/* ============================================================
   Jovana Vargas — Mortgage Loan Originator & Real Estate Investor
   v2 — built to the client-supplied template
   Palette: blush rose · warm cream · ink black
   Type: Cormorant Garamond (display serif) + Inter (UI sans)
   ============================================================ */

:root {
  /* ---- Brand ---- */
  --rose:        #C1837E;
  --rose-dark:   #A96C67;
  --rose-deep:   #8E5551;
  --rose-tint:   #F6E8E5;
  --rose-pale:   #FBF2F0;
  --rose-line:   #EAD4D0;

  --cream:       #FAF4EC;
  --cream-2:     #F4EBE0;
  --cream-3:     #EFE4D6;

  --ink:         #14110F;
  --ink-2:       #2A2521;
  --body:        #4E4741;
  --muted:       #7B736C;

  --paper:       #FFFFFF;
  --line:        #E7DED4;
  --line-soft:   #F0E9E0;

  /* ---- Effects ---- */
  --shadow-xs: 0 1px 3px rgba(20, 17, 15, .05);
  --shadow-sm: 0 2px 10px rgba(20, 17, 15, .06);
  --shadow-md: 0 10px 30px rgba(20, 17, 15, .09);
  --shadow-lg: 0 26px 60px rgba(20, 17, 15, .14);

  --r-sm: 4px;
  --r:    6px;
  --r-lg: 10px;

  --maxw: 1240px;
  --ease: cubic-bezier(.22, 1, .36, 1);

  --serif: "Cormorant Garamond", Georgia, "Times New Roman", serif;
  --sans:  "Inter", -apple-system, BlinkMacSystemFont, "Segoe UI", Roboto, sans-serif;
}

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

html {
  scroll-behavior: smooth;
  scroll-padding-top: 120px;
  -webkit-text-size-adjust: 100%;
}

body {
  font-family: var(--sans);
  font-size: 15px;
  line-height: 1.7;
  color: var(--body);
  background: var(--paper);
  -webkit-font-smoothing: antialiased;
  text-rendering: optimizeLegibility;
  overflow-x: hidden;
}

body.no-scroll { overflow: hidden; }

img, svg { display: block; max-width: 100%; }
a { color: inherit; text-decoration: none; }
button { font: inherit; color: inherit; background: none; border: 0; cursor: pointer; }
ul { list-style: none; }

::selection { background: var(--rose); color: #fff; }

:focus-visible {
  outline: 2px solid var(--rose);
  outline-offset: 3px;
  border-radius: 2px;
}

.container {
  width: 100%;
  max-width: var(--maxw);
  margin-inline: auto;
  padding-inline: 28px;
}

.skip-nav {
  position: absolute; left: -9999px; top: 0; z-index: 200;
  background: var(--ink); color: #fff; padding: 12px 20px;
}
.skip-nav:focus { left: 0; }

/* ============================================================
   TYPE PRIMITIVES
   ============================================================ */

.display {
  font-family: var(--serif);
  font-weight: 400;
  line-height: 1.04;
  letter-spacing: -0.005em;
  color: var(--ink);
}

/* Uppercase tracked section heading — the template's signature */
.sec-title {
  font-family: var(--sans);
  font-weight: 700;
  font-size: clamp(15px, 1.55vw, 19px);
  letter-spacing: .16em;
  text-transform: uppercase;
  color: var(--ink);
  line-height: 1.45;
  text-align: center;
  margin-bottom: 34px;
}

.eyebrow {
  font-size: 11px;
  font-weight: 600;
  letter-spacing: .18em;
  text-transform: uppercase;
  color: var(--rose-deep);
}

/* ============================================================
   BUTTONS
   ============================================================ */

.btn {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  gap: 10px;
  padding: 15px 30px;
  font-size: 12px;
  font-weight: 700;
  letter-spacing: .13em;
  text-transform: uppercase;
  border-radius: var(--r-sm);
  border: 1.5px solid transparent;
  transition: background .25s var(--ease), color .25s var(--ease),
              border-color .25s var(--ease), transform .25s var(--ease);
  text-align: center;
  white-space: nowrap;
}
.btn:hover { transform: translateY(-2px); }
.btn:active { transform: translateY(0); }

.btn-rose  { background: var(--rose); color: #fff; border-color: var(--rose); }
.btn-rose:hover { background: var(--rose-dark); border-color: var(--rose-dark); }

.btn-ink   { background: var(--ink); color: #fff; border-color: var(--ink); }
.btn-ink:hover { background: #000; border-color: #000; }

.btn-ghost { background: #fff; color: var(--ink); border-color: #fff; }
.btn-ghost:hover { background: var(--cream-2); border-color: var(--cream-2); }

.btn-outline { background: transparent; color: var(--ink); border-color: var(--ink); }
.btn-outline:hover { background: var(--ink); color: #fff; }

.btn-sm { padding: 12px 22px; font-size: 11px; }
.btn-block { width: 100%; }

.btn-icon { width: 16px; height: 16px; flex: none; }

/* ============================================================
   TOP UTILITY BAR
   ============================================================ */

.topbar {
  background: var(--ink);
  color: #EDE7E1;
  font-size: 10.5px;
  letter-spacing: .1em;
  text-transform: uppercase;
  font-weight: 500;
}
.topbar .container {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 18px;
  min-height: 34px;
  padding-block: 6px;
}
.topbar-tagline { color: #CFC7C0; }
.topbar-mid { display: flex; gap: 26px; }
.topbar-mid span { white-space: nowrap; }
.topbar-lang { display: flex; align-items: center; gap: 10px; }
.topbar-lang a { color: #8D857E; transition: color .2s; }
.topbar-lang a:hover { color: #fff; }
.topbar-lang a.active { color: #fff; }
.topbar-lang .bar { color: #4A423C; }

/* ============================================================
   HEADER
   ============================================================ */

.site-header {
  position: sticky;
  top: 0;
  z-index: 90;
  background: rgba(255, 255, 255, .96);
  backdrop-filter: saturate(140%) blur(8px);
  border-bottom: 1px solid var(--line-soft);
  transition: box-shadow .3s var(--ease);
}
.site-header.scrolled { box-shadow: 0 6px 24px rgba(20, 17, 15, .07); }

.nav {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 24px;
  min-height: 78px;
}

.brand-logo { height: 52px; width: auto; }

.nav-links {
  display: flex;
  align-items: center;
  gap: 30px;
  margin-left: auto;
}
.nav-links > li { position: relative; }

.nav-link {
  display: inline-flex;
  align-items: center;
  gap: 6px;
  font-size: 11.5px;
  font-weight: 600;
  letter-spacing: .12em;
  text-transform: uppercase;
  color: var(--ink-2);
  padding-block: 28px;
  transition: color .2s;
}
.nav-link:hover, .nav-link[aria-expanded="true"] { color: var(--rose); }
.nav-link .caret {
  width: 8px; height: 8px;
  transition: transform .25s var(--ease);
  margin-top: 1px;
}
.nav-link[aria-expanded="true"] .caret { transform: rotate(180deg); }

/* --- Dropdown --- */
.dropdown {
  position: absolute;
  top: 100%;
  left: 50%;
  transform: translate(-50%, 8px);
  min-width: 260px;
  background: #fff;
  border: 1px solid var(--line);
  border-radius: var(--r);
  box-shadow: var(--shadow-md);
  padding: 10px;
  opacity: 0;
  visibility: hidden;
  pointer-events: none;
  transition: opacity .22s var(--ease), transform .22s var(--ease), visibility .22s;
  z-index: 95;
}
.nav-item.open .dropdown {
  opacity: 1;
  visibility: visible;
  pointer-events: auto;
  transform: translate(-50%, 0);
}
.dropdown a {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 14px;
  padding: 9px 14px;
  font-size: 13px;
  font-weight: 500;
  color: var(--ink-2);
  border-radius: var(--r-sm);
  transition: background .18s, color .18s;
}
.dropdown a:hover { background: var(--rose-pale); color: var(--rose-deep); }
.dropdown a small {
  font-size: 10px;
  letter-spacing: .1em;
  text-transform: uppercase;
  color: var(--muted);
}
.dropdown-foot {
  margin-top: 8px;
  padding: 12px 14px 4px;
  border-top: 1px solid var(--line-soft);
  font-size: 11px;
  letter-spacing: .08em;
  text-transform: uppercase;
  color: var(--muted);
}

.nav-cta { margin-left: 8px; }

.hamburger {
  display: none;
  width: 40px; height: 34px;
  flex-direction: column;
  justify-content: center;
  gap: 6px;
  padding: 0 6px;
}
.hamburger span {
  display: block; height: 1.5px; width: 100%;
  background: var(--ink);
  transition: transform .3s var(--ease), opacity .25s;
}
.hamburger.open span:nth-child(1) { transform: translateY(7.5px) rotate(45deg); }
.hamburger.open span:nth-child(2) { opacity: 0; }
.hamburger.open span:nth-child(3) { transform: translateY(-7.5px) rotate(-45deg); }

/* --- Mobile drawer --- */
.mobile-menu {
  position: fixed;
  inset: 0 0 0 auto;
  width: min(400px, 88vw);
  background: #fff;
  z-index: 120;
  transform: translateX(102%);
  transition: transform .38s var(--ease);
  overflow-y: auto;
  padding: 26px 26px 60px;
  box-shadow: var(--shadow-lg);
}
.mobile-menu.open { transform: translateX(0); }
.mobile-head {
  display: flex; align-items: center; justify-content: space-between;
  margin-bottom: 22px;
}
.mobile-head img { height: 40px; width: auto; }
.mobile-close { font-size: 30px; line-height: 1; color: var(--ink); }

.m-group { border-bottom: 1px solid var(--line-soft); }
.m-toggle {
  width: 100%;
  display: flex; align-items: center; justify-content: space-between;
  padding: 16px 2px;
  font-size: 12px; font-weight: 700; letter-spacing: .13em;
  text-transform: uppercase; color: var(--ink);
}
.m-toggle .caret { width: 10px; height: 10px; transition: transform .25s var(--ease); }
.m-group.open .m-toggle .caret { transform: rotate(180deg); }
.m-panel { display: none; padding-bottom: 14px; }
.m-group.open .m-panel { display: block; }
.m-panel a {
  display: block; padding: 8px 2px 8px 14px;
  font-size: 14px; color: var(--body);
  border-left: 2px solid var(--rose-line);
}
.m-panel a:hover { color: var(--rose-deep); }
.m-link {
  display: block; padding: 16px 2px;
  font-size: 12px; font-weight: 700; letter-spacing: .13em;
  text-transform: uppercase; color: var(--ink);
  border-bottom: 1px solid var(--line-soft);
}
.m-foot { margin-top: 26px; display: grid; gap: 12px; }
.m-lang { display: flex; gap: 10px; justify-content: center; font-size: 12px; letter-spacing: .1em; }
.m-lang a { color: var(--muted); }
.m-lang a.active { color: var(--ink); font-weight: 700; }

.scrim {
  position: fixed; inset: 0;
  background: rgba(20, 17, 15, .42);
  z-index: 110;
  opacity: 0; visibility: hidden;
  transition: opacity .3s, visibility .3s;
}
.scrim.show { opacity: 1; visibility: visible; }

/* ============================================================
   HERO
   ============================================================ */

.hero {
  position: relative;
  background: var(--paper);
  overflow: hidden;
}
.hero-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  align-items: stretch;
  min-height: 620px;
}

.hero-copy {
  display: flex;
  flex-direction: column;
  justify-content: center;
  padding: 84px 48px 84px max(28px, calc((100vw - var(--maxw)) / 2 + 28px));
}

.hero h1 {
  font-family: var(--serif);
  font-weight: 400;
  font-size: clamp(38px, 3.85vw, 55px);
  line-height: 1.1;
  letter-spacing: -0.01em;
  color: var(--ink);
  margin-bottom: 24px;
}
.hero h1 .accent { color: var(--rose); display: block; }

.hero-lead {
  font-size: 15px;
  line-height: 1.8;
  color: var(--body);
  max-width: 460px;
  margin-bottom: 34px;
}

.hero-features {
  display: flex;
  gap: 34px;
  flex-wrap: wrap;
  margin-bottom: 36px;
}
.hf {
  display: flex;
  align-items: center;
  gap: 12px;
}
.hf svg { width: 26px; height: 26px; stroke: var(--ink); flex: none; }
.hf b {
  display: block;
  font-size: 11px; font-weight: 700; letter-spacing: .11em;
  text-transform: uppercase; color: var(--ink); line-height: 1.35;
}
.hf span {
  display: block;
  font-size: 10.5px; letter-spacing: .1em; text-transform: uppercase;
  color: var(--muted); line-height: 1.35;
}

.hero-cta { display: flex; gap: 12px; flex-wrap: wrap; }
/* Spanish labels are longer — keep both CTAs on one row. */
.hero-cta .btn { padding-inline: 24px; }

.hero-media {
  position: relative;
  min-height: 420px;
  background: var(--cream-2);
}
.hero-media img {
  position: absolute;
  inset: 0;
  width: 100%; height: 100%;
  object-fit: cover;
  object-position: 50% 10%;
}
.hero-media::after {
  content: "";
  position: absolute;
  inset: 0 auto 0 0;
  width: 90px;
  background: linear-gradient(to right, var(--paper), transparent);
  pointer-events: none;
}

/* ============================================================
   PATH CARDS — "What are you looking to do?"
   ============================================================ */

.section { padding: 82px 0; }
.section-cream { background: var(--cream); }
.section-pale  { background: var(--rose-pale); }

.path-grid {
  display: grid;
  grid-template-columns: repeat(6, 1fr);
  gap: 16px;
}

.path-card {
  display: flex;
  flex-direction: column;
  align-items: center;
  text-align: center;
  gap: 12px;
  background: var(--paper);
  border: 1px solid var(--line);
  border-radius: var(--r);
  padding: 30px 18px 22px;
  transition: transform .3s var(--ease), box-shadow .3s var(--ease), border-color .3s var(--ease);
}
.path-card:hover {
  transform: translateY(-5px);
  box-shadow: var(--shadow-md);
  border-color: var(--rose-line);
}
.path-ico {
  width: 54px; height: 54px;
  border: 1.5px solid var(--rose);
  border-radius: 50%;
  display: grid; place-items: center;
  flex: none;
}
.path-ico svg { width: 26px; height: 26px; stroke: var(--rose); }
.path-card h3 {
  font-family: var(--sans);
  font-size: 12px; font-weight: 700; letter-spacing: .11em;
  text-transform: uppercase; color: var(--ink); line-height: 1.4;
}
.path-card p {
  font-size: 12.5px; line-height: 1.6; color: var(--muted);
  flex: 1;
}
.path-link {
  margin-top: 6px;
  padding-top: 14px;
  border-top: 1px solid var(--line-soft);
  width: 100%;
  font-size: 10px; font-weight: 700; letter-spacing: .12em;
  text-transform: uppercase; color: var(--rose);
  transition: color .2s;
}
.path-card:hover .path-link { color: var(--rose-deep); }

/* ============================================================
   FINANCING PANELS — Home Loans / Investor Loans
   ============================================================ */

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

.fin-panel {
  border-radius: var(--r);
  padding: 40px 40px 36px;
  display: flex;
  flex-direction: column;
}
.fin-home     { background: var(--rose-tint); }
.fin-investor { background: var(--cream-2); }

.fin-head {
  display: flex; align-items: center; justify-content: center;
  gap: 12px; margin-bottom: 30px;
}
.fin-head svg { width: 26px; height: 26px; stroke: var(--ink); }
.fin-head h3 {
  font-family: var(--sans);
  font-size: 15px; font-weight: 700; letter-spacing: .16em;
  text-transform: uppercase; color: var(--ink);
}

.fin-list {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 11px 28px;
  margin-bottom: 30px;
}
.fin-list li {
  display: flex; align-items: flex-start; gap: 10px;
  font-size: 13.5px; color: var(--ink-2); line-height: 1.5;
}
.fin-list svg { width: 13px; height: 13px; flex: none; margin-top: 5px; stroke: var(--rose); stroke-width: 2.6; }
.fin-investor .fin-list svg { stroke: var(--ink); }

.fin-foot { margin-top: auto; text-align: center; }
.fin-avail {
  font-size: 11px; font-weight: 700; letter-spacing: .13em;
  text-transform: uppercase; color: var(--ink);
  margin-bottom: 16px;
}

/* ============================================================
   INVESTOR STRIP — "I'm not just your lender"
   ============================================================ */

.investor-strip {
  display: grid;
  grid-template-columns: minmax(240px, .82fr) 1.5fr minmax(260px, .95fr);
  background: var(--cream);
  align-items: stretch;
}

.is-photo { position: relative; min-height: 360px; background: var(--cream-3); }
.is-photo img {
  position: absolute; inset: 0;
  width: 100%; height: 100%;
  object-fit: cover; object-position: 50% 14%;
}

.is-copy { padding: 56px 48px; }
.is-copy h2 {
  font-family: var(--serif);
  font-weight: 400;
  font-size: clamp(28px, 2.9vw, 40px);
  line-height: 1.1;
  color: var(--ink);
  margin-bottom: 22px;
}
.is-copy h2 .accent { color: var(--rose); display: block; }
.is-copy p { font-size: 14px; line-height: 1.8; margin-bottom: 15px; max-width: 52ch; }
.is-copy p.strong { color: var(--ink); font-weight: 600; }
.is-copy .btn { margin-top: 14px; }

.is-points {
  padding: 56px 48px 56px 0;
  display: flex;
  flex-direction: column;
  justify-content: center;
  gap: 28px;
}
.is-point { display: flex; gap: 16px; align-items: flex-start; }
.is-point .ico {
  width: 50px; height: 50px; flex: none;
  border: 1.5px solid var(--rose-line);
  border-radius: 50%;
  display: grid; place-items: center;
  background: var(--rose-pale);
}
.is-point .ico svg { width: 24px; height: 24px; stroke: var(--rose); }
.is-point b {
  display: block;
  font-size: 12.5px; font-weight: 700; color: var(--ink);
  margin-bottom: 3px;
}
.is-point span { font-size: 13px; line-height: 1.6; color: var(--muted); }

/* ============================================================
   TESTIMONIALS
   ============================================================ */

.tst-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 18px;
  max-width: 1000px;
  margin: 0 auto 32px;
}
.tst {
  background: var(--paper);
  border: 1px solid var(--line);
  border-radius: var(--r);
  padding: 26px 26px 22px;
  text-align: center;
  display: flex;
  flex-direction: column;
}
.stars { color: var(--rose); letter-spacing: .28em; font-size: 13px; margin-bottom: 14px; }
.tst blockquote {
  font-size: 13.5px; line-height: 1.72; color: var(--body);
  font-style: italic; flex: 1; margin-bottom: 18px;
}
.tst blockquote b { font-style: normal; color: var(--ink); font-weight: 600; }
.tst cite {
  font-style: normal;
  display: block;
  font-size: 12.5px; font-weight: 700; color: var(--ink);
}
.tst cite span {
  display: block;
  font-size: 11px; font-weight: 400; color: var(--muted);
  letter-spacing: .04em;
}
.tst-cta { text-align: center; }

/* ============================================================
   DUAL CTA PANELS
   ============================================================ */

.dual-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 18px;
}
.dual {
  position: relative;
  border-radius: var(--r);
  overflow: hidden;
  min-height: 300px;
  display: flex;
  align-items: center;
  isolation: isolate;
}
.dual img {
  position: absolute; inset: 0; z-index: -2;
  width: 100%; height: 100%;
  object-fit: cover;
}
.dual::before {
  content: "";
  position: absolute; inset: 0; z-index: -1;
}
.dual-home img { object-position: 50% 62%; }
.dual-home::before {
  background: linear-gradient(100deg,
    rgba(255,253,250,.985) 0%, rgba(255,253,250,.96) 52%, rgba(255,253,250,.58) 100%);
}

/* The two panels draw on the same property shoot, so the investor panel is
   framed tight on the structure and warmed so it reads as texture, not a
   repeat of the photo beside it. */
.dual-deal img {
  object-position: 50% 30%;
  transform: scale(1.85);
  transform-origin: 72% 40%;
  filter: saturate(.5) sepia(.22) contrast(1.06);
}
.dual-deal::before {
  background: linear-gradient(100deg,
    rgba(244,235,224,.985) 0%, rgba(244,235,224,.96) 52%, rgba(244,235,224,.62) 100%);
}
.dual-inner { padding: 38px 40px; max-width: 88%; }
.dual h3 {
  font-family: var(--sans);
  align-items: flex-start;
  font-size: clamp(15px, 1.5vw, 18px);
  font-weight: 700; letter-spacing: .12em; text-transform: uppercase;
  color: var(--ink);
  display: flex; gap: 11px;
  margin-bottom: 12px;
  line-height: 1.4;
}
.dual h3 svg { width: 24px; height: 24px; stroke: var(--rose); flex: none; margin-top: 1px; }
.dual-deal h3 svg { stroke: var(--ink); }
.dual .kicker {
  font-size: 12.5px; color: var(--rose-deep); font-weight: 600;
  margin-bottom: 12px;
}
.dual-deal .kicker { color: var(--ink-2); letter-spacing: .05em; }
.dual p { font-size: 13.5px; line-height: 1.72; margin-bottom: 16px; }
.dual .avail {
  font-size: 11px; font-weight: 700; letter-spacing: .12em;
  text-transform: uppercase; color: var(--ink); margin-bottom: 18px;
}
.dual-btns { display: flex; gap: 10px; flex-wrap: wrap; }
.dual-btns .btn { padding: 14px 22px; letter-spacing: .11em; }

/* ============================================================
   BOTTOM TRIO — resources / community / form
   ============================================================ */

.trio-grid {
  display: grid;
  grid-template-columns: 1fr 1fr 1fr;
  gap: 18px;
  align-items: start;
}
.trio-card {
  background: var(--paper);
  border: 1px solid var(--line);
  border-radius: var(--r);
  padding: 28px 26px 26px;
  height: 100%;
}
.trio-card h3 {
  font-family: var(--sans);
  font-size: 12.5px; font-weight: 700; letter-spacing: .13em;
  text-transform: uppercase; color: var(--ink);
  text-align: center; line-height: 1.5;
  margin-bottom: 8px;
}
.trio-card > p.sub {
  font-size: 12.5px; line-height: 1.65; color: var(--muted);
  text-align: center; margin-bottom: 20px;
}

/* --- Resource rows --- */
.res-list { display: grid; gap: 10px; }
.res-row {
  display: flex; align-items: center; gap: 14px;
  border: 1px solid var(--line-soft);
  border-radius: var(--r-sm);
  padding: 10px 14px 10px 10px;
  transition: border-color .22s, background .22s, transform .22s var(--ease);
}
.res-row:hover { border-color: var(--rose-line); background: var(--rose-pale); transform: translateX(3px); }
.res-thumb {
  width: 40px; height: 52px; flex: none;
  border-radius: 3px;
  background: var(--cream-2);
  overflow: hidden;
  box-shadow: var(--shadow-xs);
}
.res-thumb img { width: 100%; height: 100%; object-fit: contain; }
.res-row .txt { flex: 1; min-width: 0; }
.res-row b {
  display: block; font-size: 12.5px; font-weight: 600;
  color: var(--ink); line-height: 1.35;
}
.res-row small { font-size: 11.5px; color: var(--muted); line-height: 1.4; }
.res-row .chev { width: 14px; height: 14px; stroke: var(--muted); flex: none; }

/* Credit-check row — an action, not a download, so it reads differently */
.res-row.res-action {
  border-color: var(--rose-line);
  background: var(--rose-pale);
}
.res-row.res-action:hover { background: var(--rose-tint); }
.res-ico {
  width: 40px; height: 52px; flex: none;
  display: grid; place-items: center;
  border-radius: 3px;
  background: #fff;
  border: 1px solid var(--rose-line);
}
.res-ico svg { width: 20px; height: 20px; stroke: var(--rose); }
.res-note {
  font-size: 10px; line-height: 1.5; color: var(--muted);
  margin-top: 12px; text-align: center;
}

/* --- Talk-it-through links under the lead form --- */
.talk-split {
  display: flex; align-items: center; gap: 12px;
  margin: 20px 0 14px;
  font-size: 10px; letter-spacing: .13em; text-transform: uppercase;
  color: var(--muted);
}
.talk-split::before, .talk-split::after {
  content: ""; flex: 1; height: 1px; background: var(--line-soft);
}
.talk-links { display: grid; gap: 8px; }
.talk-links a {
  display: flex; align-items: center; gap: 12px;
  padding: 11px 14px;
  border: 1px solid var(--line-soft);
  border-radius: var(--r-sm);
  transition: border-color .22s, background .22s, transform .22s var(--ease);
}
.talk-links a:hover {
  border-color: var(--rose-line);
  background: var(--rose-pale);
  transform: translateX(3px);
}
.talk-links svg { width: 20px; height: 20px; stroke: var(--rose); flex: none; }
.talk-links b {
  display: block; font-size: 12.5px; font-weight: 600;
  color: var(--ink); line-height: 1.35;
}
.talk-links small { font-size: 11.5px; color: var(--muted); line-height: 1.4; }

/* --- Community --- */
.mom-icons {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 8px;
  margin-bottom: 18px;
}
.mom-ico { text-align: center; }
.mom-ico svg { width: 28px; height: 28px; stroke: var(--rose); margin: 0 auto 6px; }
.mom-ico span {
  display: block;
  font-size: 9.5px; letter-spacing: .06em; color: var(--muted); line-height: 1.3;
}
.mom-photo {
  border-radius: var(--r-sm);
  overflow: hidden;
  aspect-ratio: 16 / 9;
  margin-bottom: 18px;
  background: var(--cream-2);
}
.mom-photo img { width: 100%; height: 100%; object-fit: cover; object-position: 50% 58%; }

/* --- Form --- */
.lead-form { display: grid; gap: 10px; }
.field-row { display: grid; grid-template-columns: 1fr 1fr; gap: 10px; }
.lead-form input,
.lead-form select {
  width: 100%;
  padding: 12px 14px;
  font-family: var(--sans);
  font-size: 13px;
  color: var(--ink);
  background: var(--paper);
  border: 1px solid var(--line);
  border-radius: var(--r-sm);
  transition: border-color .2s, box-shadow .2s;
}
.lead-form input::placeholder { color: #A79E96; }
.lead-form input:focus,
.lead-form select:focus {
  outline: none;
  border-color: var(--rose);
  box-shadow: 0 0 0 3px rgba(193, 131, 126, .14);
}
.lead-form select {
  appearance: none;
  color: #6F6760;
  background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 12 8' fill='none' stroke='%237B736C' stroke-width='1.6'%3E%3Cpath d='M1 1.5 6 6.5 11 1.5'/%3E%3C/svg%3E");
  background-repeat: no-repeat;
  background-position: right 14px center;
  background-size: 11px;
  padding-right: 34px;
}
.lead-form select.filled { color: var(--ink); }
.form-note {
  font-size: 10.5px; color: var(--muted); text-align: center; margin-top: 2px;
}
.form-status {
  font-size: 12.5px; text-align: center; padding: 10px 12px;
  border-radius: var(--r-sm); display: none;
}
.form-status.show { display: block; }
.form-status.ok  { background: #E9F3EC; color: #2C6B44; }
.form-status.err { background: var(--rose-tint); color: var(--rose-deep); }
.hp-field { position: absolute; left: -9999px; opacity: 0; height: 0; }

/* ============================================================
   FOLLOW BAND
   ============================================================ */

.follow {
  background: var(--cream);
  border-top: 1px solid var(--line-soft);
  padding: 40px 0;
}
.follow .container {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 30px;
  flex-wrap: wrap;
}
.follow-copy h2 {
  font-family: var(--sans);
  font-size: 13px; font-weight: 700; letter-spacing: .15em;
  text-transform: uppercase; color: var(--ink);
  margin-bottom: 5px;
}
.follow-copy p { font-size: 13px; color: var(--muted); max-width: 42ch; }

.follow-links { display: flex; gap: 12px; flex-wrap: wrap; }
.follow-links a {
  display: flex; align-items: center; gap: 11px;
  padding: 12px 20px 12px 16px;
  background: var(--paper);
  border: 1px solid var(--line);
  border-radius: var(--r-sm);
  transition: border-color .22s, box-shadow .22s, transform .22s var(--ease);
}
.follow-links a:hover {
  border-color: var(--rose);
  box-shadow: var(--shadow-sm);
  transform: translateY(-2px);
}
.follow-links svg { width: 22px; height: 22px; stroke: var(--rose); flex: none; }
.follow-links b {
  display: block; font-size: 12px; font-weight: 700;
  letter-spacing: .08em; text-transform: uppercase; color: var(--ink);
  line-height: 1.35;
}
.follow-links small { font-size: 11.5px; color: var(--muted); }

/* ============================================================
   LEAD MODAL
   ============================================================ */

.lead-modal {
  position: fixed;
  inset: 0;
  z-index: 140;
  display: grid;
  place-items: center;
  padding: 24px;
}
.lead-modal[hidden] { display: none; }

.lead-modal-scrim {
  position: absolute; inset: 0;
  background: rgba(20, 17, 15, .55);
  opacity: 0;
  transition: opacity .28s var(--ease);
}
.lead-modal.in .lead-modal-scrim { opacity: 1; }

.lead-modal-box {
  position: relative;
  width: min(440px, 100%);
  max-height: calc(100vh - 48px);
  overflow-y: auto;
  background: var(--paper);
  border-radius: var(--r);
  box-shadow: var(--shadow-lg);
  padding: 34px 32px 30px;
  opacity: 0;
  transform: translateY(14px) scale(.985);
  transition: opacity .3s var(--ease), transform .3s var(--ease);
}
.lead-modal.in .lead-modal-box { opacity: 1; transform: none; }

.lead-modal-close {
  position: absolute; top: 10px; right: 14px;
  font-size: 28px; line-height: 1;
  color: var(--muted);
  padding: 4px 8px;
  transition: color .2s;
}
.lead-modal-close:hover { color: var(--ink); }

.lead-modal-box h2 {
  font-family: var(--sans);
  font-size: 13px; font-weight: 700; letter-spacing: .13em;
  text-transform: uppercase; color: var(--ink);
  text-align: center; line-height: 1.5;
  margin-bottom: 8px;
  padding-right: 18px;
}
.lead-modal-sub {
  font-size: 12.5px; line-height: 1.65; color: var(--muted);
  text-align: center; margin-bottom: 20px;
}

@media (max-width: 760px) {
  .follow { padding: 32px 0; }
  .follow .container { justify-content: flex-start; }
  .follow-links { width: 100%; }
  .follow-links a { flex: 1 1 100%; }
  .lead-modal { padding: 14px; align-items: end; }
  .lead-modal-box { padding: 30px 22px 26px; max-height: calc(100dvh - 28px); }
}

/* ============================================================
   FOOTER
   ============================================================ */

.footer {
  background: var(--ink);
  color: #B9B1AA;
  padding: 56px 0 26px;
  font-size: 12.5px;
}
.footer-top {
  display: grid;
  grid-template-columns: 1.5fr 1fr 1.15fr 1fr auto;
  gap: 40px;
  padding-bottom: 34px;
}
.footer-logo { height: 64px; width: auto; margin-bottom: 14px; }
.footer-about p { line-height: 1.6; color: #9C948D; margin-bottom: 3px; }
.footer-about .nmls { color: #EDE7E1; font-weight: 600; letter-spacing: .05em; margin-top: 8px; }

.socials { display: flex; gap: 12px; margin-top: 18px; }
.socials a {
  width: 30px; height: 30px;
  border: 1px solid #35302B;
  border-radius: 4px;
  display: grid; place-items: center;
  transition: background .22s, border-color .22s;
}
.socials svg { width: 14px; height: 14px; stroke: #B9B1AA; fill: none; }
.socials a:hover { background: var(--rose); border-color: var(--rose); }
.socials a:hover svg { stroke: #fff; }

.footer h4 {
  font-family: var(--sans);
  font-size: 10.5px; font-weight: 700; letter-spacing: .15em;
  text-transform: uppercase; color: #EDE7E1;
  margin-bottom: 16px;
}
.footer ul li { margin-bottom: 8px; }
.footer ul a { color: #9C948D; transition: color .2s; }
.footer ul a:hover { color: var(--rose); }

.footer-legal { text-align: right; color: #7D756E; line-height: 1.7; }
.eho { width: 46px; height: auto; margin: 16px 0 0 auto; fill: #B9B1AA; }

.footer-bottom {
  border-top: 1px solid #2A2521;
  padding-top: 20px;
  color: #6E6660;
  font-size: 11px;
  line-height: 1.75;
}
.footer-bottom a { color: #8D857E; text-decoration: underline; text-underline-offset: 2px; }
.footer-bottom a:hover { color: var(--rose); }

/* ============================================================
   LEGAL PAGE
   ============================================================ */

.legal-hero { background: var(--cream); padding: 60px 0 44px; text-align: center; }
.legal-hero h1 {
  font-family: var(--serif); font-weight: 400;
  font-size: clamp(34px, 4vw, 52px); color: var(--ink); margin-bottom: 10px;
}
.legal-hero p { color: var(--muted); font-size: 13.5px; }
.legal-body { padding: 56px 0 80px; max-width: 820px; }
.legal-body h2 {
  font-family: var(--sans);
  font-size: 13px; font-weight: 700; letter-spacing: .14em;
  text-transform: uppercase; color: var(--ink);
  margin: 42px 0 14px; padding-top: 18px;
  border-top: 1px solid var(--line);
}
.legal-body h2:first-child { margin-top: 0; border-top: 0; padding-top: 0; }
.legal-body h3 { font-family: var(--sans); font-size: 14px; color: var(--ink); margin: 22px 0 8px; }
.legal-body p, .legal-body li { font-size: 14px; line-height: 1.8; margin-bottom: 12px; }
.legal-body ul { list-style: disc; padding-left: 22px; margin-bottom: 16px; }
.legal-body a { color: var(--rose-deep); text-decoration: underline; text-underline-offset: 2px; }

/* ============================================================
   REVEAL ANIMATION
   ============================================================ */

.reveal { opacity: 0; transform: translateY(18px); }
.reveal.in {
  opacity: 1; transform: none;
  transition: opacity .7s var(--ease), transform .7s var(--ease);
}

/* ============================================================
   RESPONSIVE
   ============================================================ */

@media (max-width: 1180px) {
  .path-grid { grid-template-columns: repeat(3, 1fr); }
  .investor-strip { grid-template-columns: minmax(200px, .7fr) 1.4fr; }
  .is-points {
    grid-column: 1 / -1;
    padding: 30px 48px 52px;
    flex-direction: row;
    flex-wrap: wrap;
  }
  .is-point { flex: 1 1 240px; }
  .footer-top { grid-template-columns: 1.4fr 1fr 1fr 1fr; }
  .footer-legal { grid-column: 1 / -1; text-align: left; border-top: 1px solid #2A2521; padding-top: 22px; }
  .eho { margin-left: 0; }
}

@media (max-width: 1024px) {
  .topbar-mid { display: none; }
  .nav-links { display: none; }
  .hamburger { display: flex; }
  .nav-cta { display: none; }
  .nav { min-height: 68px; }

  .hero-grid { grid-template-columns: 1fr; min-height: 0; }
  .hero-copy {
    padding: 54px 28px 46px;
    max-width: var(--maxw);
    margin-inline: auto;
    order: 2;
  }
  .hero-media { order: 1; min-height: 380px; }
  .hero-media::after { inset: auto 0 0 0; width: auto; height: 70px; background: linear-gradient(to bottom, transparent, var(--paper)); }

  .fin-grid, .dual-grid { grid-template-columns: 1fr; }
  .trio-grid { grid-template-columns: 1fr; }
  .tst-grid { grid-template-columns: 1fr; max-width: 560px; }
}

@media (max-width: 760px) {
  .container { padding-inline: 20px; }
  .section { padding: 56px 0; }
  .topbar .container { justify-content: center; }
  .topbar-tagline { display: none; }

  .path-grid { grid-template-columns: repeat(2, 1fr); gap: 12px; }
  .path-card { padding: 24px 14px 18px; }

  .hero-features { gap: 22px; }
  .hero-cta .btn { flex: 1 1 100%; }

  .fin-panel { padding: 30px 24px 28px; }
  .fin-list { grid-template-columns: 1fr; gap: 9px; }

  .investor-strip { grid-template-columns: 1fr; }
  .is-photo { min-height: 300px; }
  .is-copy { padding: 40px 24px 24px; }
  .is-points { padding: 26px 24px 44px; flex-direction: column; gap: 22px; }
  .is-point { flex: 0 0 auto; }

  .dual-inner { padding: 30px 24px; max-width: 100%; }
  .dual::before { background: linear-gradient(160deg, rgba(255,253,250,.97) 0%, rgba(255,253,250,.9) 68%, rgba(255,253,250,.5) 100%); }
  .dual-deal::before { background: linear-gradient(160deg, rgba(250,244,236,.97) 0%, rgba(250,244,236,.9) 68%, rgba(250,244,236,.5) 100%); }
  .dual-btns .btn { flex: 1 1 100%; }

  .footer-top { grid-template-columns: 1fr 1fr; gap: 30px; }
  .footer-about { grid-column: 1 / -1; }
}

@media (max-width: 380px) {
  .path-grid { grid-template-columns: 1fr; }
  .field-row { grid-template-columns: 1fr; }
  .footer-top { grid-template-columns: 1fr; }
}

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after {
    animation-duration: .01ms !important;
    transition-duration: .01ms !important;
  }
  .reveal { opacity: 1; transform: none; }
}

@media print {
  .topbar, .site-header, .mobile-menu, .scrim, .hero-cta, .dual-btns { display: none !important; }
}

/* ============================================================
   CALCULATORS
   ============================================================ */

.calc-hero {
  background: var(--cream);
  border-bottom: 1px solid var(--line-soft);
  padding: 56px 0 44px;
  text-align: center;
}
.calc-hero .eyebrow { display: block; margin-bottom: 10px; }
.calc-hero h1 {
  font-family: var(--serif); font-weight: 400;
  font-size: clamp(32px, 3.8vw, 50px);
  line-height: 1.08; color: var(--ink); margin-bottom: 12px;
}
.calc-hero p {
  font-size: 14.5px; line-height: 1.75; color: var(--body);
  max-width: 62ch; margin: 0 auto;
}

.calc-wrap { padding: 48px 0 72px; }
.calc-layout {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 20px;
  align-items: start;
}

/* --- Inputs --- */
.calc-card {
  background: var(--paper);
  border: 1px solid var(--line);
  border-radius: var(--r);
  padding: 28px 26px 26px;
}
.calc-card-title {
  font-family: var(--sans);
  font-size: 12px; font-weight: 700; letter-spacing: .13em;
  text-transform: uppercase; color: var(--ink);
  padding-bottom: 14px; margin-bottom: 18px;
  border-bottom: 1px solid var(--line-soft);
}

.calc-field { margin-bottom: 16px; }
.calc-field > label,
.calc-field-label {
  display: block;
  font-size: 12px; font-weight: 600; color: var(--ink-2);
  margin-bottom: 6px;
}
.calc-field .hint {
  display: block;
  font-size: 11px; font-weight: 400; color: var(--muted); margin-top: 4px;
}
.calc-row { display: grid; grid-template-columns: 1fr 1fr; gap: 12px; }

.calc-input {
  position: relative;
  display: flex; align-items: center;
  border: 1px solid var(--line);
  border-radius: var(--r-sm);
  background: var(--paper);
  transition: border-color .2s, box-shadow .2s;
}
.calc-input:focus-within {
  border-color: var(--rose);
  box-shadow: 0 0 0 3px rgba(193,131,126,.14);
}
.calc-input .affix {
  font-size: 13px; color: var(--muted); padding: 0 2px 0 13px; flex: none;
}
.calc-input .affix.suffix { padding: 0 13px 0 2px; }
.calc-input input {
  width: 100%;
  border: 0; outline: none; background: none;
  font-family: var(--sans); font-size: 14px; font-weight: 500;
  color: var(--ink);
  padding: 12px 13px;
  min-width: 0;
  -moz-appearance: textfield;
}
.calc-input .affix + input { padding-left: 3px; }
.calc-input input::-webkit-outer-spin-button,
.calc-input input::-webkit-inner-spin-button { -webkit-appearance: none; margin: 0; }

/* segmented control (term / program) */
.calc-seg { display: flex; gap: 6px; flex-wrap: wrap; }
.calc-seg button {
  flex: 1 1 0; min-width: 74px;
  padding: 10px 8px;
  font-size: 11px; font-weight: 700; letter-spacing: .07em;
  text-transform: uppercase; color: var(--ink-2);
  border: 1px solid var(--line);
  border-radius: var(--r-sm);
  background: var(--paper);
  transition: all .2s var(--ease);
}
.calc-seg button:hover { border-color: var(--rose-line); }
.calc-seg button.active {
  background: var(--rose); border-color: var(--rose); color: #fff;
}

/* --- Results --- */
.calc-results { position: sticky; top: 130px; }
.calc-verdict {
  display: flex; align-items: center; gap: 10px;
  padding: 13px 18px;
  border-radius: var(--r) var(--r) 0 0;
  background: #E9F3EC; color: #2C6B44;
  font-size: 12.5px; font-weight: 700; letter-spacing: .04em;
  border: 1px solid #CFE4D6; border-bottom: 0;
}
.calc-verdict.warn { background: #FBF1E4; color: #8A5A1B; border-color: #EEDCC2; }
.calc-verdict.bad  { background: var(--rose-tint); color: var(--rose-deep); border-color: var(--rose-line); }
.calc-verdict .ico { font-size: 15px; line-height: 1; }

.calc-results .calc-card { border-radius: 0 0 var(--r) var(--r); }

.calc-headline {
  text-align: center;
  padding: 6px 0 20px;
  border-bottom: 1px solid var(--line-soft);
  margin-bottom: 18px;
}
.calc-headline small {
  display: block;
  font-size: 11px; font-weight: 600; letter-spacing: .12em;
  text-transform: uppercase; color: var(--muted); margin-bottom: 6px;
}
.calc-headline strong {
  font-family: var(--serif); font-weight: 500;
  font-size: clamp(34px, 4.4vw, 48px);
  line-height: 1; color: var(--rose-deep);
  letter-spacing: -.01em;
}
.calc-headline .sub { font-size: 12px; color: var(--muted); margin-top: 8px; }

.calc-metric {
  display: flex; align-items: center; justify-content: space-between;
  gap: 14px; padding: 8px 0;
  font-size: 13px;
}
.calc-metric .k { color: var(--body); }
.calc-metric .v { font-weight: 700; color: var(--ink); font-variant-numeric: tabular-nums; }
.calc-metric .v.accent { color: var(--rose-deep); }
.calc-metric .v.danger { color: #B4453E; }
.calc-divider { height: 1px; background: var(--line-soft); margin: 12px 0; }

.calc-flag {
  display: inline-block;
  font-size: 10px; font-weight: 700; letter-spacing: .06em;
  text-transform: uppercase;
  background: var(--rose-tint); color: var(--rose-deep);
  padding: 3px 8px; border-radius: 20px; margin-right: 8px;
}
.calc-flag[hidden] { display: none; }

.calc-cta { margin-top: 20px; }
.calc-cta .btn { margin-bottom: 8px; }
.calc-secondary {
  display: block; text-align: center;
  font-size: 12px; color: var(--rose-deep);
  text-decoration: underline; text-underline-offset: 3px;
  padding: 6px 0;
}
.calc-secondary:hover { color: var(--rose-dark); }

.calc-disclaimer {
  font-size: 10.5px; line-height: 1.6; color: var(--muted);
  margin-top: 16px; padding-top: 14px;
  border-top: 1px solid var(--line-soft);
}

/* assumptions / explainer under the calculator */
.calc-notes { margin-top: 40px; }
.calc-notes h2 {
  font-family: var(--sans);
  font-size: 12px; font-weight: 700; letter-spacing: .14em;
  text-transform: uppercase; color: var(--ink); margin-bottom: 14px;
}
.calc-notes-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 16px; }
.calc-note {
  background: var(--cream); border: 1px solid var(--line-soft);
  border-radius: var(--r); padding: 20px 20px 18px;
}
.calc-note h3 {
  font-family: var(--sans);
  font-size: 12.5px; font-weight: 700; color: var(--ink); margin-bottom: 7px;
}
.calc-note p { font-size: 12.5px; line-height: 1.7; color: var(--body); }
.calc-note ul { margin-top: 6px; }
.calc-note li {
  font-size: 12.5px; line-height: 1.7; color: var(--body);
  padding-left: 14px; position: relative;
}
.calc-note li::before {
  content: "\00B7"; position: absolute; left: 4px; color: var(--rose); font-weight: 700;
}

/* homepage teaser cards */
.calc-teasers { display: grid; grid-template-columns: 1fr 1fr; gap: 16px; margin-top: 18px; }
.calc-teaser {
  display: flex; align-items: center; gap: 16px;
  background: var(--paper);
  border: 1px solid var(--line);
  border-radius: var(--r);
  padding: 20px 22px;
  transition: transform .28s var(--ease), box-shadow .28s var(--ease), border-color .28s var(--ease);
}
.calc-teaser:hover {
  transform: translateY(-3px);
  box-shadow: var(--shadow-md);
  border-color: var(--rose-line);
}
.calc-teaser .ico {
  width: 46px; height: 46px; flex: none;
  border: 1.5px solid var(--rose); border-radius: 50%;
  display: grid; place-items: center;
}
.calc-teaser .ico svg { width: 22px; height: 22px; stroke: var(--rose); }
.calc-teaser b {
  display: block;
  font-size: 12.5px; font-weight: 700; letter-spacing: .08em;
  text-transform: uppercase; color: var(--ink); margin-bottom: 3px;
}
.calc-teaser small { font-size: 12.5px; line-height: 1.55; color: var(--muted); }
.calc-teaser .arrow { margin-left: auto; width: 16px; height: 16px; stroke: var(--rose); flex: none; }

@media (max-width: 1024px) {
  .calc-layout { grid-template-columns: 1fr; }
  .calc-results { position: static; }
  .calc-notes-grid { grid-template-columns: 1fr; }
}
@media (max-width: 760px) {
  .calc-wrap { padding: 32px 0 52px; }
  .calc-hero { padding: 40px 0 32px; }
  .calc-card { padding: 22px 18px 20px; }
  .calc-teasers { grid-template-columns: 1fr; }
  .calc-row { grid-template-columns: 1fr; }
  /* "Conventional" is the longest label and was filling its button edge
     to edge at 390px */
  .calc-seg { gap: 5px; }
  .calc-seg button {
    min-width: 0; padding: 10px 4px;
    font-size: 10px; letter-spacing: .02em;
  }
}

/* ============================================================
   EQUITY STORY — "your first home can be the start of something bigger"
   ============================================================ */

.equity {
  background: var(--cream);
  border-top: 1px solid var(--line-soft);
  padding: 78px 0 74px;
  text-align: center;
}

.equity-title {
  font-family: var(--serif);
  font-weight: 400;
  font-size: clamp(30px, 3.5vw, 46px);
  line-height: 1.12;
  letter-spacing: -0.005em;
  color: var(--ink);
  max-width: 720px;
  margin: 0 auto 26px;
}
.equity-title .accent { color: var(--rose); display: block; }

.equity-copy { max-width: 68ch; margin: 0 auto; }
.equity-copy p {
  font-size: 15px;
  line-height: 1.85;
  color: var(--body);
  margin-bottom: 16px;
}
.equity-copy p:last-child { margin-bottom: 0; }

/* The closing line as a progression rather than one bold sentence —
   it is a sequence, so it reads better as one. */
.equity-steps {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 0;
  max-width: 780px;
  margin: 46px auto 0;
  position: relative;
  counter-reset: step;
}
.equity-steps::before {
  content: "";
  position: absolute;
  left: 12.5%; right: 12.5%;
  top: 21px;
  height: 1px;
  background: var(--rose-line);
}
.equity-steps li {
  position: relative;
  padding: 0 8px;
  display: flex;
  flex-direction: column;
  align-items: center;
  gap: 12px;
}
.equity-steps .n {
  position: relative;
  z-index: 1;
  width: 42px; height: 42px;
  display: grid; place-items: center;
  border-radius: 50%;
  background: var(--paper);
  border: 1.5px solid var(--rose);
  color: var(--rose-deep);
  font-size: 11px; font-weight: 700; letter-spacing: .06em;
  font-variant-numeric: tabular-nums;
}
.equity-steps .w {
  font-size: clamp(12px, 1.25vw, 14px);
  font-weight: 700;
  letter-spacing: .1em;
  text-transform: uppercase;
  color: var(--ink);
  line-height: 1.35;
}
.equity-steps li:last-child .n {
  background: var(--rose);
  border-color: var(--rose);
  color: #fff;
}

.equity-cta { margin-top: 38px; }

@media (max-width: 760px) {
  .equity { padding: 52px 0 48px; }
  .equity-title { max-width: none; }
  .equity-copy p { font-size: 14px; }
  .equity-steps {
    grid-template-columns: repeat(2, 1fr);
    gap: 26px 0;
    margin-top: 36px;
  }
  /* the single connecting rule only makes sense on one row */
  .equity-steps::before { display: none; }
}