:root{
    --navy:#1C3A4D;
    --navy-deep:#122733;
    --sand:#EFE3CC;
    --cream:#FBF7EF;
    --gold:#C08A3E;
    --gold-deep:#9C6F2E;
    --gold-light:#E3B873;
    --sage:#76876B;
    --charcoal:#2B2620;
    --white:#FFFFFF;
    --max:1180px;
    --radius:14px;
  }

  *{box-sizing:border-box;}
  html{scroll-behavior:smooth;}
  body{
    margin:0;
    font-family:'Public Sans', -apple-system, BlinkMacSystemFont, sans-serif;
    color:var(--charcoal);
    background:var(--cream);
    line-height:1.6;
    font-size:17px;
  }
  h1,h2,h3,.display{
    font-family:'Fraunces', Georgia, serif;
    color:var(--navy);
    line-height:1.12;
    margin:0;
    letter-spacing:-0.01em;
  }
  p{margin:0 0 1rem;}
  a{color:inherit;}
  img,svg{max-width:100%;display:block;}
  button{font-family:inherit;}

  .wrap{max-width:var(--max);margin:0 auto;padding:0 24px;}
  .eyebrow{
    font-size:0.78rem;
    font-weight:700;
    letter-spacing:0.14em;
    text-transform:uppercase;
    color:var(--gold-deep);
    margin-bottom:0.9rem;
    display:inline-block;
  }
  section{padding:88px 0;}
  @media (max-width:640px){ section{padding:56px 0;} }

  a:focus-visible, button:focus-visible, input:focus-visible, textarea:focus-visible, summary:focus-visible{
    outline:3px solid var(--gold-deep);
    outline-offset:3px;
    border-radius:4px;
  }

  /* ---------- Buttons ---------- */
  .btn{
    display:inline-flex;
    align-items:center;
    gap:8px;
    padding:15px 28px;
    border-radius:999px;
    font-weight:700;
    font-size:1rem;
    text-decoration:none;
    border:2px solid transparent;
    cursor:pointer;
    transition:transform .15s ease, background .2s ease, color .2s ease, border-color .2s ease;
  }
  .btn:hover{transform:translateY(-2px);}
  .btn-primary{background:var(--gold-deep);color:var(--white);}
  .btn-primary:hover{background:var(--navy);}
  .btn-ghost{background:transparent;color:var(--navy);border-color:var(--navy);}
  .btn-ghost:hover{background:var(--navy);color:var(--white);}
  .btn-on-dark{background:var(--gold);color:var(--navy-deep);}
  .btn-on-dark:hover{background:var(--gold-light);}

  /* ---------- Header ---------- */
  header{
    position:sticky;top:0;z-index:50;
    background:rgba(251,247,239,0.92);
    backdrop-filter:blur(8px);
    border-bottom:1px solid rgba(28,58,77,0.1);
  }
  .topbar{
    display:flex;align-items:center;justify-content:space-between;
    padding:16px 0;
  }
  .logo{
    display:inline-flex;align-items:center;text-decoration:none;
  }
  .logo img{height:68px;width:auto;display:block;}
  @media (max-width:520px){ .logo img{height:42px;} }
  nav.primary-nav{display:flex;align-items:center;gap:28px;margin-left:28px;}
  nav.primary-nav a{
    font-weight:600;font-size:0.95rem;text-decoration:none;color:var(--navy);
    padding:6px 2px;border-bottom:2px solid transparent;
  }
  nav.primary-nav a:hover{border-color:var(--gold-deep);}
  .header-actions{display:flex;align-items:center;gap:18px;}
  .phone-link{font-weight:700;color:var(--navy);text-decoration:none;font-size:0.98rem;white-space:nowrap;}
  .nav-toggle{display:none;background:none;border:none;cursor:pointer;padding:6px;}
  .nav-toggle svg{width:26px;height:26px;}

  @media (max-width:880px){
    nav.primary-nav{
      position:fixed;inset:64px 0 0 0;background:var(--cream);
      flex-direction:column;align-items:flex-start;gap:0;
      padding:12px 24px;transform:translateY(-12px);opacity:0;
      pointer-events:none;transition:opacity .2s ease, transform .2s ease;
      overflow-y:auto;
    }
    nav.primary-nav.open{opacity:1;transform:translateY(0);pointer-events:auto;}
    nav.primary-nav a{width:100%;padding:14px 0;border-bottom:1px solid rgba(28,58,77,0.08);}
    .nav-toggle{display:block;}
    .header-actions .btn{display:none;}
  }

  /* ---------- Hero ---------- */
  .hero{
    padding:64px 0 80px;
    background:linear-gradient(180deg, var(--cream) 0%, var(--sand) 100%);
    overflow:hidden;
  }
  .hero .wrap{
    display:grid;grid-template-columns:1.05fr 0.95fr;gap:48px;align-items:center;
  }
  .hero h1{font-size:clamp(2.1rem, 4vw, 3.1rem);}
  .hero .lede{font-size:1.12rem;max-width:46ch;margin-top:18px;color:#473F33;}
  .hero-ctas{display:flex;gap:16px;margin-top:30px;flex-wrap:wrap;}
  .trust-line{margin-top:22px;font-size:0.88rem;color:var(--navy);opacity:0.8;font-weight:600;letter-spacing:0.02em;}

  @media (max-width:880px){
    .hero .wrap{grid-template-columns:1fr;}
    .hero-art{order:-1;max-width:380px;margin:0 auto 12px;}
  }

  /* signature SVG */
  .sun-glow{animation:pulse 5s ease-in-out infinite;}
  @keyframes pulse{0%,100%{opacity:0.55;}50%{opacity:0.9;}}
  @media (prefers-reduced-motion:reduce){
    .sun-glow{animation:none;opacity:0.7;}
  }

  /* ---------- Lender trust bar ---------- */
  .lender-bar{
    background:var(--navy);color:var(--white);
  }
  .lender-bar .wrap{
    display:flex;align-items:center;gap:24px;padding:28px 24px;flex-wrap:wrap;justify-content:space-between;
  }
  .lender-id{display:flex;align-items:center;gap:18px;}
  .lender-id h3{color:var(--white);font-size:1.2rem;}
  .lender-id .role{font-size:0.92rem;color:var(--sand);font-weight:600;}
  .lender-id .nmls{font-size:0.85rem;color:rgba(255,255,255,0.65);margin-top:2px;}
  .lender-bar .phone-link{color:var(--white);font-size:1.15rem;}

  /* ---------- Section heading pattern ---------- */
  .section-head{max-width:680px;margin-bottom:48px;}
  .section-head.center{margin-left:auto;margin-right:auto;text-align:center;}
  .section-head h2{font-size:clamp(1.7rem,3vw,2.3rem);}
  .section-head p{margin-top:14px;font-size:1.05rem;color:#473F33;}

  /* ---------- Benefits grid ---------- */
  .grid-4{display:grid;grid-template-columns:repeat(4,1fr);gap:22px;}
  @media (max-width:980px){.grid-4{grid-template-columns:repeat(2,1fr);}}
  @media (max-width:560px){.grid-4{grid-template-columns:1fr;}}

  .card{
    background:var(--white);border-radius:var(--radius);
    padding:28px 24px;box-shadow:0 1px 2px rgba(28,58,77,0.06);
    border:1px solid rgba(28,58,77,0.07);
  }
  .card .icon{
    width:46px;height:46px;border-radius:10px;background:var(--sand);
    display:flex;align-items:center;justify-content:center;margin-bottom:16px;
  }
  .card .icon svg{width:24px;height:24px;color:var(--gold-deep);}
  .card h3{font-size:1.08rem;margin-bottom:8px;}
  .card p{font-size:0.95rem;color:#5b5246;margin-bottom:0;}

  .alt-bg{background:var(--sand);}

  /* ---------- Process ---------- */
  .process-list{
    display:grid;grid-template-columns:repeat(4,1fr);gap:0;position:relative;
  }
  @media (max-width:880px){.process-list{grid-template-columns:1fr;gap:28px;}}
  .process-step{position:relative;padding:0 18px;}
  .process-step:not(:last-child)::after{
    content:"";position:absolute;top:26px;right:-2px;width:calc(100% - 52px);height:2px;
    background:repeating-linear-gradient(90deg, var(--gold) 0 8px, transparent 8px 16px);
  }
  @media (max-width:880px){.process-step::after{display:none;}}
  .step-num{
    width:52px;height:52px;border-radius:50%;background:var(--navy);color:var(--white);
    display:flex;align-items:center;justify-content:center;font-family:'Fraunces',serif;
    font-size:1.3rem;font-weight:600;margin-bottom:18px;
  }
  .process-step h3{font-size:1.05rem;margin-bottom:8px;}
  .process-step p{font-size:0.93rem;color:#5b5246;}

  /* ---------- Audience cards ---------- */
  .grid-3{display:grid;grid-template-columns:repeat(3,1fr);gap:22px;}
  @media (max-width:880px){.grid-3{grid-template-columns:1fr;}}
  .audience-card{
    border-radius:var(--radius);overflow:hidden;background:var(--white);
    border:1px solid rgba(28,58,77,0.07);display:flex;flex-direction:column;
  }
  .audience-card .band{height:8px;background:var(--gold);}
  .audience-card .body{padding:26px 24px;flex:1;display:flex;flex-direction:column;}
  .audience-card h3{font-size:1.15rem;margin-bottom:10px;}
  .audience-card p{font-size:0.95rem;color:#5b5246;flex:1;}
  .audience-card a{
    font-weight:700;color:var(--navy);text-decoration:none;font-size:0.92rem;
    border-bottom:2px solid var(--gold);align-self:flex-start;
  }

  /* ---------- FAQ ---------- */
  .faq-item{
    border-bottom:1px solid rgba(28,58,77,0.12);
    padding:18px 0;
  }
  .faq-q{
    display:flex;align-items:center;justify-content:space-between;gap:16px;
    cursor:pointer;list-style:none;font-weight:700;font-size:1.04rem;color:var(--navy);
  }
  .faq-q::-webkit-details-marker{display:none;}
  .faq-q .plus{
    flex-shrink:0;width:26px;height:26px;border-radius:50%;border:2px solid var(--gold-deep);
    display:flex;align-items:center;justify-content:center;color:var(--gold-deep);font-size:1.1rem;
    transition:transform .2s ease;
  }
  details[open] .plus{transform:rotate(45deg);}
  .faq-a{padding-top:12px;font-size:0.97rem;color:#5b5246;max-width:70ch;}
  .myth{display:inline;color:var(--gold-deep);font-weight:700;}
  .fact{display:inline;color:var(--sage);font-weight:700;}

  /* ---------- Resource callouts ---------- */
  .resource-card{
    background:var(--navy);color:var(--white);border-radius:var(--radius);
    padding:30px 26px;display:flex;flex-direction:column;justify-content:space-between;
    min-height:170px;
  }
  .resource-card .eyebrow{color:var(--gold-light);}
  .resource-card h3{color:var(--white);font-size:1.2rem;font-family:'Fraunces',serif;margin-bottom:18px;}
  .resource-card a{
    font-weight:700;color:var(--gold-light);text-decoration:none;display:inline-flex;align-items:center;gap:6px;
  }

  /* ---------- Contact ---------- */
  .contact-wrap{
    background:var(--navy-deep);color:var(--white);border-radius:24px;
    padding:48px;display:grid;grid-template-columns:0.9fr 1.1fr;gap:42px;
  }
  @media (max-width:880px){.contact-wrap{grid-template-columns:1fr;padding:32px 24px;}}
  .contact-info h2{color:var(--white);font-size:1.9rem;}
  .contact-info p{color:rgba(255,255,255,0.75);}
  .contact-info .detail{margin-top:22px;font-size:0.95rem;color:rgba(255,255,255,0.65);line-height:1.7;}
  .field{margin-bottom:16px;}
  .field label{display:block;font-size:0.85rem;font-weight:700;margin-bottom:6px;color:rgba(255,255,255,0.85);}
  .field input, .field textarea{
    width:100%;padding:13px 14px;border-radius:10px;border:1px solid rgba(255,255,255,0.2);
    background:rgba(255,255,255,0.07);color:var(--white);font-family:inherit;font-size:0.97rem;
  }
  .field input::placeholder, .field textarea::placeholder{color:rgba(255,255,255,0.4);}
  .field-row{display:grid;grid-template-columns:1fr 1fr;gap:16px;}
  @media (max-width:520px){.field-row{grid-template-columns:1fr;}}
  .consent{font-size:0.8rem;color:rgba(255,255,255,0.55);margin:14px 0 18px;line-height:1.55;}
  .form-msg{margin-top:14px;font-weight:600;color:var(--gold-light);display:none;}
  .form-msg.show{display:block;}

  /* ---------- Footer ---------- */
  footer{background:var(--navy);color:rgba(255,255,255,0.8);padding:56px 0 28px;font-size:0.88rem;}
  .footer-grid{display:grid;grid-template-columns:1.3fr 1fr 1fr;gap:36px;margin-bottom:36px;}
  @media (max-width:880px){.footer-grid{grid-template-columns:1fr;gap:28px;}}
  footer h4{color:var(--white);font-family:'Public Sans';font-size:0.95rem;margin-bottom:14px;letter-spacing:0.04em;text-transform:uppercase;}
  footer a{color:rgba(255,255,255,0.75);text-decoration:none;}
  footer a:hover{color:var(--gold-light);}
  footer ul{list-style:none;padding:0;margin:0;display:flex;flex-direction:column;gap:10px;}
  .equal-housing{display:flex;align-items:center;gap:10px;margin-bottom:14px;}
  .equal-housing svg{width:30px;height:30px;flex-shrink:0;color:var(--gold-light);}
  .legal-block{
    border-top:1px solid rgba(255,255,255,0.15);padding-top:22px;font-size:0.78rem;
    color:rgba(255,255,255,0.55);line-height:1.7;
  }
  .legal-block p{margin-bottom:10px;}

  /* Mobile sticky call bar */
  .mobile-call{
    display:none;position:fixed;left:0;right:0;bottom:0;z-index:60;
    background:var(--navy);padding:12px 20px;
  }
  .mobile-call a{
    display:block;text-align:center;background:var(--gold-deep);color:var(--white);
    padding:13px;border-radius:999px;font-weight:700;text-decoration:none;
  }
  @media (max-width:640px){
    .mobile-call{display:block;}
    body{padding-bottom:70px;}
  }

/* ---------- Sub-page additions ---------- */
.page-hero{
  background:linear-gradient(180deg, var(--cream) 0%, var(--sand) 100%);
  padding:52px 0 56px;position:relative;overflow:hidden;
}
.page-hero .wrap{position:relative;z-index:1;}
.page-hero .breadcrumb{font-size:0.85rem;color:#7a6f5c;margin-bottom:14px;}
.page-hero .breadcrumb a{color:var(--navy);text-decoration:none;font-weight:700;}
.page-hero .breadcrumb a:hover{color:var(--gold-deep);}
.page-hero h1{color:var(--navy);font-size:clamp(1.9rem,3.4vw,2.6rem);max-width:20ch;}
.page-hero .lede{margin-top:16px;max-width:62ch;color:#473F33;font-size:1.08rem;}
.page-hero .horizon-accent{
  position:absolute;right:-40px;bottom:-20px;width:280px;opacity:0.9;pointer-events:none;
}
@media (max-width:760px){.page-hero .horizon-accent{display:none;}}

.prose{max-width:760px;}
.prose p{font-size:1.02rem;color:#473F33;}
.prose h2{font-size:clamp(1.5rem,2.6vw,1.9rem);margin-bottom:14px;}
.prose h3{font-size:1.2rem;margin-bottom:10px;color:var(--navy);}
.prose ul{padding-left:1.2em;color:#473F33;font-size:1rem;}
.prose li{margin-bottom:8px;}
.section-tight{padding:56px 0;}
.section-tight + .section-tight{padding-top:0;}

.callout-box{
  background:var(--sand);border-left:4px solid var(--gold-deep);border-radius:10px;
  padding:22px 24px;margin:28px 0;font-size:0.96rem;color:#473F33;
}
.callout-box strong{color:var(--navy);}

.history-box{
  background:var(--white);border:1px solid rgba(28,58,77,0.1);border-radius:var(--radius);
  padding:26px 26px;margin:28px 0;font-size:0.95rem;color:#5b5246;
}
.history-box h3{margin-bottom:10px;}

.compare-wrap{overflow-x:auto;margin:28px 0;}
table.compare{width:100%;border-collapse:collapse;min-width:480px;background:var(--white);border-radius:var(--radius);overflow:hidden;}
table.compare th, table.compare td{padding:14px 18px;text-align:left;font-size:0.94rem;border-bottom:1px solid rgba(28,58,77,0.08);}
table.compare th{background:var(--navy);color:var(--white);font-weight:700;}
table.compare td{color:#473F33;}
table.compare tr:last-child td{border-bottom:none;}

.mini-cta{
  background:var(--navy-deep);color:var(--white);border-radius:var(--radius);
  padding:34px 30px;display:flex;align-items:center;justify-content:space-between;gap:24px;flex-wrap:wrap;margin:36px 0;
}
.mini-cta h3{color:var(--white);font-size:1.3rem;margin-bottom:4px;}
.mini-cta p{color:rgba(255,255,255,0.7);margin:0;}

.footnotes{
  border-top:1px solid rgba(28,58,77,0.12);margin-top:48px;padding-top:22px;
  font-size:0.82rem;color:#7a7163;line-height:1.7;
}
.footnotes p{margin-bottom:8px;}

.grid-2{display:grid;grid-template-columns:repeat(2,1fr);gap:22px;}
@media (max-width:760px){.grid-2{grid-template-columns:1fr;}}

/* ---------- Myth / Fact cards ---------- */
.mf-card{
  display:grid;grid-template-columns:1fr 1fr;border-radius:var(--radius);
  overflow:hidden;margin-bottom:18px;border:1px solid rgba(28,58,77,0.08);
}
.mf-myth{background:var(--sand);padding:22px 24px;}
.mf-fact{background:var(--white);padding:22px 24px;}
.mf-label{font-size:0.75rem;font-weight:800;letter-spacing:0.12em;text-transform:uppercase;margin-bottom:8px;display:block;}
.mf-myth .mf-label{color:var(--gold-deep);}
.mf-fact .mf-label{color:var(--sage);}
.mf-card p{margin:0;font-size:0.95rem;color:#473F33;}
@media (max-width:680px){.mf-card{grid-template-columns:1fr;}}

/* ---------- Eligible / ineligible lists ---------- */
.elig-card{border-radius:var(--radius);padding:24px 26px;}
.elig-card.yes{background:rgba(118,135,107,0.1);border:1px solid rgba(118,135,107,0.35);}
.elig-card.no{background:rgba(192,138,62,0.08);border:1px solid rgba(192,138,62,0.3);}
.elig-card h3{font-size:1.05rem;margin-bottom:12px;}
.elig-card.yes h3{color:var(--sage);}
.elig-card.no h3{color:var(--gold-deep);}
.elig-card ul{margin:0;padding-left:1.2em;font-size:0.95rem;color:#473F33;}
.elig-card li{margin-bottom:6px;}