:root {
  --ink: #151716;
  --charcoal: #101312;
  --muted: #5b625f;
  --line: #dde1de;
  --paper: #ffffff;
  --soft: #f5f7f5;
  --green: #064d35;
  --green-dark: #043923;
  --terracotta: #bd593e;
  --terracotta-dark: #9d422c;
  --shadow: 0 18px 45px rgba(20, 24, 22, 0.14);
  --serif: "Libre Baskerville", Georgia, serif;
  --sans: "Inter", Arial, sans-serif;
}

* {
  box-sizing: border-box;
}

html {
  scroll-behavior: smooth;
}

body {
  margin: 0;
  color: var(--ink);
  background: var(--paper);
  font-family: var(--sans);
}

section {
  scroll-margin-top: 116px;
}

img,
svg {
  display: block;
}

a {
  color: inherit;
  text-decoration: none;
}

.site-header {
  position: fixed;
  inset: 0 0 auto;
  z-index: 20;
  display: grid;
  grid-template-columns: auto 1fr auto;
  align-items: center;
  gap: 32px;
  min-height: 76px;
  padding: 14px clamp(22px, 5vw, 76px);
  color: #fff;
  background: rgba(14, 17, 16, 0.9);
  backdrop-filter: blur(14px);
  transition: min-height 180ms ease, background 180ms ease;
}

.site-header.is-scrolled {
  min-height: 66px;
  background: rgba(14, 17, 16, 0.96);
}

.disclosure-strip {
  position: fixed;
  inset: 76px 0 auto;
  z-index: 19;
  display: flex;
  align-items: center;
  justify-content: center;
  gap: 18px;
  min-height: 34px;
  padding: 7px clamp(18px, 5vw, 76px);
  color: #fff;
  background: var(--green-dark);
  font-size: 14px;
  font-weight: 800;
  line-height: 1.25;
}

.site-header.is-scrolled + .disclosure-strip {
  inset-block-start: 66px;
}

.disclosure-strip a {
  color: rgba(255, 255, 255, 0.88);
  text-decoration: underline;
  text-underline-offset: 3px;
}

.disclosure-strip a:hover {
  color: #fff;
}

.brand {
  display: inline-flex;
  flex-direction: column;
  gap: 1px;
  font-family: var(--serif);
  letter-spacing: 0.08em;
  text-transform: uppercase;
  line-height: 1;
}

.brand span {
  font-size: 29px;
}

.brand small {
  font-size: 13px;
  letter-spacing: 0.22em;
}

.site-nav {
  justify-self: center;
  display: flex;
  align-items: center;
  gap: 26px;
  font-size: 14px;
  font-weight: 700;
}

.site-nav a {
  position: relative;
  padding: 8px 0;
}

.site-nav a::after {
  content: "";
  position: absolute;
  left: 0;
  right: 0;
  bottom: 0;
  height: 2px;
  transform: scaleX(0);
  background: var(--green);
  transform-origin: left;
  transition: transform 180ms ease;
}

.site-nav a:hover::after,
.site-nav a:focus-visible::after {
  transform: scaleX(1);
}

.header-cta,
.button {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  min-height: 48px;
  padding: 0 25px;
  border: 0;
  border-radius: 6px;
  font: 700 14px/1 var(--sans);
  cursor: pointer;
  transition: transform 180ms ease, background 180ms ease, box-shadow 180ms ease;
}

.header-cta,
.button-primary {
  color: #fff;
  background: var(--terracotta);
  box-shadow: 0 12px 24px rgba(120, 45, 28, 0.22);
}

.header-cta:hover,
.button-primary:hover {
  background: var(--terracotta-dark);
  transform: translateY(-1px);
}

.button-dark {
  color: #fff;
  background: var(--green);
}

.button-dark:hover {
  background: var(--green-dark);
  transform: translateY(-1px);
}

.menu-toggle {
  display: none;
}

.hero {
  position: relative;
  min-height: 690px;
  display: flex;
  align-items: center;
  padding: 178px clamp(22px, 8vw, 112px) 70px;
  color: #fff;
  background-image: linear-gradient(90deg, rgba(8, 12, 10, 0.74), rgba(8, 12, 10, 0.22) 48%, rgba(8, 12, 10, 0.1)), url("https://images.unsplash.com/photo-1564013799919-ab600027ffc6?auto=format&fit=crop&w=2200&q=85");
  background-size: cover;
  background-position: center;
}

.hero-shade {
  position: absolute;
  inset: 0;
  background: linear-gradient(180deg, rgba(6, 8, 7, 0) 72%, rgba(6, 8, 7, 0.18));
  pointer-events: none;
}

.hero-content {
  position: relative;
  max-width: 680px;
}

.hero h1,
.section-copy h2,
.process-section h2,
.about-copy h2,
.contact-copy h2,
.service h2 {
  margin: 0;
  font-family: var(--serif);
  font-weight: 700;
  letter-spacing: 0;
}

.hero h1 {
  max-width: 760px;
  font-size: clamp(40px, 5.2vw, 70px);
  line-height: 1.08;
}

.hero p {
  max-width: 610px;
  margin: 24px 0 0;
  font-size: 18px;
  line-height: 1.75;
}

.hero-credentials {
  display: flex;
  flex-wrap: wrap;
  gap: 10px;
  margin: 24px 0 0;
  padding: 0;
  list-style: none;
}

.hero-credentials li {
  padding: 8px 12px;
  border: 1px solid rgba(255, 255, 255, 0.36);
  border-radius: 4px;
  background: rgba(10, 14, 12, 0.28);
  color: rgba(255, 255, 255, 0.9);
  font-size: 13px;
  font-weight: 700;
}

.hero-actions {
  display: flex;
  align-items: center;
  flex-wrap: wrap;
  gap: 25px;
  margin-top: 38px;
}

.goal-link {
  display: inline-flex;
  align-items: center;
  gap: 14px;
  min-height: 58px;
  padding-left: 24px;
  border-left: 1px solid rgba(255, 255, 255, 0.4);
}

.goal-link strong,
.goal-link small {
  display: block;
}

.goal-link strong {
  font-size: 15px;
}

.goal-link small {
  margin-top: 5px;
  color: rgba(255, 255, 255, 0.82);
  font-size: 14px;
}

.icon-circle {
  display: grid;
  place-items: center;
  width: 40px;
  height: 40px;
  border: 1px solid rgba(255, 255, 255, 0.62);
  border-radius: 999px;
}

.icon-circle svg,
.section-icon {
  width: 27px;
  height: 27px;
  fill: none;
  stroke: currentColor;
  stroke-width: 1.7;
  stroke-linecap: round;
  stroke-linejoin: round;
}

.service-band {
  display: grid;
  grid-template-columns: 1.05fr 0.85fr 1.05fr 0.85fr;
  gap: clamp(28px, 4vw, 48px);
  align-items: center;
  padding: 34px clamp(22px, 5vw, 76px) 28px;
  background: var(--paper);
}

.service-image img,
.market-section img {
  width: 100%;
  height: 300px;
  object-fit: cover;
  border-radius: 6px;
  box-shadow: var(--shadow);
}

.service-copy {
  padding: 14px 0;
}

.section-icon {
  width: 39px;
  height: 39px;
  margin-bottom: 28px;
  color: var(--green);
}

.service h2 {
  font-size: clamp(27px, 3vw, 37px);
}

.service p,
.section-copy p,
.about-copy p,
.contact-copy p,
.process-grid p {
  color: var(--muted);
  line-height: 1.7;
}

.service p {
  margin: 17px 0 22px;
  font-size: 16px;
}

.text-link {
  color: var(--green);
  font-weight: 800;
}

.text-link::after {
  content: " ->";
}

.relo-section {
  display: grid;
  grid-template-columns: minmax(300px, 0.82fr) minmax(420px, 1.18fr);
  gap: clamp(38px, 6vw, 82px);
  padding: 76px clamp(22px, 5vw, 76px);
  color: #fff;
  background:
    linear-gradient(90deg, rgba(5, 44, 31, 0.96), rgba(8, 65, 45, 0.9)),
    url("https://images.unsplash.com/photo-1554224155-6726b3ff858f?auto=format&fit=crop&w=1600&q=80");
  background-position: center;
  background-size: cover;
}

.relo-copy {
  align-self: center;
}

.relo-copy .section-label {
  color: rgba(255, 255, 255, 0.7);
}

.relo-copy h2 {
  margin: 0;
  max-width: 560px;
  font-family: var(--serif);
  font-size: clamp(34px, 4vw, 52px);
  line-height: 1.16;
  letter-spacing: 0;
}

.relo-copy p {
  max-width: 520px;
  color: rgba(255, 255, 255, 0.8);
  font-size: 17px;
  line-height: 1.7;
}

.relo-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 18px;
}

.relo-grid article {
  min-height: 210px;
  padding: 24px;
  border: 1px solid rgba(255, 255, 255, 0.16);
  border-radius: 6px;
  background: rgba(255, 255, 255, 0.08);
  backdrop-filter: blur(10px);
}

.relo-grid span {
  color: rgba(255, 255, 255, 0.58);
  font-size: 13px;
  font-weight: 800;
}

.relo-grid h3 {
  margin: 18px 0 10px;
  font-family: var(--serif);
  font-size: 24px;
}

.relo-grid p,
.relo-disclosure {
  color: rgba(255, 255, 255, 0.76);
  line-height: 1.65;
}

.relo-grid p {
  margin: 0;
  font-size: 15px;
}

.relo-disclosure {
  grid-column: 2;
  margin: 2px 0 0;
  font-size: 13px;
}

.market-section {
  display: grid;
  grid-template-columns: minmax(280px, 0.85fr) minmax(340px, 1.45fr);
  gap: clamp(38px, 7vw, 92px);
  align-items: center;
  padding: 74px clamp(22px, 5vw, 76px);
  background: linear-gradient(180deg, #fff 0%, var(--soft) 100%);
}

.section-copy h2 {
  max-width: 520px;
  font-size: clamp(32px, 4vw, 48px);
  line-height: 1.18;
}

.section-copy p {
  max-width: 510px;
  margin: 22px 0 28px;
  font-size: 17px;
}

.market-section img {
  height: 350px;
}

.service-area-section {
  display: grid;
  grid-template-columns: minmax(280px, 0.85fr) minmax(340px, 1.45fr);
  gap: clamp(38px, 7vw, 92px);
  align-items: start;
  padding: 74px clamp(22px, 5vw, 76px);
  background: var(--paper);
}

.area-grid,
.faq-grid {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 14px;
}

.area-grid article,
.faq-grid article {
  min-height: 100%;
  padding: 22px;
  border: 1px solid var(--line);
  border-radius: 6px;
  background: var(--soft);
}

.area-grid h3,
.faq-grid h3 {
  margin: 0;
  font-family: var(--serif);
  font-size: 24px;
  line-height: 1.25;
}

.area-grid p,
.faq-grid p {
  margin: 12px 0 0;
  color: var(--muted);
  font-size: 15px;
  line-height: 1.65;
}

.calculator-section {
  display: grid;
  grid-template-columns: 1fr;
  gap: 34px;
  padding: 72px clamp(22px, 5vw, 76px);
  background: #fff;
}

.calculator-copy {
  max-width: 760px;
}

.calculator-copy h2 {
  max-width: 720px;
  margin: 0;
  font-family: var(--serif);
  font-size: clamp(38px, 5vw, 64px);
  line-height: 1.18;
}

.calculator-copy p {
  max-width: 690px;
  color: var(--muted);
  font-size: 18px;
  line-height: 1.7;
}

.calculator-panel {
  --scenario-surface: var(--soft);
  --scenario-border: var(--line);
  display: grid;
  grid-template-columns: minmax(560px, 1fr) minmax(340px, 0.42fr);
  gap: 26px;
  width: 100%;
  padding: clamp(20px, 3vw, 34px);
  border: 1px solid var(--scenario-border);
  border-radius: 6px;
  background: var(--scenario-surface);
  box-shadow: var(--shadow);
  transition: background 180ms ease, border-color 180ms ease;
}

.calculator-panel[data-scenario-theme="qualify"] {
  --scenario-surface: #f1f6f7;
  --scenario-border: #c7d8dc;
}

.calculator-panel[data-scenario-theme="payment"] {
  --scenario-surface: #f8f1ed;
  --scenario-border: #dec9bd;
}

.calculator-panel[data-scenario-theme="target"] {
  --scenario-surface: #f3f6ee;
  --scenario-border: #ced8c0;
}

.calculator-education-notice {
  grid-column: 1 / -1;
  padding: 16px 18px;
  border: 2px solid #0a5a43;
  border-radius: 5px;
  background: #fff;
  color: var(--ink);
}

.calculator-education-notice strong {
  display: block;
  color: var(--green-dark);
  font-size: 17px;
}

.calculator-education-notice p {
  max-width: 1050px;
  margin: 5px 0 0;
  color: var(--muted);
  font-size: 14px;
  line-height: 1.5;
}

.calculator-form {
  display: grid;
  gap: 16px;
}

.scenario-tabs {
  display: grid;
  grid-template-columns: repeat(3, minmax(140px, 190px));
  justify-content: center;
  gap: clamp(12px, 2vw, 24px);
}

.scenario-tabs button {
  display: grid;
  aspect-ratio: 1;
  place-items: center;
  min-width: 0;
  padding: 18px;
  border: 2px solid #cfd5d1;
  border-radius: 50%;
  background: #fff;
  color: var(--ink);
  font: 800 14px/1.3 var(--sans);
  text-align: center;
  cursor: pointer;
}

.scenario-tabs button.is-active {
  color: var(--ink);
}

.scenario-tabs button[data-scenario="qualify"] {
  border-color: #afc9d0;
  background: #e0ecef;
}

.scenario-tabs button[data-scenario="qualify"].is-active {
  border: 3px solid #6d98a4;
  background: #b9d0d6;
}

.scenario-tabs button[data-scenario="payment"] {
  border-color: #d6b6a8;
  background: #efe0d8;
}

.scenario-tabs button[data-scenario="payment"].is-active {
  border: 3px solid #af7d69;
  background: #d7b09e;
}

.scenario-tabs button[data-scenario="target"] {
  border-color: #bfceb2;
  background: #e4eadb;
}

.scenario-tabs button[data-scenario="target"].is-active {
  border: 3px solid #8ca07b;
  background: #c5d1b7;
}

.loan-type-toggle {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 4px;
  padding: 4px;
  border: 1px solid #cfd5d1;
  border-radius: 4px;
  background: #fff;
}

.loan-type-toggle button {
  min-height: 42px;
  border: 0;
  border-radius: 3px;
  background: transparent;
  color: var(--muted);
  font: 800 12px/1 var(--sans);
  cursor: pointer;
}

.loan-type-toggle button.is-active {
  color: #fff;
  background: var(--green);
}

.scenario-fields,
.calculator-assumptions {
  display: none;
  grid-template-columns: 1fr 1fr;
  gap: 16px;
}

.scenario-fields.is-active,
.calculator-assumptions {
  display: grid;
}

/* Keep fields in a shared row top-aligned when one includes helper text. */
.scenario-fields {
  align-items: start;
}

.scenario-fields > label {
  grid-auto-rows: max-content;
}

.calculator-question,
.calculator-assumptions > p {
  grid-column: 1 / -1;
  margin: 0;
}

.calculator-question {
  color: var(--ink);
  font-family: var(--serif);
  font-size: 19px;
  font-weight: 700;
  line-height: 1.35;
}

.calculator-assumptions {
  margin-top: 4px;
  padding-top: 18px;
  border-top: 1px solid var(--line);
}

.calculator-assumptions > p {
  color: var(--green);
  font-size: 12px;
  font-weight: 900;
  letter-spacing: 0.12em;
  text-transform: uppercase;
}

.loan-assumption-note {
  grid-column: 1 / -1;
  padding: 14px 16px;
  border: 1px solid rgba(6, 77, 53, 0.16);
  border-radius: 4px;
  background: rgba(6, 77, 53, 0.06);
}

.loan-assumption-note strong {
  display: block;
  color: var(--green-dark);
  font-size: 13px;
}

.loan-assumption-note p {
  margin: 6px 0 0;
  color: var(--muted);
  font-size: 12px;
  line-height: 1.55;
}

.calculator-form label {
  position: relative;
  display: grid;
  gap: 7px;
}

.calculator-form label.wide-field {
  grid-column: 1 / -1;
}

.calculator-form label span {
  color: var(--muted);
  font-size: 13px;
  font-weight: 800;
}

.calculator-form label .field-label {
  display: inline-flex;
  position: relative;
  align-items: center;
  gap: 7px;
  width: fit-content;
  max-width: 100%;
}

.calculator-form .info-tip {
  display: inline-grid;
  position: relative;
  flex: 0 0 auto;
  place-items: center;
  width: 18px;
  height: 18px;
  border: 1px solid rgba(6, 77, 53, 0.28);
  border-radius: 50%;
  color: var(--green);
  background: rgba(6, 77, 53, 0.06);
  font: 900 11px/1 var(--sans);
  cursor: help;
  outline: none;
}

.calculator-form .info-tip:focus-visible {
  box-shadow: 0 0 0 3px rgba(6, 77, 53, 0.16);
}

.calculator-form .info-tip .info-text {
  display: block;
  position: absolute;
  z-index: 20;
  left: 50%;
  bottom: calc(100% + 10px);
  width: min(280px, calc(100vw - 48px));
  padding: 11px 12px;
  border: 1px solid rgba(6, 77, 53, 0.18);
  border-radius: 6px;
  background: #fff;
  color: var(--ink);
  box-shadow: 0 12px 28px rgba(22, 28, 25, 0.16);
  font: 700 12px/1.45 var(--sans);
  text-transform: none;
  transform: translate(-50%, 4px);
  opacity: 0;
  visibility: hidden;
  pointer-events: none;
  transition: opacity 0.14s ease, transform 0.14s ease, visibility 0.14s ease;
}

.calculator-form .info-tip .info-text::after {
  content: "";
  position: absolute;
  left: 50%;
  top: 100%;
  width: 10px;
  height: 10px;
  border-right: 1px solid rgba(6, 77, 53, 0.18);
  border-bottom: 1px solid rgba(6, 77, 53, 0.18);
  background: #fff;
  transform: translate(-50%, -5px) rotate(45deg);
}

.calculator-form .info-tip:hover .info-text,
.calculator-form .info-tip:focus .info-text,
.calculator-form .info-tip:focus-within .info-text {
  transform: translate(-50%, 0);
  opacity: 1;
  visibility: visible;
}

.calculator-form input,
.calculator-form select {
  min-height: 50px;
  width: 100%;
  border: 1px solid #cfd5d1;
  border-radius: 4px;
  background: #fff;
  color: var(--ink);
  font: 700 15px/1.2 var(--sans);
  outline: none;
}

.calculator-form input {
  padding: 0 12px;
}

.dual-input {
  display: grid;
  grid-template-columns: minmax(0, 1fr) minmax(82px, 0.45fr);
  gap: 8px;
}

.dual-input input {
  min-width: 0;
}

.calculator-form select {
  padding: 0 10px;
}

.calculator-form small {
  color: var(--muted);
  font-size: 12px;
  font-weight: 700;
}

.dual-input + small {
  display: grid;
  grid-template-columns: minmax(0, 1fr) minmax(82px, 0.45fr);
  gap: 8px;
}

.calculator-form input:focus,
.calculator-form select:focus {
  border-color: var(--green);
  box-shadow: 0 0 0 3px rgba(6, 77, 53, 0.12);
}

.calculator-results {
  display: grid;
  align-content: start;
  gap: 16px;
  padding: 24px;
  border-radius: 6px;
  color: #fff;
  background: var(--green-dark);
}

.calculator-results .button-results {
  align-self: end;
  justify-self: stretch;
  margin-top: auto;
  border-color: #fff;
  color: var(--green-dark);
  background: #fff;
}

.calculator-results .button-results:hover {
  color: #fff;
  border-color: rgba(255, 255, 255, 0.68);
  background: transparent;
}

.calculator-results > p:first-child {
  margin: 0;
  color: rgba(255, 255, 255, 0.72);
  font-size: 13px;
  font-weight: 800;
  letter-spacing: 0.08em;
  text-transform: uppercase;
}

.calculator-results > strong {
  font-family: var(--serif);
  font-size: clamp(38px, 4vw, 56px);
  line-height: 1;
}

.calculator-results > strong.is-message {
  font-family: var(--sans);
  font-size: clamp(26px, 3vw, 36px);
  line-height: 1.15;
}

.payment-breakdown,
.loan-summary {
  display: grid;
  gap: 10px;
}

.payment-breakdown {
  padding-top: 6px;
}

.payment-total {
  display: flex;
  align-items: baseline;
  justify-content: space-between;
  gap: 18px;
  margin-top: 6px;
  padding-top: 14px;
  border-top: 1px solid rgba(255, 255, 255, 0.28);
  color: #fff;
  font-size: 15px;
  font-weight: 800;
  line-height: 1.35;
}

.payment-total b {
  color: #fff;
  font-size: 18px;
  white-space: nowrap;
}

.payment-breakdown span,
.loan-summary span {
  display: flex;
  justify-content: space-between;
  gap: 18px;
  color: rgba(255, 255, 255, 0.76);
  font-size: 14px;
  line-height: 1.35;
}

.payment-breakdown b,
.loan-summary b {
  color: #fff;
  white-space: nowrap;
}

.loan-summary {
  padding-top: 16px;
  border-top: 1px solid rgba(255, 255, 255, 0.14);
}

.cash-to-close {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 18px;
  margin-top: 4px;
  padding-top: 14px;
  border-top: 1px solid rgba(255, 255, 255, 0.28);
}

.cash-to-close p {
  display: grid;
  gap: 2px;
  margin: 0;
}

.cash-to-close strong {
  color: #fff;
  font-size: 15px;
  line-height: 1.25;
}

.cash-to-close small {
  color: rgba(255, 255, 255, 0.68);
  font-size: 11px;
  line-height: 1.35;
}

.cash-to-close > b {
  color: #fff;
  font-size: 18px;
  white-space: nowrap;
}

.calculator-disclaimer {
  margin: 0;
  color: rgba(255, 255, 255, 0.62);
  font-size: 12px;
  line-height: 1.55;
}

.process-section {
  position: relative;
  padding: 62px clamp(22px, 5vw, 76px) 70px;
  text-align: center;
}

.process-section h2 {
  color: var(--green-dark);
  font-size: clamp(30px, 4vw, 45px);
}

.process-line {
  position: absolute;
  left: clamp(72px, 11vw, 160px);
  right: clamp(72px, 11vw, 160px);
  top: 154px;
  height: 1px;
  background: var(--line);
}

.process-grid {
  position: relative;
  z-index: 1;
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 34px;
  margin-top: 42px;
}

.process-grid article {
  display: grid;
  justify-items: center;
}

.process-grid span {
  display: grid;
  place-items: center;
  width: 42px;
  height: 42px;
  margin-bottom: 22px;
  color: #fff;
  background: var(--green);
  border-radius: 50%;
  font-weight: 800;
}

.process-grid h3 {
  margin: 0;
  font-family: var(--serif);
  font-size: 22px;
}

.process-grid p {
  max-width: 250px;
  margin: 12px 0 0;
  font-size: 15px;
}

.faq-section {
  display: grid;
  grid-template-columns: minmax(280px, 0.85fr) minmax(340px, 1.45fr);
  gap: clamp(38px, 7vw, 92px);
  align-items: start;
  padding: 74px clamp(22px, 5vw, 76px);
  background: linear-gradient(180deg, var(--soft) 0%, #fff 100%);
}

.faq-copy h2 {
  max-width: 520px;
  margin: 0 0 30px;
  font-family: var(--serif);
  color: var(--green-dark);
  font-size: clamp(30px, 4vw, 45px);
  line-height: 1.18;
}

.about-section {
  display: grid;
  grid-template-columns: minmax(280px, 0.95fr) minmax(320px, 1.05fr);
  gap: clamp(42px, 7vw, 92px);
  align-items: center;
  padding: 28px clamp(22px, 5vw, 76px) 72px;
}

.portrait-card {
  overflow: hidden;
  border-radius: 6px;
  background: var(--soft);
  box-shadow: var(--shadow);
}

.portrait-image {
  display: block;
  width: 100%;
  height: auto;
  aspect-ratio: 1 / 1;
  min-height: 400px;
  object-fit: cover;
  object-position: 62% 38%;
}

.portrait-card p {
  margin: 0;
  padding: 16px 20px;
  color: var(--muted);
  font-size: 14px;
}

.section-label {
  margin: 0 0 10px;
  color: var(--green);
  font-size: 12px;
  font-weight: 800;
  letter-spacing: 0.14em;
  text-transform: uppercase;
}

.about-copy h2 {
  font-size: clamp(35px, 4.5vw, 54px);
  line-height: 1.16;
}

.about-copy p {
  max-width: 620px;
  font-size: 17px;
}

.signature {
  margin-top: 34px;
  font-family: var(--serif);
  font-size: 32px;
  font-style: italic;
}

.realtor-line {
  margin-top: 5px;
  font-size: 13px;
  font-weight: 800;
  letter-spacing: 0.08em;
}

.contact-section {
  display: grid;
  grid-template-columns: minmax(280px, 0.75fr) minmax(340px, 1.25fr);
  gap: clamp(34px, 6vw, 80px);
  padding: 64px clamp(22px, 5vw, 76px);
  background: var(--soft);
}

.contact-copy h2 {
  font-size: clamp(32px, 4vw, 48px);
}

.contact-copy p {
  max-width: 360px;
  font-size: 17px;
}

.contact-methods {
  display: grid;
  gap: 8px;
  margin-top: 24px;
}

.contact-methods a {
  color: var(--green);
  font-size: 15px;
  font-weight: 800;
}

.contact-form {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 18px;
}

.honeypot-field {
  position: absolute;
  left: -10000px;
  width: 1px;
  height: 1px;
  overflow: hidden;
}

.contact-form label {
  display: grid;
  gap: 7px;
}

.contact-form span {
  color: var(--muted);
  font-size: 13px;
  font-weight: 700;
}

.contact-form input,
.contact-form textarea {
  width: 100%;
  border: 1px solid #cfd5d1;
  border-radius: 4px;
  background: #fff;
  color: var(--ink);
  font: 500 15px/1.4 var(--sans);
  outline: none;
}

.contact-form input {
  min-height: 52px;
  padding: 0 15px;
}

.contact-form textarea {
  resize: vertical;
  min-height: 120px;
  padding: 14px 15px;
}

.contact-form input:focus,
.contact-form textarea:focus {
  border-color: var(--green);
  box-shadow: 0 0 0 3px rgba(6, 77, 53, 0.12);
}

.wide {
  grid-column: 1 / -1;
}

.form-consent {
  margin: -2px 0 0;
  color: var(--muted);
  font-size: 12px;
  line-height: 1.55;
}

.privacy-note {
  margin-top: -8px;
}

.contact-form .button {
  justify-self: start;
}

.site-footer {
  display: grid;
  grid-template-columns: minmax(240px, 1.1fr) 0.65fr minmax(360px, 1.35fr);
  gap: 50px;
  padding: 38px clamp(22px, 5vw, 76px) 0;
  color: #fff;
  background: var(--charcoal);
}

.footer-brand {
  color: #fff;
}

.site-footer p {
  color: rgba(255, 255, 255, 0.76);
  line-height: 1.6;
}

.footer-license {
  font-size: 13px;
}

.site-footer h2 {
  margin: 0 0 14px;
  color: #fff;
  font-size: 14px;
}

.site-footer a {
  display: block;
  margin-top: 8px;
  color: rgba(255, 255, 255, 0.82);
  font-size: 14px;
  line-height: 1.45;
}

.site-footer a:hover {
  color: #fff;
}

.mortgage-notice {
  grid-column: 1 / -1;
  padding: 24px 0 0;
  border-top: 1px solid rgba(255, 255, 255, 0.14);
}

.mortgage-notice h2 {
  margin-bottom: 10px;
}

.mortgage-notice p {
  max-width: 1180px;
  margin: 8px 0 0;
  font-size: 12px;
}

.copyright {
  grid-column: 1 / -1;
  margin: 10px 0 0;
  padding: 18px 0;
  border-top: 1px solid rgba(255, 255, 255, 0.14);
  font-size: 13px;
}

.thank-you-page {
  min-height: 100vh;
  background: var(--green-dark);
}

.thank-you-section {
  min-height: 100vh;
  display: grid;
  align-content: center;
  justify-items: start;
  gap: 20px;
  max-width: 760px;
  margin: 0 auto;
  padding: clamp(32px, 8vw, 84px);
  color: #fff;
}

.thank-you-section h1 {
  margin: 22px 0 0;
  font-family: var(--serif);
  font-size: clamp(44px, 7vw, 76px);
  line-height: 1.1;
}

.thank-you-section p {
  max-width: 540px;
  margin: 0 0 8px;
  color: rgba(255, 255, 255, 0.78);
  font-size: 18px;
  line-height: 1.65;
}

@media (max-width: 980px) {
  .site-header {
    grid-template-columns: auto auto;
    justify-content: space-between;
  }

  .menu-toggle {
    display: inline-grid;
    gap: 5px;
    width: 44px;
    height: 44px;
    place-content: center;
    border: 1px solid rgba(255, 255, 255, 0.3);
    border-radius: 4px;
    background: transparent;
  }

  .menu-toggle span {
    width: 21px;
    height: 2px;
    background: #fff;
  }

  .site-nav,
  .header-cta {
    display: none;
  }

  .site-header.is-open .site-nav {
    grid-column: 1 / -1;
    display: grid;
    justify-self: stretch;
    gap: 10px;
    padding: 14px 0 6px;
  }

  .site-header.is-open .site-nav a {
    padding: 12px 0;
  }

  .disclosure-strip {
    inset-block-start: 76px;
    flex-wrap: wrap;
    justify-content: flex-start;
    gap: 8px 14px;
    min-height: 48px;
  }

  .site-header.is-scrolled + .disclosure-strip {
    inset-block-start: 66px;
  }

  .service-band,
  .relo-section,
  .market-section,
  .service-area-section,
  .faq-section,
  .calculator-section,
  .about-section,
  .contact-section,
  .site-footer {
    grid-template-columns: 1fr;
  }

  .calculator-copy {
    max-width: 720px;
  }

  .calculator-panel {
    grid-template-columns: 1fr;
  }

  .service-band {
    padding-top: 42px;
  }

  .relo-grid {
    grid-template-columns: 1fr 1fr;
  }

  .relo-disclosure {
    grid-column: 1;
  }

  .process-line {
    display: none;
  }

  .process-grid {
    grid-template-columns: 1fr 1fr;
  }

  .area-grid,
  .faq-grid {
    grid-template-columns: 1fr 1fr;
  }
}

@media (max-width: 640px) {
  .brand span {
    font-size: 23px;
  }

  .brand small {
    font-size: 10px;
  }

  .hero {
    min-height: 650px;
    padding-top: 184px;
    background-position: 58% center;
  }

  .hero h1 {
    font-size: 38px;
  }

  .hero p {
    font-size: 16px;
  }

  .hero-actions {
    align-items: stretch;
    flex-direction: column;
  }

  .goal-link {
    padding-left: 0;
    border-left: 0;
  }

  .service-image img,
  .market-section img {
    height: 245px;
  }

  .process-grid,
  .area-grid,
  .faq-grid,
  .contact-form,
  .relo-grid,
  .scenario-fields,
  .calculator-assumptions {
    grid-template-columns: 1fr;
  }

  .scenario-tabs {
    grid-template-columns: repeat(3, minmax(0, 1fr));
    gap: 8px;
  }

  .scenario-tabs button {
    padding: 10px 6px;
    font-size: 11px;
    line-height: 1.2;
  }

  .hero-credentials {
    gap: 8px;
  }

  .hero-credentials li {
    font-size: 12px;
  }

  .calculator-copy h2 {
    font-size: 38px;
  }

  .portrait-image {
    min-height: 320px;
  }

  .site-footer {
    gap: 28px;
  }
}