16px; margin-top: 12px; }
.structure dl { margin: 0; padding: 0 22px; text-align: left; }
.structure dl div { display: flex; justify-content: space-between; gap: 10px; padding: 11px 0; border-top: 1px solid var(--line); font-size: 15px; }
.structure dt { color: var(--text); }
.structure dd { margin: 0; font-weight: 700; color: var(--navy); text-align: right; }
.structure .fit { margin-top: auto; padding: 18px 22px 22px; background: var(--light); font-size: 15px; color: var(--text); text-align: left; border-radius: 0 0 4px 4px; }
.structure .fit b { display: block; font: 400 16px/1 var(--f-display); letter-spacing: 1.2px; color: var(--navy); margin-bottom: 6px; }
@media (max-width: 1100px) { .structures { grid-template-columns: repeat(2, minmax(0, 1fr)); } }
@media (max-width: 600px) { .structures { grid-template-columns: 1fr; } }

/* ---------- Calculators ---------- */
.calc { display: grid; grid-template-columns: minmax(0, 360px) minmax(0, 1fr); border: 1px solid var(--line); border-radius: 4px; overflow: hidden; box-shadow: 0 18px 40px -22px rgba(5, 28, 44, .3); background: #fff; }
.calc-inputs { background: var(--light); padding: 28px; display: grid; gap: 16px; align-content: start; }
.calc-inputs h3 { font: 400 24px/1 var(--f-display); letter-spacing: 1px; color: var(--navy); }
.calc-out { padding: 28px; min-width: 0; }
@media (max-width: 860px) { .calc { grid-template-columns: 1fr; } }
.field { display: grid; gap: 6px; min-width: 0; }
.field label { font: 700 14px/1.3 var(--f-body); color: var(--navy); }
.field .hint { font-weight: 300; color: var(--text); }
.input { width: 100%; min-width: 0; font: 400 16px/1.3 var(--f-body); color: var(--navy); background: #fff; border: 1px solid #C9CDD1; border-radius: 4px; padding: 12px 13px; transition: border-color .15s, box-shadow .15s; }
.input:focus { outline: none; border-color: var(--blue); box-shadow: 0 0 0 3px rgba(25, 154, 221, .2); }
.money { position: relative; }
.money::before { content: "$"; position: absolute; left: 13px; top: 50%; transform: translateY(-50%); color: var(--text); pointer-events: none; }
.money .input { padding-left: 26px; font-variant-numeric: tabular-nums; }
.pct { position: relative; }
.pct::after { content: "%"; position: absolute; right: 13px; top: 50%; transform: translateY(-50%); color: var(--text); pointer-events: none; }
.row2 { display: grid; grid-template-columns: minmax(0, 1fr) minmax(0, 1fr); gap: 12px; }
.calc-summary { display: flex; flex-wrap: wrap; gap: 14px 40px; padding-bottom: 18px; border-bottom: 2px solid var(--navy); }
.calc-summary .k { font: 400 16px/1 var(--f-display); letter-spacing: 1.2px; color: var(--gray); }
.calc-summary .v { font: 400 clamp(40px, 5vw, 54px)/1 var(--f-display); color: var(--navy); margin-top: 6px; letter-spacing: .5px; }
.calc-summary .v.accent { color: var(--blue); }
.est-wrap { overflow-x: auto; }
.est-table { width: 100%; border-collapse: collapse; font-size: 15px; font-variant-numeric: tabular-nums; }
.est-table th, .est-table td { padding: 13px 10px; text-align: right; border-bottom: 1px solid var(--line); white-space: nowrap; }
.est-table th:first-child, .est-table td:first-child { text-align: left; padding-left: 0; }
.est-table thead th { font: 400 15px/1 var(--f-display); letter-spacing: 1.2px; color: var(--gray); }
.est-table td { font-weight: 400; color: var(--navy); }
.est-table td:first-child b { display: block; font: 400 26px/1 var(--f-display); letter-spacing: .5px; }
.est-table td:first-child small { color: var(--text); font-size: 12px; }
.est-table tr.best td { background: rgba(25, 154, 221, .08); }
.est-table tr.best td:first-child { box-shadow: inset 4px 0 0 var(--blue); padding-left: 12px; }
.est-table tr.off td:not(:first-child):not(:last-child) { color: #9AA3AC; text-decoration: line-through; }
.pill { display: inline-block; font: 700 12px/1 var(--f-body); padding: 6px 9px; border-radius: 50px; }
.pill.good { color: var(--good); background: rgba(30, 142, 90, .12); }
.pill.warn { color: var(--warn); background: rgba(183, 121, 31, .14); }
.pill.bad { color: var(--bad); background: rgba(192, 70, 59, .12); }
.calc-note { margin-top: 16px; }
.gauge { margin-top: 26px; }
.gauge-track { position: relative; height: 12px; border-radius: 50px; background: linear-gradient(90deg, #D9665B 0 33.3%, #E7B04E 33.3% 50%, #3CAE7A 50% 100%); }
.gauge-marker { position: absolute; top: 50%; width: 24px; height: 24px; border-radius: 50%; background: #fff; border: 5px solid var(--navy); transform: translate(-50%, -50%); transition: left .3s; }
.gauge-scale { position: relative; height: 1.2em; margin-top: 8px; font-size: 13px; color: var(--text); }
.gauge-scale span { position: absolute; transform: translateX(-50%); }
.gauge-scale span:first-child { transform: none; }
.gauge-scale span:last-child { transform: translateX(-100%); }
.breakdown { display: grid; grid-template-columns: repeat(4, minmax(0, 1fr)); gap: 12px; margin-top: 22px; }
.breakdown div { border-top: 1px solid var(--line); padding-top: 8px; }
.breakdown span { display: block; font-size: 13px; color: var(--text); }
.breakdown strong { font: 400 26px/1.1 var(--f-display); color: var(--navy); }
@media (max-width: 560px) { .breakdown { grid-template-columns: repeat(2, minmax(0, 1fr)); } }
.dscr-read { margin-top: 22px; padding: 16px 18px; background: var(--light); border-left: 4px solid var(--blue); font-size: 16px; color: var(--text); }
.dscr-read b { display: block; color: var(--navy); font-weight: 700; margin-bottom: 2px; }

/* ---------- Lists / two-column ---------- */
.split { display: grid; grid-template-columns: minmax(0, 1fr) minmax(0, 1fr); gap: clamp(32px, 6vw, 80px); align-items: start; }
.split .section-heading { text-align: left; margin: 0 0 24px; }
@media (max-width: 860px) { .split { grid-template-columns: 1fr; } }
.checks { list-style: none; margin: 0; padding: 0; }
.checks li { display: flex; gap: 14px; padding: 16px 0; border-bottom: 1px solid var(--line); }
.checks li:first-child { border-top: 1px solid var(--line); }
.checks svg { flex: none; width: 24px; height: 24px; color: var(--blue); margin-top: 1px; }
.checks b { display: block; font-weight: 700; color: var(--navy); }
.checks span { color: var(--text); font-size: 16px; }

/* ---------- Property type tiles ---------- */
.ptypes { list-style: none; margin: 0; padding: 0; display: grid; grid-template-columns: repeat(4, minmax(0, 1fr)); gap: 20px; }
.ptypes li { background: #fff; border: 1px solid var(--line); border-radius: 4px; padding: 26px 20px; text-align: center; transition: border-color .2s; }
.ptypes li:hover { border-color: var(--blue); }
.ptypes svg { width: 52px; height: 52px; color: var(--gray); margin: 0 auto 14px; display: block; }
.ptypes b { display: block; font: 700 18px/1.3 var(--f-body); color: var(--navy); }
.ptypes span { display: block; font-size: 15px; color: var(--text); margin-top: 6px; }
.ptypes em { display: inline-block; font: 400 14px/1 var(--f-display); font-style: normal; letter-spacing: 1.2px; color: #fff; background: var(--blue); padding: 5px 8px 4px; border-radius: 3px; margin-bottom: 10px; }
@media (max-width: 1000px) { .ptypes { grid-template-columns: repeat(2, minmax(0, 1fr)); } }
@media (max-width: 480px) { .ptypes { grid-template-columns: 1fr; } }

/* ---------- Steps ---------- */
.steps { list-style: none; margin: 0; padding: 0; display: grid; grid-template-columns: repeat(4, minmax(0, 1fr)); gap: 32px; counter-reset: s; text-align: center; }
.steps li { counter-increment: s; }
.steps li::before { content: counter(s, decimal-leading-zero); display: grid; place-items: center; width: 78px; height: 78px; margin: 0 auto 20px; background: #05110B; color: #fff; font: 400 34px/1 var(--f-display); border-radius: 0 4px 0 4px; }
.steps h3 { font: 700 20px/1.3 var(--f-body); color: var(--navy); }
.steps p { color: var(--text); font-size: 16px; margin-top: 10px; }
@media (max-width: 900px) { .steps { grid-template-columns: repeat(2, minmax(0, 1fr)); } }
@media (max-width: 520px) { .steps { grid-template-columns: 1fr; } }

/* ---------- Capital stack ---------- */
.stack-wrap { display: grid; grid-template-columns: minmax(0, 1fr) minmax(0, 1fr); gap: clamp(32px, 6vw, 80px); align-items: center; }
.stack-wrap .section-heading { text-align: left; margin: 0 0 20px; }
@media (max-width: 860px) { .stack-wrap { grid-template-columns: 1fr; } }
.stack { display: grid; grid-template-columns: 1fr 1fr; gap: 24px; }
.stack-col .k { display: block; font: 400 18px/1 var(--f-display); letter-spacing: 1.2px; color: var(--gray); margin-bottom: 10px; text-align: center; }
.stack-bar { display: flex; flex-direction: column; height: 360px; border-radius: 4px; overflow: hidden; }
.stack-seg { min-height: 70px; display: flex; flex-direction: column; justify-content: flex-end; padding: 12px 14px; color: #fff; font-size: 14px; line-height: 1.3; }
.stack-seg strong { font: 400 28px/1 var(--f-display); letter-spacing: .5px; }
.seg-land { background: var(--gray); }
.seg-build { background: var(--navy); }
.seg-loan { background: var(--blue); }
.seg-cash { background: #fff; border: 2px dashed var(--gray); color: var(--navy); }
.stack-legend { display: grid; gap: 12px; color: var(--text); }
.stack-legend b { color: var(--navy); font-weight: 700; }

/* ---------- FAQ ---------- */
.faq { max-width: 900px; margin: 0 auto; border-top: 1px solid var(--line); }
.faq details { border-bottom: 1px solid var(--line); }
.faq summary { list-style: none; cursor: pointer; padding: 22px 48px 22px 0; font: 700 20px/1.35 var(--f-body); color: var(--navy); position: relative; }
.faq summary::-webkit-details-marker { display: none; }
.faq summary::after { content: "+"; position: absolute; right: 6px; top: 50%; transform: translateY(-50%); font: 400 36px/1 var(--f-display); color: var(--blue); transition: transform .2s; }
.faq details[open] summary::after { transform: translateY(-50%) rotate(45deg); }
.faq details p { padding: 0 48px 22px 0; color: var(--text); }

/* ---------- Quote band (gray diagonal, like the site's CTA) ---------- */
.quote { position: relative; isolation: isolate; color: #fff; padding-block: 150px 0; }
.quote::before {
  content: ""; position: absolute; z-index: -1; inset: 0;
  background-color: var(--gray);
  background-image: radial-gradient(rgba(255, 255, 255, .16) 1.4px, transparent 1.6px), radial-gradient(circle at 12% 30%, rgba(255, 255, 255, .08) 0 60px, transparent 61px), radial-gradient(circle at 88% 70%, rgba(255, 255, 255, .06) 0 90px, transparent 91px);
  background-size: 16px 16px, auto, auto;
  clip-path: polygon(0 90px, 100% 0, 100% 100%, 0 100%);
}
.quote .section-heading h2 { color: #fff; }
.quote .section-heading p { color: #EDEEEF; }
.quote-grid { display: grid; grid-template-columns: minmax(0, 1.5fr) minmax(0, .8fr); gap: 32px; align-items: start; }
@media (max-width: 960px) { .quote-grid { grid-template-columns: minmax(0, 1fr); } }
.quote-grid > *, .form-grid > * { min-width: 0; }
select.input { max-width: 100%; text-overflow: ellipsis; }
.form-card { background: #fff; color: var(--navy); border-radius: 4px; padding: clamp(20px, 3vw, 34px); box-shadow: 0 30px 60px -30px rgba(0, 0, 0, .5); }
.form-grid { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 16px; }
.form-grid .full { grid-column: 1 / -1; }
@media (max-width: 560px) { .form-grid { grid-template-columns: 1fr; } }
.form-group-title { grid-column: 1 / -1; font: 400 22px/1 var(--f-display); letter-spacing: 1px; color: var(--blue); padding-top: 10px; border-top: 1px solid var(--line); }
.form-group-title:first-child { border-top: 0; padding-top: 0; }
.consent { display: flex; gap: 10px; align-items: flex-start; font-size: 13px; color: var(--text); line-height: 1.5; }
.consent input { margin-top: 3px; width: 17px; height: 17px; flex: none; accent-color: var(--blue); }
.form-actions { display: flex; flex-wrap: wrap; gap: 14px; align-items: center; }
.form-status { font-size: 14px; color: var(--text); }
.form-status.err { color: var(--bad); }
.input:invalid:not(:placeholder-shown):not(:focus) { border-color: var(--bad); }
.form-done { display: grid; gap: 14px; }
.form-done .check-big { width: 56px; height: 56px; border-radius: 50%; background: rgba(30, 142, 90, .12); color: var(--good); display: grid; place-items: center; }
.form-done .check-big svg { width: 30px; height: 30px; }
.form-done h3 { font: 400 40px/1 var(--f-display); color: var(--navy); }
.form-done p { color: var(--text); }
.form-done pre { margin: 0; white-space: pre-wrap; font: 13px/1.55 Consolas, "Courier New", monospace; background: var(--light); border-radius: 4px; padding: 14px; max-height: 260px; overflow: auto; color: var(--navy); }
.quote-side { display: grid; gap: 18px; }
.quote-side .box { background: rgba(0, 22, 31, .35); border-radius: 4px; padding: 24px; }
.quote-side h3 { font: 400 26px/1 var(--f-display); letter-spacing: 1px; }
.quote-side .box p { color: #E3E5E7; font-size: 16px; margin-top: 10px; }
.contact-line { display: flex; gap: 12px; align-items: center; margin-top: 14px; color: #fff; text-decoration: none; }
.contact-line svg { width: 22px; height: 22px; color: #7FCBF2; flex: none; }
.contact-line span { user-select: all; }
.contact-line.big { font: 400 30px/1 var(--f-display); letter-spacing: 1.3px; }
.quote .section-line { margin-top: 60px; height: 90px; }

/* ---------- Footer ---------- */
.site-footer { background: var(--footer); color: var(--footer-text); font-size: 14px; line-height: 20px; padding-block: 70px 36px; }
.foot-grid { display: grid; grid-template-columns: minmax(0, 1.6fr) repeat(3, minmax(0, 1fr)); gap: 36px; }
@media (max-width: 860px) { .foot-grid { grid-template-columns: repeat(2, minmax(0, 1fr)); } .foot-grid > :first-child { grid-column: 1 / -1; } }
@media (max-width: 480px) { .foot-grid { grid-template-columns: 1fr; } }
.site-footer .logo img { width: 180px; }
.foot-tag { margin-top: 20px; max-width: 320px; }
.site-footer .foot-h { font: 400 18px/22px var(--f-display); color: #fff; margin-bottom: 16px; letter-spacing: .4px; }
.site-footer ul { list-style: none; margin: 0; padding: 0; display: grid; gap: 10px; }
.site-footer a { color: var(--footer-text); text-decoration: none; }
.site-footer a:hover { color: #fff; }
.foot-contact li { display: flex; gap: 12px; align-items: flex-start; }
.foot-contact svg { width: 18px; height: 18px; color: var(--blue); flex: none; margin-top: 1px; }
.foot-legal { margin-top: 50px; padding-top: 28px; border-top: 1px solid rgba(255, 255, 255, .08); display: grid; grid-template-columns: auto minmax(0, 1fr); gap: 24px; align-items: start; }
.foot-legal img { width: 48px; opacity: .55; }
.foot-legal .links { display: flex; flex-wrap: wrap; gap: 6px 12px; text-transform: uppercase; font-size: 13px; }
.foot-legal .links span { opacity: .4; }
.foot-legal p { font-size: 12px; line-height: 1.6; margin-top: 10px; }

/* ---------- Preview routing ---------- */
[data-page][hidden] { display: none !important; }

/* ---------- Where we lend ---------- */
.states-wrap { display: grid; grid-template-columns: minmax(0, .8fr) minmax(0, 1.2fr); gap: clamp(28px, 5vw, 64px); align-items: center; }
.states-wrap .section-heading { text-align: left; margin: 0 0 20px; }
.states-wrap .section-heading p b { color: var(--navy); font-weight: 700; }
@media (max-width: 900px) { .states-wrap { grid-template-columns: 1fr; } .states-wrap .section-heading { text-align: center; } .states-legend, .states-wrap .fine { justify-content: center; text-align: center; } }
.tilemap { display: grid; grid-template-columns: repeat(11, minmax(0, 1fr)); gap: 5px; }
.tilemap span { aspect-ratio: 1; display: grid; place-items: center; border-radius: 4px; background: #DCDFE2; color: #8B9096; font: 400 clamp(11px, 1.6vw, 18px)/1 var(--f-display); letter-spacing: .5px; }
.tilemap span.on { background: var(--blue); color: #fff; }
.states-legend { display: flex; gap: 22px; font-size: 15px; color: var(--text); margin-bottom: 14px; }
.states-legend span { display: inline-flex; align-items: center; gap: 8px; }
.states-legend i { width: 16px; height: 16px; border-radius: 3px; background: #DCDFE2; }
.states-legend i.on { background: var(--blue); }
.states-list { margin-top: 32px; font-size: 14px; color: var(--text); text-align: center; max-width: 900px; margin-inline: auto; }
.states-list b { color: var(--navy); }
.ptypes li { padding: 22px 16px; }
.ptypes svg { margin-bottom: 10px; }
.form-status.warn { color: var(--warn); }

/* ---------- Program CTA on structure cards ---------- */
.structure dl { padding-bottom: 8px; }
.structure-cta { margin: auto 22px 22px; }

/* ---------- Program finder ---------- */
.finder { display: grid; grid-template-columns: minmax(0, 1.2fr) minmax(0, .8fr); background: #fff; border: 1px solid var(--line); border-radius: 4px; box-shadow: 0 18px 40px -22px rgba(5, 28, 44, .3); overflow: hidden; }
@media (max-width: 860px) { .finder { grid-template-columns: 1fr; } }
.finder-q { padding: 30px; display: grid; gap: 26px; }
.finder-q fieldset { border: 0; margin: 0; padding: 0; }
.finder-q legend { display: flex; align-items: center; gap: 12px; font: 700 18px/1.3 var(--f-body); color: var(--navy); padding: 0; }
.finder-q legend span { width: 34px; height: 34px; flex: none; display: grid; place-items: center; background: #05110B; color: #fff; font: 400 20px/1 var(--f-display); border-radius: 0 4px 0 4px; }
.finder-q .chips { margin-top: 12px; }
.finder-result { background: var(--navy); color: #fff; padding: 30px; display: flex; flex-direction: column; gap: 14px; }
.finder-result .k { font: 400 16px/1 var(--f-display); letter-spacing: 1.2px; color: #7FCBF2; }
.finder-result .readout-name { color: #fff; margin: 0; font-size: 52px; }
.finder-result .readout-name b { color: #4DB8EC; }
.finder-result p { color: #C9D4DC; }
.finder-result ul { list-style: none; margin: 0 0 8px; padding: 0; display: grid; gap: 8px; }
.finder-result li { padding-left: 26px; position: relative; }
.finder-result li::before { content: "✓"; position: absolute; left: 0; color: #4DB8EC; font-weight: 700; }
.finder-result .btn { margin-top: auto; align-self: flex-start; }

/* ---------- DSCR loan options + STR spotlight ---------- */
.terms { display: flex; flex-wrap: wrap; align-items: center; gap: 12px 18px; justify-content: center; margin-top: 30px; }
.terms .k { font: 400 20px/1 var(--f-display); letter-spacing: 1.2px; color: var(--navy); }
.terms ul { list-style: none; margin: 0; padding: 0; display: flex; flex-wrap: wrap; gap: 8px; justify-content: center; }
.terms li { padding: 8px 14px; border: 1px solid var(--blue); color: var(--blue); border-radius: 50px; font: 400 17px/1 var(--f-display); letter-spacing: 1px; }
.spotlight { display: grid; grid-template-columns: minmax(0, .9fr) minmax(0, 1.1fr); gap: clamp(32px, 6vw, 80px); align-items: center; }
.spotlight .section-heading { text-align: left; margin: 0 0 22px; }
@media (max-width: 860px) { .spotlight { grid-template-columns: 1fr; } .spotlight .section-heading { text-align: center; } }
.spot-img { position: relative; margin: 18px 0 0 18px; }
.spot-img::before { content: ""; position: absolute; inset: -18px 18px 18px -18px; border: 1px solid #C9CDD1; border-radius: 4px; }
.spot-img img { position: relative; width: 100%; aspect-ratio: 4 / 4.4; object-fit: cover; border-radius: 4px; }
.spot-img .no { position: absolute; left: 0; bottom: 0; width: 96px; height: 96px; display: grid; place-items: center; background: #05110B; color: #fff; font: 400 36px/1 var(--f-display); border-radius: 0 4px 0 4px; }
.quote-side > * { min-width: 0; }
.contact-line span, .foot-contact span { overflow-wrap: anywhere; }

/* ---------- Real US map ---------- */
.map-wrap { min-width: 0; }
.usmap { width: 100%; height: auto; display: block; }
.usmap path, .usmap circle { fill: #D5D9DD; stroke: #fff; stroke-width: 1; transition: fill .15s; }
.usmap path.on, .usmap circle.on { fill: var(--blue); }
.usmap path:hover { fill: #B9C0C6; }
.usmap path.on:hover { fill: var(--blue-dark); }
.usmap .lbl { font: 400 15px/1 var(--f-display); letter-spacing: .5px; fill: #7D848B; text-anchor: middle; pointer-events: none; }
.usmap .lbl.on { fill: #fff; }
.usmap .lead { stroke: #9AA1A8; stroke-width: .8; }
.usmap .chip-bg { fill: #D5D9DD; }
.usmap .chip-bg.on { fill: var(--blue); }
.usmap .lbl.out { fill: var(--navy); }

.steps--3 { grid-template-columns: repeat(3, minmax(0, 1fr)); max-width: 960px; margin-inline: auto; }
@media (max-width: 760px) { .steps--3 { grid-template-columns: 1fr; } }

.spotlight--rev { grid-template-columns: minmax(0, 1.1fr) minmax(0, .9fr); }
@media (max-width: 860px) { .spotlight--rev { grid-template-columns: 1fr; } .spotlight--rev .spot-img { order: -1; } .spotlight .btn { display: flex; width: fit-content; margin-inline: auto; } }

.hero--plain { background-color: var(--navy); background-image: radial-gradient(rgba(255,255,255,.1) 1.4px, transparent 1.6px), radial-gradient(ellipse 60% 70% at 80% 10%, rgba(25,154,221,.28), transparent 70%); background-size: 18px 18px, auto; }
.hero--plain::before { background: none; }
.cre-link { margin-top: 44px; color: var(--text); font-size: 17px; }
.cre-link .text-link { font-size: 19px; margin-left: 6px; }
.nav-links { gap: 22px; }
.nav-links a { white-space: nowrap; }

.hero-eyebrow { font: 400 19px/1 var(--f-display); letter-spacing: 2px; color: #7FCBF2; margin-bottom: 18px; text-transform: uppercase; }