:root{--gold:#B8963E;--gold-light:#CBAB5A;--gold-subtle:rgba(184,150,62,0.08);--dark:#1C2331;--darker:#151C28;--cream:#FAFBFD;--cream-dark:#EEF1F6;--text:#2C3142;--text-light:#6B7280;--white:#FFFFFF;--border:#E2E6ED}
*{margin:0;padding:0;box-sizing:border-box}
html{scroll-behavior:smooth}
body{font-family:'Raleway',sans-serif;color:var(--text);background:var(--white);overflow-x:hidden}

/* ══════ NAV ══════ */
nav{position:fixed;top:0;left:0;width:100%;z-index:1000;padding:1.2rem 4rem;display:flex;align-items:center;justify-content:space-between;transition:all .4s;background:transparent}
nav.scrolled{background:rgba(255,255,255,.97);backdrop-filter:blur(12px);padding:.8rem 4rem;box-shadow:0 1px 20px rgba(0,0,0,.08)}
nav.solid{background:var(--white);padding:.8rem 4rem;box-shadow:0 1px 20px rgba(0,0,0,.08)}
nav.solid .logo{color:var(--dark)}
nav.solid .nav-links>li>a{color:var(--text)}
nav.solid .nav-links>li>a:hover,nav.solid .nav-links>li>a.active-link{color:var(--gold)}
nav.solid .mobile-toggle span{background:var(--dark)}
nav.scrolled .logo{color:var(--dark)}
nav.scrolled .nav-links>li>a{color:var(--text)}
nav.scrolled .nav-links>li>a:hover,nav.scrolled .nav-links>li>a.active-link{color:var(--gold)}
nav.scrolled .mobile-toggle span{background:var(--dark)}
.logo{font-family:'Playfair Display',serif;font-size:1.4rem;font-weight:700;color:var(--white);letter-spacing:1px;cursor:pointer;text-decoration:none;transition:color .4s}
.logo span{color:var(--gold)}
.nav-links{display:flex;gap:0;list-style:none;align-items:center}
.nav-links>li{position:relative}
.nav-links>li>a{color:rgba(255,255,255,.85);text-decoration:none;font-size:.75rem;letter-spacing:2.5px;text-transform:uppercase;font-weight:500;transition:color .3s;cursor:pointer;padding:.8rem 1.2rem;display:flex;align-items:center;white-space:nowrap;gap:0}
.nav-links>li>a:hover{color:var(--gold)}
.nav-links>li>a.active-link{color:var(--gold)}
.dropdown-menu{position:absolute;top:100%;left:0;min-width:220px;background:var(--white);box-shadow:0 12px 40px rgba(0,0,0,.1);border-top:2px solid var(--gold);opacity:0;visibility:hidden;transform:translateY(8px);transition:all .25s ease;z-index:100;padding:.5rem 0}
.nav-links>li:hover>.dropdown-menu{opacity:1;visibility:visible;transform:translateY(0)}
.dropdown-menu a{display:block;padding:.7rem 1.5rem;font-size:.8rem;color:var(--text);text-decoration:none;letter-spacing:1px;font-weight:400;transition:all .2s;cursor:pointer;white-space:nowrap}
.dropdown-menu a:hover{background:var(--gold-subtle);color:var(--gold);padding-left:1.8rem}
.has-dropdown>a::after{content:'';display:inline-block;width:0;height:0;border-left:3.5px solid transparent;border-right:3.5px solid transparent;border-top:3.5px solid currentColor;margin-left:5px;vertical-align:middle;transition:transform .2s;flex-shrink:0}
.has-dropdown:hover>a::after{transform:rotate(180deg)}
.nav-cta{background:var(--gold);border:none;color:var(--white);padding:.6rem 1.6rem;font-family:'Raleway',sans-serif;font-size:.7rem;letter-spacing:2px;text-transform:uppercase;cursor:pointer;transition:all .3s;text-decoration:none;display:inline-flex;align-items:center;justify-content:center;font-weight:600;margin-left:1rem;text-align:center}
.nav-cta:hover{background:var(--gold-light);transform:translateY(-1px);box-shadow:0 4px 15px rgba(184,150,62,.3)}

/* ══════ MOBILE ══════ */
.mobile-toggle{display:none;cursor:pointer;z-index:1100;background:none;border:none;padding:8px}
.mobile-toggle span{display:block;width:24px;height:1.5px;background:var(--white);margin:6px 0;transition:all .3s;transform-origin:center}
.mobile-toggle.open span{background:var(--white)!important}
.mobile-toggle.open span:nth-child(1){transform:rotate(45deg) translate(5px,5px)}
.mobile-toggle.open span:nth-child(2){opacity:0}
.mobile-toggle.open span:nth-child(3){transform:rotate(-45deg) translate(5px,-5px)}
nav.solid .mobile-toggle span,nav.scrolled .mobile-toggle span{background:var(--dark)}
.mobile-menu{display:none;position:fixed;top:0;left:0;width:100%;height:100vh;background:rgba(21,28,40,.98);backdrop-filter:blur(20px);z-index:1050;flex-direction:column;align-items:center;justify-content:flex-start;padding-top:5rem;gap:0;overflow-y:auto;opacity:0;transition:opacity .4s}
.mobile-menu.open{display:flex;opacity:1}
.mobile-menu-section{width:100%;text-align:center;border-bottom:1px solid rgba(255,255,255,.06);padding:1.2rem 0}
.mobile-menu-section .mm-title{font-family:'Playfair Display',serif;font-size:1.2rem;color:var(--white);cursor:pointer;transition:color .3s;text-decoration:none;display:inline-block}
.mobile-menu-section .mm-title:hover{color:var(--gold)}
.mobile-menu-section .mm-sub{display:flex;flex-direction:column;gap:.3rem;margin-top:.8rem}
.mobile-menu-section .mm-sub a{color:rgba(255,255,255,.45);font-size:.85rem;text-decoration:none;font-weight:300;transition:color .3s;padding:.3rem 0}
.mobile-menu-section .mm-sub a:hover{color:var(--gold)}
.mobile-menu .mobile-contact-info{margin-top:1.5rem;text-align:center;display:flex;flex-direction:column;gap:.6rem;padding:1.5rem 0}
.mobile-menu .mobile-contact-info a{color:rgba(255,255,255,.4);font-size:.8rem;text-decoration:none;font-family:'Raleway',sans-serif}
.mobile-menu .mobile-contact-info a:hover{color:var(--gold)}

/* ══════ SECTIONS ══════ */
section{padding:6rem 4rem}
.page-header{padding:8rem 4rem 4rem;text-align:center}
.section-tag{font-size:.7rem;letter-spacing:5px;text-transform:uppercase;color:var(--gold);margin-bottom:1rem;font-weight:600}
.section-title{font-family:'Playfair Display',serif;font-size:clamp(2rem,4vw,2.8rem);font-weight:400;line-height:1.2;margin-bottom:1.2rem;color:var(--dark)}
.section-subtitle{color:var(--text-light);font-size:.95rem;line-height:1.9;font-weight:300;max-width:650px;margin-bottom:2rem}
.section-subtitle.centered{margin-left:auto;margin-right:auto}
.section-divider{width:60px;height:2px;background:var(--gold);margin-bottom:2rem}
.section-divider.centered{margin-left:auto;margin-right:auto;margin-bottom:2rem}
.bg-cream{background:var(--cream)}
.bg-white{background:var(--white)}
.bg-dark{background:var(--dark);color:var(--white)}
.bg-dark .section-title{color:var(--white)}
.bg-dark .section-subtitle{color:rgba(255,255,255,.45)}

/* ══════ HERO ══════ */
.hero{height:100vh;position:relative;display:flex;align-items:center;justify-content:center;overflow:hidden}
.hero-bg{position:absolute;inset:0;background:url('images/seattle-skyline.jpg') center/cover no-repeat}
.hero-bg::after{content:'';position:absolute;inset:0;background:linear-gradient(180deg,rgba(21,28,40,.5) 0%,rgba(21,28,40,.3) 40%,rgba(21,28,40,.65) 100%)}
.hero-content{text-align:center;position:relative;z-index:2;padding:0 2rem}
.hero-tag{font-size:.75rem;letter-spacing:6px;text-transform:uppercase;color:var(--gold-light);margin-bottom:2rem;opacity:0;animation:fadeUp 1s ease .3s forwards}
.hero h1{font-family:'Playfair Display',serif;font-size:clamp(3rem,7vw,5.5rem);color:var(--white);font-weight:400;line-height:1.1;margin-bottom:1.5rem;opacity:0;animation:fadeUp 1s ease .6s forwards;text-shadow:0 2px 40px rgba(0,0,0,.3)}
.hero h1 em{font-style:italic;color:var(--gold-light)}
.hero-sub{font-size:1.05rem;color:rgba(255,255,255,.75);max-width:550px;margin:0 auto 3rem;line-height:1.8;font-weight:300;opacity:0;animation:fadeUp 1s ease .9s forwards}
.hero-btns{display:flex;gap:1.5rem;justify-content:center;flex-wrap:wrap;opacity:0;animation:fadeUp 1s ease 1.2s forwards}
.hero-btn{display:inline-block;padding:1rem 2.5rem;background:var(--gold);color:var(--white);text-decoration:none;font-size:.75rem;letter-spacing:3px;text-transform:uppercase;font-weight:600;transition:all .4s;cursor:pointer}
.hero-btn:hover{background:var(--gold-light);transform:translateY(-2px);box-shadow:0 10px 40px rgba(184,150,62,.35)}
.hero-btn-outline{background:rgba(255,255,255,.1);border:1px solid rgba(255,255,255,.4);color:var(--white);backdrop-filter:blur(8px)}
.hero-btn-outline:hover{background:var(--white);color:var(--dark);border-color:var(--white)}
.scroll-indicator{position:absolute;bottom:3rem;left:50%;transform:translateX(-50%);display:flex;flex-direction:column;align-items:center;gap:.5rem;opacity:0;animation:fadeUp 1s ease 1.5s forwards;z-index:2}
.scroll-indicator span{font-size:.65rem;letter-spacing:3px;text-transform:uppercase;color:rgba(255,255,255,.4)}
.scroll-line{width:1px;height:50px;background:linear-gradient(to bottom,rgba(255,255,255,.5),transparent);animation:scrollPulse 2s ease infinite}

/* ══════ PROPERTY CARDS ══════ */
.property-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:2rem;margin-top:1rem}
.property-card{background:var(--white);overflow:hidden;transition:all .4s;border:1px solid var(--border);cursor:pointer}
.property-card:hover{transform:translateY(-6px);box-shadow:0 20px 60px rgba(0,0,0,.06);border-color:transparent}
.property-img{aspect-ratio:4/3;position:relative;overflow:hidden}
.property-img-inner{width:100%;height:100%;background:linear-gradient(135deg,var(--cream-dark),var(--cream));display:flex;align-items:center;justify-content:center;transition:transform .6s}
.property-card:hover .property-img-inner{transform:scale(1.05)}
.property-img-inner svg{width:48px;height:48px;opacity:.12;stroke:var(--text-light);fill:none;stroke-width:1}
.property-badge{position:absolute;top:1rem;left:1rem;background:var(--gold);color:var(--white);padding:.3rem 1rem;font-size:.65rem;letter-spacing:2px;text-transform:uppercase;font-weight:600}
.property-badge.sold{background:var(--dark)}
.property-info{padding:1.8rem}
.property-price{font-family:'Playfair Display',serif;font-size:1.4rem;color:var(--dark);margin-bottom:.4rem}
.property-address{font-size:.8rem;color:var(--text-light);letter-spacing:1px;margin-bottom:1rem}
.property-details{display:flex;gap:1.5rem;padding-top:1rem;border-top:1px solid var(--border)}
.property-details span{font-size:.75rem;color:var(--text-light)}

/* ══════ SEARCH BAR ══════ */
.search-bar{display:flex;gap:1rem;flex-wrap:wrap;margin-top:2rem;padding:2rem;background:var(--white);border:1px solid var(--border)}
.search-bar .sg{flex:1;min-width:180px;display:flex;flex-direction:column;gap:.4rem}
.search-bar label{font-size:.65rem;letter-spacing:2px;text-transform:uppercase;color:var(--text-light);font-weight:500}
.search-bar input,.search-bar select{border:1px solid var(--border);padding:.8rem 1rem;font-family:'Raleway',sans-serif;font-size:.85rem;color:var(--text);outline:none;transition:border .3s;background:var(--cream);-webkit-appearance:none;border-radius:0}
.search-bar input:focus,.search-bar select:focus{border-color:var(--gold)}
.search-btn{align-self:flex-end;padding:.85rem 2.5rem;background:var(--gold);color:var(--white);border:none;font-family:'Raleway',sans-serif;font-size:.7rem;letter-spacing:2.5px;text-transform:uppercase;font-weight:600;cursor:pointer;transition:all .3s;min-width:160px}
.search-btn:hover{background:var(--gold-light);transform:translateY(-1px)}

/* ══════ BUY/SELL ══════ */
.two-col{display:grid;grid-template-columns:1fr 1fr;gap:4rem;align-items:start}
.info-block h3{font-family:'Playfair Display',serif;font-size:1.5rem;font-weight:400;margin-bottom:1.5rem;color:var(--dark)}
.info-block p{color:var(--text-light);line-height:2;font-size:.9rem;font-weight:300;margin-bottom:1.5rem}
.step-list{counter-reset:steps;margin:2rem 0;padding:0;list-style:none}
.step-list li{counter-increment:steps;display:flex;align-items:flex-start;gap:1.2rem;margin-bottom:1.5rem}
.step-list li::before{content:counter(steps,decimal-leading-zero);font-family:'Playfair Display',serif;font-size:1.8rem;color:var(--gold);font-weight:400;line-height:1;min-width:36px}
.step-list li div strong{display:block;font-size:.85rem;font-weight:600;color:var(--dark);margin-bottom:.3rem;letter-spacing:.5px}
.step-list li div span{font-size:.82rem;color:var(--text-light);line-height:1.7;font-weight:300}
.cta-inline{display:inline-block;padding:.8rem 2rem;background:var(--gold);color:var(--white);font-size:.7rem;letter-spacing:2.5px;text-transform:uppercase;font-weight:600;cursor:pointer;transition:all .3s;text-decoration:none;border:none;margin-top:.5rem}
.cta-inline:hover{background:var(--gold-light);transform:translateY(-1px)}

/* ══════ LOAN CARDS ══════ */
.loan-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:2rem;margin-top:2rem}
.loan-card{padding:2.5rem;background:rgba(255,255,255,.03);border:1px solid rgba(255,255,255,.06);transition:all .4s;position:relative;overflow:hidden}
.loan-card::before{content:'';position:absolute;top:0;left:0;width:100%;height:2px;background:linear-gradient(90deg,var(--gold),transparent);opacity:0;transition:opacity .4s}
.loan-card:hover{background:rgba(255,255,255,.06);transform:translateY(-4px)}
.loan-card:hover::before{opacity:1}
.loan-icon{width:44px;height:44px;margin-bottom:1.5rem;display:flex;align-items:center;justify-content:center;border:1px solid rgba(184,150,62,.3);border-radius:50%}
.loan-icon svg{width:20px;height:20px;stroke:var(--gold);fill:none;stroke-width:1.5;stroke-linecap:round;stroke-linejoin:round}
.loan-card h3{font-family:'Playfair Display',serif;font-size:1.2rem;font-weight:400;margin-bottom:.8rem}
.loan-card p{color:rgba(255,255,255,.45);font-size:.82rem;line-height:1.9;font-weight:300}
.loan-grid-light{display:grid;grid-template-columns:repeat(3,1fr);gap:2rem}
.loan-card-light{padding:2.5rem;background:var(--white);border:1px solid var(--border);transition:all .4s;position:relative;overflow:hidden}
.loan-card-light::before{content:'';position:absolute;top:0;left:0;width:100%;height:2px;background:linear-gradient(90deg,var(--gold),transparent);opacity:0;transition:opacity .4s}
.loan-card-light:hover{transform:translateY(-4px);box-shadow:0 12px 40px rgba(0,0,0,.06);border-color:transparent}
.loan-card-light:hover::before{opacity:1}
.loan-card-light .svc-icon{margin-bottom:1.5rem}
.loan-card-light h3{font-family:'Playfair Display',serif;font-size:1.2rem;font-weight:400;margin-bottom:.8rem;color:var(--dark)}
.loan-card-light p{color:var(--text-light);font-size:.82rem;line-height:1.9;font-weight:300}

/* ══════ BIO ══════ */
.bio-grid{display:grid;grid-template-columns:1fr 1fr;gap:6rem;align-items:center}
.bio-image{width:100%;aspect-ratio:3/4;position:relative;overflow:hidden}
.bio-image img{width:100%;height:100%;object-fit:cover;object-position:center top;display:block}
.bio-image .img-border{position:absolute;top:20px;left:20px;right:-20px;bottom:-20px;border:1px solid var(--gold);opacity:.3;pointer-events:none}
.bio-text p{color:var(--text-light);line-height:2;font-size:.95rem;font-weight:300;margin-bottom:1.5rem}
.dual-badges{display:flex;gap:1rem;margin-bottom:2rem;flex-wrap:wrap}
.badge{padding:.5rem 1.2rem;font-size:.65rem;letter-spacing:2px;text-transform:uppercase;font-weight:600;border:1px solid var(--gold);color:var(--gold);background:var(--gold-subtle)}
.stat-row{display:flex;gap:3rem;margin-top:2.5rem;padding-top:2.5rem;border-top:1px solid var(--border)}
.stat h3{font-family:'Playfair Display',serif;font-size:2.5rem;color:var(--gold);font-weight:400}
.stat span{font-size:.7rem;letter-spacing:2px;text-transform:uppercase;color:var(--text-light)}

/* ══════ TESTIMONIALS ══════ */
.testimonial-container{max-width:700px;margin:2rem auto 0;position:relative}
.testimonial{display:none;animation:fadeIn .6s}
.testimonial.active{display:block}
.quote-mark{font-family:'Playfair Display',serif;font-size:5rem;color:var(--gold);opacity:.25;line-height:1}
.testimonial blockquote{font-family:'Playfair Display',serif;font-size:1.25rem;font-style:italic;line-height:1.9;color:var(--text);font-weight:400;margin-bottom:2rem}
.testimonial cite{font-style:normal;font-size:.75rem;letter-spacing:3px;text-transform:uppercase;color:var(--gold)}
.testimonial-nav{display:flex;justify-content:center;gap:.8rem;margin-top:2.5rem}
.testimonial-dot{width:8px;height:8px;border-radius:50%;background:var(--cream-dark);cursor:pointer;transition:all .3s;border:none}
.testimonial-dot.active{background:var(--gold);transform:scale(1.3)}

/* ══════ CONTACT ══════ */
.contact-columns{display:grid;grid-template-columns:1fr 1fr;gap:4rem;align-items:start}
.contact-cards{display:flex;flex-direction:column;gap:1.5rem}
.contact-card{padding:2.5rem;background:var(--white);border:1px solid var(--border);transition:all .3s}
.bg-cream .contact-card{background:var(--white)}
.contact-card:hover{box-shadow:0 8px 30px rgba(0,0,0,.06);border-color:transparent}
.contact-card-tag{font-size:.65rem;letter-spacing:3px;text-transform:uppercase;color:var(--gold);margin-bottom:1rem;font-weight:600}
.contact-card h3{font-family:'Playfair Display',serif;font-size:1.2rem;font-weight:400;margin-bottom:1.5rem;color:var(--dark)}
.contact-card .info-row{display:flex;align-items:flex-start;gap:.9rem;margin-bottom:.85rem}
.contact-card .info-row svg{width:16px;height:16px;flex-shrink:0;stroke:var(--gold);fill:none;stroke-width:1.8;stroke-linecap:round;stroke-linejoin:round;margin-top:2px}
.contact-card .info-row a,.contact-card .info-row span{font-size:.85rem;color:var(--text-light);font-weight:400;text-decoration:none;transition:color .3s;line-height:1.5}
.contact-card .info-row a:hover{color:var(--gold)}
.contact-card .nmls{margin-top:1rem;padding-top:1rem;border-top:1px solid var(--border);font-size:.7rem;letter-spacing:1.5px;color:var(--text-light);opacity:.6}
.contact-form{display:flex;flex-direction:column;gap:1rem}
.form-row{display:flex;gap:1rem}
.form-group{flex:1;display:flex;flex-direction:column;gap:.5rem}
.form-group label{font-size:.7rem;letter-spacing:2px;text-transform:uppercase;color:var(--text-light)}
.form-group input,.form-group textarea,.form-group select{background:var(--white);border:1px solid var(--border);padding:1rem 1.2rem;color:var(--text);font-family:'Raleway',sans-serif;font-size:.9rem;font-weight:400;transition:border-color .3s;outline:none;border-radius:0;-webkit-appearance:none}
.form-group input:focus,.form-group textarea:focus,.form-group select:focus{border-color:var(--gold)}
.form-group textarea{resize:vertical;min-height:120px}
.form-group input::placeholder,.form-group textarea::placeholder{color:#B0B7C3}
.submit-btn{padding:1.1rem 3rem;background:var(--gold);color:var(--white);border:none;font-family:'Raleway',sans-serif;font-size:.75rem;letter-spacing:3px;text-transform:uppercase;font-weight:600;cursor:pointer;transition:all .3s;align-self:flex-start}
.submit-btn:hover{background:var(--gold-light);transform:translateY(-2px);box-shadow:0 10px 30px rgba(184,150,62,.25)}
.submit-btn:disabled{opacity:.6;cursor:not-allowed;transform:none}
.form-status{padding:1rem 1.5rem;font-size:.85rem;display:none}
.form-status.success{display:block;background:rgba(76,175,80,.1);border:1px solid rgba(76,175,80,.25);color:#4CAF50}
.form-status.error{display:block;background:rgba(244,67,54,.1);border:1px solid rgba(244,67,54,.25);color:#E53935}

/* ══════ FOOTER ══════ */
footer{background:var(--darker);padding:3rem 4rem;border-top:1px solid rgba(255,255,255,.05)}
.footer-top{display:flex;justify-content:space-between;align-items:flex-start;margin-bottom:2.5rem;flex-wrap:wrap;gap:2rem}
.footer-brand .logo{font-size:1.3rem;margin-bottom:.8rem;display:inline-block;color:var(--white)}
.footer-brand p{color:rgba(255,255,255,.3);font-size:.8rem;line-height:1.8;max-width:300px}
.footer-links{display:flex;gap:3.5rem}
.footer-col h4{font-size:.7rem;letter-spacing:3px;text-transform:uppercase;color:var(--gold);margin-bottom:1rem;font-weight:600}
.footer-col a{display:block;color:rgba(255,255,255,.4);text-decoration:none;font-size:.82rem;margin-bottom:.5rem;transition:color .3s;font-weight:300;cursor:pointer}
.footer-col a:hover{color:var(--gold)}
.footer-bottom{display:flex;justify-content:space-between;align-items:center;padding-top:2rem;border-top:1px solid rgba(255,255,255,.05);flex-wrap:wrap;gap:1rem}
.footer-bottom p{color:rgba(255,255,255,.25);font-size:.7rem;letter-spacing:1px}
.social-links{display:flex;gap:1.5rem}
.social-links a{color:rgba(255,255,255,.4);text-decoration:none;font-size:.8rem;transition:color .3s}
.social-links a:hover{color:var(--gold)}

/* ══════ CALCULATORS ══════ */
.calc-tabs{display:flex;gap:0;margin-bottom:2.5rem;border-bottom:2px solid var(--border)}
.calc-tab{padding:1rem 2rem;font-family:'Raleway',sans-serif;font-size:.72rem;letter-spacing:2px;text-transform:uppercase;font-weight:500;background:none;border:none;border-bottom:2px solid transparent;margin-bottom:-2px;color:var(--text-light);cursor:pointer;transition:all .3s;white-space:nowrap}
.calc-tab.active{color:var(--gold);border-bottom-color:var(--gold);font-weight:600}
.calc-tab:hover{color:var(--gold)}
.calc-panel{display:none}
.calc-panel.active{display:block}
.calc-grid{display:grid;grid-template-columns:1fr 1fr;gap:3rem;align-items:start}
.calc-inputs{display:flex;flex-direction:column;gap:1.2rem}
.calc-group{display:flex;flex-direction:column;gap:.4rem}
.calc-group label{font-size:.7rem;letter-spacing:2px;text-transform:uppercase;color:var(--text-light);font-weight:500}
.calc-group input{border:1px solid var(--border);padding:.9rem 1.2rem;font-family:'Raleway',sans-serif;font-size:.95rem;color:var(--text);outline:none;transition:border .3s;background:var(--cream);-webkit-appearance:none;border-radius:0;width:100%}
.calc-group input:focus{border-color:var(--gold)}
.calc-btn{padding:.9rem 2.5rem;background:var(--gold);color:var(--white);border:none;font-family:'Raleway',sans-serif;font-size:.72rem;letter-spacing:2.5px;text-transform:uppercase;font-weight:600;cursor:pointer;transition:all .3s;margin-top:.5rem;align-self:flex-start}
.calc-btn:hover{background:var(--gold-light);transform:translateY(-1px)}
.calc-results{background:var(--cream);border:1px solid var(--border);padding:2.5rem}
.calc-results h3{font-family:'Playfair Display',serif;font-size:1.3rem;font-weight:400;margin-bottom:1.5rem;color:var(--dark)}
.result-row{display:flex;justify-content:space-between;align-items:center;padding:1rem 0;border-bottom:1px solid var(--border)}
.result-row:last-child{border-bottom:none}
.result-label{font-size:.75rem;letter-spacing:1.5px;text-transform:uppercase;color:var(--text-light);font-weight:500}
.result-value{font-family:'Playfair Display',serif;font-size:1.4rem;color:var(--gold);font-weight:400}
.result-value.highlight{font-size:1.8rem}
.result-value.savings{color:#2E7D32}
.amort-table{width:100%;border-collapse:collapse;margin-top:1.5rem;font-size:.8rem}
.amort-table th{text-align:left;padding:.8rem;font-size:.65rem;letter-spacing:2px;text-transform:uppercase;color:var(--text-light);font-weight:600;border-bottom:2px solid var(--border);background:var(--cream)}
.amort-table td{padding:.7rem .8rem;border-bottom:1px solid var(--border);color:var(--text);font-weight:300}
.amort-table tr:hover td{background:var(--gold-subtle)}
.amort-scroll{max-height:400px;overflow-y:auto;border:1px solid var(--border)}

/* ══════ FAQ ══════ */
.faq-list{max-width:800px;margin:0 auto}
.faq-item{border-bottom:1px solid var(--border);overflow:hidden}
.faq-question{width:100%;text-align:left;padding:1.5rem 0;background:none;border:none;font-family:'Raleway',sans-serif;font-size:.95rem;font-weight:500;color:var(--dark);cursor:pointer;display:flex;justify-content:space-between;align-items:center;transition:color .3s}
.faq-question:hover{color:var(--gold)}
.faq-question::after{content:'+';font-size:1.4rem;color:var(--gold);font-weight:300;transition:transform .3s;flex-shrink:0;margin-left:1rem}
.faq-item.open .faq-question::after{content:'−'}
.faq-item.open .faq-question{color:var(--gold)}
.faq-answer{max-height:0;overflow:hidden;transition:max-height .4s ease,padding .4s ease}
.faq-item.open .faq-answer{max-height:300px;padding-bottom:1.5rem}
.faq-answer p{color:var(--text-light);line-height:1.9;font-size:.88rem;font-weight:300}

/* ══════ ANIMATIONS ══════ */
@keyframes fadeUp{from{opacity:0;transform:translateY(30px)}to{opacity:1;transform:translateY(0)}}
@keyframes fadeIn{from{opacity:0}to{opacity:1}}
@keyframes scrollPulse{0%,100%{opacity:.4}50%{opacity:1}}
.reveal{opacity:0;transform:translateY(40px);transition:all .8s cubic-bezier(.25,.46,.45,.94)}
.reveal.visible{opacity:1;transform:translateY(0)}

/* ══════ RESPONSIVE ══════ */
@media(max-width:1024px){
  section,.page-header{padding:5rem 2.5rem}
  .page-header{padding-top:7rem}
  .property-grid,.loan-grid,.loan-grid-light{grid-template-columns:1fr 1fr}
  .two-col,.bio-grid,.contact-columns{grid-template-columns:1fr;gap:3rem}
  .footer-links{gap:2rem}
}
@media(max-width:768px){
  nav{padding:1.2rem 1.5rem}nav.scrolled,nav.solid{padding:.8rem 1.5rem}
  .nav-links,.nav-cta{display:none}
  .mobile-toggle{display:block}
  section{padding:4rem 1.5rem}
  .page-header{padding:6rem 1.5rem 3rem}
  .hero h1{font-size:clamp(2.2rem,8vw,3.5rem)}
  .hero-btns{flex-direction:column;align-items:center}
  .hero-btn{width:260px;text-align:center}
  .property-grid,.loan-grid,.loan-grid-light{grid-template-columns:1fr}
  .calc-grid{grid-template-columns:1fr}
  .calc-tabs{overflow-x:auto;-webkit-overflow-scrolling:touch}
  .search-bar{flex-direction:column}.search-bar .sg{min-width:100%}
  .stat-row{gap:2rem;flex-wrap:wrap}
  .stat h3{font-size:2rem}
  .form-row{flex-direction:column}
  .footer-top{flex-direction:column}
  .footer-links{flex-direction:column;gap:1.5rem}
  .footer-bottom{flex-direction:column;text-align:center}
  footer{padding:3rem 1.5rem}
}