/* ===== Design tokens ===== */
/* Colors follow the RE/MAX brand: RE/MAX blue for structure, RE/MAX red for accents.
   The --blue-* names replace the old --blue-* names. */
:root {
  --blue-900: #0b1f4a;
  --blue-800: #002a75;
  --blue-700: #003da5;     /* RE/MAX blue */
  --blue-100: #e3eaf7;
  --cream: #f7f8fb;
  --sand: #eceff6;
  --accent: #dc1c2e;       /* RE/MAX red */
  --accent-dark: #b01424;
  --ink: #111a2e;
  --muted: #4f586b;
  --line: #d5dbe6;
  --white: #fff;

  --radius: 12px;
  --shadow: 0 10px 30px rgba(11, 31, 74, 0.14);
  --font-body: "Inter", system-ui, sans-serif;
  --font-head: "Fraunces", Georgia, serif;
}

/* ===== Base ===== */
*, *::before, *::after { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body {
  margin: 0;
  font-family: var(--font-body);
  color: var(--ink);
  background: var(--cream);
  line-height: 1.6;
}
img { max-width: 100%; display: block; }
a { color: var(--blue-700); }
h1, h2, h3 { font-family: var(--font-head); line-height: 1.2; margin: 0 0 .5em; }

.container { width: min(1140px, 100% - 32px); margin-inline: auto; }
.small { font-size: .875rem; color: var(--muted); }

/* ===== Buttons ===== */
.btn {
  display: inline-block;
  padding: .8em 1.4em;
  border: 0;
  border-radius: 8px;
  font: 600 1rem var(--font-body);
  text-decoration: none;
  cursor: pointer;
  transition: background .15s, transform .15s;
}
.btn:hover { transform: translateY(-1px); }
.btn-primary { background: var(--blue-700); color: var(--white); }
.btn-primary:hover { background: var(--blue-800); }
.btn-accent { background: var(--accent); color: var(--white); }
.btn-accent:hover { background: var(--accent-dark); }
.btn-sm { padding: .55em 1em; font-size: .9rem; }
.btn-block { width: 100%; }

/* ===== Brokerage banner ===== */
.brokerage-bar { background: var(--blue-700); color: rgba(255, 255, 255, .9); border-bottom: 5px solid var(--accent); }
.brokerage-inner { display: flex; flex-wrap: wrap; align-items: center; gap: 1rem 1.6rem; padding: 1rem 0; }
.brokerage-logo { background: #fff; border-radius: 8px; padding: .5rem .9rem; flex-shrink: 0; }   /* white plate: the logo art has black text */
.brokerage-logo img { height: 68px; width: auto; max-width: 100%; }
.brokerage-text { display: flex; flex-direction: column; gap: .15rem; min-width: 0; }
.brokerage-kicker { font-size: .72rem; font-weight: 600; letter-spacing: .16em; text-transform: uppercase; opacity: .85; }
.brokerage-team { font-family: var(--font-head); font-weight: 700; font-size: clamp(1.6rem, 4vw, 2.5rem); line-height: 1.05; color: var(--white); }
.brokerage-meta { font-size: .88rem; }
.brokerage-bar a { color: var(--white); text-decoration: none; }
.brokerage-bar a:hover { text-decoration: underline; }

/* ===== Header ===== */
.site-header {
  position: sticky; top: 0; z-index: 50;
  background: rgba(247, 248, 251, .95);
  backdrop-filter: blur(8px);
  border-bottom: 1px solid var(--line);
}
.header-inner { display: flex; align-items: center; gap: 1.5rem; height: 68px; }
.logo { margin-right: auto; display: flex; align-items: center; gap: .6rem; text-decoration: none; color: var(--blue-900); }
.logo-balloon { height: 42px; width: auto; flex-shrink: 0; }
.logo-text { font-family: var(--font-head); font-size: 1.2rem; color: var(--blue-900); margin: 0; }
.logo-text strong { color: var(--accent); }

.main-nav { display: flex; align-items: center; gap: 1.2rem; }
.logo-text, .btn-sm { white-space: nowrap; }
.main-nav a:not(.btn) { color: var(--ink); text-decoration: none; font-weight: 500; }
.main-nav a:not(.btn):hover { color: var(--accent); }

.header-phone {
  order: 2;
  display: flex; align-items: center; gap: .4rem;
  color: var(--blue-800); font-weight: 600; text-decoration: none; white-space: nowrap;
}
.header-phone svg { width: 18px; height: 18px; color: var(--accent); }
.header-phone:hover { color: var(--accent); }

.nav-toggle { order: 3; display: none; background: none; border: 0; padding: 8px; cursor: pointer; }
.nav-toggle span { display: block; width: 24px; height: 2px; margin: 5px 0; background: var(--blue-900); }

/* ===== Hero ===== */
.hero {
  position: relative;
  background:
    radial-gradient(ellipse at 80% 0%, rgba(220, 28, 46, .22), transparent 55%),
    linear-gradient(160deg, var(--blue-900), var(--blue-700));
  color: var(--white);
  padding: 72px 0 150px;
  overflow: hidden;
}
.hero-inner { position: relative; z-index: 2; }
.eyebrow { text-transform: uppercase; letter-spacing: .12em; font-size: .78rem; font-weight: 600; color: #ffc9ce; margin: 0 0 1rem; }
.eyebrow-dark { color: var(--accent); }
.hero h1 { font-size: clamp(2rem, 4.5vw, 3.4rem); max-width: 18ch; }
.hero-sub { font-size: 1.15rem; max-width: 52ch; opacity: .9; margin-bottom: 2.5rem; }

.hero-cards { display: grid; grid-template-columns: 1.4fr 1fr; gap: 1.5rem; }
.hero-card {
  background: var(--white);
  color: var(--ink);
  border-radius: var(--radius);
  padding: 1.6rem;
  box-shadow: var(--shadow);
  display: flex; flex-direction: column; gap: 1rem;
  scroll-margin-top: 90px;
}
.hero-card h2 { font-size: 1.3rem; display: flex; align-items: center; gap: .6rem; flex-wrap: wrap; margin: 0; }
.hero-card .small { margin: 0; }
.tag {
  font: 700 .72rem var(--font-body);
  text-transform: uppercase; letter-spacing: .1em;
  background: var(--blue-100); color: var(--blue-800);
  padding: .3em .7em; border-radius: 999px;
}
.tag-accent { background: #fde3e6; color: var(--accent-dark); }


/* Hero headshot: beside the headline on wide screens, first thing on phones */
.hero-top { display: grid; grid-template-columns: 1fr 250px; gap: 2.5rem; align-items: center; margin-bottom: 2.5rem; }
.hero-top .hero-sub { margin-bottom: 0; }
.hero-portrait { margin: 0; }
.hero-portrait img { width: 100%; height: auto; aspect-ratio: 4 / 5; object-fit: cover; object-position: center 55%; border-radius: var(--radius); background: var(--white); box-shadow: var(--shadow); }
.hero-portrait figcaption { margin-top: .7rem; font-size: .88rem; color: rgba(255, 255, 255, .85); display: flex; flex-direction: column; }
.hero-portrait figcaption strong { font-family: var(--font-head); font-size: 1.1rem; color: var(--white); }

.hills { position: absolute; left: 0; bottom: -1px; width: 100%; height: 160px; z-index: 1; }
.hill-back { fill: rgba(247, 248, 251, .15); }
.hill-front { fill: var(--cream); }

/* ===== Forms ===== */
label { display: flex; flex-direction: column; gap: .35rem; font-size: .85rem; font-weight: 600; color: var(--muted); }
input, select, textarea {
  font: 400 1rem var(--font-body);
  color: var(--ink);
  padding: .7em .8em;
  border: 1px solid var(--line);
  border-radius: 8px;
  background: var(--white);
  width: 100%;
}
input:focus, select:focus, textarea:focus { outline: 2px solid var(--accent); outline-offset: 1px; border-color: transparent; }
.field-row { display: grid; grid-template-columns: repeat(3, 1fr); gap: .8rem; }
.field-row.two { grid-template-columns: 1fr 1fr; }
.form-note { margin: 0; font-size: .9rem; color: var(--blue-700); min-height: 1em; }
.form-note:empty { display: none; }
.form-note.error { color: #b3261e; }
.step-two { display: flex; flex-direction: column; gap: 1rem; }
.step-two[hidden] { display: none; }
.honey { position: absolute; left: -9999px; width: 1px; height: 1px; opacity: 0; }  /* spam trap */
.btn:disabled { opacity: .6; cursor: wait; transform: none; }

/* ===== Sections ===== */
.section { padding: 80px 0; }
.section-alt { background: var(--sand); }
.section-dark { background: var(--blue-900); color: var(--white); }
.section-title { font-size: clamp(1.6rem, 3vw, 2.3rem); }
.section-sub { color: var(--muted); max-width: 60ch; margin-top: -.25rem; margin-bottom: 2rem; }
.section-dark .section-sub { color: rgba(255, 255, 255, .7); }
.subhead a { color: var(--accent); text-transform: none; letter-spacing: 0; font-size: .95rem; }
.subhead { font-family: var(--font-body); font-size: .85rem; text-transform: uppercase; letter-spacing: .1em; color: var(--muted); margin: 2rem 0 1rem; }

/* Chips */
.chip-grid { display: flex; flex-wrap: wrap; gap: .7rem; margin-top: 1.5rem; }
.chip {
  padding: .6em 1.1em;
  border: 1px solid var(--line);
  border-radius: 999px;
  background: var(--white);
  color: var(--ink);
  text-decoration: none;
  font-weight: 500;
  transition: border-color .15s, color .15s;
}
.chip:hover { border-color: var(--accent); color: var(--accent); }

/* Areas */
.area-grid { display: grid; grid-template-columns: repeat(4, 1fr); gap: 1rem; }
.area-card {
  display: flex; flex-direction: column; justify-content: flex-end;
  min-height: 120px;
  padding: 1.1rem;
  border-radius: var(--radius);
  background: linear-gradient(160deg, var(--blue-700), var(--blue-900));
  color: var(--white);
  text-decoration: none;
  transition: transform .15s, box-shadow .15s;
}
.area-card:hover { transform: translateY(-3px); box-shadow: var(--shadow); }
.area-name { font-family: var(--font-head); font-size: 1.25rem; }
.area-meta { font-size: .8rem; opacity: .8; }
.area-featured { grid-row: span 2; background: linear-gradient(160deg, var(--accent), #7a0f1c); }
.area-lake { grid-column: span 2; background: linear-gradient(160deg, #2f6f86, #173b4a); }

.county-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: .8rem; }
.county {
  padding: 1rem 1.2rem;
  background: var(--white);
  border: 1px solid var(--line);
  border-radius: var(--radius);
  color: var(--ink);
  text-decoration: none;
  font-weight: 600;
  display: flex; justify-content: space-between;
}
.county::after { content: "\2192"; color: var(--accent); }
.county:hover { border-color: var(--accent); }

/* Split / guides */
.split { display: grid; grid-template-columns: 1fr 1fr; gap: 3rem; align-items: center; }
.guide-list { list-style: none; margin: 0; padding: 0; border-top: 1px solid var(--line); }
.guide-list li { border-bottom: 1px solid var(--line); }
.guide-list a {
  display: flex; justify-content: space-between;
  padding: .95rem .2rem;
  color: var(--ink); text-decoration: none; font-weight: 500;
}
.guide-list a::after { content: "\2192"; color: var(--accent); }
.guide-list a:hover { color: var(--accent); }

/* Stats */
.stat-grid { display: grid; grid-template-columns: repeat(4, 1fr); gap: 1rem; margin-bottom: 2rem; }
.stat {
  background: rgba(255, 255, 255, .06);
  border: 1px solid rgba(255, 255, 255, .12);
  border-radius: var(--radius);
  padding: 1.5rem;
  display: flex; flex-direction: column; gap: .3rem;
}
.stat-value { font-family: var(--font-head); font-size: 2.2rem; color: #ffc9ce; }
.stat-label { font-size: .9rem; opacity: .8; }
.link-light { color: var(--white); font-weight: 600; }

/* Compare */
.compare { display: grid; grid-template-columns: 1fr 1.3fr; gap: 1.5rem; margin-top: 1.5rem; }
.compare-col { padding: 2rem; border-radius: var(--radius); background: var(--white); border: 1px solid var(--line); }
.compare-col h3 { font-family: var(--font-body); font-size: .85rem; text-transform: uppercase; letter-spacing: .1em; color: var(--muted); }
.compare-quote { font-family: var(--font-head); font-size: 1.3rem; color: var(--muted); }
.compare-us { border: 2px solid var(--blue-700); }
.checks { list-style: none; padding: 0; margin: 0; display: grid; gap: .6rem; }
.checks li { padding-left: 1.8rem; position: relative; }
.checks li::before {
  content: "\2713";
  position: absolute; left: 0; top: 0;
  width: 1.2rem; height: 1.2rem;
  background: var(--blue-700); color: var(--white);
  border-radius: 50%;
  font-size: .75rem; display: grid; place-items: center; margin-top: .2rem;
}

/* About */
.about { display: grid; grid-template-columns: 320px 1fr; gap: 3rem; align-items: center; }
.about-photo {
  aspect-ratio: 4 / 5;
  border-radius: var(--radius);
  background: repeating-linear-gradient(45deg, var(--blue-100), var(--blue-100) 12px, #d3deef 12px, #d3deef 24px);
  display: grid; place-items: center;
  color: var(--blue-800); font-weight: 600;
  position: relative; overflow: hidden;
}
.about-photo img {
  position: absolute; inset: 0;
  width: 100%; height: 100%;
  object-fit: cover; object-position: center 70%;
  background: var(--white);
}
.tagline { font-family: var(--font-head); font-size: 1.2rem; color: var(--accent); margin-top: -.3rem; }
.badges { list-style: none; padding: 0; margin: 0 0 1rem; display: flex; flex-wrap: wrap; gap: .5rem; }
.badges li {
  font-size: .82rem; font-weight: 600;
  padding: .35em .85em;
  border-radius: 999px;
  background: var(--blue-100); color: var(--blue-800);
}

/* Contact */
.contact { display: grid; grid-template-columns: 1fr 1.2fr; gap: 3rem; }
.contact-list { list-style: none; padding: 0; display: grid; gap: .6rem; }
.contact-form {
  display: flex; flex-direction: column; gap: 1rem;
  background: var(--white); padding: 2rem;
  border-radius: var(--radius); box-shadow: var(--shadow);
}
.contact-form .btn { align-self: flex-start; }

/* Footer */
.site-footer { background: var(--blue-900); color: rgba(255, 255, 255, .8); padding: 48px 0 32px; }
.site-footer .logo-text { color: var(--white); }
.site-footer .small { color: rgba(255, 255, 255, .6); }
.footer-inner { display: grid; grid-template-columns: 1.2fr 1fr 1.5fr; gap: 2rem; }
.footer-links { display: flex; flex-direction: column; gap: .4rem; }
.footer-links a { color: var(--white); text-decoration: none; }
.footer-links a:hover { color: #ffc9ce; }
.legal p { margin: 0 0 .4rem; }

/* ===== Inner pages ===== */
.main-nav a[aria-current="page"] { color: var(--accent); }
.btn-ghost { background: rgba(255, 255, 255, .12); color: var(--white); border: 1px solid rgba(255, 255, 255, .35); }
.btn-ghost:hover { background: rgba(255, 255, 255, .2); }
.btn-outline { background: transparent; color: var(--blue-700); border: 2px solid var(--blue-700); }
.btn-outline:hover { background: var(--blue-700); color: var(--white); }
.hero-actions { display: flex; flex-wrap: wrap; gap: .8rem; }

.page-hero { padding: 40px 0 140px; }
.page-hero h1 { max-width: 22ch; }
.thanks-hero { padding-top: 80px; }
.page-hero .hero-sub { margin-bottom: 1.8rem; }
.breadcrumb { font-size: .85rem; margin-bottom: 1.5rem; opacity: .85; }
.breadcrumb a { color: var(--white); }

.facts-wrap { margin-top: -70px; position: relative; z-index: 3; }
.facts {
  list-style: none; margin: 0; padding: 0;
  display: grid; grid-template-columns: repeat(4, 1fr);
  background: var(--white); border-radius: var(--radius); box-shadow: var(--shadow);
}
.facts li { padding: 1.3rem 1.5rem; display: flex; flex-direction: column; border-right: 1px solid var(--line); }
.facts li:last-child { border-right: 0; }
.facts strong { font-family: var(--font-head); font-size: 1.25rem; color: var(--blue-800); }
.facts span { font-size: .88rem; color: var(--muted); }

.type-grid { display: grid; grid-template-columns: repeat(4, 1fr); gap: 1rem; }
.type-card {
  display: flex; flex-direction: column;
  padding: 1.5rem; border-radius: var(--radius);
  background: var(--white); border: 1px solid var(--line);
  color: var(--ink); text-decoration: none;
  border-top: 4px solid var(--blue-700);
  transition: transform .15s, box-shadow .15s;
}
.type-card:hover { transform: translateY(-3px); box-shadow: var(--shadow); }
.type-card h3 { font-size: 1.2rem; }
.type-card p { color: var(--muted); font-size: .95rem; flex: 1; }
.type-card-lake { border-top-color: #2f6f86; }
.type-link { color: var(--accent); font-weight: 600; font-size: .92rem; }

.town-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 1rem; }
.town { background: var(--white); border-radius: var(--radius); padding: 1.4rem; border: 1px solid var(--line); }
.town h3 { font-size: 1.2rem; color: var(--blue-800); }
.town p { margin: 0; color: var(--muted); font-size: .95rem; }
.town .drive { color: var(--accent); font-weight: 700; font-size: .8rem; text-transform: uppercase; letter-spacing: .06em; margin-bottom: .3rem; }
.town .type-link { display: inline-block; margin-top: .8rem; text-decoration: none; }

.school-grid { display: grid; grid-template-columns: 1.1fr 1.2fr 1fr; gap: 1rem; }
.school-group { background: var(--white); border: 1px solid var(--line); border-radius: var(--radius); padding: 1.4rem; }
.school-group h3 { font-size: 1.15rem; color: var(--blue-800); display: flex; justify-content: space-between; align-items: baseline; gap: .5rem; }
.school-group h3 span { font: 600 .75rem var(--font-body); color: var(--accent); text-transform: uppercase; letter-spacing: .08em; }
.school-group ul { list-style: none; margin: 0; padding: 0; }
.school-group li { padding: .6rem 0; border-top: 1px solid var(--line); display: flex; flex-direction: column; }
.school-group li span { font-size: .85rem; color: var(--muted); }
.school-note { margin-top: 1.2rem; }

.season-grid { display: grid; grid-template-columns: repeat(4, 1fr); gap: 1rem; }
.season { background: var(--white); border-radius: var(--radius); padding: 1.4rem; border-top: 4px solid var(--accent); }
.season h3 { font-size: 1.2rem; }
.season ul { margin: 0; padding-left: 1.1rem; color: var(--muted); font-size: .95rem; display: grid; gap: .4rem; }

.hero-split { display: grid; grid-template-columns: 1.1fr 1fr; gap: 3rem; align-items: start; }
.hero-split .checks { margin-top: 1rem; }
.browse-now { margin-top: 1.5rem; }

.factor-list li { padding: .95rem .2rem; font-weight: 500; }

.steps { list-style: none; padding: 0; margin: 0; display: grid; grid-template-columns: repeat(4, 1fr); gap: 1rem; counter-reset: step; }
.steps li { background: var(--white); border-radius: var(--radius); padding: 1.5rem; counter-increment: step; }
.steps li::before {
  content: counter(step);
  display: grid; place-items: center;
  width: 2.2rem; height: 2.2rem; margin-bottom: 1rem;
  border-radius: 50%; background: var(--accent); color: var(--white);
  font-family: var(--font-head); font-size: 1.1rem;
}
.steps h3 { font-size: 1.15rem; }
.steps p { margin: 0; color: var(--muted); font-size: .95rem; }

.steps-6 { grid-template-columns: repeat(3, 1fr); }
.va-list { margin: 1rem 0 1.2rem; display: grid; gap: .5rem; }
.loan-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 1rem; }
.loan { background: var(--white); border: 1px solid var(--line); border-radius: var(--radius); padding: 1.4rem; }
.loan h3 { font-size: 1.2rem; margin-bottom: .2rem; }
.loan-down { color: var(--accent); font-weight: 700; font-size: .9rem; margin: 0 0 .6rem; }
.loan p:last-child { margin: 0; color: var(--muted); font-size: .95rem; }

/* Financing page */
.table-wrap { overflow-x: auto; border: 1px solid var(--line); border-radius: var(--radius); background: var(--white); }
.compare-table { width: 100%; border-collapse: collapse; min-width: 640px; font-size: .95rem; }
.compare-table th, .compare-table td { padding: .9rem 1rem; text-align: left; border-bottom: 1px solid var(--line); vertical-align: top; }
.compare-table thead th { background: var(--blue-800); color: var(--white); font-size: .82rem; text-transform: uppercase; letter-spacing: .06em; }
.compare-table tbody tr:last-child th, .compare-table tbody tr:last-child td { border-bottom: 0; }
.compare-table tbody th a { font-family: var(--font-head); font-size: 1.1rem; color: var(--blue-800); text-decoration: none; }
.compare-table td strong { color: var(--accent); }
.loan-detail { background: var(--white); border-radius: var(--radius); padding: 2rem; margin-bottom: 1.5rem; scroll-margin-top: 90px; }
.loan-detail h2 { font-size: clamp(1.5rem, 2.6vw, 1.9rem); }
.loan-tag { text-transform: uppercase; letter-spacing: .1em; font-size: .75rem; font-weight: 700; color: var(--accent); margin: 0 0 .4rem; }
.pro-con { display: grid; grid-template-columns: 1fr 1fr; gap: 1.5rem; margin: 1.2rem 0; }
.pro-con .checks { display: grid; gap: .6rem; }
.watch-for { background: var(--sand); border-radius: 10px; padding: 1.1rem 1.3rem; }
.watch-title { font-weight: 700; margin: 0 0 .5rem; }
.watch-for ul { margin: 0; padding-left: 1.1rem; display: grid; gap: .45rem; font-size: .95rem; }
.other-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 1.2rem 1.5rem; margin-top: 1rem; }
.other-grid h3 { font-size: 1.1rem; color: var(--blue-800); margin-bottom: .3rem; }
.other-grid p { margin: 0; color: var(--muted); font-size: .95rem; }
.steps-stack { grid-template-columns: 1fr !important; }
.steps-stack li { background: var(--sand); }
.lender-card {
  display: grid; grid-template-columns: 1.5fr 1fr; gap: 2rem; align-items: center;
  background: rgba(255, 255, 255, .06); border: 1px solid rgba(255, 255, 255, .15);
  border-radius: var(--radius); padding: 2rem; margin-top: 1rem;
}
.lender-name { font-family: var(--font-head); font-size: 1.8rem; margin: 0; }
.lender-company { margin: .2rem 0; color: #ffc9ce; font-weight: 600; }
.lender-nmls { margin: 0 0 1rem; font-size: .85rem; opacity: .75; }
.lender-loans { list-style: none; padding: 0; margin: 0 0 1.2rem; display: flex; flex-wrap: wrap; gap: .4rem; }
.lender-loans li { font-size: .8rem; font-weight: 600; padding: .3em .8em; border-radius: 999px; background: rgba(255, 255, 255, .12); }
.lender-quote { margin: 0; padding-left: 1rem; border-left: 3px solid var(--accent); font-style: italic; color: rgba(255, 255, 255, .9); }
.lender-quote cite { display: block; margin-top: .5rem; font-style: normal; font-weight: 600; font-size: .9rem; color: #ffc9ce; }
.lender-quote cite::before { content: "\2014  "; }
.lender-actions { display: grid; gap: .7rem; }
.lender-disclosure { font-size: .82rem; color: rgba(255, 255, 255, .65); margin: 1.2rem 0 0; max-width: 75ch; }

.final-cta { text-align: center; }
.final-cta .hero-actions { justify-content: center; }
span.chip { cursor: default; }
span.chip:hover { border-color: var(--line); color: var(--ink); }

/* Article / guide pages */
.byline { display: flex; align-items: center; gap: .7rem; font-size: .92rem; opacity: .9; }
.byline img { width: 40px; height: 40px; border-radius: 50%; object-fit: cover; object-position: center 30%; background: var(--white); }
.article { padding-top: 40px; }
.answer-box {
  background: var(--white); border-left: 5px solid var(--accent);
  border-radius: var(--radius); padding: 1.8rem; box-shadow: var(--shadow);
  margin-bottom: 2rem;
}
.answer-box h2 { font-size: 1.3rem; }
.toc { background: var(--sand); border-radius: var(--radius); padding: 1.3rem 1.6rem; margin-bottom: 2.5rem; }
.toc-title { font-weight: 700; margin: 0 0 .5rem; }
.toc ol { margin: 0; padding-left: 1.2rem; display: grid; gap: .3rem; }
.prose { font-size: 1.05rem; }
.prose h2 { font-size: clamp(1.5rem, 2.6vw, 1.9rem); margin-top: 2.8rem; scroll-margin-top: 90px; }
.prose ul:not(.checks) { padding-left: 1.2rem; display: grid; gap: .5rem; }
.prose .checks { display: grid; gap: .8rem; }
.factor-cards { list-style: none; padding: 0; margin: 1.5rem 0 0; display: grid; grid-template-columns: 1fr 1fr; gap: 1rem; counter-reset: factor; }
.factor-cards li { background: var(--white); border: 1px solid var(--line); border-radius: var(--radius); padding: 1.2rem 1.3rem; counter-increment: factor; }
.factor-cards h3 { font-size: 1.1rem; color: var(--blue-800); }
.factor-cards h3::before { content: counter(factor) ". "; color: var(--accent); }
.factor-cards p { margin: 0; font-size: .95rem; color: var(--muted); }
.checklist-box { background: var(--blue-100); border-radius: var(--radius); padding: 1.8rem; margin: 3rem 0; scroll-margin-top: 90px; }
.checklist-box h2 { font-size: 1.5rem; }
.checklist-box .checks { display: grid; gap: .6rem; }
.form-band {
  display: grid; grid-template-columns: 1fr 1.1fr; gap: 2rem; align-items: center;
  background: var(--blue-900); color: var(--white);
  border-radius: var(--radius); padding: 2rem; margin: 3rem 0;
  scroll-margin-top: 90px;
}
.form-band .small, .form-band .small a { color: rgba(255, 255, 255, .75); }
.faq-title { margin-top: 1rem; }
.author-box {
  display: flex; gap: 1.3rem; align-items: center;
  border-top: 1px solid var(--line); border-bottom: 1px solid var(--line);
  padding: 1.6rem 0; margin-top: 3rem;
}
.author-box img { width: 96px; height: 96px; flex-shrink: 0; border-radius: 50%; object-fit: cover; object-position: center 30%; background: var(--white); }
.author-box p { margin: 0 0 .3rem; font-size: .95rem; }
.author-name { font-family: var(--font-head); font-size: 1.2rem !important; }
.disclaimer { margin-top: 1.5rem; }

.on-dark { color: rgba(255, 255, 255, .85); }
.checks-light li { color: var(--white); }
.checks-light li::before { background: var(--accent); }

.narrow { max-width: 820px; }
.faq { display: grid; gap: .7rem; margin-top: 1.5rem; }
.faq details { background: var(--white); border: 1px solid var(--line); border-radius: var(--radius); padding: 0 1.3rem; }
.faq summary {
  cursor: pointer; list-style: none;
  padding: 1.1rem 0; font-weight: 600;
  display: flex; justify-content: space-between; gap: 1rem;
}
.faq summary::-webkit-details-marker { display: none; }
.faq summary::after { content: "+"; color: var(--accent); font-size: 1.3rem; line-height: 1; }
.faq details[open] summary::after { content: "\2212"; }
.faq details p { margin: 0 0 1.2rem; color: var(--muted); }

.cta { display: grid; grid-template-columns: 180px 1fr; gap: 2.5rem; align-items: center; }
.cta-photo { width: 180px; height: 180px; border-radius: 50%; object-fit: cover; object-position: center 30%; background: var(--white); box-shadow: var(--shadow); }

/* ===== Responsive ===== */
/* Collapse the menu before the header gets crowded */
@media (max-width: 1180px) {
  .nav-toggle { display: block; }
  .main-nav {
    display: none;
    position: absolute; top: 68px; left: 0; right: 0;
    flex-direction: column; align-items: stretch; gap: 0;
    background: var(--cream);
    border-bottom: 1px solid var(--line);
    padding: .5rem 16px 1rem;
  }
  .main-nav.open { display: flex; }
  .header-inner { gap: .75rem; }
}

@media (max-width: 900px) {
  .main-nav a:not(.btn) { padding: .8rem 0; border-bottom: 1px solid var(--line); }
  .main-nav .btn { margin-top: 1rem; text-align: center; }

  .hero-cards, .hero-top, .split, .compare, .about, .contact, .footer-inner { grid-template-columns: 1fr; }
  .hero-portrait { order: -1; max-width: 200px; }
  .hero-cards #sell { order: -1; }   /* seller leads first when the cards stack */
  .area-grid { grid-template-columns: repeat(2, 1fr); }
  .area-featured { grid-row: auto; }
  .stat-grid, .county-grid { grid-template-columns: repeat(2, 1fr); }
  .about-photo { max-width: 280px; }
  .facts, .type-grid { grid-template-columns: repeat(2, 1fr); }
  .facts li:nth-child(2) { border-right: 0; }
  .facts li:nth-child(-n+2) { border-bottom: 1px solid var(--line); }
  .town-grid, .season-grid { grid-template-columns: repeat(2, 1fr); }
  .school-grid, .hero-split, .form-band, .pro-con, .lender-card { grid-template-columns: 1fr; }
  .hero-split { gap: 2rem; }
  .steps, .steps-6, .loan-grid { grid-template-columns: repeat(2, 1fr); }
  .cta { grid-template-columns: 1fr; gap: 1.5rem; }
  .cta-photo { width: 140px; height: 140px; }
}

@media (max-width: 560px) {
  .hero { padding: 48px 0 120px; }
  .section { padding: 56px 0; }
  .field-row, .field-row.two { grid-template-columns: 1fr; }
  .county-grid { grid-template-columns: 1fr; }
  .contact-form { padding: 1.4rem; }
  .type-grid, .town-grid, .season-grid, .steps, .steps-6, .loan-grid, .factor-cards { grid-template-columns: 1fr; }
  .form-band { padding: 1.3rem; }
  .other-grid { grid-template-columns: 1fr; }
  .loan-detail, .lender-card { padding: 1.3rem; }
  .author-box { flex-direction: column; align-items: flex-start; }
  .facts li { padding: 1rem; }
  .facts strong { font-size: 1.05rem; }
  .header-phone span { display: none; }   /* icon only on small phones */
  .brokerage-logo img { height: 52px; }
  .brokerage-meta { font-size: .8rem; }
  .header-phone svg { width: 24px; height: 24px; }
}