:root {
  --navy: #071522;
  --navy-2: #0d2132;
  --navy-3: #153044;
  --bronze: #b88947;
  --bronze-light: #d2aa6a;
  --paper: #ffffff;
  --gray: #f1f3f4;
  --warm: #f3efe8;
  --ink: #10202c;
  --muted: #5a6670;
  --line: #cfd4d7;
  --light-line: rgba(255, 255, 255, .19);
  --heading: "DM Sans", sans-serif;
  --body: "Inter", sans-serif;
  --content: 1600px;
  --gutter: clamp(1.1rem, 3vw, 3.25rem);
  --band-pad: clamp(3.25rem, 5vw, 5.25rem);
  --header-height: 86px;
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body { margin: 0; background: var(--paper); color: var(--ink); font-family: var(--body); font-size: 15px; line-height: 1.62; }
a { color: inherit; text-decoration: none; }
img { display: block; max-width: 100%; }
button, input, select, textarea { font: inherit; }
button, input, select, textarea, a { border-radius: 0; }
h1, h2, h3, p { margin-top: 0; }
h1, h2, h3 { font-family: var(--heading); letter-spacing: -.035em; }
h1 { margin-bottom: 1.15rem; font-size: clamp(3rem, 5.2vw, 6.2rem); line-height: .98; font-weight: 600; }
h2 { margin-bottom: 1rem; font-size: clamp(2rem, 3vw, 3.65rem); line-height: 1.04; font-weight: 600; }
h3 { margin-bottom: .65rem; font-size: 1.12rem; line-height: 1.22; font-weight: 600; }
p { margin-bottom: 1rem; }
.sr-only { position: absolute; width: 1px; height: 1px; padding: 0; margin: -1px; overflow: hidden; clip: rect(0, 0, 0, 0); white-space: nowrap; border: 0; }
.eyebrow { display: inline-block; margin-bottom: .8rem; color: var(--bronze); font-family: var(--heading); font-size: .67rem; font-weight: 700; letter-spacing: .15em; text-transform: uppercase; }
.lead { font-size: 1.12rem; line-height: 1.65; }

.site-header { position: relative; z-index: 50; display: flex; align-items: stretch; justify-content: space-between; min-height: var(--header-height); padding-inline: max(var(--gutter), calc((100vw - var(--content)) / 2 + var(--gutter))); background: #020b12; color: #fff; border-bottom: 1px solid rgba(184, 137, 71, .45); }
.brand { display: flex; align-items: center; }
.brand-mark { position: relative; isolation: isolate; display: grid; align-content: center; width: var(--header-height); height: var(--header-height); padding: 10px 11px 9px; overflow: hidden; background: linear-gradient(145deg, rgba(255,255,255,.035), transparent 48%), #020b12; color: #fff; font-family: var(--heading); line-height: 1; transition: background-color .25s ease, box-shadow .25s ease; }
.brand-mark::after { position: absolute; z-index: -1; top: 0; right: 0; width: 30px; height: 30px; content: ""; background: linear-gradient(135deg, rgba(210, 170, 106, .85), rgba(184, 137, 71, .18)); clip-path: polygon(48% 0, 100% 0, 100% 100%); }
.brand-fox { display: block; padding-bottom: 5px; font-size: 1.7rem; font-weight: 700; letter-spacing: .08em; }
.brand-fox > span { color: var(--bronze-light); }
.brand-sub { display: grid; gap: 1px; padding-top: 5px; border-top: 1px solid rgba(210, 170, 106, .7); font-size: .43rem; font-weight: 700; letter-spacing: .17em; line-height: 1.08; text-transform: uppercase; }
.brand:hover .brand-mark, .brand:focus-visible .brand-mark { background-color: #071522; box-shadow: 0 0 24px rgba(184, 137, 71, .12); }
.site-nav { display: flex; align-items: stretch; gap: clamp(1.4rem, 2.5vw, 3rem); }
.site-nav > a { display: flex; align-items: center; font-family: var(--heading); font-size: .75rem; font-weight: 600; }
.site-nav > a:hover, .site-nav > a:focus-visible { color: var(--bronze-light); }
.site-nav .nav-cta { align-self: center; height: 38px; padding: 0 1.25rem; background: var(--bronze); color: #071522; font-size: .66rem; letter-spacing: .06em; text-transform: uppercase; }
.site-nav .nav-cta:hover { background: var(--bronze-light); color: #071522; }
.menu-toggle { display: none; width: 48px; padding: 0; background: transparent; border: 0; }
.menu-toggle > span:not(.sr-only) { display: block; width: 25px; height: 1px; margin: 6px auto; background: #fff; }

.breadcrumbs { padding: .75rem max(var(--gutter), calc((100vw - var(--content)) / 2 + var(--gutter))); background: var(--gray); border-bottom: 1px solid var(--line); }
.breadcrumbs ol { display: flex; flex-wrap: wrap; gap: .4rem; margin: 0; padding: 0; list-style: none; }
.breadcrumbs li { color: #6b7379; font-size: .67rem; }
.breadcrumbs li:not(:last-child)::after { margin-left: .4rem; color: var(--bronze); content: "/"; }
.breadcrumbs a:hover { color: var(--navy); text-decoration: underline; text-underline-offset: 3px; }

.button { display: inline-flex; align-items: center; justify-content: center; gap: 1rem; min-height: 44px; padding: .75rem 1.25rem; border: 1px solid transparent; font-family: var(--heading); font-size: .67rem; font-weight: 700; letter-spacing: .055em; line-height: 1.2; text-transform: uppercase; transition: background .2s ease, border-color .2s ease, color .2s ease, transform .2s ease; }
.button:hover { transform: translateY(-1px); }
.button--gold { background: var(--bronze); color: var(--navy); border-color: var(--bronze); }
.button--gold:hover { background: var(--bronze-light); border-color: var(--bronze-light); }
.button--outline { background: transparent; color: #fff; border-color: rgba(255, 255, 255, .55); }
.button--outline:hover { background: #fff; color: var(--navy); }
.hero-actions { display: flex; flex-wrap: wrap; gap: .65rem; margin-top: 1.6rem; }

.hero, .page-hero, .market-hero, .about-hero, .state-hero { position: relative; display: grid; grid-template-columns: minmax(0, 1fr) minmax(340px, 460px); gap: clamp(3rem, 7vw, 8rem); align-items: center; min-height: 590px; padding: var(--band-pad) max(var(--gutter), calc((100vw - var(--content)) / 2 + var(--gutter))); overflow: hidden; background: var(--navy); color: #fff; }
.hero::before, .page-hero::before, .market-hero::before, .about-hero::before, .state-hero::before { position: absolute; inset: 0; pointer-events: none; content: ""; opacity: .62; background: linear-gradient(115deg, transparent 0 52%, rgba(184,137,71,.09) 52% 52.15%, transparent 52.15%), repeating-linear-gradient(90deg, transparent 0 13.9%, rgba(255,255,255,.025) 14%); }
.hero > *, .page-hero > *, .market-hero > *, .about-hero > *, .state-hero > * { position: relative; z-index: 1; }
.page-hero--image { background-color: var(--navy); background-image: var(--hero-image); background-position: var(--hero-position, center); background-repeat: no-repeat; background-size: cover; }
.page-hero--image::before { opacity: 1; background: linear-gradient(90deg, rgba(2,11,18,.97) 0%, rgba(4,17,28,.9) 33%, rgba(5,20,33,.68) 59%, rgba(4,16,27,.48) 76%, rgba(2,11,18,.72) 100%), linear-gradient(180deg, rgba(2,11,18,.2), rgba(2,11,18,.56)); }
.page-hero--commercial-property-loans { --hero-image: url("/assets/images/heroes/commercial-property-loans.png"); --hero-position: center 52%; }
.page-hero--commercial-real-estate-financing { --hero-image: url("/assets/images/heroes/commercial-real-estate-financing.png"); --hero-position: center 48%; }
.page-hero--property-types { --hero-image: url("/assets/images/heroes/property-types.png"); --hero-position: center 54%; }
.page-hero--lenders { --hero-image: url("/assets/images/heroes/lenders.png"); --hero-position: center 53%; }
.hero-copy, .market-heading, .page-hero > div, .about-hero > div, .state-hero > div { max-width: 910px; }
.hero p, .page-hero > div > p, .market-heading > p, .about-hero > div > p, .state-hero > div > p { max-width: 760px; color: rgba(255,255,255,.76); font-size: 1rem; }
.hero--home { background: var(--navy) url("/assets/videos/high-rise-construction-poster.jpg") center / cover no-repeat; }
.hero--home::before { z-index: 1; opacity: 1; background: linear-gradient(90deg, rgba(2,11,18,.97) 0%, rgba(4,17,28,.91) 34%, rgba(5,20,33,.72) 59%, rgba(3,14,24,.66) 100%), linear-gradient(180deg, rgba(2,11,18,.32), rgba(2,11,18,.68)); }
.hero--home > :not(.hero-background-video) { z-index: 2; }
.hero-background-video { position: absolute; inset: 0; z-index: 0; width: 100%; height: 100%; object-fit: cover; object-position: center; pointer-events: none; filter: saturate(.68) contrast(1.04); }
.hero--home h1 { max-width: 800px; }
.hero-title-subline { display: block; margin-top: .32em; font-size: .48em; line-height: 1.08; }
.page-hero--simple { grid-template-columns: 1fr; min-height: 430px; }
.state-hero { grid-template-columns: 1fr; min-height: 450px; padding-bottom: 0; }
.state-hero .metric-strip { margin: 2rem calc(-1 * max(var(--gutter), calc((100vw - var(--content)) / 2 + var(--gutter)))) 0; }

.deal-form { padding: 1.65rem; background: #fff; color: var(--ink); border: 1px solid #bac0c4; box-shadow: 0 12px 28px rgba(0,0,0,.17); }
.form-trap { position: absolute; left: -9999px; }
.form-heading { padding-bottom: 1rem; border-bottom: 2px solid var(--navy); }
.form-heading > span { color: var(--bronze); font-size: .62rem; font-weight: 700; letter-spacing: .12em; text-transform: uppercase; }
.form-heading h2 { margin: .2rem 0 .35rem; font-size: 1.35rem; letter-spacing: -.025em; }
.form-heading p { margin: 0; color: var(--muted); font-size: .72rem; }
.form-grid { display: grid; grid-template-columns: 1fr 1fr; gap: .65rem; margin-top: 1rem; }
.form-grid label { display: grid; gap: .25rem; }
.form-grid label > span { color: #4f5961; font-size: .61rem; font-weight: 600; }
.field-wide { grid-column: 1 / -1; }
.form-grid input, .form-grid select, .form-grid textarea { width: 100%; min-height: 36px; padding: .48rem .58rem; background: #fff; color: var(--ink); border: 1px solid #cbd0d3; font-size: .71rem; outline: none; }
.form-grid textarea { min-height: 66px; resize: vertical; }
.form-grid input:focus, .form-grid select:focus, .form-grid textarea:focus { border-color: var(--bronze); box-shadow: 0 0 0 2px rgba(184,137,71,.14); }
.deal-form > .button { width: 100%; margin-top: .8rem; }
.form-note { margin: .65rem 0 0; color: #727a80; font-size: .57rem; text-align: center; }

.metric-strip { display: grid; grid-template-columns: repeat(4, 1fr); background: #0b1d2b; color: #fff; border-block: 1px solid var(--light-line); }
.metric-strip > div { display: grid; gap: .2rem; min-height: 108px; padding: 1.55rem max(var(--gutter), calc((100vw - var(--content)) / 8)); border-right: 1px solid var(--light-line); }
.metric-strip > div:last-child { border-right: 0; }
.metric-strip strong { color: var(--bronze-light); font-family: var(--heading); font-size: 1.25rem; letter-spacing: -.02em; }
.metric-strip span { color: rgba(255,255,255,.65); font-size: .64rem; text-transform: uppercase; letter-spacing: .08em; }

.section, .directory-section, .market-feature, .cross-services, .property-band, .market-content, .closing-cta, .legal-layout, .submit-layout, .utility-page, .lender-directory { padding: var(--band-pad) max(var(--gutter), calc((100vw - var(--content)) / 2 + var(--gutter))); }
.section--paper, .directory-section, .market-content { background: var(--paper); }
.section--warm { background: var(--warm); }
.section--gray { background: var(--gray); }
.section-heading, .directory-intro { display: grid; grid-template-columns: .55fr 1.25fr .8fr; gap: 2rem; align-items: start; margin-bottom: 2.25rem; }
.section-heading h2, .directory-intro h2 { margin: 0; }
.section-heading > p, .directory-intro > p { margin: .1rem 0 0; color: var(--muted); }
.section-heading--light h2, .section-heading--light p { color: #fff; }
.section-heading--light > p { color: rgba(255,255,255,.66); }

.service-grid { display: grid; grid-template-columns: repeat(5, 1fr); border-top: 1px solid var(--line); border-left: 1px solid var(--line); }
.service-card { position: relative; display: grid; align-content: start; min-height: 275px; padding: 1.35rem; border-right: 1px solid var(--line); border-bottom: 1px solid var(--line); transition: background .2s ease, color .2s ease; }
.service-card:hover { background: var(--navy); color: #fff; }
.service-number { color: var(--bronze); font-family: var(--heading); font-size: .7rem; }
.service-card h3 { margin-top: 3.3rem; font-size: 1.25rem; }
.service-card p { color: var(--muted); font-size: .76rem; }
.service-card:hover p { color: rgba(255,255,255,.68); }
.service-link { display: flex; justify-content: space-between; margin-top: auto; padding-top: 1rem; border-top: 1px solid var(--line); font-size: .62rem; font-weight: 700; text-transform: uppercase; letter-spacing: .06em; }
.service-card:hover .service-link { border-color: var(--light-line); }

.lender-network-band { display: block; background: var(--paper); }
.lender-service-card h3 { margin-top: 3.3rem; }
.lender-category-grid { display: grid; grid-template-columns: repeat(2, 1fr); border-top: 1px solid var(--line); border-left: 1px solid var(--line); }
.lender-category-grid > a { position: relative; display: grid; align-content: start; min-height: 150px; padding: 1.1rem; border-right: 1px solid var(--line); border-bottom: 1px solid var(--line); transition: background .2s ease, color .2s ease; }
.lender-category-grid > a:hover { background: var(--navy); color: #fff; }
.lender-category-grid > a > span { color: var(--bronze); font-family: var(--heading); font-size: .65rem; }
.lender-category-grid h3 { max-width: 310px; margin: 1.8rem 0 .7rem; font-size: .9rem; letter-spacing: -.015em; }
.lender-category-grid p { margin: 0 0 2rem; color: var(--muted); font-size: .72rem; }
.lender-category-grid b { position: absolute; right: 1rem; bottom: .8rem; color: var(--bronze); font-size: .58rem; letter-spacing: .05em; text-transform: uppercase; }
.lender-category-grid > a:hover p { color: rgba(255,255,255,.65); }
.lender-category-grid--detailed > a { min-height: 240px; }
.lender-directory { background: var(--navy); color: #fff; }
.lender-directory .section-heading > p { color: rgba(255,255,255,.65); }
.lender-directory .lender-category-grid { border-color: var(--light-line); }
.lender-directory .lender-category-grid > a { border-color: var(--light-line); }
.lender-directory .lender-category-grid > a:hover { background: rgba(255,255,255,.08); }
.lender-directory .lender-category-grid h3 { font-size: 1rem; }
.lender-directory .lender-category-grid p { color: rgba(255,255,255,.62); }
.lender-hero { align-items: center; min-height: 680px; }
.lender-hero-form { width: 100%; max-width: 510px; justify-self: end; }
.lender-prose { margin-top: 2.5rem; padding-top: 2.5rem; border-top: 1px solid var(--line); }
.lender-partner-section .process-grid { margin-bottom: 2.5rem; }
.lender-form { max-width: 510px; padding: 1.65rem; }
.lender-form-grid { gap: .65rem; }
.lender-form-step { min-width: 0; margin: 0; padding: 0; border: 0; }
.lender-form-step[hidden] { display: none !important; }
.js .lender-form-step { display: none; }
.js .lender-form-step.is-active { display: block; }
.form-progress { display: grid; grid-template-columns: 1fr 1fr; margin-top: 1rem; border: 1px solid var(--line); }
.form-progress span { display: flex; align-items: center; gap: .5rem; min-height: 40px; padding: .55rem .65rem; color: #7b8389; font-size: .58rem; font-weight: 600; line-height: 1.25; text-transform: uppercase; letter-spacing: .04em; }
.form-progress span + span { border-left: 1px solid var(--line); }
.form-progress span.is-active { background: var(--navy); color: #fff; }
.form-progress b { color: var(--bronze); font-size: .58rem; }
.lender-form .form-grid { margin-top: 1rem; }
.lender-form .field-wide small { margin-top: .1rem; color: #747c82; font-size: .55rem; line-height: 1.3; }
.lender-form select[multiple] { min-height: 88px; }
.form-next { width: 100%; margin-top: 1rem; }
.form-step-actions { display: grid; grid-template-columns: auto 1fr; gap: .65rem; align-items: stretch; margin-top: 1rem; }
.form-step-actions .button { width: 100%; }
.form-back { padding: .65rem .8rem; background: #fff; color: var(--ink); border: 1px solid var(--line); font-size: .62rem; font-weight: 700; text-transform: uppercase; cursor: pointer; }
.form-back:hover { border-color: var(--bronze); }

.property-band { background: var(--navy); color: #fff; }
.property-grid { display: grid; grid-template-columns: repeat(8, 1fr); border-top: 1px solid var(--light-line); border-left: 1px solid var(--light-line); }
.property-grid > a { position: relative; display: grid; align-content: start; min-height: 150px; padding: 1.1rem .9rem; border-right: 1px solid var(--light-line); border-bottom: 1px solid var(--light-line); transition: background .2s ease; }
.property-grid > a:hover { background: rgba(255,255,255,.07); }
.property-icon { color: var(--bronze-light); font-family: var(--heading); font-size: .67rem; }
.property-grid strong { margin-top: 2.5rem; font-family: var(--heading); font-size: .78rem; line-height: 1.25; }
.property-grid .arrow { position: absolute; right: .75rem; bottom: .65rem; color: var(--bronze-light); }
.property-grid--detailed { grid-template-columns: repeat(4, 1fr); }
.property-grid--detailed > a { min-height: 245px; padding: 1.25rem; }
.property-grid--detailed strong { margin-top: 1.8rem; font-size: 1rem; }
.property-grid--detailed p { margin-top: .6rem; color: rgba(255,255,255,.62); font-size: .72rem; }
.section--paper .property-grid, .section--warm .property-grid { border-color: var(--line); color: var(--ink); }
.section--paper .property-grid > a, .section--warm .property-grid > a { border-color: var(--line); }
.section--paper .property-grid > a:hover, .section--warm .property-grid > a:hover { background: var(--gray); }
.section--paper .property-grid p, .section--warm .property-grid p { color: var(--muted); }

.split-intro { display: grid; grid-template-columns: .75fr 1.5fr; gap: clamp(2.5rem, 6vw, 7rem); align-items: start; }
.prose-columns { columns: 2; column-gap: clamp(2rem, 4vw, 4.5rem); }
.prose-columns p { break-inside: avoid; color: var(--muted); font-size: .88rem; }
.prose-columns--single { width: min(100%, 42rem); columns: auto; justify-self: end; }
.prose-columns--single p { margin: 0; font-size: .94rem; line-height: 1.75; }
.readiness-section--compact .section-heading { display: block; max-width: 52rem; }
.readiness-section--compact .prose-columns { column-gap: clamp(2.5rem, 6vw, 6rem); }
.readiness-section--compact .prose-columns p { margin-top: 0; line-height: 1.65; }
.underwriting-grid, .state-considerations { display: grid; grid-template-columns: repeat(3, 1fr); margin-top: 2.5rem; border-top: 1px solid var(--line); border-left: 1px solid var(--line); }
.underwriting-grid article, .state-considerations article { min-height: 220px; padding: 1.35rem; border-right: 1px solid var(--line); border-bottom: 1px solid var(--line); }
.underwriting-grid p, .state-considerations p { color: var(--muted); font-size: .78rem; }
.process-grid { display: grid; grid-template-columns: repeat(4, 1fr); margin-top: 2.3rem; border-top: 1px solid var(--line); border-left: 1px solid var(--line); }
.process-grid article { min-height: 205px; padding: 1.25rem; border-right: 1px solid var(--line); border-bottom: 1px solid var(--line); }
.process-grid article > span { color: var(--bronze); font-family: var(--heading); font-size: .7rem; }
.process-grid h3 { margin-top: 2.8rem; }
.process-grid p { color: var(--muted); font-size: .76rem; }

.market-feature { display: grid; grid-template-columns: .7fr 1.3fr; gap: clamp(3rem, 7vw, 8rem); background: var(--gray); }
.market-feature > div:first-child { max-width: 500px; }
.market-feature p { color: var(--muted); }
.market-list { display: grid; grid-template-columns: repeat(4, 1fr); border-top: 1px solid var(--line); border-left: 1px solid var(--line); }
.market-list a { display: flex; justify-content: space-between; gap: 1rem; padding: .85rem; border-right: 1px solid var(--line); border-bottom: 1px solid var(--line); font-size: .73rem; }
.market-list a:hover { background: var(--navy); color: #fff; }
.market-list small { color: var(--bronze); font-weight: 600; }

.state-directory, .city-directory { display: grid; grid-template-columns: repeat(4, 1fr); border-top: 1px solid var(--line); border-left: 1px solid var(--line); }
.state-directory a, .city-directory a { display: flex; justify-content: space-between; gap: 1rem; min-height: 82px; padding: 1rem; border-right: 1px solid var(--line); border-bottom: 1px solid var(--line); }
.state-directory a:hover, .city-directory a:hover { background: var(--navy); color: #fff; }
.state-directory strong, .city-directory strong { font-family: var(--heading); font-size: .82rem; }
.state-directory small, .city-directory small { display: block; margin-top: .15rem; color: var(--muted); font-size: .6rem; }
.state-directory a:hover small, .city-directory a:hover small { color: rgba(255,255,255,.58); }
.cross-services { background: var(--warm); }
.cross-services h2 { max-width: 850px; }
.cross-services > div { display: grid; grid-template-columns: repeat(4, 1fr); margin-top: 2rem; border-top: 1px solid var(--line); border-left: 1px solid var(--line); }
.cross-services a { display: flex; justify-content: space-between; padding: 1rem; border-right: 1px solid var(--line); border-bottom: 1px solid var(--line); font-family: var(--heading); font-size: .78rem; font-weight: 600; }
.cross-services a:hover { background: var(--navy); color: #fff; }

.solution-links { display: grid; grid-template-columns: repeat(5, 1fr); border-top: 1px solid var(--light-line); border-left: 1px solid var(--light-line); }
.solution-links a { position: relative; min-height: 190px; padding: 1.2rem; border-right: 1px solid var(--light-line); border-bottom: 1px solid var(--light-line); }
.solution-links strong { font-family: var(--heading); font-size: .9rem; }
.solution-links p { margin-top: 1rem; color: rgba(255,255,255,.6); font-size: .7rem; }
.solution-links a > span { position: absolute; right: 1rem; bottom: .75rem; color: var(--bronze-light); }
.solution-links a:hover { background: rgba(255,255,255,.07); }

.market-content { display: grid; grid-template-columns: minmax(0, 70%) minmax(280px, 30%); gap: 2rem; align-items: start; }
.market-main { padding-right: clamp(1rem, 3vw, 3rem); }
.market-main > p { max-width: 980px; color: var(--muted); }
.insight-grid { display: grid; grid-template-columns: repeat(3, 1fr); margin-top: 2rem; border-top: 1px solid var(--line); border-left: 1px solid var(--line); }
.insight-grid article { min-height: 200px; padding: 1.25rem; border-right: 1px solid var(--line); border-bottom: 1px solid var(--line); }
.insight-grid article > span { color: var(--bronze); font-size: .7rem; }
.insight-grid h3 { margin-top: 2.5rem; }
.insight-grid p { color: var(--muted); font-size: .74rem; }
.market-rail { padding-left: 1rem; border-left: 1px solid var(--line); }
.sticky-rail { position: sticky; top: 1.5rem; display: grid; gap: 1rem; }
.rail-card { padding: 1.1rem; background: var(--gray); border-top: 3px solid var(--bronze); }
.rail-card a { display: flex; justify-content: space-between; gap: 1rem; padding: .7rem 0; border-top: 1px solid var(--line); font-size: .72rem; }
.rail-card a:hover span { color: var(--bronze); }
.rail-card small { color: var(--muted); }
.city-properties, .transaction-section, .faq { margin-top: 3.25rem; padding-top: 2.25rem; border-top: 1px solid var(--line); }
.city-properties > p { max-width: 1000px; color: var(--muted); }
.city-properties .property-grid { margin-top: 1.5rem; border-color: var(--line); }
.city-properties .property-grid > a { border-color: var(--line); }
.city-properties .property-grid p { color: var(--muted); }
.city-properties .property-grid > a:hover { background: var(--gray); }
.faq details { border-top: 1px solid var(--line); }
.faq details:last-child { border-bottom: 1px solid var(--line); }
.faq summary { display: flex; justify-content: space-between; gap: 2rem; padding: 1rem 0; cursor: pointer; font-family: var(--heading); font-size: .9rem; font-weight: 600; list-style: none; }
.faq summary::-webkit-details-marker { display: none; }
.faq details p { max-width: 850px; color: var(--muted); font-size: .8rem; }

.closing-cta { display: flex; align-items: center; justify-content: space-between; gap: 2rem; background: var(--navy); color: #fff; }
.closing-cta h2 { margin: 0; font-size: clamp(2rem, 3vw, 3.2rem); }
.closing-cta .eyebrow { margin-bottom: .4rem; }

.capability-list { display: grid; grid-template-columns: 1fr 1fr; margin-top: 2.5rem; border-top: 1px solid var(--line); border-left: 1px solid var(--line); }
.capability-list article { display: grid; grid-template-columns: 40px 1fr; min-height: 190px; padding: 1.25rem; border-right: 1px solid var(--line); border-bottom: 1px solid var(--line); }
.capability-list article > span { grid-row: 1 / 3; color: var(--bronze); font-size: .7rem; }
.capability-list p { color: var(--muted); font-size: .78rem; }

.submit-layout, .legal-layout { display: grid; grid-template-columns: 1.1fr .9fr; gap: clamp(3rem, 7vw, 8rem); align-items: start; background: var(--navy); color: #fff; }
.submit-intro > p, .legal-layout article > p, .legal-layout article p { max-width: 850px; color: rgba(255,255,255,.7); }
.submit-notes { display: grid; grid-template-columns: 1fr 1fr; margin-top: 2rem; border-top: 1px solid var(--light-line); border-left: 1px solid var(--light-line); }
.submit-notes article { display: grid; grid-template-columns: 34px 1fr; min-height: 145px; padding: 1rem; border-right: 1px solid var(--light-line); border-bottom: 1px solid var(--light-line); }
.submit-notes span { grid-row: 1 / 3; color: var(--bronze-light); font-size: .65rem; }
.submit-notes h3 { font-size: .9rem; }
.submit-notes p { color: rgba(255,255,255,.6); font-size: .7rem; }
.submission-copy { margin-top: 2rem; columns: 2; column-gap: 2rem; }
.submission-copy p { color: rgba(255,255,255,.63); font-size: .78rem; }
.legal-layout h1 { font-size: clamp(3rem, 5vw, 5rem); }
.legal-layout article h2 { margin: 2rem 0 .5rem; font-size: 1.05rem; letter-spacing: -.01em; }
.utility-page { min-height: 600px; background: var(--navy); color: #fff; }
.utility-page > * { max-width: 850px; }
.utility-page > p { color: rgba(255,255,255,.68); }

.site-footer { padding: 0 max(var(--gutter), calc((100vw - var(--content)) / 2 + var(--gutter))) 1.5rem; background: #020b12; color: #fff; }
.footer-lead { display: flex; align-items: center; justify-content: space-between; gap: 2rem; padding: 2.5rem 0; border-bottom: 1px solid var(--light-line); }
.footer-lead h2 { margin: 0; font-size: clamp(1.8rem, 3vw, 3rem); }
.footer-grid { display: grid; grid-template-columns: 1.3fr 1fr 1fr .7fr; gap: 3rem; padding: 2.5rem 0; }
.footer-grid > div { display: grid; align-content: start; gap: .45rem; }
.brand--footer .brand-mark { width: 82px; height: 82px; }
.footer-grid p { max-width: 330px; margin-top: 1rem; color: rgba(255,255,255,.48); font-size: .7rem; }
.footer-grid h3 { margin-bottom: .5rem; color: var(--bronze-light); font-size: .65rem; letter-spacing: .1em; text-transform: uppercase; }
.footer-grid a:not(.brand) { color: rgba(255,255,255,.65); font-size: .68rem; }
.footer-grid a:hover { color: #fff; }
.footer-meta { display: flex; justify-content: space-between; padding-top: 1.25rem; color: rgba(255,255,255,.34); border-top: 1px solid var(--light-line); font-size: .58rem; }

.reveal { opacity: 1; transform: none; }
.js .reveal { opacity: 0; transform: translateY(12px); transition: opacity .5s ease var(--delay, 0ms), transform .5s ease var(--delay, 0ms); }
.js .reveal.is-visible { opacity: 1; transform: none; }

@media (max-width: 1180px) {
  .service-grid { grid-template-columns: repeat(3, 1fr); }
  .property-grid { grid-template-columns: repeat(4, 1fr); }
  .state-directory, .city-directory { grid-template-columns: repeat(3, 1fr); }
  .solution-links { grid-template-columns: repeat(3, 1fr); }
  .market-content { grid-template-columns: minmax(0, 2fr) minmax(260px, 1fr); }
}

@media (max-width: 900px) {
  .site-nav { position: absolute; top: var(--header-height); right: 0; left: 0; display: none; padding: 1.25rem var(--gutter); background: #020b12; border-bottom: 1px solid var(--light-line); }
  .site-nav.is-open { display: grid; gap: 0; }
  .site-nav > a { min-height: 44px; border-bottom: 1px solid var(--light-line); }
  .site-nav .nav-cta { margin-top: .8rem; justify-content: center; border: 0; }
  .menu-toggle { display: block; }
  .hero, .page-hero, .market-hero, .about-hero, .submit-layout, .legal-layout { grid-template-columns: 1fr; min-height: 0; }
  .hero-form, .page-hero aside, .market-hero aside, .about-hero aside { width: min(100%, 620px); }
  .section-heading, .directory-intro { grid-template-columns: .55fr 1.45fr; }
  .section-heading > p, .directory-intro > p { grid-column: 2; }
  .split-intro, .market-feature { grid-template-columns: 1fr; gap: 2rem; }
  .prose-columns--single { justify-self: start; }
  .lender-hero-form { justify-self: start; }
  .market-content { grid-template-columns: 1fr; }
  .market-main { padding-right: 0; }
  .market-rail { padding: 0; border-left: 0; }
  .sticky-rail { position: static; grid-template-columns: 1fr 1fr; }
  .footer-grid { grid-template-columns: 1fr 1fr; }
}

@media (max-width: 650px) {
  :root { --band-pad: 2.8rem; --header-height: 76px; }
  body { font-size: 14px; }
  h1 { font-size: clamp(2.65rem, 13vw, 4.2rem); }
  h2 { font-size: clamp(1.9rem, 9vw, 2.9rem); }
  .brand-mark { padding: 8px 9px 7px; }
  .brand-fox { font-size: 1.48rem; }
  .brand-sub { font-size: .39rem; }
  .hero, .page-hero, .market-hero, .about-hero, .state-hero { padding-top: 3.2rem; padding-bottom: 3.2rem; }
  .hero-background-video { object-position: 58% center; }
  .page-hero--image { background-position: 60% center; }
  .page-hero--image::before { background: linear-gradient(90deg, rgba(2,11,18,.96), rgba(4,17,28,.76)), linear-gradient(180deg, rgba(2,11,18,.25), rgba(2,11,18,.65)); }
  .form-grid, .metric-strip, .section-heading, .directory-intro, .underwriting-grid, .state-considerations, .process-grid, .insight-grid, .capability-list, .submit-notes, .lender-category-grid { grid-template-columns: 1fr; }
  .field-wide, .section-heading > p, .directory-intro > p { grid-column: auto; }
  .metric-strip > div { min-height: 92px; border-right: 0; border-bottom: 1px solid var(--light-line); }
  .service-grid, .property-grid, .property-grid--detailed, .state-directory, .city-directory, .market-list, .solution-links, .cross-services > div { grid-template-columns: 1fr 1fr; }
  .service-card { min-height: 235px; }
  .property-grid > a { min-height: 135px; }
  .property-grid--detailed > a { min-height: 230px; }
  .prose-columns, .submission-copy { columns: 1; }
  .market-list { grid-template-columns: 1fr 1fr; }
  .sticky-rail { grid-template-columns: 1fr; }
  .closing-cta, .footer-lead, .footer-meta { display: grid; justify-items: start; }
  .footer-grid { grid-template-columns: 1fr; gap: 2rem; }
}

@media (max-width: 420px) {
  .service-grid, .property-grid, .property-grid--detailed, .state-directory, .city-directory, .market-list, .solution-links, .cross-services > div { grid-template-columns: 1fr; }
}

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after { animation-duration: .01ms !important; animation-iteration-count: 1 !important; transition-duration: .01ms !important; }
  .hero-background-video { display: none; }
}