/* Katie White | Mortgage Loan Officer */

:root {
  --bg: #f5efe4;
  --paper: #fbf8f2;
  --tint: #ede5d6;
  --ink: #1b1a17;
  --muted: #59554e;
  --line: rgba(27, 26, 23, 0.12);
  --forest: #1d3b2f;
  --accent: #d65f3b;
  --highlight: #f4dc8c;
  --c-pi: #1f3d33;
  --c-tax: #c4553b;
  --c-ins: #e6a98f;
  --c-pmi: #f4dc8c;

  --font: "Hanken Grotesk", "Helvetica Neue", Arial, sans-serif;
  --serif: "Fraunces", Georgia, serif;
  --radius: 22px;
  --gutter: clamp(16px, 4vw, 48px);
  --max: 1320px;
}

*, *::before, *::after { box-sizing: border-box; }
html { scroll-behavior: smooth; scroll-padding-top: 72px; -webkit-text-size-adjust: 100%; }
body {
  margin: 0;
  background: var(--bg);
  color: var(--ink);
  font: 400 17px/1.6 var(--font);
  -webkit-font-smoothing: antialiased;
}
img { display: block; max-width: 100%; height: auto; }
a { color: inherit; }
h1, h2, h3 { margin: 0; font-weight: 600; }
p { margin: 0 0 1em; }
button, input, select, textarea { font: inherit; color: inherit; }
:focus-visible { outline: 2px solid var(--accent); outline-offset: 2px; }

.skip { position: absolute; left: -999px; top: 8px; z-index: 100; background: var(--ink); color: #fff; padding: 8px 14px; }
.skip:focus { left: 8px; }

/* ---------- Buttons ---------- */
.btn {
  display: inline-block; padding: 14px 24px; border: 1px solid var(--ink); border-radius: 999px;
  font-weight: 600; font-size: 16px; text-decoration: none; text-align: center; cursor: pointer;
  transition: background 0.2s, color 0.2s, border-color 0.2s, transform 0.2s;
}
.btn:hover { transform: translateY(-1px); }
.btn--primary { background: var(--ink); color: #fff; }
.btn--primary:hover { background: var(--accent); border-color: var(--accent); }
.btn--line { background: transparent; }
.btn--line:hover { background: var(--ink); color: #fff; }
.btn--block { display: block; width: 100%; }

/* ---------- Header ---------- */
.top { position: sticky; top: 12px; z-index: 50; padding: 0 12px; }
.top__inner {
  max-width: var(--max); margin: 0 auto; padding: 8px 8px 8px 24px; display: flex; align-items: center; gap: 28px;
  background: rgba(251, 248, 242, 0.78); border: 1px solid var(--line); border-radius: 999px;
  backdrop-filter: saturate(160%) blur(14px); -webkit-backdrop-filter: saturate(160%) blur(14px);
  transition: box-shadow 0.3s;
}
.top.is-scrolled .top__inner { box-shadow: 0 12px 36px -18px rgba(27, 26, 23, 0.35); }
.top__name { font-weight: 700; font-size: 18px; text-decoration: none; letter-spacing: -0.01em; display: flex; align-items: center; gap: 10px; }
.top__logo { display: flex; align-items: center; padding-left: 20px; border-left: 1px solid var(--line); margin-left: -16px; margin-right: auto; }
.top__logo img { height: 34px; width: auto; }
.top__links { display: flex; gap: 28px; font-size: 15px; }
.top__links a, .top__phone { text-decoration: none; color: var(--muted); }
.top__links a:hover, .top__phone:hover { color: var(--ink); }
.top__phone { font-weight: 600; color: var(--ink); font-variant-numeric: tabular-nums; }
.top__apply { padding: 8px 18px; font-size: 15px; }
.top__toggle { display: none; background: none; border: 1px solid var(--ink); border-radius: 999px; padding: 6px 14px; font-size: 15px; font-weight: 600; cursor: pointer; }
.menu { max-width: var(--max); margin: 8px auto 0; background: var(--paper); border: 1px solid var(--line); border-radius: var(--radius); padding: 8px 20px 16px; display: flex; flex-direction: column; box-shadow: 0 20px 40px -24px rgba(27, 26, 23, 0.4); }
.menu[hidden] { display: none; }
.menu a { padding: 12px 0; font: 400 26px/1.2 var(--serif); text-decoration: none; border-bottom: 1px solid var(--line); }
.menu a:last-child { border-bottom: 0; }
@media (max-width: 960px) {
  .top__links, .top__phone { display: none; }
  .top__name { margin-right: auto; }
  .top__logo { display: none; }
  .top__toggle { display: block; }
}

/* ---------- Hero ---------- */
.hero {
  max-width: var(--max); margin: 0 auto; padding: clamp(32px, 6vw, 72px) var(--gutter) clamp(64px, 9vw, 120px);
  display: grid; grid-template-columns: 1.15fr 0.85fr; gap: clamp(32px, 5vw, 72px); align-items: center;
}
.hero h1 {
  font-family: var(--serif); font-variation-settings: "opsz" 144;
  font-size: clamp(56px, 9vw, 136px); line-height: 0.95; letter-spacing: -0.04em; font-weight: 400;
  margin-bottom: clamp(24px, 3vw, 40px); max-width: 8ch;
}
.hero h1 em { font-style: italic; font-weight: 300; color: var(--accent); }
.hero__lede { font-size: clamp(19px, 1.7vw, 23px); color: var(--muted); max-width: 30em; margin-bottom: 36px; }
.hero__ctas { display: flex; flex-wrap: wrap; gap: 12px; }
.hero__photo { margin: 0; position: relative; }
.hero__photo img { width: 100%; aspect-ratio: 4 / 5; object-fit: cover; object-position: 50% 20%; background: var(--tint); border-radius: var(--radius); }
.hero__photo figcaption { font-size: 14px; color: var(--muted); margin-top: 12px; line-height: 1.4; }
@media (max-width: 860px) {
  .hero { grid-template-columns: 1fr; }
  .hero__photo { max-width: 480px; }
  .hero__photo img { aspect-ratio: 1 / 1; }
}

/* ---------- Marquee ---------- */
.marquee { overflow: hidden; border-block: 1px solid var(--line); padding: 20px 0; background: var(--paper); }
.marquee__track { display: flex; gap: 28px; width: max-content; animation: marquee 45s linear infinite; }
.marquee span { font: italic 300 clamp(24px, 3vw, 40px)/1 var(--serif); white-space: nowrap; }
.marquee i { font-style: normal; color: var(--accent); align-self: center; }
@keyframes marquee { to { transform: translateX(-50%); } }

/* ---------- Photos ---------- */
.band { margin: 0; position: relative; }
.band__img { width: 100%; height: clamp(260px, 42vw, 620px); object-fit: cover; }
.band figcaption { position: absolute; left: var(--gutter); bottom: 16px; color: #fff; font-size: 14px; font-weight: 600; text-shadow: 0 1px 8px rgba(0, 0, 0, 0.5); }
.wide { width: 100%; aspect-ratio: 16 / 9; object-fit: cover; margin-top: 40px; background: var(--tint); border-radius: var(--radius); }
.wide--top { margin: 0 0 40px; }

.cta-band { position: relative; color: #fff; overflow: hidden; }
.cta-band picture, .cta-band__img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; }
.cta-band::after { content: ""; position: absolute; inset: 0; background: linear-gradient(90deg, rgba(23, 22, 20, 0.78), rgba(23, 22, 20, 0.35)); }
.cta-band__inner {
  position: relative; z-index: 1; max-width: var(--max); margin: 0 auto;
  padding: clamp(64px, 9vw, 120px) var(--gutter); display: flex; flex-wrap: wrap; align-items: flex-end; justify-content: space-between; gap: 32px;
}
.cta-band__text { font-family: var(--serif); font-size: clamp(34px, 4.4vw, 60px); line-height: 1.05; letter-spacing: -0.015em; max-width: 14em; margin: 0; }
.cta-band__btns { display: flex; flex-wrap: wrap; gap: 12px; }
.btn--light { background: #fbfaf7; color: var(--ink); border-color: #fbfaf7; }
.btn--light:hover { background: var(--highlight); border-color: var(--highlight); }
.btn--ghost-light { color: #fff; border-color: rgba(255, 255, 255, 0.7); }
.btn--ghost-light:hover { background: #fff; color: var(--ink); }

/* ---------- Section blocks (label in left rail) ---------- */
.block {
  display: grid; grid-template-columns: minmax(220px, 1fr) 2.6fr; gap: 32px clamp(32px, 5vw, 72px);
  padding: clamp(56px, 8vw, 112px) max(var(--gutter), calc((100% - var(--max)) / 2 + var(--gutter)));
  border-top: 1px solid var(--line);
}
.block--tint { background: var(--tint); border-top-color: transparent; }
.block--dark, .block--accent {
  border-top-color: transparent; border-radius: clamp(28px, 4vw, 56px); margin: 0 clamp(8px, 1.2vw, 16px);
  padding-inline: max(var(--gutter), calc((100% - var(--max)) / 2 + var(--gutter)));
}
.block--dark { background: var(--forest); color: #f3efe6; }
.block--dark + .block, .block--accent + .block { border-top-color: transparent; }
.block--accent { background: var(--accent); color: #fff; }
.block--accent .statement { color: #fff; }
.block--accent .direct div { border-top-color: rgba(255, 255, 255, 0.3); }
.block--accent .direct dt { color: rgba(255, 255, 255, 0.78); }
.block--accent .form { background: var(--paper); color: var(--ink); padding: clamp(22px, 3vw, 36px); border-radius: var(--radius); box-shadow: 0 40px 80px -40px rgba(80, 20, 0, 0.55); }
.block__rail { align-self: start; position: sticky; top: 96px; }
.block__title { font-family: var(--serif); font-variation-settings: "opsz" 144; font-size: clamp(32px, 3.2vw, 48px); line-height: 1.02; letter-spacing: -0.025em; font-weight: 400; margin-bottom: 16px; max-width: 10ch; }
.block__intro { color: var(--muted); font-size: 16px; max-width: 26ch; margin: 0; }
.block__intro a { color: var(--ink); font-weight: 600; }
.block--dark .block__intro { color: rgba(243, 239, 230, 0.7); }
.block--dark .block__intro a { color: #f3efe6; }
.block--dark .steps li { border-top-color: rgba(243, 239, 230, 0.35); }
.block--dark .steps__n { color: var(--highlight); }
.block--dark .steps p { color: rgba(243, 239, 230, 0.72); }
.block__body { min-width: 0; }
@media (max-width: 860px) {
  .block { grid-template-columns: 1fr; }
  .block__rail { position: static; }
  .block__title, .block__intro { max-width: none; }
}

.statement { font-family: var(--serif); font-size: clamp(24px, 2.6vw, 36px); line-height: 1.22; letter-spacing: -0.015em; font-weight: 400; max-width: 26em; margin-bottom: 1.2em; }
.statement--sm { font-size: clamp(21px, 2vw, 28px); }

.about { display: grid; grid-template-columns: 1fr 1fr; gap: clamp(24px, 4vw, 48px); align-items: center; color: var(--muted); font-size: 19px; }
.about__img { width: 100%; aspect-ratio: 4 / 3; object-fit: cover; border-radius: var(--radius); }
@media (max-width: 700px) { .about { grid-template-columns: 1fr; } .about__img { aspect-ratio: 16 / 10; } }
.cols { display: grid; grid-template-columns: 1fr 1fr; gap: clamp(24px, 4vw, 48px); color: var(--muted); }
@media (max-width: 700px) { .cols { grid-template-columns: 1fr; } }

.facts { display: grid; grid-template-columns: repeat(4, 1fr); margin: 32px 0 0; border-top: 1px solid var(--line); }
.facts div { padding: 16px 16px 0 0; }
.facts dt { font-size: 14px; color: var(--muted); }
.facts dd { margin: 2px 0 0; font-weight: 600; }
@media (max-width: 700px) { .facts { grid-template-columns: 1fr 1fr; } }

/* ---------- Who ---------- */
.who-wrap { display: grid; grid-template-columns: 0.8fr 2fr; gap: 16px; }
.who__img { width: 100%; height: 100%; min-height: 100%; object-fit: cover; object-position: 40% 30%; border-radius: var(--radius); }
.who-wrap picture { display: block; }
.who { list-style: none; padding: 0; margin: 0; display: grid; grid-template-columns: 1fr 1fr; gap: 16px; }
.who li { background: var(--paper); border: 1px solid var(--line); border-radius: var(--radius); padding: 26px; transition: background 0.25s, color 0.25s, transform 0.3s; }
.who li:hover { transform: translateY(-4px); }
.who li:hover { background: var(--forest); color: #f3efe6; }
.who li:hover p { color: rgba(243, 239, 230, 0.75); }
.who li:hover .who__icon { background: var(--highlight); color: var(--forest); }
.who__icon {
  width: 44px; height: 44px; padding: 10px; border-radius: 50%; background: var(--forest); color: #f3efe6;
  fill: none; stroke: currentColor; stroke-width: 1.7; stroke-linecap: round; stroke-linejoin: round;
  margin-bottom: 28px; transition: background 0.25s, color 0.25s;
}
.who p { transition: color 0.25s; }
@media (max-width: 1000px) { .who-wrap { grid-template-columns: 1fr; } .who__img { aspect-ratio: 16 / 9; height: auto; } }
.who h3 { font: 400 25px/1.15 var(--serif); letter-spacing: -0.01em; margin-bottom: 10px; }
.who p { color: var(--muted); margin: 0; }
@media (max-width: 560px) { .who { grid-template-columns: 1fr; } .who__icon { margin-bottom: 16px; } }

/* ---------- Loans ---------- */
.loans { margin: 0; display: grid; grid-template-columns: repeat(3, 1fr); gap: 0 clamp(20px, 3vw, 40px); }
.loans div { padding: 18px 0 22px; border-top: 1px solid var(--line); }
.loans div { transition: border-color 0.2s; }
.loans div:hover { border-top-color: var(--accent); }
.loans dt { font: 400 23px/1.2 var(--serif); margin-bottom: 6px; transition: color 0.2s; }
.loans div:hover dt { color: var(--accent); }
.loans dd { margin: 0; color: var(--muted); font-size: 16px; }
@media (max-width: 1100px) { .loans { grid-template-columns: 1fr 1fr; } }
@media (max-width: 560px) { .loans { grid-template-columns: 1fr; } }

/* ---------- Steps ---------- */
.process { display: grid; grid-template-columns: 1fr 2fr; gap: clamp(24px, 4vw, 56px); align-items: start; }
.process__img { width: 100%; aspect-ratio: 4 / 5; object-fit: cover; border-radius: var(--radius); }
.steps { list-style: none; padding: 0; margin: 0; display: grid; grid-template-columns: 1fr 1fr; gap: 40px clamp(20px, 3vw, 40px); }
.steps li { border-top: 2px solid var(--ink); padding-top: 16px; }
.steps__n { display: block; font-size: 14px; color: var(--muted); margin-bottom: 24px; }
.steps h3 { font: 400 26px/1.15 var(--serif); letter-spacing: -0.01em; margin-bottom: 8px; }
.steps p { color: var(--muted); margin: 0; font-size: 16px; }
@media (max-width: 860px) { .process { grid-template-columns: 1fr; } .process__img { aspect-ratio: 16 / 10; } }
@media (max-width: 560px) { .steps { grid-template-columns: 1fr; } }

/* ---------- Calculator ---------- */
.calc { display: grid; grid-template-columns: 1fr 1fr; gap: clamp(32px, 5vw, 72px); align-items: start; }
.calc__form { display: grid; gap: 32px; }
.field { display: block; border: 0; padding: 0; margin: 0; min-width: 0; }
.field__top { display: flex; justify-content: space-between; align-items: baseline; gap: 12px; margin-bottom: 12px; }
.field__top output { font-size: 20px; font-weight: 600; font-variant-numeric: tabular-nums; white-space: nowrap; }
input[type="range"] {
  -webkit-appearance: none; appearance: none; width: 100%; height: 4px; cursor: pointer; border-radius: 0;
  background: linear-gradient(to right, var(--ink) var(--fill, 50%), var(--line) var(--fill, 50%));
}
input[type="range"]::-webkit-slider-thumb { -webkit-appearance: none; width: 20px; height: 20px; border-radius: 50%; background: var(--ink); border: 3px solid #fff; box-shadow: 0 0 0 1px var(--ink); }
input[type="range"]::-moz-range-thumb { width: 16px; height: 16px; border-radius: 50%; background: var(--ink); border: 3px solid #fff; box-shadow: 0 0 0 1px var(--ink); }
.seg { display: flex; }
.seg legend { margin-bottom: 12px; padding: 0; }
.seg label { position: relative; flex: 1; }
.seg input { position: absolute; opacity: 0; inset: 0; cursor: pointer; }
.seg span { display: block; text-align: center; padding: 10px; border: 1px solid var(--ink); margin-left: -1px; font-size: 15px; cursor: pointer; }
.seg label:first-of-type span { margin-left: 0; border-radius: 999px 0 0 999px; }
.seg label:last-of-type span { border-radius: 0 999px 999px 0; }
.seg input:checked + span { background: var(--forest); border-color: var(--forest); color: #fff; }
.seg input:focus-visible + span { outline: 2px solid var(--accent); outline-offset: 2px; }

.calc__result { background: var(--forest); color: #f3efe6; border-radius: var(--radius); padding: clamp(20px, 3vw, 36px); }
.calc__label { font-size: 15px; color: rgba(243, 239, 230, 0.7); margin: 0; }
.calc__result .calc__legend li { border-bottom-color: rgba(243, 239, 230, 0.15); }
.calc__result .calc__bar { background: rgba(243, 239, 230, 0.12); }
.calc__result .fine { color: rgba(243, 239, 230, 0.6); }
.calc__result .btn--primary { background: var(--accent); border-color: var(--accent); }
.calc__result .btn--primary:hover { background: #a9432c; border-color: #a9432c; }
.calc__result .c-pi { background: #f3efe6; }
.calc__total { font-size: clamp(48px, 5.5vw, 72px); font-weight: 600; letter-spacing: -0.03em; line-height: 1.1; margin: 4px 0 24px; font-variant-numeric: tabular-nums; }
.calc__bar { display: flex; height: 12px; margin-bottom: 20px; background: var(--line); border-radius: 99px; overflow: hidden; }
.calc__bar span { width: 0; transition: width 0.4s ease; }
.c-pi { background: var(--c-pi); }
.c-tax { background: var(--c-tax); }
.c-ins { background: var(--c-ins); }
.c-pmi { background: var(--c-pmi); }
.calc__legend { list-style: none; padding: 0; margin: 0 0 28px; font-size: 15px; }
.calc__legend li { display: flex; align-items: center; gap: 10px; padding: 8px 0; border-bottom: 1px solid var(--line); }
.calc__legend i { width: 10px; height: 10px; flex: none; border-radius: 50%; }
.calc__legend b { margin-left: auto; font-weight: 600; font-variant-numeric: tabular-nums; }
.fine { font-size: 13px; line-height: 1.5; color: var(--muted); margin: 16px 0 0; }
@media (max-width: 1000px) { .calc { grid-template-columns: 1fr; } }

/* ---------- What to expect ---------- */
.pull { margin: 0 0 16px; font-family: var(--serif); font-size: clamp(44px, 6vw, 84px); line-height: 1; letter-spacing: -0.03em; font-weight: 300; font-style: italic; color: var(--forest); }
.pull__mark { color: var(--accent); }
.pull__note { color: var(--muted); max-width: 34em; margin-bottom: 32px; }
.expect { list-style: none; padding: 0; margin: 0; display: grid; grid-template-columns: 1fr 1fr; gap: 0 clamp(24px, 4vw, 48px); }
.expect li { border-top: 1px solid var(--line); padding: 16px 0 24px 28px; position: relative; }
.expect li::before { content: "\2713"; position: absolute; left: 0; top: 16px; color: var(--forest); font-weight: 700; }
@media (max-width: 700px) { .expect { grid-template-columns: 1fr; } }

/* ---------- FAQ ---------- */
.faq details { border-top: 1px solid var(--line); }
.faq details:last-child { border-bottom: 1px solid var(--line); }
.faq summary { list-style: none; cursor: pointer; padding: 22px 48px 22px 0; position: relative; font: 400 clamp(20px, 2vw, 25px)/1.3 var(--serif); }
.faq summary::-webkit-details-marker { display: none; }
.faq summary::after {
  content: "+"; position: absolute; right: 0; top: 50%; translate: 0 -50%; width: 34px; height: 34px; border-radius: 50%;
  display: grid; place-items: center; border: 1px solid var(--line); font: 400 20px/1 var(--font); transition: transform 0.3s, background 0.3s, color 0.3s;
}
.faq details[open] summary::after { transform: rotate(45deg); background: var(--ink); color: var(--bg); }
.faq details p { color: var(--muted); max-width: 44em; margin: -4px 0 24px; }

/* ---------- Contact ---------- */
.contact { display: grid; grid-template-columns: 1fr 1fr; gap: clamp(32px, 5vw, 72px); align-items: start; }
.direct { margin: 0; }
.direct div { padding: 14px 0; border-top: 1px solid #d8d1c5; }
.direct dt { font-size: 14px; color: var(--muted); }
.direct dd { margin: 0; font-size: clamp(20px, 2vw, 24px); font-weight: 600; overflow-wrap: anywhere; }
.direct a { text-decoration: none; }
.direct a:hover { text-decoration: underline; text-underline-offset: 3px; }
.form { display: grid; gap: 16px; }
.form__row { display: grid; grid-template-columns: 1fr 1fr; gap: 16px; }
.input { display: grid; gap: 6px; font-size: 14px; font-weight: 600; }
.input input, .input select, .input textarea {
  width: 100%; padding: 13px 15px; border: 1px solid var(--line); border-radius: 14px; background: var(--bg); font-size: 16px; font-weight: 400;
}
.input textarea { resize: vertical; }
.input input:focus, .input select:focus, .input textarea:focus { outline: 2px solid var(--accent); outline-offset: -1px; border-color: var(--accent); }
.input input[aria-invalid="true"] { border-color: #b3261e; }
.form .btn { justify-self: start; min-width: 160px; }
.form button[disabled] { opacity: 0.6; cursor: progress; }
.hp { position: absolute; left: -9999px; width: 1px; height: 1px; overflow: hidden; }
.form__status { margin: 0; font-size: 15px; min-height: 1.5em; }
.form__status.is-ok { color: #1b6b3a; }
.form__status.is-err { color: #b3261e; }
@media (max-width: 860px) { .contact { grid-template-columns: 1fr; } }
@media (max-width: 520px) { .form__row { grid-template-columns: 1fr; } }

/* ---------- Footer ---------- */
.foot { max-width: var(--max); margin: 0 auto; padding: 56px var(--gutter) 40px; font-size: 15px; color: var(--muted); }
.foot__cols { display: flex; flex-wrap: wrap; justify-content: space-between; gap: 24px; padding-bottom: 28px; border-bottom: 1px solid var(--line); }
.foot__cols p { margin: 0 0 4px; }
.foot__big { font: italic 300 clamp(64px, 16vw, 230px)/0.85 var(--serif); letter-spacing: -0.05em; color: var(--forest); margin-bottom: 48px; white-space: nowrap; }
.foot__logo { display: block; margin-bottom: 18px; }
.foot__logo img { height: 66px; width: auto; }
.foot__brand { color: var(--ink); font-weight: 700; font-size: 17px; }
.foot__links { display: flex; flex-direction: column; gap: 4px; }
.foot__links a { text-decoration: none; }
.foot__links a:hover { color: var(--ink); text-decoration: underline; }
.foot__legal { font-size: 13px; line-height: 1.6; margin: 20px 0 0; }
.eho { display: inline-flex; align-items: center; gap: 6px; font-weight: 600; margin-right: 6px; vertical-align: -3px; }

/* ---------- Subtle fade-in ---------- */
.js .fade { opacity: 0; transform: translateY(12px); transition: opacity 0.6s ease, transform 0.6s ease; }
.js .fade.is-in { opacity: 1; transform: none; }

@media (prefers-reduced-motion: reduce) {
  *, *::before, *::after { transition: none !important; animation: none !important; }
  html { scroll-behavior: auto; }
  .js .fade { opacity: 1; transform: none; }
}