/* Ever Real Estate — site styles */
:root{
  --bg:#ffffff;
  --cream:#faf8f6;
  --cream-2:#f3efe9;
  --ink:#111111;
  --ink-2:#3a3a3a;
  --muted:#6b6b6b;
  --line:#e6e1da;
  --gold:#b89852;
  --gold-dark:#8f7436;
  --charcoal:#1a1a1a;
  --radius:22px;
  --max:1180px;
  --font:"Work Sans",system-ui,-apple-system,"Segoe UI",Roboto,Arial,sans-serif;
}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{margin:0;background:var(--bg);color:var(--ink);font-family:var(--font);font-size:17px;line-height:1.65;-webkit-font-smoothing:antialiased}
img{max-width:100%;display:block}
a{color:inherit}
.wrap{max-width:var(--max);margin:0 auto;padding:0 24px}
.sr-only{position:absolute;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0);white-space:nowrap}

/* Type */
h1,h2,h3{font-weight:400;letter-spacing:.02em;line-height:1.15;margin:0}
h1{font-size:clamp(2.3rem,5.2vw,4.1rem);letter-spacing:.03em}
h2{font-size:clamp(1.6rem,3vw,2.25rem);letter-spacing:.08em;text-transform:uppercase}
h3{font-size:1.45rem;letter-spacing:.04em}
.eyebrow{font-size:.8rem;letter-spacing:.22em;text-transform:uppercase;color:var(--muted);margin:0 0 14px}
.lead{font-size:1.15rem;color:var(--ink-2);max-width:640px}
.rule{width:56px;height:2px;background:var(--gold);border:0;margin:18px auto}
.center{text-align:center}
.center .lead{margin-left:auto;margin-right:auto}

/* Buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:8px;padding:14px 30px;border:1.5px solid var(--ink);border-radius:999px;text-decoration:none;font-size:.82rem;font-weight:500;letter-spacing:.16em;text-transform:uppercase;background:transparent;color:var(--ink);cursor:pointer;transition:background .2s,color .2s,border-color .2s;font-family:inherit;min-height:48px}
.btn:hover,.btn:focus-visible{background:var(--ink);color:#fff}
.btn-solid{background:var(--ink);color:#fff}
.btn-solid:hover,.btn-solid:focus-visible{background:var(--gold-dark);border-color:var(--gold-dark)}
.btn-light{border-color:#fff;color:#fff}
.btn-light:hover,.btn-light:focus-visible{background:#fff;color:var(--ink)}
.btn-row{display:flex;flex-wrap:wrap;gap:14px}
:focus-visible{outline:2px solid var(--gold);outline-offset:3px}

/* Header */
.site-header{position:sticky;top:0;z-index:50;background:rgba(255,255,255,.96);backdrop-filter:saturate(1.4) blur(8px);border-bottom:1px solid transparent;transition:border-color .2s}
.site-header.scrolled{border-bottom-color:var(--line)}
.nav{display:flex;align-items:center;justify-content:space-between;height:84px}
.brand img{height:52px;width:auto}
.nav-links{display:flex;gap:36px;list-style:none;margin:0;padding:0}
.nav-links a{text-decoration:none;font-size:.95rem;letter-spacing:.12em;padding:8px 0;border-bottom:1.5px solid transparent}
.nav-links a:hover,.nav-links a[aria-current="page"]{border-bottom-color:var(--gold)}
.nav-toggle{display:none;background:none;border:0;padding:10px;cursor:pointer}
.nav-toggle span{display:block;width:26px;height:2px;background:var(--ink);margin:6px 0;transition:transform .2s,opacity .2s}
@media (max-width:860px){
  .nav{height:72px}
  .brand img{height:42px}
  .nav-toggle{display:block}
  .nav-links{position:fixed;inset:72px 0 auto 0;flex-direction:column;gap:0;background:#fff;border-bottom:1px solid var(--line);padding:8px 24px 24px;transform:translateY(-8px);opacity:0;pointer-events:none;transition:opacity .2s,transform .2s}
  .nav-links a{display:block;padding:16px 0;border-bottom:1px solid var(--line);font-size:1.05rem}
  .nav-open .nav-links{opacity:1;transform:none;pointer-events:auto}
  .nav-open .nav-toggle span:nth-child(1){transform:translateY(8px) rotate(45deg)}
  .nav-open .nav-toggle span:nth-child(2){opacity:0}
  .nav-open .nav-toggle span:nth-child(3){transform:translateY(-8px) rotate(-45deg)}
}

/* Hero */
.hero .wrap{position:relative;width:100%;padding-top:120px;padding-bottom:96px}
.hero h1{max-width:720px}
.hero p{font-size:1.15rem;letter-spacing:.04em;color:var(--ink-2);max-width:520px;margin:22px 0 32px}
@media (max-width:860px){
}

/* Page header (interior) */
.page-head{background:var(--cream);padding:88px 0 72px;text-align:center}
.page-head h1{font-size:clamp(2rem,4.4vw,3.2rem);text-transform:uppercase;letter-spacing:.1em}
.page-head .lead{margin:20px auto 0}

/* Sections */
.section{padding:96px 0}
.section-tight{padding:64px 0}
.section-cream{background:var(--cream)}
.section-head{text-align:center;margin-bottom:52px}
@media (max-width:640px){.section{padding:68px 0}.page-head{padding:60px 0 52px}}

/* Grids */
.grid-3{display:grid;grid-template-columns:repeat(3,1fr);gap:24px}
.grid-4{display:grid;grid-template-columns:repeat(4,1fr);gap:24px}
@media (max-width:960px){.grid-4{grid-template-columns:repeat(2,1fr)}}
@media (max-width:860px){.grid-3{grid-template-columns:1fr}}
@media (max-width:560px){.grid-4{grid-template-columns:1fr}}

/* Icons */
.ico{width:64px;height:64px;color:var(--gold);fill:none;stroke:currentColor;stroke-width:1.6;stroke-linecap:round;stroke-linejoin:round}
.ico-sm{width:22px;height:22px}

/* Home link tiles */
.tiles{display:grid;grid-template-columns:repeat(3,1fr);gap:2px;background:#fff}
.tile{background:var(--charcoal);color:#fff;text-decoration:none;padding:64px 32px 56px;text-align:center;display:flex;flex-direction:column;align-items:center;transition:background .25s}
.tile:hover,.tile:focus-visible{background:#262626}
.tile h3{margin:22px 0 10px;font-size:1.7rem}
.tile p{margin:0 0 28px;color:#d9d4cc}
.tile .btn{pointer-events:none}
.tile:hover .btn{background:#fff;color:var(--ink)}
@media (max-width:860px){.tiles{grid-template-columns:1fr}.tile{padding:52px 24px}}

/* Flip cards (About) */
.flip{display:block;perspective:1400px;min-height:400px;background:none;border:0;padding:0;font:inherit;color:inherit;text-align:center;cursor:pointer;width:100%}
.flip-inner{display:block;position:relative;width:100%;height:100%;min-height:400px;transition:transform .6s cubic-bezier(.2,.7,.2,1);transform-style:preserve-3d}
.flip:hover .flip-inner,.flip:focus-visible .flip-inner,.flip.is-flipped .flip-inner{transform:rotateY(180deg)}
.flip-face{position:absolute;inset:0;border-radius:var(--radius);backface-visibility:hidden;-webkit-backface-visibility:hidden;display:flex;flex-direction:column;align-items:center;justify-content:center;padding:40px 32px}
.flip-front{background:var(--cream)}
.flip-front h3{margin-top:28px}
.flip-front .tag{font-size:.78rem;letter-spacing:.2em;text-transform:uppercase;color:var(--muted)}
.flip-back{background:var(--charcoal);color:#fff;transform:rotateY(180deg)}
.flip-back h3{margin-bottom:6px}
.flip-back p{color:#e8e3db;margin:12px 0 0;font-size:1.02rem}
.flip-back .rule{margin:14px auto 4px}
.flip-hint{display:none;margin-top:18px;font-size:.75rem;letter-spacing:.18em;text-transform:uppercase;color:var(--gold)}
@media (hover:none){.flip-hint{display:block}}
@media (prefers-reduced-motion:reduce){.flip-inner{transition:none}}

/* Photo card */
.photo-card{border-radius:var(--radius);overflow:hidden;position:relative;min-height:400px;background:var(--charcoal);color:#fff;display:flex;flex-direction:column;justify-content:flex-end;padding:36px 32px}
.photo-card h3{margin-bottom:10px}
.photo-card p{margin:0;color:#ece7df}
.flag-card{background:#002d72}
.flag-card svg{position:absolute;left:0;right:0;top:0;width:100%;height:78%;opacity:.95}
.flag-card::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(0,20,60,0) 30%,rgba(0,20,60,.92) 62%,rgba(0,20,60,.97) 100%)}
.photo-card > *:not(svg){position:relative;z-index:1}

/* Two-column text */
.split{display:grid;grid-template-columns:1fr 1.25fr;gap:64px;align-items:start}
.split h2{margin-bottom:8px}
.split p{margin:0 0 18px;color:var(--ink-2)}
@media (max-width:860px){.split{grid-template-columns:1fr;gap:20px}}

/* Benefits (Join) */
.benefit{padding:36px 28px;border:1px solid var(--line);border-radius:var(--radius);background:#fff}
.benefit h3{font-size:1.2rem;margin:20px 0 10px;letter-spacing:.03em}
.benefit p{margin:0;color:var(--ink-2);font-size:1rem}

/* Video */
.video{position:relative;aspect-ratio:16/9;border-radius:var(--radius);overflow:hidden;background:#000;max-width:960px;margin:0 auto;box-shadow:0 20px 50px rgba(0,0,0,.12)}
.video iframe{position:absolute;inset:0;width:100%;height:100%;border:0}

/* CTA band */
.cta-band{background:var(--cream-2);color:var(--ink);padding:88px 0;border-top:1px solid var(--line)}
.cta-band .wrap{display:flex;align-items:center;justify-content:space-between;gap:40px;flex-wrap:wrap}
.cta-band h2{text-transform:none;letter-spacing:.03em;font-size:clamp(1.7rem,3.4vw,2.6rem);max-width:720px}
.cta-band p{color:var(--ink-2);margin:14px 0 0}

/* Agents */
.agent-tools{display:flex;justify-content:center;margin:-12px 0 44px}
.agent-search{width:100%;max-width:420px;padding:14px 20px 14px 48px;border:1.5px solid var(--line);border-radius:999px;font:inherit;font-size:1rem;background:#fff url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='20' height='20' fill='none' stroke='%236b6b6b' stroke-width='2' viewBox='0 0 24 24'%3E%3Ccircle cx='11' cy='11' r='7'/%3E%3Cpath d='m20 20-3.5-3.5'/%3E%3C/svg%3E") no-repeat 18px 50%}
.agent-search:focus{border-color:var(--gold);outline:none}
.agents{display:grid;grid-template-columns:repeat(auto-fill,minmax(240px,1fr));gap:28px}
.agent{background:#fff;border:1px solid var(--line);border-radius:var(--radius);overflow:hidden;display:flex;flex-direction:column}
.agent img{aspect-ratio:1/1;object-fit:cover;width:100%;background:var(--cream-2)}
.agent-body{padding:20px 20px 22px;display:flex;flex-direction:column;gap:14px;flex:1}
.agent h3{font-size:1.2rem;letter-spacing:.03em;text-align:center}
.agent-actions{display:grid;grid-template-columns:1fr 1fr;gap:8px;margin-top:auto}
.agent-actions a{display:flex;align-items:center;justify-content:center;gap:6px;padding:10px 8px;border:1.5px solid var(--line);border-radius:12px;text-decoration:none;font-size:.82rem;letter-spacing:.06em;min-height:44px}
.agent-actions a:hover{border-color:var(--ink)}
.agent-actions a.wide{grid-column:1/-1;background:var(--ink);color:#fff;border-color:var(--ink)}
.agent-actions a.wide:hover{background:var(--gold-dark);border-color:var(--gold-dark)}
.agent-actions .ico{width:16px;height:16px;color:currentColor;stroke-width:2}
.agents-empty{text-align:center;color:var(--muted);display:none}

/* Forms */
.form-card{background:#fff;border:1px solid var(--line);border-radius:var(--radius);padding:40px;box-shadow:0 18px 40px rgba(0,0,0,.05)}
.field{display:flex;flex-direction:column;gap:6px;margin-bottom:18px}
.field label{font-size:.85rem;letter-spacing:.06em;font-weight:500}
.field input,.field select,.field textarea{font:inherit;font-size:1rem;padding:13px 16px;border:1.5px solid var(--line);border-radius:12px;background:#fff;color:var(--ink)}
.field input:focus,.field select:focus,.field textarea:focus{border-color:var(--gold);outline:none}
.field textarea{min-height:130px;resize:vertical}
.field-row{display:grid;grid-template-columns:1fr 1fr;gap:16px}
.req{color:var(--gold-dark)}
.form-note{font-size:.85rem;color:var(--muted);margin:14px 0 0}
.hp{display:none}
@media (max-width:560px){.field-row{grid-template-columns:1fr}.form-card{padding:28px 22px}}

.contact-grid{display:grid;grid-template-columns:1fr 1.3fr;gap:56px;align-items:start}
.contact-info h3{font-size:1.1rem;letter-spacing:.12em;text-transform:uppercase;margin:0 0 8px}
.contact-info p{margin:0 0 28px;color:var(--ink-2)}
.contact-info a{text-decoration:none;border-bottom:1px solid var(--gold)}
@media (max-width:860px){.contact-grid{grid-template-columns:1fr;gap:32px}}

/* Segmented choice (Join) */
.choice{display:grid;grid-template-columns:1fr 1fr;gap:10px;margin-bottom:18px}
.choice input{position:absolute;opacity:0}
.choice label{border:1.5px solid var(--line);border-radius:12px;padding:14px;text-align:center;cursor:pointer;font-size:.95rem}
.choice input:checked + label{border-color:var(--ink);background:var(--ink);color:#fff}
.choice input:focus-visible + label{outline:2px solid var(--gold);outline-offset:2px}

/* Footer */
.site-footer{background:#0f0f0f;color:#bdb7ad;padding:64px 0 36px;font-size:.92rem}
.footer-grid{display:grid;grid-template-columns:1.4fr 1fr 1fr;gap:40px}
.site-footer img{height:44px;width:auto;margin-bottom:18px}
.site-footer h4{color:#fff;font-weight:500;letter-spacing:.16em;text-transform:uppercase;font-size:.78rem;margin:0 0 14px}
.site-footer ul{list-style:none;margin:0;padding:0}
.site-footer li{margin:0 0 8px}
.site-footer a{text-decoration:none}
.site-footer a:hover{color:#fff}
.footer-legal{border-top:1px solid #2a2a2a;margin-top:44px;padding-top:24px;display:flex;justify-content:space-between;gap:16px;flex-wrap:wrap;font-size:.82rem}
@media (max-width:760px){.footer-grid{grid-template-columns:1fr}}
.agent-actions a.full{grid-column:1/-1}
.section-cream .flip-front{background:#fff;border:1px solid var(--line)}
@media (max-width:860px){
  .flip,.flip-inner,.photo-card{min-height:300px}
}
@media (max-width:560px){
  .agents{grid-template-columns:1fr 1fr;gap:14px}
  .agent h3{font-size:1rem}
  .agent-body{padding:12px 10px 14px;gap:10px}
  .agent-actions{gap:6px}
  .agent-actions a{font-size:.72rem;padding:8px 4px;border-radius:10px;letter-spacing:.03em}
}
.agent img{height:auto}

.agent-actions a.copied{border-color:var(--gold);background:#fbf7ee;color:var(--ink);font-size:.74rem;word-break:break-all}

/* Hero (v2): photo anchored to the right portion, scales with screen */
.hero{position:relative;overflow:hidden;background:var(--cream);min-height:min(78vh,760px);display:flex;align-items:center}
.hero::before{content:"";position:absolute;top:0;right:0;bottom:0;width:60%;background:url(/img/hero.jpg) no-repeat 0 72%/cover}
.hero::after{content:"";position:absolute;top:0;bottom:0;right:calc(60% - 2px);width:40%;background:var(--cream)}
.hero .wrap{z-index:1}
@media (min-width:1600px){.hero::before{width:56%}.hero::after{right:calc(56% - 2px);width:44%}}
@media (max-width:860px){
  .hero{min-height:0;align-items:stretch}
  .hero::before{width:100%;top:auto;height:360px;background-position:70% 85%}
  .hero::after{display:none}
  .hero .wrap{padding-top:56px;padding-bottom:330px}
}

/* ===== Agent directory v2 ===== */
.agent-filters{position:sticky;top:84px;z-index:20;background:#fff;border-bottom:1px solid var(--line);padding:14px 0}
.agent-filters .wrap{display:flex;gap:12px;align-items:center;flex-wrap:wrap}
.agent-filters .agent-search{flex:1 1 260px;max-width:420px;margin:0}
.lang-toggle{display:inline-flex;align-items:center;gap:8px;border:1.5px solid var(--line);border-radius:999px;padding:10px 16px;font-size:.92rem;cursor:pointer;min-height:48px}
.lang-toggle input{accent-color:var(--ink);width:16px;height:16px;margin:0}
.agent-count{margin-left:auto;font-size:.85rem;color:var(--muted);font-variant-numeric:tabular-nums}
.agents{grid-template-columns:repeat(auto-fill,minmax(230px,1fr));gap:40px 28px}
.agent{position:relative;background:none;border:0;border-radius:0;overflow:visible;display:block}
.agent-hit{position:absolute;inset:0;z-index:1;border-radius:20px}
.agent-ph{position:relative;border-radius:20px;overflow:hidden;background:var(--cream-2)}
.agent-ph img{width:100%;height:auto;aspect-ratio:1/1;object-fit:cover;transition:transform .5s ease}
.agent:hover .agent-ph img{transform:scale(1.04)}
.agent-meta{padding:16px 4px 0}
.agent-meta h3{font-size:1.25rem;letter-spacing:.03em;text-align:left}
.agent-view{display:inline-block;margin-top:8px;font-size:.76rem;letter-spacing:.16em;text-transform:uppercase;border-bottom:1.5px solid transparent;transition:border-color .2s}
.agent:hover .agent-view{border-bottom-color:var(--gold)}
.connect.on-photo{position:absolute;right:12px;bottom:12px;z-index:2;display:inline-flex;align-items:center;gap:7px;height:40px;padding:0 16px 0 13px;border:0;border-radius:999px;background:#fff;color:var(--ink);font:inherit;font-size:.78rem;font-weight:500;letter-spacing:.12em;text-transform:uppercase;cursor:pointer;box-shadow:0 6px 16px rgba(17,17,17,.18)}
.connect.on-photo .ico{width:17px;height:17px;color:currentColor;stroke-width:1.9}
.connect.on-photo:hover,.connect.on-photo:focus-visible{background:var(--ink);color:#fff}
@media (max-width:860px){.agent-filters{top:72px}}
@media (max-width:560px){
  .agents{grid-template-columns:repeat(2,minmax(0,1fr));gap:26px 14px}
  .agent-meta h3{font-size:1.02rem}
  .connect.on-photo{height:34px;padding:0 11px 0 9px;font-size:.68rem;right:8px;bottom:8px;gap:5px}
  .connect.on-photo .ico{width:14px;height:14px}
  .agent-count{margin-left:0}
}

/* ===== Connect sheet ===== */
.sheet-bg{position:fixed;inset:0;z-index:100;background:rgba(17,17,17,.45);display:flex;align-items:center;justify-content:center;padding:16px}
.sheet-bg[hidden]{display:none}
.sheet{background:#fff;border-radius:22px;max-width:400px;width:100%;padding:28px 26px 22px;box-shadow:0 30px 70px rgba(0,0,0,.25);position:relative}
.sheet img{width:64px;height:64px;border-radius:50%;object-fit:cover;margin-bottom:14px}
.sheet h2{font-size:1.45rem;text-transform:none;letter-spacing:.02em;margin:0 0 6px}
.sheet p{margin:0 0 18px;color:var(--ink-2);font-size:.97rem}
.opt{display:flex;gap:14px;align-items:center;padding:14px 16px;border:1.5px solid var(--line);border-radius:16px;text-decoration:none;color:var(--ink);margin-bottom:10px;min-height:60px}
.opt .ico{width:22px;height:22px;flex:none;color:currentColor;stroke-width:1.7}
.opt b{display:block;font-weight:500;font-size:1rem;letter-spacing:.04em}
.opt small{display:block;font-size:.85rem;color:var(--muted);word-break:break-word}
.opt span{min-width:0}
.opt:hover{border-color:var(--ink)}
.opt.primary{background:var(--ink);border-color:var(--ink);color:#fff;padding-top:18px;padding-bottom:18px}
.opt.primary small{color:#d9d4cc}
.opt.primary:hover{background:var(--gold-dark);border-color:var(--gold-dark)}
.sheet-x{position:absolute;top:12px;right:12px;width:44px;height:44px;border:0;background:transparent;font-size:1.6rem;line-height:1;cursor:pointer;color:var(--muted)}
.sheet-copy{display:block;margin:8px auto 0;font:inherit;font-size:.74rem;letter-spacing:.12em;text-transform:uppercase;border:1.5px solid var(--line);background:#fff;color:var(--ink);border-radius:999px;padding:8px 14px;cursor:pointer}
@media (max-width:560px){.sheet-bg{align-items:flex-end;padding:0}.sheet{border-radius:22px 22px 0 0;max-width:none;padding-bottom:calc(22px + env(safe-area-inset-bottom,0px))}}

/* ===== Agent profile ===== */
.crumb{font-size:.82rem;color:var(--muted);letter-spacing:.06em;padding-top:20px;padding-bottom:18px}
.crumb a{text-decoration:none;border-bottom:1px solid var(--gold)}
.crumb b{color:var(--ink);font-weight:500}
.prof-head{background:var(--cream);padding:56px 0 64px}
.prof-grid{display:grid;grid-template-columns:minmax(0,380px) minmax(0,1fr);gap:56px;align-items:center}
.prof-grid img{width:100%;height:auto;aspect-ratio:1/1;object-fit:cover;border-radius:24px}
.prof-head h1{font-size:clamp(2.2rem,5vw,3.5rem);margin-top:6px}
.prof-role{font-size:1.05rem;color:var(--ink-2);margin:10px 0 0;letter-spacing:.04em}
.prof-lines{display:grid;gap:6px;margin:0 0 24px}
.prof-lines a{text-decoration:none;border-bottom:1px solid var(--gold);width:fit-content;max-width:100%;overflow-wrap:anywhere}
.btn .ico-sm{width:17px;height:17px;color:currentColor;stroke-width:1.9}
.btn.connect .ico{width:17px;height:17px;color:currentColor;stroke-width:1.9}
.prof-facts{border-bottom:1px solid var(--line);padding:26px 0}
.prof-facts .wrap{display:grid;grid-template-columns:repeat(auto-fit,minmax(200px,1fr));gap:24px}
.fact .k{font-size:.74rem;letter-spacing:.2em;text-transform:uppercase;color:var(--muted)}
.fact .v{margin-top:4px}
.prof-body{display:grid;grid-template-columns:minmax(0,1fr) 360px;gap:64px;align-items:start}
.prof-sec + .prof-sec{margin-top:56px}
.prof-sec h2{font-size:1.4rem;margin-bottom:18px}
.prof-sec p{color:var(--ink-2);max-width:64ch;margin:0 0 16px}
.approach{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:16px}
.approach div{background:var(--cream);border-radius:18px;padding:22px 20px}
.approach .ico{width:30px;height:30px}
.approach h3{font-size:1.1rem;margin:12px 0 6px}
.approach p{margin:0;font-size:.95rem}
.chips{display:flex;flex-wrap:wrap;gap:10px}
.chips span{border:1.5px solid var(--line);border-radius:999px;padding:8px 16px;font-size:.92rem}
.reviews{display:grid;grid-template-columns:1fr;gap:16px}
.review{margin:0;background:var(--cream);border-radius:18px;padding:26px 24px;display:flex;flex-direction:column;gap:14px}
.stars{color:var(--gold);letter-spacing:.18em}
.review blockquote{margin:0;font-size:1.03rem;line-height:1.6}
.review figcaption{margin-top:auto;padding-top:12px;border-top:1px solid var(--line);font-size:.88rem;display:flex;flex-direction:column;gap:2px}
.review figcaption b{font-weight:500}
.review figcaption span{color:var(--muted)}
.backed{background:var(--cream);border-radius:18px;padding:28px}
.backed h2{margin-bottom:10px}
.backed p{margin:0}
.prof-form{position:sticky;top:110px;padding:30px}
.prof-form h3{font-size:1.2rem;margin-bottom:16px}
.prof-form .btn{width:100%}
@media (max-width:960px){
  .prof-grid,.prof-body{grid-template-columns:minmax(0,1fr);gap:32px}
  .prof-grid img{max-width:340px}
  .prof-form{position:static}
}
@media (max-width:620px){.approach{grid-template-columns:minmax(0,1fr)}}

.mail-more{border:1.5px solid var(--gold);background:#fbf7ee;border-radius:16px;padding:14px 16px;margin:-2px 0 10px}
.mail-more p{margin:0 0 10px;font-size:.88rem;color:var(--ink-2)}
.mail-more b{color:var(--ink);font-weight:500}
.mail-apps{display:flex;gap:8px;flex-wrap:wrap}
.mail-apps a{flex:1 1 auto;text-align:center;text-decoration:none;border:1.5px solid var(--ink);border-radius:999px;padding:9px 12px;font-size:.78rem;letter-spacing:.1em;text-transform:uppercase;color:var(--ink);background:#fff}
.mail-apps a:hover{background:var(--ink);color:#fff}
.socials{display:flex;align-items:center;gap:10px;flex-wrap:wrap;margin-top:22px}
.socials-label{font-size:.74rem;letter-spacing:.2em;text-transform:uppercase;color:var(--muted);margin-right:4px}
.socials a{width:44px;height:44px;border-radius:50%;border:1.5px solid var(--line);display:flex;align-items:center;justify-content:center;color:var(--ink);background:#fff;transition:background .2s,color .2s,border-color .2s}
.socials a:hover,.socials a:focus-visible{background:var(--ink);border-color:var(--ink);color:#fff}
.socials .ico{width:20px;height:20px;color:currentColor;stroke-width:1.7}
.upd-h{font-size:.82rem;letter-spacing:.2em;text-transform:uppercase;color:var(--gold-dark);margin:30px 0 14px;padding-top:22px;border-top:1px solid var(--line)}
.upd-h:first-of-type{margin-top:0;padding-top:0;border-top:0}
.hint{color:var(--muted);font-size:.82rem}
.upd input[type=file]{padding:10px}

/* preferred lender */
.lender-ph{width:100%;aspect-ratio:1/1;border-radius:24px;background:var(--cream-2);border:1px solid var(--line);display:flex;flex-direction:column;align-items:center;justify-content:center;gap:10px}
.lender-ph span{font-size:4.5rem;letter-spacing:.12em;color:var(--gold-dark)}
.lender-ph small{font-size:.78rem;letter-spacing:.16em;text-transform:uppercase;color:var(--muted)}
.steps{list-style:none;counter-reset:st;padding:0;margin:0;display:grid;gap:14px}
.steps li{counter-increment:st;display:grid;grid-template-columns:44px 1fr;gap:16px;align-items:start;color:var(--ink-2);line-height:1.6}
.steps li::before{content:counter(st);width:44px;height:44px;border-radius:50%;border:1.5px solid var(--gold);color:var(--gold-dark);display:flex;align-items:center;justify-content:center;font-size:1.05rem}
.steps b{color:var(--ink);font-weight:500}
.lender-card p{color:var(--ink-2);margin:0 0 18px}
.lender-card .btn{width:100%;justify-content:center;margin-bottom:10px}
.disclosure{border-top:1px solid var(--line);padding:36px 0 48px;background:#fff}
.disclosure p{font-size:.85rem;line-height:1.65;color:var(--muted);max-width:90ch;margin:0 0 10px}
.disclosure b{color:var(--ink);font-weight:500}
.upd [hidden]{display:none!important}
.upd-mode{margin-bottom:28px}
/* legal pages (privacy policy) */
.legal{max-width:760px}
.legal h2{font-size:1.3rem;margin:48px 0 14px}
.legal h3{font-size:1.08rem;margin:28px 0 10px}
.legal p,.legal li{color:var(--ink-2);line-height:1.75}
.legal ul{padding-left:1.2em;margin:0 0 16px}
.legal li{margin-bottom:8px}
.legal a{color:var(--ink);text-decoration:underline;text-decoration-color:var(--gold);text-underline-offset:3px}