@font-face { font-family:'Poppins'; font-style:normal; font-weight:300;
  font-display:swap; src:url('../fonts/poppins-300.woff2') format('woff2'); }
@font-face { font-family:'Poppins'; font-style:normal; font-weight:400;
  font-display:swap; src:url('../fonts/poppins-400.woff2') format('woff2'); }
@font-face { font-family:'Poppins'; font-style:normal; font-weight:500;
  font-display:swap; src:url('../fonts/poppins-500.woff2') format('woff2'); }
@font-face { font-family:'Poppins'; font-style:normal; font-weight:600;
  font-display:swap; src:url('../fonts/poppins-600.woff2') format('woff2'); }

  :root {
    --teal: #2fb5c0;
    --teal-deep: #52c8d2;
    --teal-800: #145b64;
    --teal-900: #0d434c;
    --ink: #eaf6f6;
    --ink-soft: #b9d2d3;
    --muted: #8aa8ab;
    --ground: #07181c;
    --ground-alt: #0a2126;
    --ground-warm: #10333a;
    --card: #0d272d;
    --line: #1b3d44;
    --amber: #e2a24c;
    --amber-deep: #f0c584;
    --shadow: 0 26px 60px -30px rgba(0, 0, 0, .65);
    --shadow-sm: 0 12px 30px -18px rgba(0, 0, 0, .55);
    --font: "Poppins", system-ui, -apple-system, "Segoe UI", Roboto, sans-serif;
    --maxw: 1180px;
    --logo-mark: url("../img/logo-mark.png");
    --logo-white: url("../img/logo-white.webp");
    --hero-img: url("../img/hero-charlotte.jpg");
    --map-img: url("../img/map-pineville.jpg");
  }

  * { box-sizing: border-box; }
  html { scroll-behavior: smooth; }
  body {
    margin: 0; font-family: var(--font); color: var(--ink);
    background: var(--ground); line-height: 1.6;
    -webkit-font-smoothing: antialiased; text-rendering: optimizeLegibility;
  }
  h1, h2, h3, h4 { margin: 0; font-weight: 600; line-height: 1.12; text-wrap: balance; }
  p { margin: 0; }
  a { color: inherit; text-decoration: none; }
  svg { display: block; }

  .wrap { max-width: var(--maxw); margin: 0 auto; padding: 0 30px; }
  .eyebrow {
    font-size: .72rem; font-weight: 600; text-transform: uppercase;
    letter-spacing: .22em; color: var(--teal-deep);
    display: inline-flex; align-items: center; gap: .7em;
  }
  .eyebrow::before { content:""; width: 26px; height: 2px; background: var(--amber); display:inline-block; }

  .logo-mark {
    background: var(--logo-mark) center/contain no-repeat;
    width: 40px; height: 34px; flex: none;
  }

  /* ---------- NAV ---------- */
  header.nav {
    position: sticky; top: 0; z-index: 60;
    background: rgba(7,24,28,.84);
    -webkit-backdrop-filter: saturate(150%) blur(12px); backdrop-filter: saturate(150%) blur(12px);
    border-bottom: 1px solid var(--line);
  }
  .nav-inner { display: flex; align-items: center; justify-content: space-between; height: 76px; }
  .brand { display: flex; align-items: center; gap: 13px; }
  .brand .wm { display: flex; flex-direction: column; line-height: 1; }
  .brand .wm b {
    font-weight: 400; font-size: .78rem; letter-spacing: .34em;
    text-transform: uppercase; color: var(--ink);
  }
  .brand .wm small { font-size: .56rem; letter-spacing: .32em; text-transform: uppercase; color: var(--teal); margin-top: 4px; font-weight: 500; }
  nav.links { display: flex; align-items: center; gap: 32px; }
  nav.links a { font-size: .9rem; color: var(--ink); font-weight: 400; position: relative; padding: 4px 0; }
  nav.links a::after { content:""; position:absolute; left:0; bottom:-1px; height:2px; width:0; background: var(--teal); transition: width .25s ease; }
  nav.links a:hover::after { width: 100%; }
  .nav-cta { display: flex; align-items: center; gap: 16px; }

  .btn {
    font-family: var(--font); font-size: .9rem; font-weight: 500;
    padding: 12px 22px; border-radius: 999px; cursor: pointer;
    display: inline-flex; align-items: center; gap: .5em; border: 1.5px solid transparent;
    transition: transform .2s ease, box-shadow .2s ease, background .2s ease, border-color .2s ease;
  }
  .btn-primary { background: var(--teal); color: #fff; box-shadow: 0 12px 26px -14px rgba(40,160,170,.85); }
  .btn-primary:hover { background: var(--teal-deep); transform: translateY(-2px); }
  .btn-ghost { background: transparent; color: var(--ink); border-color: var(--line); }
  .btn-ghost:hover { border-color: var(--teal); color: var(--teal-deep); }
  .btn-amber { background: var(--amber); color: #3a2708; box-shadow: 0 12px 26px -14px rgba(226,162,76,.9); }
  .btn-amber:hover { background: var(--amber-deep); color: #fff; transform: translateY(-2px); }
  .btn-white { background:#fff; color: var(--teal-900); }
  .btn-white:hover { transform: translateY(-2px); box-shadow: var(--shadow-sm); }

  /* ---------- HERO ---------- */
  .hero { position: relative; overflow: hidden; background:
      linear-gradient(180deg, rgba(7,24,28,.42) 0%, rgba(7,24,28,.30) 46%, rgba(7,24,28,.86) 88%, var(--ground) 100%),
      linear-gradient(97deg, rgba(7,24,28,.94) 26%, rgba(7,24,28,.55) 58%, rgba(7,24,28,.18) 100%),
      var(--hero-img) center 32%/cover no-repeat,
      var(--ground); }
  .hero-grid { display: grid; grid-template-columns: 1.05fr .95fr; gap: 60px; align-items: center; padding: 108px 0 118px; }
  .hero h1 { font-size: clamp(2.6rem, 5.6vw, 4.35rem); font-weight: 300; letter-spacing: -0.02em; color: var(--ink); }
  .hero h1 b { font-weight: 600; color: var(--teal-deep); }
  .hero .lede { font-size: 1.16rem; color: var(--ink-soft); max-width: 34ch; margin-top: 24px; font-weight: 400; }
  .hero .tagline { color: var(--muted); margin-top: 14px; font-size: .98rem; font-weight: 300; font-style: italic; }
  .hero-actions { display: flex; gap: 14px; margin-top: 34px; flex-wrap: wrap; }
  .trust-row { display: flex; gap: 28px; margin-top: 44px; flex-wrap: wrap; align-items: center; }
  .trust-row .t b { font-size: 1.55rem; color: var(--teal-deep); font-weight: 600; display:block; letter-spacing: -0.01em; }
  .trust-row .t small { font-size: .72rem; text-transform: uppercase; letter-spacing: .13em; color: var(--muted); font-weight: 500; }
  .trust-row .divider { width:1px; height: 40px; background: var(--line); }

  .panel {
    position: relative; border-radius: 24px; overflow: hidden;
    background: linear-gradient(158deg, rgba(30,136,146,.55) -10%, rgba(13,67,76,.72) 82%);
    -webkit-backdrop-filter: blur(10px) saturate(130%); backdrop-filter: blur(10px) saturate(130%);
    border: 1px solid rgba(255,255,255,.14);
    box-shadow: var(--shadow); padding: 32px; color: #eaf6f6;
  }
  .panel .watermark {
    position: absolute; right: -40px; top: -30px; width: 260px; height: 220px;
    background: var(--logo-mark) center/contain no-repeat;
    filter: brightness(0) invert(1); opacity: .07; pointer-events: none;
  }
  .panel .p-head { display:flex; justify-content: space-between; align-items: baseline; position: relative; }
  .panel .p-head span { font-size: .7rem; text-transform: uppercase; letter-spacing: .2em; color: rgba(234,246,246,.7); font-weight: 500; }
  .panel .p-head b { font-weight: 600; color: #fff; font-size: 1rem; }
  .chart { position: relative; height: 214px; margin: 14px -8px 0; }
  .chip {
    position: absolute; background: rgba(255,255,255,.12); border: 1px solid rgba(255,255,255,.2);
    -webkit-backdrop-filter: blur(5px); backdrop-filter: blur(5px); border-radius: 13px; padding: 10px 14px; display: flex; gap: 10px; align-items: center;
    box-shadow: 0 12px 26px -14px rgba(0,0,0,.55);
  }
  .chip .dot { width: 9px; height: 9px; border-radius: 50%; background: var(--amber); box-shadow: 0 0 0 4px rgba(226,162,76,.25); flex:none; }
  .chip b { font-size: .82rem; color: #fff; font-weight: 600; display:block; }
  .chip small { font-size: .66rem; color: rgba(234,246,246,.72); }
  .chip.c1 { top: 8px; right: 10px; }
  .chip.c2 { bottom: 44px; left: 8px; }
  .panel .foot { display:flex; align-items:center; gap: 10px; margin-top: 16px; font-size: .78rem; color: rgba(234,246,246,.75); position: relative; }
  .panel .foot .ehl { border:1px solid rgba(255,255,255,.32); border-radius: 6px; padding: 3px 8px; font-size:.6rem; letter-spacing:.08em; text-transform: uppercase; color: #fff; font-weight: 500; }

  /* ---------- SECTIONS ---------- */
  .sec-pad { padding: 96px 0; }
  .sec-head { max-width: 640px; margin-bottom: 50px; }
  .sec-head h2 { font-size: clamp(1.95rem, 3.6vw, 2.8rem); font-weight: 300; letter-spacing: -0.015em; color: var(--ink); margin-top: 18px; }
  .sec-head h2 b { font-weight: 600; color: var(--teal-deep); }
  .sec-head p { color: var(--muted); margin-top: 16px; font-size: 1.06rem; font-weight: 400; }

  .cards { display: grid; grid-template-columns: repeat(3, 1fr); gap: 22px; }
  .card {
    background: var(--card); border: 1px solid var(--line); border-radius: 18px;
    padding: 30px 28px; transition: transform .25s ease, box-shadow .25s ease, border-color .25s ease;
    position: relative; overflow: hidden;
  }
  .card::before { content:""; position:absolute; left:0; top:0; height:3px; width:0; background: linear-gradient(90deg, var(--teal), var(--amber)); transition: width .3s ease; }
  .card:hover { transform: translateY(-6px); box-shadow: var(--shadow); border-color: transparent; }
  .card:hover::before { width: 100%; }
  .card .ic { width: 48px; height: 48px; border-radius: 13px; background: var(--ground-warm); display: grid; place-items: center; margin-bottom: 20px; }
  .card .ic svg { width: 25px; height: 25px; stroke: var(--teal-deep); }
  .card h3 { font-size: 1.3rem; font-weight: 600; color: var(--ink); }
  .card p { color: var(--muted); margin-top: 10px; font-size: .96rem; }
  .card .more { margin-top: 18px; font-size: .84rem; font-weight: 600; color: var(--teal-deep); display: inline-flex; align-items: center; gap: 6px; }
  .card .more svg { width: 15px; height: 15px; stroke: currentColor; transition: transform .2s ease; }
  .card:hover .more svg { transform: translateX(4px); }

  /* why us — dark */
  .dark { background: linear-gradient(165deg, var(--teal-800), var(--teal-900)); color: #dcefef; position: relative; overflow: hidden; }
  .dark::after { content:""; position:absolute; right:-60px; bottom:-80px; width:420px; height:360px; background: var(--logo-mark) center/contain no-repeat; filter: brightness(0) invert(1); opacity:.04; }
  .dark .eyebrow { color: var(--amber); }
  .dark .sec-head h2 { color: #fff; }
  .dark .sec-head h2 b { color: #fff; }
  .dark .sec-head p { color: rgba(220,239,239,.72); }
  .why-grid { display: grid; grid-template-columns: repeat(4, 1fr); gap: 42px 32px; position: relative; }
  .why-item b.n { font-size: 2.7rem; color: var(--amber); font-weight: 300; line-height: 1; display: block; }
  .why-item h3 { color: #fff; font-size: 1.16rem; font-weight: 600; margin-top: 14px; }
  .why-item p { color: rgba(220,239,239,.72); margin-top: 9px; font-size: .95rem; }

  /* process */
  .steps { display: grid; grid-template-columns: repeat(4, 1fr); gap: 26px; }
  .step { padding-top: 28px; border-top: 2px solid var(--line); position: relative; }
  .step::before { content:""; position:absolute; top:-2px; left:0; width: 46px; height: 2px; background: var(--teal); }
  .step .num { font-size: .72rem; font-weight: 600; letter-spacing: .18em; text-transform: uppercase; color: var(--amber-deep); }
  .step h3 { font-size: 1.24rem; font-weight: 600; color: var(--ink); margin-top: 12px; }
  .step p { color: var(--muted); margin-top: 9px; font-size: .95rem; }

  /* team */
  .owners-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 22px; margin-bottom: 22px; }
  .team-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 22px; }
  .member {
    background: var(--card); border: 1px solid var(--line); border-radius: 18px; padding: 30px 28px;
    transition: transform .25s ease, box-shadow .25s ease;
  }
  .member:hover { transform: translateY(-5px); box-shadow: var(--shadow); }
  .member .m-head { display: flex; align-items: center; gap: 18px; margin-bottom: 16px; }
  .member .av {
    width: 74px; height: 74px; border-radius: 50%; flex: none;
    display: grid; place-items: center; font-size: 1.5rem; font-weight: 500; letter-spacing: .02em;
    color: var(--teal-deep); background: var(--ground-warm);
    border: 1px solid var(--line);
  }
  .member.lead .av { color: #fff; background: linear-gradient(155deg, var(--teal), var(--teal-900)); border-color: transparent; }
  .member h3 { font-size: 1.14rem; font-weight: 600; color: var(--ink); }
  .member .role { color: var(--teal-deep); font-size: .8rem; font-weight: 600; text-transform: uppercase; letter-spacing: .1em; display: block; margin-top: 3px; }
  .member.lead .role { color: var(--amber-deep); }
  .member .nmls { color: var(--muted); font-size: .72rem; display: block; margin-top: 4px; letter-spacing: .03em; }
  .member p.bio { color: var(--muted); font-size: .93rem; }
  .member .apply { display: inline-flex; align-items: center; gap: 6px; margin-top: 16px; font-size: .86rem; font-weight: 600; color: var(--teal-deep); }
  .member .apply:hover { color: #fff; }

  /* connect */
  .connect { background: var(--ground-alt); }
  .connect-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 22px; }
  .connect-card { background: var(--card); border-radius: 18px; padding: 32px; border: 1px solid var(--line); display: flex; flex-direction: column; transition: transform .2s ease, box-shadow .2s ease; }
  .connect-card:hover { transform: translateY(-5px); box-shadow: var(--shadow); }
  .connect-card .ic { width: 46px; height: 46px; border-radius: 13px; background: var(--teal); display: grid; place-items: center; margin-bottom: 18px; }
  .connect-card .ic svg { width: 23px; height: 23px; stroke: #fff; }
  .connect-card h3 { font-size: 1.22rem; font-weight: 600; color: var(--ink); }
  .connect-card p { color: var(--muted); font-size: .94rem; margin-top: 9px; flex: 1; }
  .connect-card a { margin-top: 18px; font-weight: 600; font-size: .88rem; color: var(--teal-deep); display: inline-flex; gap: 6px; align-items: center; }

  /* area */
  .area-inner { display: grid; grid-template-columns: 1fr 1fr; gap: 60px; align-items: center; }
  .area-inner h2 { font-size: clamp(1.95rem,3.6vw,2.8rem); font-weight: 300; letter-spacing: -0.015em; color: var(--ink); margin-top: 18px; }
  .area-inner h2 b { font-weight: 600; color: var(--teal-deep); }
  .area-inner .txt p { color: var(--muted); margin-top: 16px; font-size: 1.06rem; }
  .states { display: flex; flex-wrap: wrap; gap: 12px; margin-top: 28px; }
  .states .pill { border: 1px solid var(--line); background: var(--card); border-radius: 999px; padding: 11px 22px; font-weight: 500; color: var(--ink); font-size: .95rem; display: flex; align-items: center; gap: 9px; }
  .states .pill .d { width: 8px; height: 8px; border-radius: 50%; background: var(--teal); }

  /* office map */
  .map {
    display: block; position: relative; border-radius: 14px; overflow: hidden;
    height: 240px; margin-top: 14px;
    background: var(--map-img) center/cover no-repeat, var(--ground-warm);
    border: 1px solid rgba(255,255,255,.10);
  }
  .map::after { content:""; position:absolute; inset:0; box-shadow: inset 0 0 60px rgba(4,17,20,.55); pointer-events:none; }
  .map .pin { position: absolute; left: 50%; top: 50%; transform: translate(-50%,-50%); z-index: 2; }
  .map .pin .core {
    display:block; width: 14px; height: 14px; border-radius: 50%;
    background: var(--teal); border: 2.5px solid #fff;
    box-shadow: 0 2px 10px rgba(0,0,0,.6);
  }
  .map .pin .ring {
    position: absolute; left: 50%; top: 50%; width: 14px; height: 14px;
    border-radius: 50%; border: 2px solid var(--teal);
    transform: translate(-50%,-50%);
    animation: pinpulse 2.4s ease-out infinite;
  }
  .map .pin .ring.r2 { animation-delay: 1.2s; }
  @keyframes pinpulse {
    0%   { width: 14px; height: 14px; opacity: .9; }
    100% { width: 74px; height: 74px; opacity: 0; }
  }
  .map .map-label {
    position: absolute; left: 50%; top: 50%; transform: translate(-50%, -190%);
    background: rgba(4,17,20,.88); border: 1px solid rgba(255,255,255,.16);
    border-radius: 9px; padding: 7px 12px; white-space: nowrap; z-index: 2;
    font-size: .76rem; font-weight: 600; color: #fff;
  }
  .map .map-label small { display:block; font-weight: 400; color: var(--muted); font-size: .68rem; }
  .map .map-hint {
    position: absolute; right: 10px; bottom: 10px; z-index: 2;
    background: rgba(4,17,20,.85); border: 1px solid rgba(255,255,255,.14);
    border-radius: 999px; padding: 6px 13px; font-size: .72rem; font-weight: 600; color: var(--teal-deep);
    transition: background .2s ease, color .2s ease;
  }
  .map:hover .map-hint { background: var(--teal); color: #fff; }
  .map .attrib { position: absolute; left: 10px; bottom: 8px; z-index: 2; font-size: .58rem; color: rgba(255,255,255,.4); letter-spacing: .02em; }
  @media (prefers-reduced-motion: reduce) { .map .pin .ring { animation: none; opacity: .35; width: 40px; height: 40px; } }

  /* CTA */
  .cta-band { background: linear-gradient(150deg, var(--teal), var(--teal-900)); color:#fff; border-radius: 28px; padding: 66px; text-align: center; position: relative; overflow: hidden; box-shadow: var(--shadow); }
  .cta-band::after { content:""; position:absolute; left:-50px; top:-60px; width:300px; height:260px; background: var(--logo-white) center/contain no-repeat; opacity:.08; }
  .cta-band h2 { font-size: clamp(2.1rem, 3.8vw, 3.1rem); font-weight: 300; letter-spacing:-0.02em; color:#fff; position: relative; }
  .cta-band h2 b { font-weight: 600; }
  .cta-band p { color: rgba(255,255,255,.82); max-width: 46ch; margin: 18px auto 0; position: relative; font-size: 1.08rem; }
  .cta-band .hero-actions { justify-content: center; margin-top: 32px; position: relative; }

  /* footer */
  footer { background: #041114; color: #a9c4c6; padding: 72px 0 36px; border-top: 1px solid var(--line); }
  .foot-logo { width: 240px; height: 40px; background: var(--logo-white) left/contain no-repeat; }
  .foot-grid { display: grid; grid-template-columns: 1.5fr 1fr 1fr 1.1fr; gap: 44px; }
  footer p.blurb { margin-top: 20px; font-size: .92rem; color: #82a2a4; max-width: 32ch; }
  footer h4 { font-size: .72rem; text-transform: uppercase; letter-spacing: .18em; color: var(--amber); margin: 0 0 18px; font-weight: 600; }
  footer ul { list-style: none; margin: 0; padding: 0; display: flex; flex-direction: column; gap: 11px; }
  footer ul a { font-size: .92rem; color: #a9c4c6; }
  footer ul a:hover { color: #fff; }
  .foot-bottom { border-top: 1px solid rgba(255,255,255,.1); margin-top: 52px; padding-top: 28px; display: flex; justify-content: space-between; align-items: center; gap: 20px; flex-wrap: wrap; font-size: .8rem; color: #77999b; }
  .foot-bottom .legal { display: flex; align-items: center; gap: 14px; flex-wrap: wrap; }
  .ehl-badge { display: inline-flex; align-items: center; gap: 8px; border: 1px solid rgba(255,255,255,.22); border-radius: 8px; padding: 7px 11px; color: #d3e6e7; font-size: .72rem; }
  .ehl-badge svg { width: 16px; height: 16px; stroke: var(--amber); }

  /* progressive enhancement: visible by default (no-JS contexts like iOS QuickLook
     never see the hidden state); JS adds .pre to arm the reveal, then removes it */
  .reveal { transition: opacity .7s ease, transform .7s ease; }
  .reveal.pre { opacity: 0; transform: translateY(26px); }

  @media (max-width: 940px) {
    .hero-grid { grid-template-columns: 1fr; gap: 44px; }
    .cards, .connect-grid, .steps, .why-grid { grid-template-columns: 1fr 1fr; }
    .team-grid { grid-template-columns: 1fr 1fr; }
    .owners-grid { grid-template-columns: 1fr; }
    .area-inner { grid-template-columns: 1fr; }
    .foot-grid { grid-template-columns: 1fr 1fr; }
    nav.links { display: none; }
  }
  @media (max-width: 560px) {
    .cards, .connect-grid, .steps, .why-grid, .team-grid, .owners-grid, .foot-grid { grid-template-columns: 1fr; }
    .cta-band { padding: 44px 26px; }
    .wrap { padding: 0 20px; }
    .nav-cta .btn-ghost { display: none; }
    .brand .wm b { font-size: .68rem; letter-spacing: .26em; }
  }
  @media (prefers-reduced-motion: reduce) {
    * { scroll-behavior: auto; }
    .reveal, .reveal.pre { opacity: 1; transform: none; transition: none; }
  }

/* ---------- team profile pages ---------- */
img.av { object-fit: cover; }
.member a.m-head { color: inherit; }
.member a.m-head:hover h3 { color: var(--teal-deep); }
.profile { padding: 84px 0 70px; }
.profile-grid { display: grid; grid-template-columns: 340px 1fr; gap: 56px; align-items: start; }
.profile-photo { width: 100%; border-radius: 20px; border: 1px solid var(--line); box-shadow: var(--shadow); display: block; }
.profile-photo.placeholder { aspect-ratio: 735/800; display: grid; place-items: center; font-size: 4.5rem; font-weight: 500; color: var(--teal-deep); background: var(--ground-warm); }
.profile h1 { font-size: clamp(2.1rem, 4vw, 3.1rem); font-weight: 300; letter-spacing: -0.02em; color: var(--ink); margin-top: 14px; }
.profile .role-line { margin-top: 10px; display: flex; gap: 14px; align-items: center; flex-wrap: wrap; }
.profile .role-line .role { color: var(--amber-deep); font-size: .82rem; font-weight: 600; text-transform: uppercase; letter-spacing: .12em; }
.profile .role-line .nmls { color: var(--muted); font-size: .8rem; }
.profile .contact { display: flex; flex-direction: column; gap: 10px; margin-top: 26px; }
.profile .contact a { display: inline-flex; align-items: center; gap: 10px; color: var(--ink-soft); font-size: .96rem; width: fit-content; }
.profile .contact a:hover { color: var(--teal-deep); }
.profile .contact svg { width: 17px; height: 17px; stroke: var(--teal); flex: none; }
.profile .bio-full { margin-top: 28px; }
.profile .bio-full p { color: var(--ink-soft); font-size: 1.02rem; margin-top: 16px; max-width: 62ch; }
.profile .actions { display: flex; gap: 14px; margin-top: 32px; flex-wrap: wrap; }
.team-strip { border-top: 1px solid var(--line); padding: 56px 0 76px; }
.team-strip h2 { font-size: 1.4rem; font-weight: 300; color: var(--ink); margin-bottom: 28px; }
.team-strip .row { display: flex; gap: 26px; flex-wrap: wrap; }
.team-strip a { display: flex; flex-direction: column; align-items: center; gap: 10px; width: 108px; text-align: center; }
.team-strip .sav { width: 72px; height: 72px; border-radius: 50%; object-fit: cover; border: 1px solid var(--line); background: var(--ground-warm); display: grid; place-items: center; font-weight: 500; color: var(--teal-deep); }
.team-strip a span.nm { font-size: .78rem; color: var(--muted); }
.team-strip a:hover span.nm { color: var(--teal-deep); }
@media (max-width: 860px) { .profile-grid { grid-template-columns: 1fr; } .profile-photo, .profile-photo.placeholder { max-width: 340px; } }

/* ---------- loan detail + partner pages ---------- */
.loan-hero { padding: 88px 0 64px; background:
  radial-gradient(640px 400px at 88% -10%, rgba(47,181,192,.12), transparent 60%),
  linear-gradient(180deg, var(--ground) 0%, var(--ground-alt) 100%); }
.loan-hero h1 { font-size: clamp(2.3rem, 4.6vw, 3.6rem); font-weight: 300; letter-spacing: -0.02em; color: var(--ink); margin-top: 16px; }
.loan-hero h1 b { font-weight: 600; color: var(--teal-deep); }
.loan-hero .tag { color: var(--amber-deep); font-size: 1.05rem; font-weight: 500; margin-top: 12px; }
.loan-hero .intro { color: var(--ink-soft); font-size: 1.06rem; max-width: 64ch; margin-top: 18px; }
.loan-hero .actions { display: flex; gap: 14px; margin-top: 32px; flex-wrap: wrap; }
.glance { display: grid; grid-template-columns: repeat(4, 1fr); gap: 16px; margin-top: 34px; max-width: 860px; }
.glance .g { background: var(--card); border: 1px solid var(--line); border-radius: 14px; padding: 16px 18px; }
.glance .g small { display: block; font-size: .68rem; text-transform: uppercase; letter-spacing: .12em; color: var(--muted); font-weight: 500; }
.glance .g b { display: block; margin-top: 6px; font-size: .98rem; font-weight: 600; color: var(--teal-deep); }
.faqs { max-width: 760px; }
.faqs details { border: 1px solid var(--line); border-radius: 14px; background: var(--card); padding: 0 22px; margin-bottom: 12px; }
.faqs summary { cursor: pointer; padding: 18px 0; font-weight: 500; font-size: 1.02rem; color: var(--ink); list-style: none; position: relative; padding-right: 34px; }
.faqs summary::-webkit-details-marker { display: none; }
.faqs summary::after { content: "+"; position: absolute; right: 4px; top: 50%; transform: translateY(-50%); color: var(--teal-deep); font-size: 1.4rem; font-weight: 300; transition: transform .2s ease; }
.faqs details[open] summary::after { transform: translateY(-50%) rotate(45deg); }
.faqs details p { color: var(--muted); padding-bottom: 20px; margin: 0; font-size: .96rem; }
.fineprint { color: var(--muted); font-size: .78rem; max-width: 72ch; margin-top: 30px; opacity: .8; }
@media (max-width: 860px) { .glance { grid-template-columns: 1fr 1fr; } }
@media (max-width: 480px) { .glance { grid-template-columns: 1fr; } }

/* google-review trust badge */
.trust-row a.t-link { display: block; }
.trust-row a.t-link:hover b { color: var(--teal-deep); }
.trust-row .stars { color: var(--amber); font-size: 1.05rem; letter-spacing: .06em; vertical-align: 2px; }

/* builder credit */
.foot-bottom .credit { color: #77999b; }
.foot-bottom .credit:hover { color: var(--teal-deep); }

/* ---------- insights (content engine) ---------- */
.ins-article { padding: 84px 0 40px; }
.ins-article h1 { font-size: clamp(2rem, 4vw, 3rem); font-weight: 300; letter-spacing: -0.02em; color: var(--ink); margin-top: 16px; max-width: 24ch; text-wrap: balance; }
.ins-meta { display: flex; gap: 18px; align-items: center; margin-top: 18px; color: var(--muted); font-size: .82rem; flex-wrap: wrap; }
.tagchip { background: var(--ground-warm); border: 1px solid var(--line); color: var(--teal-deep); border-radius: 999px; padding: 4px 13px; font-size: .72rem; font-weight: 600; letter-spacing: .06em; text-transform: uppercase; }
.prose { max-width: 66ch; margin-top: 34px; }
.prose p { color: var(--ink-soft); font-size: 1.04rem; margin: 0 0 20px; }
.prose h2 { font-size: 1.35rem; font-weight: 600; color: var(--ink); margin: 36px 0 14px; letter-spacing: -0.01em; }
.prose em { color: var(--teal-deep); font-style: normal; }
.ins-grid { display: grid; grid-template-columns: repeat(2, 1fr); gap: 22px; }
.ins-card { background: var(--card); border: 1px solid var(--line); border-radius: 18px; padding: 28px; display: flex; flex-direction: column; gap: 10px; transition: transform .25s ease, box-shadow .25s ease; }
.ins-card:hover { transform: translateY(-5px); box-shadow: var(--shadow); }
.ins-card small { color: var(--muted); font-size: .72rem; text-transform: uppercase; letter-spacing: .12em; font-weight: 500; }
.ins-card h3 { font-size: 1.25rem; font-weight: 600; color: var(--ink); line-height: 1.25; }
.ins-card p { color: var(--muted); font-size: .94rem; flex: 1; }
.ins-card .more { color: var(--teal-deep); font-weight: 600; font-size: .86rem; }
@media (max-width: 720px) { .ins-grid { grid-template-columns: 1fr; } }
.team-strip a.ins-card { width: auto; text-align: left; align-items: flex-start; flex-direction: column; }

/* ---------- mobile nav (CSS-only hamburger) ---------- */
.nav-toggle { display: none; }
.burger { display: none; width: 42px; height: 42px; border: 1px solid var(--line); border-radius: 10px;
  flex-direction: column; justify-content: center; align-items: center; gap: 5px; cursor: pointer; flex: none; }
.burger span { display: block; width: 18px; height: 2px; background: var(--ink); border-radius: 2px; transition: transform .25s ease, opacity .2s ease; }
@media (max-width: 940px) {
  .burger { display: flex; }
  nav.links {
    display: none; position: absolute; top: 100%; left: 0; right: 0;
    flex-direction: column; align-items: flex-start; gap: 4px;
    background: rgba(7,24,28,.98);
    -webkit-backdrop-filter: blur(12px); backdrop-filter: blur(12px);
    border-bottom: 1px solid var(--line);
    padding: 12px 30px 20px;
  }
  nav.links a { font-size: 1.05rem; padding: 12px 0; width: 100%; border-bottom: 1px solid rgba(255,255,255,.05); }
  nav.links a:last-child { border-bottom: none; }
  .nav-toggle:checked ~ nav.links { display: flex; }
  .nav-inner:has(.nav-toggle:checked) .burger span:nth-child(1) { transform: translateY(7px) rotate(45deg); }
  .nav-inner:has(.nav-toggle:checked) .burger span:nth-child(2) { opacity: 0; }
  .nav-inner:has(.nav-toggle:checked) .burger span:nth-child(3) { transform: translateY(-7px) rotate(-45deg); }
}
@media (max-width: 560px) {
  .nav-cta .btn-primary { padding: 10px 16px; font-size: .84rem; }
}

/* ---------- payment calculator ---------- */
.calc { background: var(--ground-alt); }
.calc-grid { display: grid; grid-template-columns: 1.05fr .95fr; gap: 40px; align-items: start; }
.calc-inputs { display: flex; flex-direction: column; gap: 28px; padding-top: 8px; }
.ctl label { display: flex; justify-content: space-between; align-items: baseline; font-size: .86rem; font-weight: 500; color: var(--ink-soft); margin-bottom: 12px; }
.ctl output { color: var(--teal-deep); font-weight: 600; font-size: 1rem; font-variant-numeric: tabular-nums; }
.ctl input[type="range"] { width: 100%; accent-color: var(--teal); height: 4px; cursor: pointer; }
.seg { display: flex; gap: 10px; }
.seg button { font-family: var(--font); font-size: .9rem; font-weight: 500; padding: 10px 22px; border-radius: 999px; background: transparent; color: var(--ink-soft); border: 1.5px solid var(--line); cursor: pointer; transition: all .2s ease; }
.seg button.on { background: var(--teal); border-color: var(--teal); color: #fff; }
.calc-result { background: var(--card); border: 1px solid var(--line); border-radius: 20px; padding: 32px; box-shadow: var(--shadow-sm); }
.calc-result small { font-size: .72rem; text-transform: uppercase; letter-spacing: .16em; color: var(--muted); font-weight: 600; }
.calc-result .big { font-size: clamp(2.4rem, 5vw, 3.2rem); font-weight: 300; letter-spacing: -0.02em; color: var(--ink); margin: 6px 0 18px; font-variant-numeric: tabular-nums; }
.calc-result .big::after { content: "/mo"; font-size: 1.1rem; color: var(--muted); margin-left: 6px; }
.bar { display: flex; height: 10px; border-radius: 999px; overflow: hidden; gap: 2px; margin-bottom: 20px; }
.bar span { display: block; min-width: 4px; transition: flex .25s ease; }
#b-pi { background: var(--teal); } #b-tax { background: var(--amber); } #b-ins { background: #5f86b8; } #b-pmi { background: #8a6fb8; }
.rows { display: flex; flex-direction: column; gap: 10px; margin-bottom: 18px; }
.rows .r { display: flex; align-items: center; gap: 10px; font-size: .92rem; color: var(--ink-soft); }
.rows .r b { margin-left: auto; color: var(--ink); font-weight: 600; font-variant-numeric: tabular-nums; }
.rows .d { width: 10px; height: 10px; border-radius: 3px; flex: none; }
.d1 { background: var(--teal); } .d2 { background: var(--amber); } .d3 { background: #5f86b8; } .d4 { background: #8a6fb8; }
.loanline { display: flex; font-size: .84rem; color: var(--muted); border-top: 1px solid var(--line); padding-top: 16px; margin-bottom: 22px; }
.loanline b { margin-left: auto; color: var(--ink-soft); font-variant-numeric: tabular-nums; }
.calc-result .btn { width: 100%; justify-content: center; }
@media (max-width: 860px) { .calc-grid { grid-template-columns: 1fr; } }

/* ---------- client reviews ---------- */
.quote-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 22px; }
.quote { margin: 0; background: var(--card); border: 1px solid var(--line); border-radius: 18px; padding: 30px 28px; display: flex; flex-direction: column; }
.quote blockquote { margin: 0; color: var(--ink-soft); font-size: .98rem; flex: 1; }
.quote blockquote::before { content: "★★★★★"; display: block; color: var(--amber); letter-spacing: .1em; font-size: .9rem; margin-bottom: 14px; }
.quote figcaption { margin-top: 18px; font-weight: 600; color: var(--ink); font-size: .92rem; }
.quote figcaption small { display: block; font-weight: 400; color: var(--muted); font-size: .76rem; margin-top: 3px; }
.reviews-cta { margin-top: 30px; }
@media (max-width: 860px) { .quote-grid { grid-template-columns: 1fr; } }