/* ==========================================================================
   DSCR Loans Direct — Design Tokens
   ========================================================================== */
:root {
  /* Color */
  --ink: #10231F;
  --ink-soft: #1A322C;
  --green: #1F6B55;
  --green-deep: #164F40;
  --sand: #E8E2D6;
  --ivory: #F7F5F0;
  --slate: #34413D;
  --gold: #C49A5A;
  --positive: #6FBF9B;
  --caution: #E0B36A;
  --line: rgba(16, 35, 31, 0.12);
  --line-invert: rgba(247, 245, 240, 0.18);

  /* Type */
  --font-display: "DM Serif Display", Georgia, "Times New Roman", serif;
  --font-body: "Manrope", -apple-system, BlinkMacSystemFont, "Segoe UI", sans-serif;

  --step-0: clamp(1rem, 0.95rem + 0.2vw, 1.0625rem);
  --step-1: clamp(1.125rem, 1.05rem + 0.35vw, 1.3125rem);
  --step-2: clamp(1.375rem, 1.25rem + 0.6vw, 1.75rem);
  --step-3: clamp(1.75rem, 1.5rem + 1.1vw, 2.5rem);
  --step-4: clamp(2.25rem, 1.85rem + 1.8vw, 3.5rem);
  --step-5: clamp(2.75rem, 2.1rem + 2.8vw, 4.75rem);

  /* Space */
  --space-1: 0.5rem;
  --space-2: 0.875rem;
  --space-3: 1.5rem;
  --space-4: 2.5rem;
  --space-5: 4rem;
  --space-6: 6.5rem;

  /* Shape / motion */
  --radius-sm: 3px;
  --radius-md: 6px;
  --ease: cubic-bezier(0.4, 0, 0.2, 1);
  --dur-fast: 150ms;
  --dur-med: 300ms;

  --container: 1240px;
  --gutter: clamp(1.25rem, 4vw, 3rem);
}

/* ==========================================================================
   Reset
   ========================================================================== */
*, *::before, *::after { box-sizing: border-box; }
html { -webkit-text-size-adjust: 100%; }
body {
  margin: 0;
  background: var(--ivory);
  color: var(--ink);
  font-family: var(--font-body);
  font-size: var(--step-0);
  line-height: 1.55;
  -webkit-font-smoothing: antialiased;
}
img, svg { max-width: 100%; display: block; }
ul, ol { margin: 0; padding: 0; list-style: none; }
h1, h2, h3, blockquote, p, figure { margin: 0; }
a { color: inherit; text-decoration: none; }
button { font: inherit; color: inherit; background: none; border: 0; cursor: pointer; }
input, select, textarea { font: inherit; color: inherit; }
table { border-collapse: collapse; width: 100%; }

.visually-hidden {
  position: absolute;
  width: 1px; height: 1px;
  padding: 0; margin: -1px;
  overflow: hidden;
  clip: rect(0,0,0,0);
  white-space: nowrap;
  border: 0;
}

.skip-link {
  position: absolute;
  left: var(--space-2);
  top: -60px;
  background: var(--ink);
  color: var(--ivory);
  padding: var(--space-2) var(--space-3);
  border-radius: var(--radius-sm);
  z-index: 1000;
  transition: top var(--dur-fast) var(--ease);
}
.skip-link:focus { top: var(--space-2); }

:focus-visible {
  outline: 2px solid var(--green);
  outline-offset: 3px;
}

@media (prefers-reduced-motion: reduce) {
  *, *::before, *::after {
    animation-duration: 0.001ms !important;
    animation-iteration-count: 1 !important;
    transition-duration: 0.001ms !important;
    scroll-behavior: auto !important;
  }
}

html { scroll-behavior: smooth; }

/* Lenis smooth scroll — native scroll-behavior above is the fallback for
   no-JS/reduced-motion; Lenis overrides it with lenis-smooth once it boots. */
html.lenis, html.lenis body { height: auto; }
.lenis.lenis-smooth { scroll-behavior: auto !important; }
.lenis.lenis-smooth [data-lenis-prevent] { overscroll-behavior: contain; }
.lenis.lenis-stopped { overflow: hidden; }
.lenis.lenis-scrolling iframe { pointer-events: none; }

/* ==========================================================================
   Scroll-reveal motion system
   Gated behind .js-reveal-ready (added by script.js only when
   IntersectionObserver exists and prefers-reduced-motion allows it) so
   content is always fully visible for no-JS and reduced-motion users —
   no opacity:0 flash, no CLS (transform/opacity only).
   ========================================================================== */
.js-reveal-ready .reveal {
  opacity: 0;
  transform: translateY(22px);
  transition: opacity 700ms var(--ease), transform 700ms var(--ease);
}
.js-reveal-ready .reveal.is-visible { opacity: 1; transform: none; }

.js-reveal-ready .reveal-stagger > * {
  opacity: 0;
  transform: translateY(22px);
  transition: opacity 600ms var(--ease), transform 600ms var(--ease);
}
.js-reveal-ready .reveal-stagger.is-visible > * { opacity: 1; transform: none; }
.js-reveal-ready .reveal-stagger.is-visible > *:nth-child(1) { transition-delay: 0ms; }
.js-reveal-ready .reveal-stagger.is-visible > *:nth-child(2) { transition-delay: 90ms; }
.js-reveal-ready .reveal-stagger.is-visible > *:nth-child(3) { transition-delay: 180ms; }
.js-reveal-ready .reveal-stagger.is-visible > *:nth-child(4) { transition-delay: 270ms; }
.js-reveal-ready .reveal-stagger.is-visible > *:nth-child(5) { transition-delay: 360ms; }
.js-reveal-ready .reveal-stagger.is-visible > *:nth-child(6) { transition-delay: 450ms; }
.js-reveal-ready .reveal-stagger.is-visible > *:nth-child(7) { transition-delay: 540ms; }
.js-reveal-ready .reveal-stagger.is-visible > *:nth-child(8) { transition-delay: 630ms; }

/* Masked image reveal: clip-path + slight scale settle (compositor-friendly) */
.img-reveal { overflow: hidden; }
.js-reveal-ready .img-reveal img {
  clip-path: inset(0 0 12% 0);
  transform: scale(1.06);
  transition: clip-path 900ms var(--ease), transform 900ms var(--ease);
}
.js-reveal-ready .img-reveal.is-visible img { clip-path: inset(0 0 0% 0); transform: scale(1); }

.js-reveal-ready .img-reveal-plain {
  opacity: 0;
  transform: scale(0.96);
  transition: opacity 700ms var(--ease), transform 700ms var(--ease);
}
.js-reveal-ready .img-reveal-plain.is-visible { opacity: 1; transform: none; }

@media (max-width: 640px) {
  .js-reveal-ready .reveal,
  .js-reveal-ready .reveal-stagger > * { transform: translateY(12px); transition-duration: 500ms; }
}

/* ==========================================================================
   Layout helpers
   ========================================================================== */
.eyebrow {
  font-family: var(--font-body);
  font-weight: 700;
  font-size: 0.75rem;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--green-deep);
  margin: 0 0 var(--space-2);
}

.section-head {
  max-width: var(--container);
  margin: 0 auto var(--space-5);
  padding: 0 var(--gutter);
}
.section-head h2 { font-size: var(--step-3); }

h1, h2 { font-family: var(--font-display); font-weight: 400; line-height: 1.1; color: var(--ink); }
h3 { font-family: var(--font-display); font-weight: 400; font-size: var(--step-1); color: var(--ink); }

/* ==========================================================================
   Buttons
   ========================================================================== */
.btn {
  display: inline-flex;
  align-items: center;
  gap: 0.5em;
  padding: 0.85em 1.6em;
  font-weight: 700;
  font-size: 0.9rem;
  letter-spacing: 0.01em;
  border-radius: var(--radius-sm);
  border: 1px solid transparent;
  transition: background-color var(--dur-fast) var(--ease), color var(--dur-fast) var(--ease), border-color var(--dur-fast) var(--ease), transform var(--dur-fast) var(--ease), box-shadow var(--dur-fast) var(--ease);
  white-space: nowrap;
}
.btn:active { transform: translateY(1px); }
.btn-lg { padding: 1em 2em; font-size: 0.95rem; }
.btn-block { width: 100%; justify-content: center; }
.btn span[aria-hidden] { display: inline-block; transition: transform var(--dur-fast) var(--ease); }
.btn:hover span[aria-hidden] { transform: translateX(3px); }
@media (prefers-reduced-motion: no-preference) {
  .btn:hover { transform: translateY(-1px); }
  .btn:active { transform: translateY(0); }
}

.btn-primary { background: var(--green); color: var(--ivory); }
.btn-primary:hover { background: var(--green-deep); box-shadow: 0 10px 22px -12px rgba(31,107,85,0.55); }

.btn-secondary { background: transparent; color: var(--ink); border-color: var(--line); }
.btn-secondary:hover { border-color: var(--ink); background: rgba(16,35,31,0.04); }

.btn-ghost { background: transparent; color: var(--ink); border-color: var(--ink); }
.btn-ghost:hover { background: var(--ink); color: var(--ivory); }

.btn-ghost-invert { background: transparent; color: var(--ivory); border-color: var(--line-invert); }
.btn-ghost-invert:hover { background: var(--ivory); color: var(--ink); }

.icon-phone { width: 1.05em; height: 1.05em; fill: currentColor; flex: none; }

/* ==========================================================================
   Header
   ========================================================================== */
.site-header {
  position: sticky;
  top: 0;
  z-index: 100;
  background: var(--ivory);
  border-bottom: 1px solid var(--line);
}
.header-inner {
  max-width: var(--container);
  margin: 0 auto;
  padding: var(--space-2) var(--gutter);
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: var(--space-3);
}
.logo { display: inline-flex; align-items: center; }
.logo img { height: 34px; width: auto; }

.primary-nav ul { display: flex; gap: var(--space-4); }
.primary-nav a {
  font-size: 0.9rem;
  font-weight: 600;
  color: var(--slate);
  position: relative;
  padding: 0.3em 0;
}
.primary-nav a::after {
  content: "";
  position: absolute;
  left: 0; right: 100%;
  bottom: 0;
  height: 1px;
  background: var(--green);
  transition: right var(--dur-fast) var(--ease);
}
.primary-nav a:hover::after,
.primary-nav a:focus-visible::after { right: 0; }

/* Loan Programs dropdown */
.primary-nav .has-submenu { position: relative; }
.nav-trigger {
  display: inline-flex;
  align-items: center;
  gap: 0.45em;
  font-size: 0.9rem;
  font-weight: 600;
  color: var(--slate);
  padding: 0.3em 0;
  position: relative;
}
.nav-trigger::after {
  content: "";
  position: absolute;
  left: 0; right: 100%;
  bottom: 0;
  height: 1px;
  background: var(--green);
  transition: right var(--dur-fast) var(--ease);
}
.nav-trigger:hover::after,
.nav-trigger:focus-visible::after,
.nav-trigger[aria-expanded="true"]::after { right: 0; }
.nav-caret {
  width: 0.42em; height: 0.42em;
  border-right: 1.5px solid currentColor;
  border-bottom: 1.5px solid currentColor;
  transform: translateY(-0.15em) rotate(45deg);
  transition: transform var(--dur-fast) var(--ease);
}
.nav-trigger[aria-expanded="true"] .nav-caret { transform: translateY(0.05em) rotate(-135deg); }

/* Outranks `.primary-nav ul { display: flex }`, which would otherwise lay the
   dropdown out as a horizontal row. */
.primary-nav .submenu {
  display: grid;
  gap: 1px;
  position: absolute;
  top: calc(100% + 14px);
  left: 50%;
  transform: translateX(-50%);
  min-width: 264px;
  background: var(--ivory);
  border: 1px solid var(--line);
  border-radius: var(--radius-md);
  box-shadow: 0 24px 48px -20px rgba(16, 35, 31, 0.38);
  padding: var(--space-1);
  z-index: 120;
}
.primary-nav .submenu[hidden] { display: none; }
.submenu::before {
  content: "";
  position: absolute;
  top: -14px; left: 0; right: 0;
  height: 14px;
}
.submenu a {
  display: block;
  padding: 0.62em 0.85em;
  border-radius: var(--radius-sm);
  font-size: 0.88rem;
  font-weight: 600;
  color: var(--slate);
  transition: background-color var(--dur-fast) var(--ease), color var(--dur-fast) var(--ease);
}
.submenu a::after { display: none; }
.submenu a:hover,
.submenu a:focus-visible { background: var(--sand); color: var(--ink); }

.header-actions { display: flex; align-items: center; gap: var(--space-3); }
.phone-link {
  display: flex; align-items: center; gap: 0.5em;
  font-weight: 700; font-size: 0.9rem;
}

.nav-toggle {
  display: none;
  flex-direction: column;
  justify-content: center;
  gap: 5px;
  width: 40px; height: 40px;
}
.nav-toggle__bar {
  width: 100%; height: 2px;
  background: var(--ink);
  transition: transform var(--dur-fast) var(--ease), opacity var(--dur-fast) var(--ease);
}
.nav-toggle[aria-expanded="true"] .nav-toggle__bar:nth-child(2) { transform: translateY(7px) rotate(45deg); }
.nav-toggle[aria-expanded="true"] .nav-toggle__bar:nth-child(3) { opacity: 0; }
.nav-toggle[aria-expanded="true"] .nav-toggle__bar:nth-child(4) { transform: translateY(-7px) rotate(-45deg); }

.mobile-nav {
  border-top: 1px solid var(--line);
  padding: var(--space-3) var(--gutter) var(--space-4);
  display: flex;
  flex-direction: column;
  gap: var(--space-3);
}
.mobile-nav[hidden] { display: none; }
.mobile-nav ul { display: flex; flex-direction: column; gap: var(--space-2); }
.mobile-nav a { font-weight: 600; font-size: 1.05rem; }
.mobile-nav .phone-link { font-size: 1.05rem; }
.mobile-nav__heading {
  font-size: 0.72rem;
  font-weight: 700;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  color: var(--green-deep);
  margin: 0;
}
.mobile-nav__group { padding-left: var(--space-2); border-left: 1px solid var(--line); }
.mobile-nav__group a { font-size: 1rem; color: var(--slate); }
.mobile-nav__secondary { padding-top: var(--space-2); border-top: 1px solid var(--line); }

@media (max-width: 959px) {
  .primary-nav { display: none; }
  .header-actions .btn-primary { display: none; }
  .nav-toggle { display: flex; }
}
@media (min-width: 960px) {
  .mobile-nav { display: none !important; }
}

/* ==========================================================================
   Hero
   ========================================================================== */
.hero {
  position: relative;
  background: var(--ivory);
  overflow: hidden;
}
.hero::before {
  content: "";
  position: absolute;
  inset: 0;
  background-image: url("assets/images/properties/hero-backdrop.jpg");
  background-size: cover;
  background-position: center 38%;
  opacity: 0.26;
  z-index: 0;
}
.hero::after {
  content: "";
  position: absolute;
  inset: 0;
  background: linear-gradient(112deg, var(--ivory) 0%, var(--ivory) 36%, rgba(247,245,240,0.74) 58%, rgba(232,226,214,0.5) 100%);
  z-index: 0;
}
@media (max-width: 640px) {
  .hero::before { background-image: url("assets/images/properties/hero-backdrop-800w.jpg"); }
  .hero::after { background: linear-gradient(180deg, var(--ivory) 0%, var(--ivory) 55%, rgba(247,245,240,0.7) 100%); }
}
.hero-inner {
  position: relative;
  z-index: 1;
  max-width: var(--container);
  margin: 0 auto;
  padding: var(--space-6) var(--gutter) var(--space-5);
  display: grid;
  grid-template-columns: 1fr;
  gap: var(--space-5);
  align-items: start;
}
.hero-copy h1 {
  font-size: var(--step-5);
  max-width: 19ch;
  margin-bottom: var(--space-3);
}
.hero-lead {
  font-size: var(--step-1);
  color: var(--slate);
  max-width: 46ch;
  margin-bottom: var(--space-4);
}
.hero-actions { display: flex; flex-wrap: wrap; gap: var(--space-2); margin-bottom: var(--space-3); }
.hero-phone {
  display: inline-flex;
  align-items: center;
  gap: 0.6em;
  font-weight: 600;
  font-size: 0.9rem;
  color: var(--slate);
  border-bottom: 1px solid transparent;
}
.hero-phone:hover { border-color: var(--slate); }

/* Cinematic hero entrance — coordinated, single sequence, load-triggered.
   The H1 (LCP element) only shifts position at full opacity, so it never
   reads as "hidden" to the LCP algorithm; everything else may fade+rise. */
@media (prefers-reduced-motion: no-preference) {
  .hero-copy .eyebrow { animation: hero-rise 550ms var(--ease) both; animation-delay: 100ms; }
  .hero-copy h1 { animation: hero-shift 650ms var(--ease) both; animation-delay: 250ms; }
  .hero-lead { animation: hero-rise 600ms var(--ease) both; animation-delay: 450ms; }
  .hero-actions { animation: hero-rise 550ms var(--ease) both; animation-delay: 600ms; }
  .hero-phone { animation: hero-rise 550ms var(--ease) both; animation-delay: 660ms; }
  .deal-snapshot { animation: hero-rise-scale 700ms var(--ease) both; animation-delay: 750ms; }
}
@keyframes hero-rise { from { opacity: 0; transform: translateY(16px); } to { opacity: 1; transform: none; } }
@keyframes hero-shift { from { transform: translateY(14px); } to { transform: none; } }
@keyframes hero-rise-scale { from { opacity: 0; transform: translateY(20px) scale(0.98); } to { opacity: 1; transform: none; } }

/* Deal Snapshot — signature component */
.deal-snapshot {
  background: var(--ink);
  color: var(--ivory);
  border-radius: var(--radius-md);
  padding: var(--space-4);
  box-shadow: 0 30px 60px -25px rgba(16, 35, 31, 0.45);
  max-width: 420px;
  justify-self: start;
}
.deal-snapshot__eyebrow {
  font-size: 0.75rem;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  font-weight: 700;
  color: var(--gold);
  margin: 0 0 var(--space-3);
  padding-bottom: var(--space-2);
  border-bottom: 1px solid var(--line-invert);
}
.deal-snapshot__field { margin-bottom: var(--space-3); }
.deal-snapshot__field label {
  display: block;
  font-size: 0.78rem;
  font-weight: 600;
  color: rgba(247,245,240,0.65);
  margin-bottom: 0.5em;
}
.deal-snapshot__field select,
.deal-snapshot__field input[type="email"],
.deal-snapshot__amount input {
  width: 100%;
  background: rgba(247,245,240,0.06);
  border: 1px solid var(--line-invert);
  border-radius: var(--radius-sm);
  color: var(--ivory);
  padding: 0.75em 0.9em;
  appearance: none;
}
.deal-snapshot__field input[type="email"]::placeholder { color: rgba(247,245,240,0.4); }
.deal-snapshot__field input[type="email"]:focus { border-color: var(--gold); outline: none; }

/* Honeypot: kept in the layout but off-screen, since bots skip display:none. */
.deal-snapshot__honey {
  position: absolute;
  left: -9999px;
  width: 1px; height: 1px;
  overflow: hidden;
}

.deal-snapshot__status {
  font-size: 0.85rem;
  font-weight: 600;
  margin-top: var(--space-2);
  min-height: 1em;
  color: var(--gold);
}
.deal-snapshot__status a { text-decoration: underline; }
.deal-snapshot__status--error { color: var(--caution); }
.deal-snapshot__field select {
  background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 20 20' fill='%23F7F5F0'%3E%3Cpath d='M5 7l5 5 5-5'/%3E%3C/svg%3E");
  background-repeat: no-repeat;
  background-position: right 0.8em center;
  background-size: 1em;
  padding-right: 2.2em;
}
/* The closed control sits on the dark panel, but the open option list is
   painted by the OS on a light popup. Options inherit the control's ivory
   text unless told otherwise, which renders them invisible when open. */
.deal-snapshot__field select option {
  background-color: #fff;
  color: var(--ink);
}

.deal-snapshot__field select:focus,
.deal-snapshot__amount input:focus { border-color: var(--gold); }
.deal-snapshot__field select:hover,
.deal-snapshot__amount input:hover { border-color: rgba(196,154,90,0.55); }
.deal-snapshot__field select,
.deal-snapshot__amount input { transition: border-color var(--dur-fast) var(--ease), background-color 550ms var(--ease); }
.deal-snapshot__field select.is-changed { background-color: rgba(196,154,90,0.18); }
@media (prefers-reduced-motion: no-preference) {
  .deal-snapshot__field:nth-of-type(1) { animation: hero-rise 500ms var(--ease) both; animation-delay: 1000ms; }
  .deal-snapshot__field:nth-of-type(2) { animation: hero-rise 500ms var(--ease) both; animation-delay: 1060ms; }
  .deal-snapshot__field:nth-of-type(3) { animation: hero-rise 500ms var(--ease) both; animation-delay: 1120ms; }
  .deal-snapshot__field:nth-of-type(4) { animation: hero-rise 500ms var(--ease) both; animation-delay: 1180ms; }
  .deal-snapshot__note { animation: hero-rise 500ms var(--ease) both; animation-delay: 1240ms; }
  #ds-cta { animation: hero-rise 500ms var(--ease) both; animation-delay: 1290ms; }
}
.deal-snapshot__amount { position: relative; display: flex; align-items: center; }
.deal-snapshot__amount span {
  position: absolute; left: 0.9em;
  color: rgba(247,245,240,0.6);
  font-weight: 700;
}
.deal-snapshot__amount input { padding-left: 1.7em; font-weight: 700; }
.deal-snapshot__range {
  width: 100%;
  margin-top: var(--space-2);
  accent-color: var(--gold);
}
.deal-snapshot__note {
  display: flex;
  align-items: center;
  gap: 0.5em;
  font-size: 0.82rem;
  color: rgba(247,245,240,0.7);
  margin: var(--space-2) 0 var(--space-3);
  padding-top: var(--space-2);
  border-top: 1px solid var(--line-invert);
}
.icon-pulse { width: 1.1em; height: 1.1em; color: var(--gold); flex: none; }

@media (min-width: 960px) {
  .hero-inner { grid-template-columns: 1.15fr 0.85fr; gap: var(--space-6); }
  .deal-snapshot { justify-self: end; }
}

/* ==========================================================================
   Trust strip
   ========================================================================== */
.trust-strip { background: var(--ink); color: var(--ivory); }
.trust-strip__inner {
  max-width: var(--container);
  margin: 0 auto;
  padding: var(--space-4) var(--gutter);
  display: grid;
  gap: var(--space-4);
}
.trust-strip__item {
  padding-bottom: var(--space-3);
  border-bottom: 1px solid var(--line-invert);
}
.trust-strip__item:last-child { border-bottom: 0; padding-bottom: 0; }
.trust-strip__label {
  display: block;
  font-size: 0.72rem;
  font-weight: 700;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  color: var(--gold);
  margin-bottom: 0.4em;
}
.trust-strip__value { font-family: var(--font-display); font-size: var(--step-1); }

@media (min-width: 760px) {
  .trust-strip__inner { grid-template-columns: repeat(3, 1fr); }
  .trust-strip__item {
    border-bottom: 0;
    padding-bottom: 0;
    padding-left: var(--space-4);
    border-left: 1px solid var(--line-invert);
  }
  .trust-strip__item:first-child { padding-left: 0; border-left: 0; }
}

/* ==========================================================================
   Helping You Invest
   ========================================================================== */
.invest-with-us { padding: var(--space-6) 0; position: relative; }
.invest-with-us::before,
.where-we-lend::before,
.site-footer::before {
  content: "";
  position: absolute;
  top: 0; left: 0; right: 0;
  height: 48px;
  background: linear-gradient(to bottom, var(--ink), transparent);
  opacity: 0.06;
  pointer-events: none;
}
.invest-with-us__inner {
  max-width: var(--container);
  margin: 0 auto;
  padding: 0 var(--gutter);
  display: grid;
  gap: var(--space-4);
}
.invest-with-us__statement h2 { font-size: var(--step-3); max-width: 16ch; margin-bottom: var(--space-3); }
.invest-with-us__photo {
  position: relative;
  margin: 0 0 0 14px;
  max-width: 340px;
}
.invest-with-us__photo::before {
  content: "";
  position: absolute;
  top: -14px; left: -14px;
  width: 100%; height: 100%;
  border: 1px solid var(--gold);
  border-radius: var(--radius-md);
  opacity: 0.55;
}
.invest-with-us__photo-crop {
  display: block;
  border-radius: var(--radius-md);
  border: 1px solid var(--line);
  overflow: hidden;
}
.invest-with-us__photo img { width: 100%; height: auto; aspect-ratio: 4 / 3; object-fit: cover; }
.invest-with-us__body p { color: var(--slate); margin-bottom: var(--space-3); max-width: 56ch; }

@media (min-width: 900px) {
  .invest-with-us__inner { grid-template-columns: 0.85fr 1.15fr; gap: var(--space-6); }
}

/* ==========================================================================
   How it works
   ========================================================================== */
.how-it-works { padding: var(--space-6) 0; background: var(--sand); }
.process-flow {
  max-width: var(--container);
  margin: 0 auto;
  padding: 0 var(--gutter);
  display: grid;
  gap: 0;
  position: relative;
}
.process-step {
  position: relative;
  padding: var(--space-4) 0 var(--space-4) var(--space-5);
  border-left: 1px solid var(--line);
}
.process-step:last-child { padding-bottom: 0; }
.process-step::before {
  content: "";
  position: absolute;
  left: -5px; top: var(--space-4);
  width: 9px; height: 9px;
  border-radius: 50%;
  background: var(--green);
  transition: background-color 300ms var(--ease), box-shadow 300ms var(--ease);
}
.process-step__index { transition: color 300ms var(--ease); }
.process-step:hover::before,
.process-step:focus-within::before { background: var(--gold); box-shadow: 0 0 0 4px rgba(196,154,90,0.2); }
.process-step:hover .process-step__index,
.process-step:focus-within .process-step__index { color: var(--green); }
.process-step__index {
  display: block;
  font-family: var(--font-display);
  font-size: var(--step-2);
  color: var(--gold);
  margin-bottom: 0.2em;
}
.process-step h3 { margin-bottom: 0.3em; }
.process-step p { color: var(--slate); max-width: 46ch; }

@media (min-width: 760px) {
  .process-flow { grid-template-columns: repeat(4, 1fr); gap: var(--space-3); }
  .process-step { border-left: 0; border-top: 2px solid var(--line); padding: var(--space-4) var(--space-3) 0 0; }
  .process-step::before { left: -5px; top: -5px; }
}

/* ==========================================================================
   Loan Program Explorer
   ========================================================================== */
.loan-programs { padding: var(--space-6) 0; }
.program-explorer {
  max-width: var(--container);
  margin: 0 auto;
  padding: 0 var(--gutter);
  display: grid;
  gap: var(--space-3);
}
.program-list { position: relative; display: flex; flex-direction: column; border-top: 1px solid var(--line); }
.program-list__indicator {
  position: absolute;
  left: 0;
  width: 3px;
  background: var(--green);
  opacity: 0;
  transition: transform 320ms var(--ease), height 320ms var(--ease), opacity 200ms var(--ease);
}
.program-list.has-indicator .program-list__indicator { opacity: 1; }
.program-list.has-indicator .program-tab[aria-selected="true"]::before { display: none; }
.program-tab {
  text-align: left;
  padding: var(--space-3) var(--space-2);
  border-bottom: 1px solid var(--line);
  font-family: var(--font-display);
  font-size: var(--step-1);
  color: var(--slate);
  transition: color var(--dur-fast) var(--ease), padding-left var(--dur-fast) var(--ease);
}
.program-tab:hover { color: var(--ink); padding-left: calc(var(--space-2) + 6px); }
.program-tab[aria-selected="true"] { color: var(--green-deep); padding-left: calc(var(--space-2) + 6px); font-weight: 400; position: relative; }
.program-tab[aria-selected="true"]::before {
  content: "";
  position: absolute; left: 0; top: 0; bottom: 0;
  width: 3px; background: var(--green);
}

.program-detail {
  background: var(--ink);
  color: var(--ivory);
  border-radius: var(--radius-md);
  padding: var(--space-5);
}
@media (prefers-reduced-motion: no-preference) {
  /* Media, heading, and description animate on switch; the CTA row stays
     put — it reads as a stable, always-available action, not a moving part. */
  .program-panel__media,
  .program-panel h3,
  .program-panel p {
    opacity: 1;
    transform: none;
    transition: opacity 320ms var(--ease), transform 320ms var(--ease);
  }
  .program-panel.is-anim-in .program-panel__media { opacity: 0; transform: translateY(10px) scale(0.98); }
  .program-panel.is-anim-in h3 { opacity: 0; transform: translateY(10px); transition-delay: 40ms; }
  .program-panel.is-anim-in p { opacity: 0; transform: translateY(10px); transition-delay: 80ms; }
  .program-panel__media img,
  .program-panel__illustration { transition: transform 500ms var(--ease); }
  .program-panel__media:hover img,
  .program-panel__media:hover .program-panel__illustration { transform: scale(1.04); }
}
.program-panel__media {
  border-radius: var(--radius-sm);
  overflow: hidden;
  margin-bottom: var(--space-3);
  aspect-ratio: 900 / 506;
  background: rgba(247,245,240,0.04);
  border: 1px solid var(--line-invert);
}
.program-panel__media img,
.program-panel__illustration { width: 100%; height: 100%; object-fit: cover; display: block; }
.program-panel h3 { color: var(--ivory); margin-bottom: var(--space-2); }
.program-panel p { color: rgba(247,245,240,0.78); max-width: 48ch; margin-bottom: var(--space-4); }
.program-actions { display: flex; flex-wrap: wrap; gap: var(--space-2); }
.program-detail .btn-secondary { color: var(--ivory); border-color: var(--line-invert); }
.program-detail .btn-secondary:hover { border-color: var(--ivory); background: rgba(247,245,240,0.06); }

@media (min-width: 900px) {
  .program-explorer { grid-template-columns: 0.85fr 1.15fr; align-items: start; }
}

/* ==========================================================================
   Why Choose Us
   ========================================================================== */
.why-choose-us { padding: var(--space-6) 0; background: var(--sand); }
.why-choose-us__inner {
  max-width: var(--container);
  margin: 0 auto;
  padding: 0 var(--gutter);
  display: grid;
  gap: var(--space-4);
}
.why-choose-us__statement h2 { font-size: var(--step-3); max-width: 14ch; }
.why-choose-us__reasons li {
  padding: var(--space-3) 0;
  border-top: 1px solid var(--line);
}
.why-choose-us__reasons li:last-child { border-bottom: 1px solid var(--line); }
.why-choose-us__reasons h3 { margin-bottom: 0.3em; }
.why-choose-us__reasons p { color: var(--slate); max-width: 48ch; }

@media (min-width: 900px) {
  .why-choose-us__inner { grid-template-columns: 0.7fr 1.3fr; gap: var(--space-6); }
}

/* ==========================================================================
   Recently Funded
   ========================================================================== */
.recently-funded { padding: var(--space-6) 0; max-width: var(--container); margin: 0 auto; padding-left: var(--gutter); padding-right: var(--gutter); }
.deal-ledger { margin-bottom: var(--space-4); }
.deal-ledger:last-child { margin-bottom: 0; }
.deal-ledger th {
  text-align: left;
  font-size: 0.75rem;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  color: var(--slate);
  padding: var(--space-2) var(--space-2) var(--space-2) 0;
  border-bottom: 1px solid var(--ink);
}
.deal-ledger td {
  padding: var(--space-3) var(--space-2) var(--space-3) 0;
  border-bottom: 1px solid var(--line);
  font-family: var(--font-display);
  font-size: var(--step-1);
}
.deal-ledger td:last-child { color: var(--green-deep); text-align: right; }
.deal-ledger th:last-child { text-align: right; }
.deal-ledger tbody tr { transition: background-color 200ms var(--ease); }
.deal-ledger tbody tr:hover { background-color: rgba(31,107,85,0.05); }

@media (max-width: 640px) {
  .deal-ledger thead { display: none; }
  .deal-ledger tr { display: grid; grid-template-columns: 1fr auto; gap: 0 var(--space-2); padding: var(--space-2) 0; }
  .deal-ledger td { border: 0; padding: 0.2em 0; }
  .deal-ledger td[data-label="Loan Type"] { grid-column: 1 / 2; font-weight: 700; }
  .deal-ledger td[data-label="Location"] { grid-column: 1 / 2; font-family: var(--font-body); font-size: 0.85rem; color: var(--slate); }
  .deal-ledger td[data-label="Loan Amount"] { grid-column: 2 / 3; grid-row: 1 / 3; align-self: center; text-align: right; }
  .deal-ledger tr:not(:last-child) { border-bottom: 1px solid var(--line); }
}

/* ==========================================================================
   About the owner
   ========================================================================== */
.about-owner { padding: var(--space-6) 0; background: var(--ink); color: var(--ivory); }
.about-owner__inner {
  max-width: var(--container);
  margin: 0 auto;
  padding: 0 var(--gutter);
}
.about-owner__intro { max-width: 46ch; margin-bottom: var(--space-5); }
.about-owner__intro .eyebrow { color: var(--gold); }
.about-owner__intro h2 { color: var(--ivory); font-size: var(--step-4); }

.about-owner__composition {
  display: grid;
  gap: var(--space-4);
  align-items: start;
  padding-top: var(--space-4);
  border-top: 1px solid var(--line-invert);
}

.about-owner__portrait-frame {
  width: 116px; height: auto;
  margin: 0;
  border-radius: var(--radius-md);
  border: 1px solid var(--line-invert);
  overflow: hidden;
  background: rgba(247,245,240,0.04);
  flex: none;
}
@media (min-width: 640px) {
  .about-owner__portrait-frame { width: 168px; }
}
.about-owner__portrait-frame img { width: 100%; height: auto; display: block; }

.about-owner__number { font-family: var(--font-display); font-size: var(--step-4); color: var(--gold); line-height: 1; }
.about-owner__label { font-size: 0.8rem; font-weight: 700; letter-spacing: 0.04em; text-transform: uppercase; color: rgba(247,245,240,0.7); margin: 0.5em 0 0.75em; }
.about-owner__certs { font-size: 0.78rem; font-weight: 700; letter-spacing: 0.06em; text-transform: uppercase; color: var(--gold); }

.about-owner__story p { color: rgba(247,245,240,0.8); max-width: 54ch; margin-bottom: var(--space-3); }
.about-owner__story .btn-secondary { color: var(--ivory); border-color: var(--line-invert); }
.about-owner__story .btn-secondary:hover { border-color: var(--ivory); background: rgba(247,245,240,0.06); }

@media (min-width: 900px) {
  .about-owner__composition { grid-template-columns: auto auto 1fr; gap: var(--space-5); }
}

/* ==========================================================================
   Where we lend
   ========================================================================== */
.where-we-lend { padding: var(--space-6) 0; position: relative; }
.where-we-lend__inner {
  max-width: var(--container);
  margin: 0 auto;
  padding: 0 var(--gutter);
  display: grid;
  gap: var(--space-4);
  align-items: center;
}
.where-we-lend__copy h2 { font-size: var(--step-3); margin-bottom: var(--space-3); }
.where-we-lend__copy > p { color: var(--slate); max-width: 46ch; margin-bottom: var(--space-3); }
.where-we-lend__list {
  display: grid;
  grid-template-columns: repeat(2, 1fr);
  gap: 0.6em var(--space-3);
  margin-bottom: var(--space-3);
  max-width: 46ch;
}
.where-we-lend__list li {
  font-weight: 600;
  padding-left: 1em;
  position: relative;
}
.where-we-lend__list li::before {
  content: "";
  position: absolute; left: 0; top: 0.55em;
  width: 6px; height: 1px;
  background: var(--gold);
}
.where-we-lend__note { font-size: 0.9rem; color: var(--slate); max-width: 46ch; }
.where-we-lend__note a { text-decoration: underline; color: var(--green-deep); }
.where-we-lend__map { width: 100%; max-width: 340px; height: auto; justify-self: center; }

@media (min-width: 900px) {
  .where-we-lend__inner { grid-template-columns: 1.2fr 0.8fr; }
}

/* ==========================================================================
   FAQ
   ========================================================================== */
.faq { padding: var(--space-6) 0; background: var(--sand); }
.faq-list {
  max-width: 860px;
  margin: 0 auto;
  padding: 0 var(--gutter);
}
.faq-item { border-bottom: 1px solid var(--line); }
.faq-item summary {
  list-style: none;
  cursor: pointer;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: var(--space-3);
  padding: var(--space-3) 0;
  font-family: var(--font-display);
  font-size: var(--step-1);
}
.faq-item summary::-webkit-details-marker { display: none; }
.faq-icon {
  flex: none;
  width: 20px; height: 20px;
  position: relative;
}
.faq-icon::before, .faq-icon::after {
  content: "";
  position: absolute;
  background: var(--ink);
  transition: transform var(--dur-fast) var(--ease);
}
.faq-icon::before { left: 0; top: 9px; width: 20px; height: 1.5px; }
.faq-icon::after { left: 9px; top: 0; width: 1.5px; height: 20px; }
.faq-item[open] .faq-icon::after { transform: rotate(90deg); opacity: 0; }
.faq-item p { color: var(--slate); padding-bottom: var(--space-3); max-width: 60ch; }

/* ==========================================================================
   Final CTA / Apply form
   ========================================================================== */
.final-cta { background: var(--ink); color: var(--ivory); padding: var(--space-6) 0; }
.final-cta__intro .eyebrow { color: var(--gold); }
.final-cta__inner {
  max-width: var(--container);
  margin: 0 auto;
  padding: 0 var(--gutter);
  display: grid;
  gap: var(--space-5);
}
.final-cta__intro h2 { color: var(--ivory); font-size: var(--step-4); max-width: 14ch; margin-bottom: var(--space-2); }
.final-cta__intro p { color: rgba(247,245,240,0.75); max-width: 42ch; margin-bottom: var(--space-3); }

.apply-form {
  background: var(--ivory);
  color: var(--ink);
  border-radius: var(--radius-md);
  padding: var(--space-4);
}
.form-row { display: grid; gap: var(--space-2); }
.form-field { margin-bottom: var(--space-2); }
.form-field label { display: block; font-size: 0.78rem; font-weight: 700; margin-bottom: 0.4em; color: var(--slate); }
.form-field input, .form-field select, .form-field textarea {
  width: 100%;
  border: 1px solid var(--line);
  border-radius: var(--radius-sm);
  padding: 0.75em 0.9em;
  background: #fff;
}
.form-field input:focus, .form-field select:focus, .form-field textarea:focus { border-color: var(--green); }
.form-field textarea { resize: vertical; }
.form-note { font-size: 0.85rem; margin-top: var(--space-2); min-height: 1em; color: var(--green-deep); font-weight: 600; }

.apply-form__title { font-family: var(--font-display); font-size: var(--step-2); margin-bottom: 0.3em; }
.apply-form__note { font-size: 0.85rem; color: var(--slate); margin-bottom: var(--space-4); }

/* Third-party form embed. A native lazy iframe keeps the provider's payload
   off the initial load on every page that carries the funnel, and runs none
   of their JavaScript in our page context. */
/* Fixed height: the iframe is cross-origin so it cannot self-size without
   loading the provider's resize script. Sized to fit the taller question
   cards; the longest ones scroll inside the frame, as card forms expect. */
.apply-embed {
  width: 100%;
  min-height: 620px;
  border: 0;
  display: block;
  border-radius: var(--radius-sm);
  background: #fff;
}
.apply-embed-fallback { font-size: 0.9rem; color: var(--slate); margin-top: var(--space-2); }
.apply-embed-fallback a { color: var(--green-deep); text-decoration: underline; }
@media (max-width: 640px) { .apply-embed { min-height: 660px; } }

.qform__group { border: 0; padding: 0; margin: 0 0 var(--space-3); min-width: 0; }
.qform__legend { padding: 0; margin-bottom: 0.6em; font-size: 0.85rem; font-weight: 700; color: var(--ink); }
.qform__required { color: var(--gold); }
.qform__choices { display: flex; flex-wrap: wrap; gap: 0.5em; }
.qform__choice {
  position: relative;
  display: inline-flex; align-items: center;
  padding: 0.55em 1em;
  border: 1px solid var(--line);
  border-radius: 999px;
  font-size: 0.85rem;
  cursor: pointer;
  background: #fff;
  transition: border-color var(--dur-fast) var(--ease), background-color var(--dur-fast) var(--ease), color var(--dur-fast) var(--ease);
}
.qform__choice input { position: absolute; opacity: 0; width: 1px; height: 1px; }
.qform__choice:has(input:checked) { background: var(--green); border-color: var(--green); color: var(--ivory); }
.qform__choice:has(input:focus-visible) { outline: 2px solid var(--green); outline-offset: 2px; }

@media (min-width: 640px) {
  .form-row { grid-template-columns: 1fr 1fr; }
  .form-row--3 { grid-template-columns: 1.4fr 0.8fr 0.8fr; }
}
@media (min-width: 900px) {
  /* The embedded card form needs width to breathe, and the intro beside it is
     short, so it stays sticky (below) while the form column scrolls. */
  .final-cta__inner { grid-template-columns: 0.72fr 1.28fr; align-items: start; }
  .final-cta__intro {
    position: sticky;
    top: calc(64px + var(--space-4));
    align-self: start;
  }
}

/* ==========================================================================
   Footer
   ========================================================================== */
.site-footer { background: var(--sand); padding: var(--space-5) 0 var(--space-4); position: relative; }
.site-footer__inner {
  max-width: var(--container);
  margin: 0 auto;
  padding: 0 var(--gutter);
  display: grid;
  gap: var(--space-4);
}
.site-footer__brand .logo img { height: 30px; }
.site-footer__brand p { color: var(--slate); margin: var(--space-2) 0; }
.site-footer__brand a { text-decoration: underline; }

.site-footer__social { display: flex; gap: var(--space-1); margin-top: var(--space-3); }
.site-footer__social a {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  width: 36px; height: 36px;
  border: 1px solid var(--line);
  border-radius: var(--radius-sm);
  color: var(--slate);
  text-decoration: none;
  transition: border-color var(--dur-fast) var(--ease), color var(--dur-fast) var(--ease), background-color var(--dur-fast) var(--ease);
}
.site-footer__social a:hover {
  border-color: var(--ink);
  color: var(--ink);
  background: rgba(16, 35, 31, 0.04);
}
.site-footer__social svg { width: 16px; height: 16px; fill: currentColor; }
.site-footer__nav { display: grid; grid-template-columns: 1fr 1fr; gap: var(--space-3); }
.site-footer__nav h3 { font-family: var(--font-body); font-size: 0.78rem; font-weight: 700; letter-spacing: 0.08em; text-transform: uppercase; color: var(--slate); margin-bottom: var(--space-2); }
.site-footer__nav li { margin-bottom: 0.5em; }
.site-footer__nav a:hover { text-decoration: underline; }
.site-footer__cta { align-self: start; }
.site-footer__legal {
  max-width: var(--container);
  margin: var(--space-4) auto 0;
  padding: var(--space-3) var(--gutter) 0;
  border-top: 1px solid var(--line);
  font-size: 0.8rem;
  color: var(--slate);
}

@media (min-width: 900px) {
  .site-footer__inner { grid-template-columns: 1fr 1.75fr auto; }
  .site-footer__nav { gap: var(--space-4); }
}

/* ==========================================================================
   Sub-page shell — breadcrumb + page hero
   ========================================================================== */
.breadcrumb {
  font-size: 0.72rem;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  font-weight: 700;
  margin-bottom: var(--space-3);
}
.breadcrumb ol { display: flex; flex-wrap: wrap; align-items: center; gap: 0.55em; }
.breadcrumb li { display: flex; align-items: center; gap: 0.55em; }
.breadcrumb li + li::before { content: "/"; color: var(--gold); opacity: 0.7; }
.breadcrumb a { color: rgba(247, 245, 240, 0.72); border-bottom: 1px solid transparent; }
.breadcrumb a:hover { color: var(--ivory); border-color: var(--gold); }
.breadcrumb [aria-current] { color: var(--gold); }

.page-hero { background: var(--ink); color: var(--ivory); position: relative; overflow: hidden; }
.page-hero::before {
  content: "";
  position: absolute;
  inset: 0;
  background-image: url("assets/images/properties/hero-backdrop.jpg");
  background-size: cover;
  background-position: center 40%;
  opacity: 0.16;
}
.page-hero::after {
  content: "";
  position: absolute;
  inset: 0;
  background: linear-gradient(104deg, var(--ink) 0%, var(--ink) 40%, rgba(16,35,31,0.86) 68%, rgba(16,35,31,0.62) 100%);
}
@media (max-width: 640px) {
  .page-hero::before { background-image: url("assets/images/properties/hero-backdrop-800w.jpg"); }
  .page-hero::after { background: linear-gradient(180deg, var(--ink) 0%, var(--ink) 58%, rgba(16,35,31,0.78) 100%); }
}
.page-hero__inner {
  position: relative;
  z-index: 1;
  max-width: var(--container);
  margin: 0 auto;
  padding: var(--space-4) var(--gutter) var(--space-6);
  display: grid;
  gap: var(--space-5);
  align-items: center;
}
.page-hero .eyebrow { color: var(--gold); }
.page-hero h1 { color: var(--ivory); font-size: var(--step-4); max-width: 17ch; margin-bottom: var(--space-3); }
.page-hero__lead { font-size: var(--step-1); color: rgba(247, 245, 240, 0.8); max-width: 52ch; margin-bottom: var(--space-4); }
.page-hero__actions { display: flex; flex-wrap: wrap; gap: var(--space-2); margin-bottom: var(--space-3); }
.page-hero__phone {
  display: inline-flex;
  align-items: center;
  gap: 0.6em;
  font-weight: 600;
  font-size: 0.9rem;
  color: rgba(247, 245, 240, 0.72);
  border-bottom: 1px solid transparent;
}
.page-hero__phone:hover { color: var(--ivory); border-color: var(--gold); }
.page-hero__media {
  border-radius: var(--radius-md);
  border: 1px solid var(--line-invert);
  overflow: hidden;
  aspect-ratio: 4 / 3;
  background: rgba(247, 245, 240, 0.04);
  margin: 0;
}
.page-hero__media img,
.page-hero__media svg { width: 100%; height: 100%; object-fit: cover; display: block; }
/* Illustrated heroes are authored at 900x506; matching the frame to the artwork
   stops it letterboxing inside the 4:3 box the photography uses. */
.page-hero__media:has(svg) { aspect-ratio: 900 / 506; }

@media (min-width: 900px) {
  .page-hero__inner { grid-template-columns: 1.15fr 0.85fr; gap: var(--space-6); }
}

/* ==========================================================================
   Page body — prose column + aside
   ========================================================================== */
.page-body { padding: var(--space-6) 0; }
.page-body__inner {
  max-width: var(--container);
  margin: 0 auto;
  padding: 0 var(--gutter);
  display: grid;
  gap: var(--space-5);
  align-items: start;
}

.prose > * + * { margin-top: var(--space-3); }
.prose h2 { font-size: var(--step-3); margin-top: var(--space-5); max-width: 24ch; }
.prose > h2:first-child { margin-top: 0; }
.prose h3 { margin-top: var(--space-4); }
.prose p { color: var(--slate); max-width: 68ch; }
.prose ul { display: grid; gap: 0.6em; max-width: 64ch; }
.prose li { position: relative; padding-left: 1.2em; color: var(--slate); }
.prose li::before {
  content: "";
  position: absolute;
  left: 0; top: 0.72em;
  width: 8px; height: 1px;
  background: var(--gold);
}
.prose strong { font-weight: 700; color: var(--ink); }
.prose a:not(.btn) { color: var(--green-deep); text-decoration: underline; text-underline-offset: 2px; }
.prose a:not(.btn):hover { color: var(--ink); }

.page-aside { display: grid; gap: var(--space-3); }
.aside-card {
  border: 1px solid var(--line);
  border-radius: var(--radius-md);
  padding: var(--space-3);
  background: #fff;
}
.aside-card--ink { background: var(--ink); color: var(--ivory); border-color: transparent; }
.aside-card h3 { font-size: var(--step-1); margin-bottom: var(--space-2); }
.aside-card--ink h3 { color: var(--ivory); }
.aside-card p { font-size: 0.9rem; color: var(--slate); margin-bottom: var(--space-3); }
.aside-card--ink p { color: rgba(247, 245, 240, 0.75); }
.aside-card ul { display: grid; gap: 0.55em; }
.aside-card li a {
  font-weight: 600;
  font-size: 0.92rem;
  border-bottom: 1px solid transparent;
}
.aside-card li a:hover { color: var(--green-deep); border-color: var(--green); }
.aside-card__contact { font-weight: 700; }

@media (min-width: 900px) {
  .page-body__inner { grid-template-columns: minmax(0, 1fr) 300px; gap: var(--space-6); }
  .page-aside { position: sticky; top: calc(64px + var(--space-3)); }
}

/* ==========================================================================
   Loan calculators
   ========================================================================== */
.calc { padding: var(--space-6) 0; background: var(--sand); }
.calc__inner {
  max-width: var(--container);
  margin: 0 auto;
  padding: 0 var(--gutter);
  display: grid;
  gap: var(--space-4);
  align-items: start;
}
.calc__grid { display: grid; gap: var(--space-3); grid-template-columns: 1fr; }
.calc__field label {
  display: block;
  font-size: 0.78rem;
  font-weight: 700;
  color: var(--slate);
  margin-bottom: 0.4em;
}
.calc__input { position: relative; display: flex; align-items: center; }
.calc__input input {
  width: 100%;
  border: 1px solid var(--line);
  border-radius: var(--radius-sm);
  padding: 0.75em 0.9em;
  background: #fff;
  font-weight: 700;
  transition: border-color var(--dur-fast) var(--ease);
}
.calc__input input:focus { border-color: var(--green); outline: none; }
.calc__input input::-webkit-outer-spin-button,
.calc__input input::-webkit-inner-spin-button { -webkit-appearance: none; margin: 0; }
.calc__input input[type="number"] { -moz-appearance: textfield; appearance: textfield; }
.calc__input--money input { padding-left: 1.7em; }
.calc__input--money::before {
  content: "$";
  position: absolute;
  left: 0.9em;
  color: var(--slate);
  font-weight: 700;
}
.calc__input--pct input { padding-right: 2.1em; }
.calc__input--pct::after {
  content: "%";
  position: absolute;
  right: 0.9em;
  color: var(--slate);
  font-weight: 700;
}
.calc__hint { font-size: 0.78rem; color: var(--slate); margin-top: 0.4em; }

.calc__input select {
  width: 100%;
  border: 1px solid var(--line);
  border-radius: var(--radius-sm);
  padding: 0.75em 0.9em;
  background: #fff;
  font-weight: 700;
  appearance: none;
  background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 20 20' fill='%2334413D'%3E%3Cpath d='M5 7l5 5 5-5'/%3E%3C/svg%3E");
  background-repeat: no-repeat;
  background-position: right 0.8em center;
  background-size: 1em;
  padding-right: 2.2em;
}
.calc__input select:focus { border-color: var(--green); outline: none; }

/* Checkbox sits inline with its label rather than under one */
.calc__field--check { display: flex; align-items: center; align-self: end; min-height: 3em; }
.calc__check {
  display: inline-flex;
  align-items: center;
  gap: 0.6em;
  font-size: 0.9rem;
  font-weight: 700;
  color: var(--slate);
  cursor: pointer;
}
.calc__check input {
  width: 20px; height: 20px;
  accent-color: var(--green);
  flex: none;
  cursor: pointer;
}

.calc__results {
  background: var(--ink);
  color: var(--ivory);
  border-radius: var(--radius-md);
  padding: var(--space-4);
  box-shadow: 0 30px 60px -25px rgba(16, 35, 31, 0.45);
}
.calc__results-title {
  font-size: 0.75rem;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  font-weight: 700;
  color: var(--gold);
  padding-bottom: var(--space-2);
  border-bottom: 1px solid var(--line-invert);
  margin-bottom: var(--space-3);
}
.calc__headline {
  display: flex;
  align-items: baseline;
  justify-content: space-between;
  gap: var(--space-2);
  padding-bottom: var(--space-3);
  border-bottom: 1px solid var(--line-invert);
  margin-bottom: var(--space-3);
}
.calc__headline dt {
  font-size: 0.75rem;
  font-weight: 700;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  color: rgba(247, 245, 240, 0.7);
}
.calc__headline dd {
  margin: 0;
  font-family: var(--font-display);
  font-size: var(--step-4);
  color: var(--gold);
  line-height: 1;
}
.calc__results dl { margin: 0; }
.calc__row {
  display: flex;
  align-items: baseline;
  justify-content: space-between;
  gap: var(--space-2);
}
.calc__row + .calc__row { margin-top: 0.85em; }
.calc__row dt { font-size: 0.88rem; color: rgba(247, 245, 240, 0.7); }
.calc__row dd { margin: 0; font-family: var(--font-display); font-size: var(--step-1); }
.calc__flag {
  margin-top: var(--space-3);
  padding-top: var(--space-3);
  border-top: 1px solid var(--line-invert);
  font-size: 0.85rem;
  font-weight: 700;
  color: rgba(247, 245, 240, 0.75);
}
.calc__flag--pos { color: var(--positive); }
.calc__flag--caution { color: var(--caution); }
.calc__disclaimer {
  font-size: 0.78rem;
  color: var(--slate);
  margin-top: var(--space-3);
  max-width: 64ch;
}

@media (min-width: 560px) {
  .calc__grid { grid-template-columns: 1fr 1fr; }
}
@media (min-width: 900px) {
  .calc__inner { grid-template-columns: 1.05fr 0.95fr; gap: var(--space-5); }
  .calc__results { position: sticky; top: calc(64px + var(--space-3)); }
}

/* ==========================================================================
   Related programs
   ========================================================================== */
.related { padding: var(--space-6) 0; }
.related__grid {
  max-width: var(--container);
  margin: 0 auto;
  padding: 0 var(--gutter);
  display: grid;
  gap: var(--space-3);
  grid-template-columns: 1fr;
}
.related__card {
  border-top: 2px solid var(--line);
  padding-top: var(--space-3);
  display: flex;
  flex-direction: column;
  gap: 0.5em;
  transition: border-color var(--dur-med) var(--ease);
}
.related__card:hover { border-color: var(--green); }
.related__card h3 { font-size: var(--step-1); }
.related__card p { font-size: 0.9rem; color: var(--slate); flex: 1; }
.related__link {
  font-weight: 700;
  font-size: 0.85rem;
  color: var(--green-deep);
  display: inline-flex;
  align-items: center;
  gap: 0.4em;
}
.related__link span { transition: transform var(--dur-fast) var(--ease); }
.related__card:hover .related__link span { transform: translateX(3px); }

@media (min-width: 640px) { .related__grid { grid-template-columns: repeat(2, 1fr); } }
@media (min-width: 1000px) { .related__grid { grid-template-columns: repeat(4, 1fr); } }

/* ==========================================================================
   Signature module A — coverage ratio (income-qualified programs)
   DSCR, long-term rental, multi-family, short-term rental
   ========================================================================== */
.ratio { padding: var(--space-6) 0; background: var(--sand); }
.ratio__inner {
  max-width: var(--container);
  margin: 0 auto;
  padding: 0 var(--gutter);
  display: grid;
  gap: var(--space-5);
}
.ratio__intro h2 { font-size: var(--step-3); max-width: 18ch; margin-bottom: var(--space-3); }
.ratio__intro p { color: var(--slate); max-width: 54ch; }
.ratio__equation { display: grid; gap: var(--space-2); }
.ratio__term {
  background: var(--ivory);
  border: 1px solid var(--line);
  border-radius: var(--radius-md);
  padding: var(--space-3);
}
.ratio__term--result { background: var(--ink); color: var(--ivory); border-color: transparent; }
.ratio__label {
  font-size: 0.72rem;
  font-weight: 700;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  color: var(--green-deep);
  margin-bottom: var(--space-2);
}
.ratio__term--result .ratio__label { color: var(--gold); }
.ratio__headline { font-family: var(--font-display); font-size: var(--step-2); margin-bottom: var(--space-2); }
.ratio__term ul { display: grid; gap: 0.35em; }
.ratio__term li { font-size: 0.88rem; color: var(--slate); padding-left: 1em; position: relative; }
.ratio__term li::before {
  content: "";
  position: absolute;
  left: 0; top: 0.7em;
  width: 6px; height: 1px;
  background: var(--gold);
}
.ratio__term--result p { color: rgba(247, 245, 240, 0.78); font-size: 0.9rem; }
.ratio__term--result .ratio__headline { font-size: var(--step-2); color: var(--ivory); }
.ratio__op {
  font-family: var(--font-display);
  font-size: var(--step-3);
  color: var(--gold);
  text-align: center;
  line-height: 1;
}
.ratio__note {
  max-width: var(--container);
  margin: var(--space-4) auto 0;
  padding: 0 var(--gutter);
  font-size: 0.85rem;
  color: var(--slate);
}
@media (min-width: 900px) {
  .ratio__equation { grid-template-columns: 1fr auto 1fr auto 1fr; align-items: stretch; }
  .ratio__op { align-self: center; }
}

/* ==========================================================================
   Signature module B — funded in phases (project-staged programs)
   Fix & flip, ground-up construction
   ========================================================================== */
.phases { background: var(--ink); color: var(--ivory); padding: var(--space-6) 0; }
.phases .section-head h2 { color: var(--ivory); }
.phases .eyebrow { color: var(--gold); }
.phases__track {
  max-width: var(--container);
  margin: 0 auto;
  padding: 0 var(--gutter);
  display: grid;
  gap: var(--space-4);
}
.phases__step { position: relative; padding-left: calc(34px + var(--space-2)); min-height: 34px; }
.phases__marker {
  position: absolute;
  top: 0; left: 0;
  width: 34px; height: 34px;
  border-radius: 50%;
  border: 1px solid var(--gold);
  color: var(--gold);
  display: inline-flex;
  align-items: center;
  justify-content: center;
  font-family: var(--font-display);
  font-size: 0.9rem;
  background: var(--ink);
  z-index: 1;
}
.phases__step h3 { color: var(--ivory); margin-bottom: 0.35em; }
.phases__step p { color: rgba(247, 245, 240, 0.75); font-size: 0.92rem; }
.phases__note {
  max-width: var(--container);
  margin: var(--space-5) auto 0;
  padding: 0 var(--gutter);
}
.phases__note p {
  max-width: 74ch;
  color: rgba(247, 245, 240, 0.62);
  font-size: 0.85rem;
}
@media (min-width: 860px) {
  .phases__track { grid-template-columns: repeat(4, 1fr); gap: var(--space-3); }
  .phases__step { padding-left: 0; padding-top: calc(34px + var(--space-3)); }
  /* Connector rail runs behind the markers across the row. */
  .phases__step::before {
    content: "";
    position: absolute;
    top: 17px; left: 17px; right: calc(-1 * var(--space-3));
    height: 1px;
    background: var(--line-invert);
  }
  .phases__step:last-child::before { right: 0; }
}

/* ==========================================================================
   Signature module C — where the loan ends (transition programs)
   Bridge, investor refinance
   ========================================================================== */
.pathway { padding: var(--space-6) 0; }
.pathway__inner {
  max-width: var(--container);
  margin: 0 auto;
  padding: 0 var(--gutter);
  display: grid;
  gap: var(--space-3);
}
.pathway__stage { border-top: 2px solid var(--line); padding-top: var(--space-3); }
.pathway__stage--end { border-top-color: var(--green); }
.pathway__phase {
  font-size: 0.72rem;
  font-weight: 700;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  color: var(--gold);
  margin-bottom: var(--space-2);
}
.pathway__stage h3 { margin-bottom: 0.4em; }
.pathway__stage p { color: var(--slate); font-size: 0.92rem; }
.pathway__arrow { display: none; color: var(--gold); }
.pathway__note {
  max-width: var(--container);
  margin: var(--space-4) auto 0;
  padding: 0 var(--gutter);
}
.pathway__note p { max-width: 74ch; font-size: 0.85rem; color: var(--slate); }

.ratio__note a,
.pathway__note a { color: var(--green-deep); text-decoration: underline; text-underline-offset: 2px; }
.ratio__note a:hover,
.pathway__note a:hover { color: var(--ink); }
.phases__note a { color: var(--gold); text-decoration: underline; text-underline-offset: 2px; }
.phases__note a:hover { color: var(--ivory); }
@media (min-width: 900px) {
  .pathway__inner { grid-template-columns: 1fr auto 1fr auto 1fr; align-items: start; }
  .pathway__arrow { display: block; width: 30px; height: 12px; margin-top: calc(var(--space-4)); }
  .pathway__arrow svg { width: 100%; height: 100%; stroke: currentColor; fill: none; }
}

/* ==========================================================================
   Editorial + conversion page furniture (About, Brokers)
   ========================================================================== */
/* Article-style pages drop the sidebar and centre a single reading measure,
   so the removed aside doesn't leave a lopsided void on wide screens. */
.page-body--wide .page-body__inner { grid-template-columns: minmax(0, 1fr); justify-items: center; }
.prose--wide { max-width: 74ch; width: 100%; }

.pullquote { border-left: 2px solid var(--gold); padding-left: var(--space-3); margin: var(--space-5) 0; }
.pullquote p {
  font-family: var(--font-display);
  font-size: var(--step-2);
  color: var(--ink);
  max-width: 42ch;
  line-height: 1.25;
}

.stat-band { background: var(--ink); color: var(--ivory); padding: var(--space-5) 0; }
.stat-band__inner {
  max-width: var(--container);
  margin: 0 auto;
  padding: 0 var(--gutter);
  display: grid;
  gap: var(--space-4);
}
.stat-band__item { border-top: 1px solid var(--line-invert); padding-top: var(--space-3); }
.stat-band__num {
  font-family: var(--font-display);
  font-size: var(--step-4);
  color: var(--gold);
  line-height: 1;
  margin-bottom: 0.25em;
}
.stat-band__label {
  font-size: 0.78rem;
  font-weight: 700;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  color: rgba(247, 245, 240, 0.7);
}
@media (min-width: 760px) { .stat-band__inner { grid-template-columns: repeat(3, 1fr); } }

.program-grid {
  max-width: var(--container);
  margin: 0 auto;
  padding: 0 var(--gutter);
  display: grid;
  gap: var(--space-2);
}
.program-grid a {
  border: 1px solid var(--line);
  border-radius: var(--radius-md);
  padding: var(--space-3);
  display: flex;
  flex-direction: column;
  gap: 0.4em;
  transition: border-color var(--dur-fast) var(--ease), background-color var(--dur-fast) var(--ease);
}
.program-grid a:hover { border-color: var(--green); background: rgba(31, 107, 85, 0.04); }
.program-grid h3 { font-size: var(--step-1); }
.program-grid p { font-size: 0.88rem; color: var(--slate); }
@media (min-width: 640px) { .program-grid { grid-template-columns: repeat(2, 1fr); } }
@media (min-width: 1000px) { .program-grid { grid-template-columns: repeat(4, 1fr); } }

.steps { padding: var(--space-6) 0; background: var(--sand); }
.steps__list {
  max-width: var(--container);
  margin: 0 auto;
  padding: 0 var(--gutter);
  display: grid;
  gap: var(--space-4);
  counter-reset: step;
}
.steps__item { position: relative; padding-left: calc(var(--space-4) + 14px); }
.steps__item::before {
  counter-increment: step;
  content: counter(step, decimal-leading-zero);
  position: absolute;
  left: 0; top: -0.1em;
  font-family: var(--font-display);
  font-size: var(--step-2);
  color: var(--gold);
}
.steps__item h3 { margin-bottom: 0.35em; }
.steps__item p { color: var(--slate); max-width: 54ch; }
@media (min-width: 860px) { .steps__list { grid-template-columns: repeat(2, 1fr); gap: var(--space-5) var(--space-4); } }

.audience { padding: var(--space-6) 0; }
.audience__grid {
  max-width: var(--container);
  margin: 0 auto;
  padding: 0 var(--gutter);
  display: grid;
  gap: var(--space-4);
}
.audience__card { border-left: 2px solid var(--gold); padding-left: var(--space-3); }
.audience__card h3 { margin-bottom: 0.4em; }
.audience__card p { color: var(--slate); font-size: 0.92rem; }
@media (min-width: 760px) { .audience__grid { grid-template-columns: repeat(3, 1fr); gap: var(--space-3); } }

/* ==========================================================================
   Booking (thank-you page) — third-party scheduler embed
   ========================================================================== */
.booking { padding: var(--space-6) 0; background: var(--sand); }
.booking__inner {
  max-width: var(--container);
  margin: 0 auto;
  padding: 0 var(--gutter);
}
.booking__embed {
  margin-top: var(--space-4);
  min-height: 720px;
  background: #fff;
  border: 1px solid var(--line);
  border-radius: var(--radius-md);
  overflow: hidden;
}
/* The scheduler injects its own iframe and sizes it; keep it filling the frame. */
.booking__embed iframe {
  width: 100%;
  min-height: 720px;
  border: 0;
  display: block;
}
.booking__fallback { margin-top: var(--space-3); font-size: 0.9rem; color: var(--slate); max-width: 60ch; }
.booking__fallback a { color: var(--green-deep); text-decoration: underline; text-underline-offset: 2px; }
@media (max-width: 640px) {
  .booking__embed, .booking__embed iframe { min-height: 640px; }
}

/* ==========================================================================
   Inline CTA band (mid-page)
   ========================================================================== */
.inline-cta {
  background: var(--ink);
  color: var(--ivory);
  border-radius: var(--radius-md);
  padding: var(--space-4);
  margin-top: var(--space-5);
}
.inline-cta h2 { color: var(--ivory); font-size: var(--step-2); margin-bottom: var(--space-2); max-width: 24ch; }
.inline-cta p { color: rgba(247, 245, 240, 0.78); margin-bottom: var(--space-3); max-width: 54ch; }
.inline-cta__actions { display: flex; flex-wrap: wrap; gap: var(--space-2); }