/* ============================================
   MILLER BATES — Editorial Design
   ============================================ */

:root {
  --black: #0a0a0a;
  --charcoal: #1a1a1a;
  --dark: #2a2a2a;
  --gray-700: #444;
  --gray-500: #777;
  --gray-300: #bbb;
  --gray-100: #f0ede8;
  --warm-bg: #f7f4ef;
  --cream: #faf8f5;
  --white: #fff;
  --gold: #c8a54e;
  --gold-light: #d4b96a;
  --gold-dark: #a88a3a;
  --red: #b43a3a;
  --font: 'Inter', -apple-system, BlinkMacSystemFont, sans-serif;
  --max-width: 1200px;
  --max-narrow: 760px;
  --radius: 12px;
  --radius-lg: 20px;
}

*, *::before, *::after { box-sizing: border-box; margin: 0; padding: 0; }

html { scroll-behavior: smooth; font-size: 16px; }

body {
  font-family: var(--font);
  color: var(--charcoal);
  background: var(--white);
  line-height: 1.6;
  -webkit-font-smoothing: antialiased;
}

.container { max-width: var(--max-width); margin: 0 auto; padding: 0 2rem; }
.container.narrow { max-width: var(--max-narrow); }
.container.centered { text-align: center; }

a { color: inherit; text-decoration: none; }
img { max-width: 100%; display: block; }

/* ---- NAV ---- */
.site-nav {
  position: fixed; top: 0; left: 0; right: 0; z-index: 100;
  background: rgba(255,255,255,0.92);
  backdrop-filter: blur(20px);
  border-bottom: 1px solid rgba(0,0,0,0.06);
  transition: all 0.3s;
}
.nav-inner { display: flex; align-items: center; justify-content: space-between; height: 110px; transition: height 0.3s ease; }
.site-nav.scrolled .nav-inner { height: 80px; }
.nav-logo { display: flex; align-items: center; gap: 0.9rem; }
.logo-mark {
  display: flex; align-items: center; justify-content: center;
  width: 76px; height: 76px; background: var(--charcoal); color: var(--white);
  font-weight: 800; font-size: 1.85rem; border-radius: 0; letter-spacing: -0.5px;
  transition: width 0.3s ease, height 0.3s ease, font-size 0.3s ease;
}
.site-nav.scrolled .logo-mark { width: 52px; height: 52px; font-size: 1.35rem; }
img.logo-mark { background: transparent; }
.logo-text { font-weight: 700; font-size: 0.95rem; letter-spacing: 3px; color: var(--charcoal); }
.nav-links { display: flex; align-items: center; gap: 2rem; }
.nav-links a { font-size: 0.9rem; font-weight: 500; color: var(--gray-700); transition: color 0.2s; }
.nav-links a:hover { color: var(--black); }
.nav-links a[aria-current="page"] { color: var(--black); font-weight: 600; }
.nav-cta {
  background: var(--charcoal); color: var(--white) !important; padding: 0.55rem 1.4rem;
  border-radius: 4px; font-size: 0.85rem !important; transition: background 0.2s;
}
.nav-cta:hover { background: var(--black); }
.nav-login {
  background: transparent; color: var(--charcoal) !important; padding: 0.55rem 1.4rem;
  border-radius: 4px; font-size: 0.85rem !important; transition: all 0.2s;
  border: 1.5px solid var(--charcoal);
}
.nav-login:hover { background: var(--charcoal); color: var(--white) !important; }
.nav-toggle { display: none; background: none; border: none; cursor: pointer; padding: 0.5rem; }
.nav-toggle span { display: block; width: 22px; height: 2px; background: var(--charcoal); margin: 5px 0; transition: 0.3s; }

/* ---- BUTTONS (clean, no glow) ---- */
.btn {
  display: inline-flex; align-items: center; justify-content: center;
  padding: 0.9rem 2rem; border-radius: 4px; font-weight: 600; font-size: 0.95rem;
  transition: background-color 0.2s, color 0.2s, border-color 0.2s;
  cursor: pointer; border: none; font-family: var(--font);
  box-shadow: none;
}
.btn-primary { background: var(--charcoal); color: var(--white); }
.btn-primary:hover { background: var(--black); }
.btn-secondary { background: transparent; color: var(--charcoal); border: 2px solid var(--charcoal); }
.btn-secondary:hover { background: var(--charcoal); color: var(--white); }
.btn-full { width: 100%; }

/* ---- HERO ---- */
.hero {
  position: relative; min-height: 78vh; display: flex; align-items: center;
  overflow: hidden; padding-top: 84px; background: var(--cream);
}
.hero-bg { position: absolute; inset: 0; z-index: 0; }
.hero-bg img { width: 100%; height: 100%; object-fit: cover; }
.hero-bg .hero-img {
  position: absolute; inset: 0; opacity: 0;
  transition: opacity 1.2s ease-in-out;
  will-change: transform;
}
.hero-bg .hero-img.active {
  opacity: 1;
  animation: kenBurns 30s ease-in-out infinite alternate;
}
/* Slow, cinematic Ken-Burns pan-and-zoom.
   Starts scaled slightly (1.05) so there's always buffer during translation
   and object-fit: cover never lets a hard edge peek through. */
@keyframes kenBurns {
  0%   { transform: scale(1.05) translate3d(0%, 0%, 0); }
  100% { transform: scale(1.12) translate3d(-2%, -1.5%, 0); }
}
@media (prefers-reduced-motion: reduce) {
  .hero-bg .hero-img.active { animation: none; }
}
.hero-overlay {
  position: absolute; inset: 0; z-index: 1;
  background: linear-gradient(135deg, rgba(250,248,245,0.94) 0%, rgba(250,248,245,0.75) 55%, rgba(250,248,245,0.45) 100%);
}
/* Hero uses the default .container (same max-width and padding as nav/sections)
   so the eyebrow, h1, CTAs, and stats align flush-left with the site logo. */
.hero-content {
  position: relative; z-index: 2; padding: 4rem 0;
  text-align: left;
}
.hero h1 { max-width: 820px; }
.hero-eyebrow {
  font-size: 0.8rem; font-weight: 600; letter-spacing: 2px; text-transform: uppercase;
  color: var(--gold-dark); margin-bottom: 1.5rem;
}
.hero h1 {
  font-size: clamp(2.5rem, 5vw, 4rem); font-weight: 800; line-height: 1.08;
  letter-spacing: -1.5px; color: var(--black); margin-bottom: 1.5rem;
}
.hero-sub { font-size: 1.2rem; color: var(--gray-700); line-height: 1.6; margin-bottom: 2.5rem; max-width: 620px; }
.hero-ctas { display: flex; gap: 1rem; margin-bottom: 3rem; flex-wrap: wrap; justify-content: flex-start; }
.hero-stats {
  display: flex; gap: 2.5rem; flex-wrap: wrap; padding-top: 2rem;
  border-top: 1px solid rgba(0,0,0,0.1);
}
.stat { display: flex; flex-direction: column; }
.stat-num { font-size: 1.6rem; font-weight: 800; color: var(--black); letter-spacing: -0.5px; line-height: 1.1; }
.stat-label { font-size: 0.8rem; color: var(--gray-500); font-weight: 500; letter-spacing: 0.5px; margin-top: 0.25rem; }
.stat-caveat { font-size: 0.7rem; color: var(--gray-500); font-style: italic; margin-top: 0.3rem; }

/* ---- SECTIONS ---- */
.section { padding: 7rem 0; }
.section-warm { background: var(--warm-bg); }
.section-dark { background: var(--charcoal); color: var(--white); }
.section-dark .section-eyebrow { color: var(--gold-light); }
.section-dark .section-title { color: var(--white); }
.section-dark .section-sub-dark { color: var(--gray-300); }
.section-dark .benefit p { color: var(--gray-300); }
.section-eyebrow {
  font-size: 0.95rem; font-weight: 700; letter-spacing: 3px; text-transform: uppercase;
  color: var(--gold-dark); margin-bottom: 1rem;
}
.section-title {
  font-size: clamp(2.25rem, 3.8vw, 3.2rem); font-weight: 800; line-height: 1.1;
  letter-spacing: -1px; color: var(--black); margin-bottom: 1rem; max-width: 720px;
}
.section-sub {
  font-size: 1.05rem; color: var(--gray-700); margin-bottom: 3.5rem; max-width: 560px;
}
.section-cta-row { margin-top: 3rem; display: flex; gap: 1rem; flex-wrap: wrap; }

/* ---- CARDS (Who We Serve) ---- */
.cards-3 { display: grid; grid-template-columns: repeat(3, 1fr); gap: 2rem; }
.card {
  background: var(--white); border: 1px solid rgba(0,0,0,0.06); border-radius: var(--radius-lg);
  padding: 2.5rem; transition: transform 0.3s, box-shadow 0.3s;
}
.card:hover { transform: translateY(-4px); box-shadow: 0 20px 60px rgba(0,0,0,0.08); }
.card-icon { width: 48px; height: 48px; margin-bottom: 1.5rem; color: var(--gold-dark); }
.card-icon svg { width: 100%; height: 100%; }
.card h3 { font-size: 1.25rem; font-weight: 700; margin-bottom: 0.75rem; letter-spacing: -0.3px; }
.card p { color: var(--gray-700); font-size: 0.95rem; line-height: 1.65; }

/* ---- DEALS GRID ---- */
.deals-grid { display: grid; grid-template-columns: repeat(4, 1fr); gap: 1.5rem; }
.deal-card {
  background: var(--white); border-radius: var(--radius-lg); overflow: hidden;
  border: 1px solid rgba(0,0,0,0.06); transition: transform 0.3s, box-shadow 0.3s;
}
.deal-card:hover { transform: translateY(-4px); box-shadow: 0 20px 60px rgba(0,0,0,0.1); }
.deal-image { position: relative; aspect-ratio: 4/3; overflow: hidden; }
.deal-image img { width: 100%; height: 100%; object-fit: cover; transition: transform 0.5s; }
.deal-card:hover .deal-image img { transform: scale(1.05); }
.deal-badge {
  position: absolute; top: 0.75rem; left: 0.75rem;
  background: var(--charcoal); color: var(--white); font-size: 0.65rem; font-weight: 700;
  padding: 0.3rem 0.65rem; border-radius: 2px; letter-spacing: 1.5px;
}
.badge-refi { background: var(--gold-dark); }
.deal-logo-overlay {
  position: absolute; bottom: 0.75rem; right: 0.75rem;
  background: rgba(10,10,10,0.85); color: var(--white);
  width: 32px; height: 32px; display: flex; align-items: center; justify-content: center;
  font-size: 0.75rem; font-weight: 800; letter-spacing: -0.3px;
}
.deal-info { padding: 1.25rem; }
.deal-amount { display: block; font-size: 1.5rem; font-weight: 800; color: var(--black); letter-spacing: -0.5px; }
.deal-type { display: block; font-size: 0.8rem; font-weight: 600; color: var(--gold-dark); margin-bottom: 0.5rem; letter-spacing: 0.5px; }
.deal-property { font-size: 0.9rem; color: var(--gray-700); margin-bottom: 0.15rem; }
.deal-location { font-size: 0.85rem; color: var(--gray-500); font-style: italic; }

/* ---- DIVIDER IMAGE ---- */
.divider-image { height: 400px; overflow: hidden; }
.divider-image img { width: 100%; height: 100%; object-fit: cover; }

/* ---- STEPS (single-track) ---- */
.steps { display: flex; flex-direction: column; gap: 2rem; }
.steps-single { max-width: 720px; }
.step { display: flex; gap: 1.5rem; align-items: flex-start; }
.step-num {
  font-size: 0.85rem; font-weight: 700; color: var(--gold-dark);
  flex-shrink: 0; padding-top: 2px;
  background: var(--white); border: 2px solid var(--gold-dark);
  width: 40px; height: 40px; display: flex; align-items: center; justify-content: center;
  border-radius: 50%;
}
.section-dark .step-num { background: transparent; color: var(--gold-light); border-color: var(--gold-light); }
.section-warm .step-num { background: var(--white); }
.step h4 { font-size: 1.1rem; font-weight: 700; margin-bottom: 0.35rem; letter-spacing: -0.2px; }
.step p { font-size: 0.95rem; color: var(--gray-700); line-height: 1.6; }
.section-dark .step p { color: var(--gray-300); }

/* ---- BENEFITS ---- */
.benefits-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 2rem; margin-top: 2.5rem; }
.benefit { padding: 2rem; border: 1px solid rgba(255,255,255,0.1); border-radius: var(--radius); }
.benefit h4 { font-size: 1.1rem; font-weight: 700; margin-bottom: 0.5rem; }
.benefit p { font-size: 0.9rem; line-height: 1.65; }

/* ---- TEAM ---- */
.team-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 2rem; }
.team-card {
  display: block; background: var(--white); border: 1px solid rgba(0,0,0,0.06);
  border-radius: var(--radius-lg); padding: 2rem; text-align: center;
  transition: transform 0.3s, box-shadow 0.3s;
}
.team-card:hover { transform: translateY(-4px); box-shadow: 0 20px 60px rgba(0,0,0,0.08); }
.team-photo {
  width: 120px; height: 120px; border-radius: 50%;
  background: var(--warm-bg); margin: 0 auto 1.25rem;
  display: flex; align-items: center; justify-content: center;
  font-weight: 800; font-size: 2rem; color: var(--gold-dark);
  border: 1px solid rgba(0,0,0,0.06);
  overflow: hidden;
}
.team-photo img {
  width: 100%; height: 100%; object-fit: cover; object-position: center 20%; display: block;
}
.team-photo-lg { width: 160px; height: 160px; font-size: 2.5rem; margin: 0; }
/* Emeritus (retired, non-active) members. Smaller portrait so the grid reads
   active-first, and it keeps the older white-background studio shots from
   competing with the newer outdoor headshots. */
.team-photo-sm { width: 84px; height: 84px; font-size: 1.4rem; margin-bottom: 1rem; }
.team-card h3 { font-size: 1.2rem; font-weight: 700; margin-bottom: 0.25rem; letter-spacing: -0.3px; }
.team-title { font-size: 0.85rem; color: var(--gold-dark); font-weight: 600; letter-spacing: 0.5px; margin-bottom: 0.75rem; text-transform: uppercase; }
.team-bio { font-size: 0.9rem; color: var(--gray-700); line-height: 1.6; }
.team-profile { display: flex; gap: 2rem; align-items: center; margin-top: 1rem; }

/* ---- TESTIMONIALS ---- */
.testimonials { display: grid; grid-template-columns: repeat(3, 1fr); gap: 2rem; }
.testimonial {
  background: var(--white); border-radius: var(--radius-lg); padding: 2.5rem;
  border: 1px solid rgba(0,0,0,0.04);
}
.section-warm .testimonial { background: var(--white); }
.testimonial blockquote {
  font-size: 1.05rem; font-weight: 500; line-height: 1.65; color: var(--dark);
  margin-bottom: 1.25rem; font-style: normal;
}
.testimonial cite { font-size: 0.85rem; color: var(--gray-500); font-style: normal; font-weight: 500; }

/* ---- FAQ ---- */
.faq-list { max-width: 760px; margin-bottom: 3rem; }
.faq-group-heading {
  font-size: 1.25rem; font-weight: 700; letter-spacing: -0.3px;
  margin-top: 2.5rem; margin-bottom: 1rem; color: var(--black);
}
.faq-group-heading:first-of-type { margin-top: 0; }
.faq-item { border-bottom: 1px solid rgba(0,0,0,0.08); padding: 1.25rem 0; }
.faq-item summary {
  font-size: 1.05rem; font-weight: 600; cursor: pointer; list-style: none;
  display: flex; justify-content: space-between; align-items: center;
  padding-right: 1rem; color: var(--dark); transition: color 0.2s;
}
.faq-item summary:hover { color: var(--black); }
.faq-item summary::after { content: '+'; font-size: 1.5rem; font-weight: 300; color: var(--gray-500); transition: transform 0.3s; }
.faq-item[open] summary::after { transform: rotate(45deg); }
.faq-item summary::-webkit-details-marker { display: none; }
.faq-item p { padding-top: 0.75rem; font-size: 0.95rem; color: var(--gray-700); line-height: 1.7; max-width: 640px; }

/* ---- CONTACT / CTA (split into 2 panels) ---- */
.section-cta { padding: 7rem 0; background: var(--cream); }
.section-cta h2 { font-size: clamp(2rem, 3.5vw, 3rem); font-weight: 800; letter-spacing: -1px; margin-bottom: 0.75rem; }
.cta-sub { font-size: 1.1rem; color: var(--gray-700); margin-bottom: 3rem; max-width: 560px; }
.contact-split-2 {
  display: grid; grid-template-columns: 1fr 1fr; gap: 2rem;
  margin-bottom: 3rem;
}
.contact-panel {
  background: var(--white); padding: 2.5rem; border-radius: var(--radius-lg);
  border: 1px solid rgba(0,0,0,0.06);
}
.contact-panel h3 { font-size: 1.4rem; font-weight: 700; margin-bottom: 0.5rem; letter-spacing: -0.3px; }
.contact-panel p { font-size: 0.95rem; color: var(--gray-700); margin-bottom: 1.5rem; line-height: 1.6; }
.contact-details { font-size: 0.95rem; color: var(--gray-700); }
.contact-details p { margin-bottom: 0.4rem; }
.contact-details a { color: var(--charcoal); font-weight: 600; }
.contact-details a:hover { color: var(--gold-dark); }

/* ---- ABOUT (crawlable) ---- */
.about-crawl { background: var(--white); padding: 4rem 0; border-top: 1px solid rgba(0,0,0,0.05); }
.about-blurb { max-width: 760px; font-size: 1rem; color: var(--gray-700); line-height: 1.7; }

/* ---- FORMS (shared + invest) ---- */
.contact-form, .invest-form {
  background: var(--white); padding: 2.5rem; border-radius: var(--radius-lg);
  border: 1px solid rgba(0,0,0,0.06);
}
.form-row { display: grid; grid-template-columns: 1fr 1fr; gap: 1rem; }
.form-group { margin-bottom: 1.25rem; }
.form-group label { display: block; font-size: 0.9rem; font-weight: 600; margin-bottom: 0.4rem; color: var(--dark); }
.form-group input[type="text"], .form-group input[type="email"], .form-group input[type="tel"],
.form-group select, .form-group textarea {
  width: 100%; padding: 0.8rem 1rem; border: 1px solid rgba(0,0,0,0.15); border-radius: 4px;
  font-family: var(--font); font-size: 0.95rem; transition: border-color 0.2s;
  background: var(--cream);
}
.form-group input:focus, .form-group select:focus, .form-group textarea:focus {
  outline: none; border-color: var(--gold); background: var(--white);
}
.form-group textarea { resize: vertical; }
.form-section-label { font-size: 0.9rem; font-weight: 600; color: var(--dark); margin-bottom: 0.5rem; }

.checkbox-label {
  display: flex; gap: 0.75rem; align-items: flex-start; padding: 0.6rem 0;
  font-size: 0.95rem; color: var(--dark); cursor: pointer;
}
.checkbox-label input[type="checkbox"] { margin-top: 0.25rem; flex-shrink: 0; }

.radio-cards { display: grid; grid-template-columns: 1fr 1fr; gap: 1rem; margin-bottom: 2rem; }
.radio-card { position: relative; cursor: pointer; }
.radio-card input { position: absolute; opacity: 0; pointer-events: none; }
.radio-card-label {
  display: block; padding: 1.5rem; border: 2px solid rgba(0,0,0,0.1);
  border-radius: var(--radius); transition: border-color 0.2s, background 0.2s;
  background: var(--cream);
}
.radio-card-label strong { display: block; font-size: 1.05rem; margin-bottom: 0.25rem; }
.radio-card-label small { font-size: 0.85rem; color: var(--gray-700); line-height: 1.5; }
.radio-card input:checked + .radio-card-label {
  border-color: var(--charcoal); background: var(--white);
}

.form-step { display: none; border: none; padding: 0; }
.form-step.active { display: block; }
.form-step-title {
  font-size: 1.3rem; font-weight: 700; letter-spacing: -0.3px;
  margin-bottom: 1.5rem; padding: 0; display: block;
}
.form-nav { display: flex; gap: 1rem; justify-content: space-between; margin-top: 2rem; flex-wrap: wrap; }
.form-nav .btn-secondary { order: -1; }

.progress-indicator {
  display: flex; gap: 0.5rem; margin-bottom: 2rem; flex-wrap: wrap;
  font-size: 0.85rem; color: var(--gray-500);
}
.progress-step {
  padding: 0.5rem 1rem; border-radius: 50px;
  background: var(--cream); border: 1px solid rgba(0,0,0,0.08);
}
.progress-step.active { background: var(--charcoal); color: var(--white); border-color: var(--charcoal); }

.legal-blurb {
  background: var(--cream); border-left: 3px solid var(--gold-dark);
  padding: 1.25rem 1.5rem; border-radius: 4px; margin-top: 1.5rem;
  font-size: 0.85rem; color: var(--gray-700); line-height: 1.6;
}

.error-state {
  background: rgba(180,58,58,0.08); border: 1px solid rgba(180,58,58,0.3);
  color: var(--red); padding: 1.25rem 1.5rem; border-radius: var(--radius);
  margin-top: 1rem;
}
.error-state p { margin-bottom: 0.5rem; font-size: 0.95rem; }
.error-state p:last-child { margin-bottom: 0; }

/* Investor T/F questionnaire (official Miller Bates questions) */
.questionnaire {
  margin-top: 2rem; padding: 1.5rem; border-radius: var(--radius);
  border: 1px solid rgba(0,0,0,0.08); background: var(--cream);
}
.questionnaire-title {
  font-size: 1.15rem; font-weight: 700; margin: 0 0 0.75rem; color: var(--dark);
}
.tf-header {
  display: grid; grid-template-columns: 3.5rem 3.5rem 1fr;
  font-size: 0.8rem; font-weight: 700; color: var(--dark);
  padding-bottom: 0.5rem; border-bottom: 1px solid rgba(0,0,0,0.1);
}
.tf-row {
  display: grid; grid-template-columns: 3.5rem 3.5rem 1fr;
  gap: 0.75rem; align-items: start;
  padding: 0.85rem 0; border-bottom: 1px solid rgba(0,0,0,0.06);
}
.tf-row:last-child { border-bottom: none; }
.tf-radio {
  display: flex; align-items: flex-start; justify-content: center;
  cursor: pointer; padding-top: 0.15rem;
}
.tf-radio input[type="radio"] { width: 1.1rem; height: 1.1rem; cursor: pointer; }
.tf-label { font-size: 0.95rem; line-height: 1.5; color: var(--dark); }
.tf-label p { margin: 0; }
.tf-helper {
  list-style: none; padding: 0; margin: 0.4rem 0 0;
  font-size: 0.88rem; color: var(--gray-700); line-height: 1.55;
}
.tf-helper li { margin-bottom: 0.25rem; }
.tf-country-input {
  margin-top: 0.5rem; width: 100%; max-width: 20rem;
  padding: 0.55rem 0.75rem; border: 1px solid rgba(0,0,0,0.15);
  border-radius: 4px; font-size: 0.9rem; font-family: inherit;
}
.sr-only {
  position: absolute; width: 1px; height: 1px; padding: 0; margin: -1px;
  overflow: hidden; clip: rect(0,0,0,0); white-space: nowrap; border: 0;
}
@media (max-width: 640px) {
  .questionnaire { padding: 1rem; }
  .tf-header, .tf-row { grid-template-columns: 2.5rem 2.5rem 1fr; gap: 0.5rem; }
  .tf-label { font-size: 0.9rem; }
}

.success-state { text-align: center; padding: 2rem 0; }
.success-state h2 { font-size: 2rem; margin-bottom: 1rem; }
.success-state p { color: var(--gray-700); margin-bottom: 1.25rem; }

.review-block {
  background: var(--cream); padding: 1.5rem; border-radius: var(--radius);
  border: 1px solid rgba(0,0,0,0.06); margin-bottom: 1.5rem;
  font-size: 0.9rem; line-height: 1.7; color: var(--dark);
}
.review-block dl { display: grid; grid-template-columns: max-content 1fr; gap: 0.5rem 1.25rem; }
.review-block dt { font-weight: 600; color: var(--gray-500); }

/* ---- STAR RATE (review gating) ---- */
.star-rate { display: flex; gap: 0.75rem; justify-content: center; margin: 3rem 0 1.5rem; }
.star {
  background: none; border: none; cursor: pointer; padding: 0.5rem;
  font-size: 3.5rem; line-height: 1; color: var(--gray-300);
  transition: color 0.2s, transform 0.15s;
}
.star:hover, .star.hover { color: var(--gold); transform: scale(1.1); }
.star.filled { color: var(--gold); }
.star-helper { text-align: center; color: var(--gray-500); font-size: 0.9rem; }

/* ---- PAGE HEADER (for /faq, /invest, /review, /team) ---- */
.page-header { padding-top: calc(84px + 4rem); padding-bottom: 2rem; background: var(--cream); }
.page-title { font-size: clamp(2.25rem, 4vw, 3.25rem); font-weight: 800; letter-spacing: -1px; color: var(--black); margin-bottom: 0.5rem; }
.page-lede { font-size: 1.15rem; color: var(--gray-700); max-width: 620px; line-height: 1.6; }
.back-link { font-size: 0.9rem; color: var(--gray-500); display: inline-block; margin-bottom: 1.5rem; }
.back-link:hover { color: var(--charcoal); }

/* ---- FOOTER ---- */
.site-footer { background: var(--charcoal); color: var(--gray-300); padding: 4rem 0 2rem; }
.footer-grid { display: grid; grid-template-columns: 1.6fr 1fr 1fr 1fr 1fr; gap: 2.25rem; margin-bottom: 3rem; }
.footer-brand .nav-logo { margin-bottom: 1rem; }
.footer-brand .logo-mark { background: var(--white); filter: invert(1); }
.footer-brand .logo-text { color: var(--white); }
.footer-desc { font-size: 0.9rem; line-height: 1.65; color: var(--gray-300); }
.footer-col h4 { color: var(--white); font-size: 0.85rem; font-weight: 700; letter-spacing: 1px; text-transform: uppercase; margin-bottom: 1rem; }
.footer-col ul { list-style: none; }
.footer-col li { margin-bottom: 0.5rem; }
.footer-col a { font-size: 0.9rem; color: var(--gray-300); transition: color 0.2s; }
.footer-col a:hover { color: var(--white); }
.footer-bottom {
  display: flex; justify-content: space-between; align-items: center;
  padding-top: 2rem; border-top: 1px solid rgba(255,255,255,0.1);
  font-size: 0.8rem; color: var(--gray-500);
}
.gullstack-credit { color: var(--gray-500); transition: color 0.2s; display: inline-flex; align-items: center; gap: 0.4rem; white-space: nowrap; }
.gullstack-credit img,
.gullstack-logo-inline { height: 16px !important; width: auto !important; max-width: 16px !important; max-height: 16px !important; display: inline-block; opacity: 0.85; transition: opacity 0.2s; vertical-align: middle; }
.gullstack-credit:hover { color: var(--gold-light); }
.gullstack-credit:hover img,
.gullstack-credit:hover .gullstack-logo-inline { opacity: 1; }

/* ---- ANIMATIONS ---- */
.fade-in { opacity: 0; transform: translateY(12px); transition: opacity 0.6s ease-out, transform 0.6s ease-out; }
.fade-in.visible { opacity: 1; transform: none; }
.hero-content .fade-in,
.hero-content { opacity: 1 !important; transform: none !important; }

/* ---- TRUST BADGES ---- */
.trust-strip { background: var(--white); padding: 3rem 0; border-top: 1px solid rgba(0,0,0,0.06); border-bottom: 1px solid rgba(0,0,0,0.06); }
.trust-strip-inner { display: flex; align-items: center; justify-content: center; flex-wrap: wrap; gap: 3rem; }
.trust-badge { display: flex; align-items: center; gap: 0.75rem; color: var(--gray-700); font-size: 0.9rem; }
.trust-badge:hover { color: var(--charcoal); }
.trust-badge-icon { width: 44px; height: 44px; display: flex; align-items: center; justify-content: center; border-radius: 8px; background: var(--cream); color: var(--gold-dark); font-weight: 800; flex-shrink: 0; }
.trust-badge-text strong { display: block; font-size: 0.95rem; color: var(--charcoal); font-weight: 700; }
.trust-badge-text span { font-size: 0.8rem; color: var(--gray-500); }

/* ---- SERVICE AREA MAP ---- */
.service-area { padding: 5rem 0; }
.service-area-grid { display: grid; grid-template-columns: 1.2fr 1fr; gap: 4rem; align-items: center; }
.service-area-map svg { width: 100%; height: auto; display: block; }
.service-area-map .state { fill: rgba(0,0,0,0.05); stroke: #ffffff; stroke-width: 0.6; stroke-linejoin: round; stroke-linecap: round; transition: fill 0.2s; }
.service-area-map .state.active { fill: var(--gold-light); stroke: #ffffff; stroke-width: 0.6; }
.service-area-map .state.active:hover { fill: var(--gold); }
.service-area-map .state-label { font-size: 13px; font-weight: 700; fill: var(--charcoal); pointer-events: none; text-anchor: middle; letter-spacing: 0.5px; }
.service-area-list { list-style: none; padding: 0; }
.service-area-list li { padding: 0.75rem 0; border-bottom: 1px solid rgba(0,0,0,0.06); display: flex; justify-content: space-between; align-items: center; }
.service-area-list li:last-child { border-bottom: none; }
.service-area-list a { font-weight: 600; color: var(--charcoal); }
.service-area-list a:hover { color: var(--gold-dark); }
.service-area-list .state-note { font-size: 0.85rem; color: var(--gray-500); font-style: italic; }

/* ---- HISTORY / ABOUT BLOCK ---- */
.history-block { max-width: 760px; }
.history-block p { font-size: 1.05rem; line-height: 1.75; color: var(--gray-700); margin-bottom: 1.25rem; }
.history-block p:last-child { margin-bottom: 0; }

/* ---- BREADCRUMBS ---- */
.breadcrumbs { font-size: 0.85rem; color: var(--gray-500); margin-bottom: 1rem; }
.breadcrumbs ol { list-style: none; padding: 0; display: flex; flex-wrap: wrap; gap: 0.5rem; }
.breadcrumbs li { display: flex; align-items: center; gap: 0.5rem; }
.breadcrumbs li + li::before { content: '/'; color: var(--gray-300); }
.breadcrumbs a { color: var(--gray-500); }
.breadcrumbs a:hover { color: var(--charcoal); }
.breadcrumbs [aria-current="page"] { color: var(--charcoal); font-weight: 500; }

/* ---- RESOURCES LIST ---- */
.resource-grid { display: grid; grid-template-columns: repeat(2, 1fr); gap: 1.5rem; }
.resource-card { background: var(--white); border: 1px solid rgba(0,0,0,0.08); border-radius: var(--radius); padding: 2rem; transition: transform 0.3s, box-shadow 0.3s; }
.resource-card:hover { transform: translateY(-4px); box-shadow: 0 20px 60px rgba(0,0,0,0.08); }
.resource-card h3 { font-size: 1.15rem; font-weight: 700; margin-bottom: 0.5rem; letter-spacing: -0.2px; }
.resource-card p { font-size: 0.9rem; color: var(--gray-700); line-height: 1.6; margin-bottom: 1rem; }
.resource-card a { color: var(--gold-dark); font-weight: 600; font-size: 0.85rem; }
.resource-card a:hover { color: var(--charcoal); }

/* ---- GLOSSARY ---- */
.glossary dt { font-weight: 700; margin-top: 1.5rem; color: var(--charcoal); font-size: 1.05rem; letter-spacing: -0.2px; }
.glossary dd { margin-left: 0; color: var(--gray-700); font-size: 0.95rem; line-height: 1.7; margin-top: 0.25rem; padding-bottom: 1rem; border-bottom: 1px solid rgba(0,0,0,0.06); }
.glossary dd:last-child { border-bottom: none; }

/* Prose body for long-form resource pages — matches glossary typography (0.95rem, spaced paragraphs) */
.prose p { color: var(--gray-700); font-size: 0.95rem; line-height: 1.7; margin-bottom: 1rem; }
.prose p:last-child { margin-bottom: 0; }
.prose h2 { font-weight: 700; font-size: 1.05rem; letter-spacing: -0.2px; color: var(--charcoal); margin-top: 2rem; margin-bottom: 0.5rem; }
.prose h2:first-child { margin-top: 0; }
.prose ul, .prose ol { margin: 0 0 1rem 1.25rem; }
.prose li { color: var(--gray-700); font-size: 0.95rem; line-height: 1.7; margin-bottom: 0.4rem; }

/* Compliance disclaimer footer on resource pages */
.page-disclaimer { margin-top: 2.5rem; padding-top: 1.25rem; border-top: 1px solid rgba(0,0,0,0.08); color: var(--gray-500); font-size: 0.8rem; line-height: 1.65; }

/* ---- LOCATION PAGE ---- */
.location-hero { background: var(--cream); padding-top: calc(84px + 4rem); padding-bottom: 4rem; }
.location-facts { display: grid; grid-template-columns: repeat(3, 1fr); gap: 1.5rem; margin-top: 2rem; }
.location-fact { background: var(--white); padding: 1.5rem; border-radius: var(--radius); border: 1px solid rgba(0,0,0,0.06); }
.location-fact-label { font-size: 0.75rem; text-transform: uppercase; letter-spacing: 1px; color: var(--gold-dark); font-weight: 700; margin-bottom: 0.35rem; }
.location-fact-value { font-size: 1.35rem; font-weight: 800; color: var(--charcoal); letter-spacing: -0.5px; }

/* ---- 404 ---- */
.error-page { padding-top: calc(84px + 6rem); padding-bottom: 6rem; text-align: center; }
.error-page h1 { font-size: clamp(3rem, 8vw, 5rem); font-weight: 800; letter-spacing: -2px; color: var(--charcoal); margin-bottom: 1rem; }
.error-page p { font-size: 1.1rem; color: var(--gray-700); max-width: 520px; margin: 0 auto 2rem; }

/* ---- TEAM DETAIL ---- */
.team-detail { max-width: 760px; }
.team-detail p { font-size: 1.05rem; line-height: 1.75; color: var(--gray-700); margin-bottom: 1.25rem; }
.team-credentials { display: flex; flex-wrap: wrap; gap: 0.5rem; margin-top: 1rem; }
.team-credential { font-size: 0.75rem; text-transform: uppercase; letter-spacing: 1px; color: var(--gold-dark); font-weight: 700; background: var(--cream); padding: 0.4rem 0.75rem; border-radius: 999px; border: 1px solid rgba(200,165,78,0.25); }

/* ---- RESPONSIVE ---- */
@media (max-width: 1024px) {
  .cards-3, .benefits-grid, .testimonials, .team-grid { grid-template-columns: repeat(2, 1fr); }
  .deals-grid { grid-template-columns: repeat(2, 1fr); }
  .footer-grid { grid-template-columns: 1fr 1fr; }
  .contact-split-2 { grid-template-columns: 1fr; }
}

@media (max-width: 768px) {
  .nav-inner { height: 72px; }
  .logo-mark { width: 44px; height: 44px; font-size: 1.15rem; }
  .nav-links { display: none; }
  .nav-toggle { display: block; }
  .nav-links.open {
    display: flex; flex-direction: column; position: absolute;
    top: 72px; left: 0; right: 0; background: var(--white);
    padding: 2rem; gap: 1.5rem; border-bottom: 1px solid rgba(0,0,0,0.06);
    box-shadow: 0 20px 40px rgba(0,0,0,0.1);
  }
  .hero { padding-top: 72px; min-height: 70vh; }
  .hero h1 { font-size: 2.2rem; }
  .hero-stats { gap: 1.5rem; }
  .section { padding: 4.5rem 0; }
  .page-header { padding-top: calc(72px + 3rem); }
  .cards-3, .benefits-grid, .testimonials, .team-grid, .deals-grid { grid-template-columns: 1fr; }
  .form-row, .radio-cards { grid-template-columns: 1fr; }
  .footer-grid { grid-template-columns: 1fr; gap: 2rem; }
  .footer-bottom { flex-direction: column; gap: 0.5rem; text-align: center; }
  .divider-image { height: 250px; }
  .hero-overlay {
    background: linear-gradient(180deg, rgba(250,248,245,0.95) 0%, rgba(250,248,245,0.85) 100%);
  }
  .team-profile { flex-direction: column; text-align: center; gap: 1rem; }
  .team-photo-lg { margin: 0 auto; }
  .star { font-size: 2.5rem; }
  .star-rate { gap: 0.25rem; }
  .form-nav { flex-direction: column-reverse; }
  .form-nav .btn { width: 100%; }
  .service-area-grid { grid-template-columns: 1fr; gap: 2rem; }
  .resource-grid { grid-template-columns: 1fr; }
  .location-facts { grid-template-columns: 1fr; }
  .trust-strip-inner { gap: 2rem; }
}

/* ---- TEAM GROUP PHOTO (About page) ---- */
/* Intrinsically responsive: no media-query override needed. */
.team-group-photo {
  margin-top: 2.5rem;
  border-radius: var(--radius-lg);
  overflow: hidden;
}
.team-group-photo img {
  display: block;
  width: 100%;
  height: auto;
}

/* Attribution line above the Google review quotes. */
.testimonials-source {
  font-size: 0.9rem; color: var(--gray-700); margin-bottom: 2rem;
}
.testimonials-source strong { color: var(--gold-dark); font-weight: 700; }