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

    :root {
      --navy:         #0c1a2e;
      --navy-mid:     #111f32;
      --navy-card:    #15243a;
      --navy-border:  #1d3050;
      --gold:         #c9a84c;
      --gold-lt:      #dfc278;
      --gold-dim:     #8a6e2e;
      --gold-faint:   rgba(201,168,76,0.10);
      --border-dark:  rgba(255,255,255,0.07);
      --border-gold:  rgba(201,168,76,0.22);
      /* Light palette */
      --light-bg:     #f5f7fa;
      --light-card:   #ffffff;
      --light-border: #e2e8f0;
      --light-text:   #1a2536;
      --light-mid:    #4a5a6e;
      --light-muted:  #8a98a8;
      --white:        #ffffff;
      --text-bright:  rgba(255,255,255,0.93);
      --text-mid:     rgba(255,255,255,0.60);
      --text-muted:   rgba(255,255,255,0.34);
    }

    html { scroll-behavior: smooth; }
    body {
      font-family: 'DM Sans', sans-serif;
      background: var(--light-bg);
      color: var(--light-text);
      min-height: 100vh;
      line-height: 1.6;
    }

    /* ══════════════════════════════════════════
       TOP BAR
    ══════════════════════════════════════════ */
    .top-bar {
      position: fixed; top: 0; left: 0; right: 0; z-index: 200;
      background: var(--navy);
      border-bottom: 1px solid var(--border-gold);
      padding: 8px clamp(20px,4vw,60px);
      display: flex; align-items: center; justify-content: space-between;
      gap: 16px; min-height: 62px;
    }
    .top-bar-brand { display: flex; flex-direction: column; align-items: flex-start; }
    .top-bar-brand img {
      height: 46px; width: auto; display: block;
      mix-blend-mode: screen; opacity: 0.95;
    }
    .top-bar-nmls {
      font-size: 0.58rem; font-weight: 400;
      letter-spacing: 0.16em; color: rgba(255,255,255,0.45);
      text-transform: uppercase; margin-top: 2px;
    }
    .top-bar-phone { display: flex; align-items: center; gap: 8px; flex-shrink: 0; }
    .top-bar-phone svg { color: var(--gold); flex-shrink: 0; }
    .top-bar-phone a {
      font-size: 0.88rem; font-weight: 500; color: var(--text-bright);
      text-decoration: none; letter-spacing: 0.04em; transition: color 0.18s;
    }
    .top-bar-phone a:hover { color: var(--gold-lt); }
    @media (max-width: 480px) {
      .top-bar-brand img { height: 36px; }
      .top-bar-phone a { font-size: 0.8rem; }
    }

    /* ══════════════════════════════════════════
       HERO — dark navy
    ══════════════════════════════════════════ */
    .hero {
      padding-top: 62px;
      background: linear-gradient(155deg, #0c1a2e 0%, #111f32 55%, #0a1520 100%);
      border-bottom: 1px solid var(--border-gold);
      position: relative; overflow: hidden;
    }
    .hero::before {
      content: ''; position: absolute; inset: 0;
      background-image: radial-gradient(rgba(201,168,76,0.06) 1px, transparent 1px);
      background-size: 36px 36px; pointer-events: none;
    }
    .hero-inner {
      position: relative; z-index: 1;
      max-width: 1200px; margin: 0 auto;
      padding: clamp(56px,7vw,96px) clamp(28px,5vw,72px) clamp(72px,8vw,112px);
      display: grid; grid-template-columns: 1fr; gap: 60px; align-items: center;
    }
    @media (min-width: 860px) {
      .hero-inner { grid-template-columns: 1fr auto 340px; gap: 56px; }
    }

    .hero-eyebrow {
      font-size: 0.62rem; font-weight: 400; letter-spacing: 0.28em;
      text-transform: uppercase; color: var(--gold); margin-bottom: 22px;
      display: flex; align-items: center; gap: 12px;
    }
    .hero-eyebrow::before {
      content: ''; display: inline-block; width: 30px; height: 1px;
      background: var(--gold); flex-shrink: 0;
    }
    .hero h1 {
      font-family: 'Cormorant Garamond', serif;
      font-size: clamp(3.2rem,6vw,5rem); font-weight: 700;
      letter-spacing: -0.01em; color: var(--white);
      line-height: 1.07; margin-bottom: 10px;
    }
    .hero h1 em { font-style: italic; font-weight: 600; color: var(--gold); display: block; }
    .hero-title-line {
      font-size: 0.64rem; letter-spacing: 0.22em;
      text-transform: uppercase; color: var(--text-muted); margin-bottom: 26px;
    }
    .hero-bio {
      font-size: clamp(0.9rem,1.4vw,1rem); font-weight: 300;
      line-height: 1.9; color: var(--text-mid); max-width: 400px; margin-bottom: 40px;
    }
    .steps { display: flex; flex-direction: column; gap: 22px; }
    .step { display: flex; align-items: flex-start; gap: 16px; }
    .step-num {
      width: 34px; height: 34px; border-radius: 50%;
      background: linear-gradient(135deg, var(--gold), var(--gold-lt));
      display: flex; align-items: center; justify-content: center;
      font-size: 0.78rem; font-weight: 700; color: var(--navy);
      flex-shrink: 0; margin-top: 1px;
    }
    .step-text strong { display: block; font-size: 0.93rem; font-weight: 600; color: var(--white); margin-bottom: 3px; }
    .step-text span { font-size: 0.82rem; font-weight: 300; color: var(--text-muted); line-height: 1.5; }

    .hero-photo-wrap { display: flex; justify-content: center; align-items: flex-end; }
    .hero-photo-frame { position: relative; }
    .hero-photo-frame::before {
      content: ''; position: absolute; inset: -10px;
      border: 1px solid var(--gold); border-radius: 4px; z-index: 0; opacity: 0.5;
    }
    .hero-photo-frame img {
      width: clamp(190px,22vw,290px); height: clamp(250px,30vw,390px);
      object-fit: cover; object-position: top center;
      display: block; border-radius: 3px; position: relative; z-index: 1;
    }
    .hero-photo-badge {
      position: absolute; bottom: -20px; right: -20px;
      background: var(--gold); border-radius: 3px;
      padding: 12px 16px; z-index: 2; box-shadow: 0 8px 28px rgba(0,0,0,0.5);
    }
    .hero-photo-badge .b-num {
      font-family: 'Cormorant Garamond', serif;
      font-size: 1.6rem; font-weight: 700; color: var(--navy); line-height: 1;
    }
    .hero-photo-badge .b-label {
      font-size: 0.54rem; letter-spacing: 0.14em;
      text-transform: uppercase; color: var(--navy); opacity: 0.72;
    }

    /* ══════════════════════════════════════════
       HERO CONTACT CARD — white, matches form card
    ══════════════════════════════════════════ */
    .hero-contact-card {
      background: var(--light-card);
      border: 1px solid var(--light-border);
      border-top: 3px solid var(--gold);
      border-radius: 6px;
      padding: 32px 28px;
      display: flex; flex-direction: column; gap: 20px;
      box-shadow: 0 8px 40px rgba(0,0,0,0.28);
    }

    /* Label — gold-dim, like form-card-label */
    .hcc-label {
      font-size: 0.58rem; letter-spacing: 0.26em;
      text-transform: uppercase; color: var(--gold-dim);
    }
    /* Name — navy, like form h2 */
    .hcc-name {
      font-family: 'Cormorant Garamond', serif;
      font-size: 2rem; font-weight: 600;
      color: var(--navy); line-height: 1.1;
      margin-top: 2px;
    }
    /* Title — light-muted, like form-sub */
    .hcc-title {
      font-size: 0.63rem; letter-spacing: 0.14em;
      text-transform: uppercase; color: var(--light-muted);
      margin-top: 2px;
    }
    /* Divider — light border */
    .hcc-divider { height: 1px; background: var(--light-border); }

    /* Contact rows — dark text on white */
    .hcc-row {
      display: flex; align-items: flex-start; gap: 12px;
      text-decoration: none; color: inherit;
    }
    .hcc-row svg { flex-shrink: 0; margin-top: 3px; color: var(--gold-dim); }
    .hcc-row span {
      font-size: 0.82rem; font-weight: 400;
      color: var(--light-mid); line-height: 1.55;
    }
    .hcc-row:hover span { color: var(--navy); }

    /* NMLS — light-muted */
    .hcc-nmls {
      font-size: 0.58rem; letter-spacing: 0.1em;
      text-transform: uppercase; color: var(--light-muted);
    }

    /* ══════════════════════════════════════════
       BUTTONS
    ══════════════════════════════════════════ */
    .btn {
      display: inline-flex; align-items: center; gap: 9px;
      padding: 14px 24px; border-radius: 3px;
      font-family: 'DM Sans', sans-serif;
      font-size: 0.72rem; font-weight: 500;
      letter-spacing: 0.12em; text-transform: uppercase;
      text-decoration: none; cursor: pointer;
      transition: all 0.2s ease;
      border: 1.5px solid transparent; white-space: nowrap;
    }
    .btn-gold  { background: var(--gold); color: var(--navy); border-color: var(--gold); }
    .btn-gold:hover { background: var(--gold-lt); border-color: var(--gold-lt); }
    .btn-navy  { background: var(--navy); color: var(--white); border-color: var(--navy); }
    .btn-navy:hover { background: var(--navy-card); border-color: var(--navy-card); }
    /* Outline on white bg */
    .btn-outline-light {
      background: transparent; color: var(--navy);
      border-color: var(--light-border);
    }
    .btn-outline-light:hover { border-color: var(--gold); color: var(--gold-dim); }

    /* ══════════════════════════════════════════
       RESOURCES STRIP — white
    ══════════════════════════════════════════ */
    .resources-strip { background: var(--light-card); border-bottom: 1px solid var(--light-border); }
    .resources-grid { max-width: 1200px; margin: 0 auto; display: grid; grid-template-columns: 1fr; }
    @media (min-width: 640px) { .resources-grid { grid-template-columns: 1fr 1fr; } }
    .resource-card {
      padding: clamp(32px,4vw,52px) clamp(28px,4vw,60px);
      display: flex; flex-direction: column; gap: 16px;
      border-bottom: 1px solid var(--light-border);
    }
    @media (min-width: 640px) {
      .resource-card { border-bottom: none; }
      .resource-card:first-child { border-right: 1px solid var(--light-border); }
    }
    .resource-icon {
      width: 44px; height: 44px; border-radius: 50%;
      background: #f0f4f8; border: 1px solid var(--light-border);
      display: flex; align-items: center; justify-content: center;
    }
    .resource-icon svg { color: var(--gold-dim); }
    .resource-card h3 {
      font-family: 'Cormorant Garamond', serif;
      font-size: clamp(1.3rem,2.4vw,1.65rem); font-weight: 600;
      color: var(--light-text); line-height: 1.2;
    }
    .resource-card p { font-size: 0.88rem; font-weight: 300; color: var(--light-mid); line-height: 1.8; flex: 1; }

    /* ══════════════════════════════════════════
       ABOUT + FORM — navy background
    ══════════════════════════════════════════ */
    .section-wrap { background: var(--navy); border-bottom: 1px solid var(--border-gold); }
    .section { max-width: 1200px; margin: 0 auto; padding: clamp(60px,7vw,100px) clamp(28px,5vw,72px); }
    .main-grid { display: grid; grid-template-columns: 1fr; gap: 64px; align-items: start; }
    @media (min-width: 860px) { .main-grid { grid-template-columns: 1fr 1fr; gap: 80px; } }

    .section-tag { font-size: 0.6rem; letter-spacing: 0.28em; text-transform: uppercase; color: var(--gold); margin-bottom: 14px; }
    .section-title {
      font-family: 'Cormorant Garamond', serif;
      font-size: clamp(2.2rem,3.5vw,3rem); font-weight: 600;
      color: var(--gold); line-height: 1.15; margin-bottom: 20px;
    }
    .section-title em { font-style: italic; color: var(--gold-lt); }
    .divider-line { width: 44px; height: 1px; background: var(--gold); margin-bottom: 28px; }
    .left-prose p { font-size: 0.93rem; font-weight: 300; line-height: 1.92; color: var(--text-bright); margin-bottom: 18px; }
    .stats-row { display: flex; gap: 36px; margin-top: 36px; padding-top: 32px; border-top: 1px solid var(--border-gold); }
    .stat .num { font-family: 'Cormorant Garamond', serif; font-size: 2.2rem; font-weight: 700; color: var(--gold); line-height: 1; margin-bottom: 5px; }
    .stat .lbl { font-size: 0.63rem; letter-spacing: 0.14em; text-transform: uppercase; color: var(--text-muted); }
    .loan-chips-wrap { margin-top: 32px; padding-top: 28px; border-top: 1px solid var(--border-gold); }
    .loan-chips-label { font-size: 0.6rem; letter-spacing: 0.18em; text-transform: uppercase; color: var(--gold); margin-bottom: 14px; }
    .chips { display: flex; flex-wrap: wrap; gap: 10px; }
    .chip {
      display: inline-flex; align-items: center; gap: 8px;
      background: var(--gold-faint);
      border: 1px solid var(--border-gold);
      border-radius: 5px; padding: 8px 15px;
      font-size: 0.66rem; font-weight: 600; color: var(--gold-lt);
      letter-spacing: 0.12em; text-transform: uppercase;
      transition: background 0.25s ease, border-color 0.25s ease;
    }
    .chip::before {
      content: ''; width: 5px; height: 5px; border-radius: 50%;
      background: var(--gold); flex-shrink: 0;
    }
    .chip:hover { background: rgba(201,168,76,0.18); border-color: var(--gold-dim); }

    /* ── Google Reviews carousel ── */
    .reviews-wrap { margin-top: 32px; padding-top: 28px; border-top: 1px solid var(--border-gold); }
    .reviews-label { font-size: 0.6rem; letter-spacing: 0.18em; text-transform: uppercase; color: var(--gold); margin-bottom: 14px; }
    .review-card {
      background: var(--navy-card); border: 1px solid var(--navy-border);
      border-radius: 6px; padding: 34px 30px 26px; text-align: center;
    }
    .review-stars { color: var(--gold); font-size: 0.95rem; letter-spacing: 7px; margin-bottom: 16px; }
    .review-body {
      transition: opacity 0.3s ease;
      min-height: 215px;
      display: flex; flex-direction: column; justify-content: center;
    }
    .review-quote {
      font-family: 'Cormorant Garamond', serif; font-style: italic;
      font-size: 1.16rem; font-weight: 400; line-height: 1.75;
      color: var(--text-bright); max-width: 430px; margin: 0 auto 20px;
      border: none; quotes: none;
    }
    .review-name { font-size: 0.85rem; font-weight: 600; color: var(--white); }
    .review-source { font-size: 0.58rem; letter-spacing: 0.2em; text-transform: uppercase; color: var(--text-muted); margin-top: 4px; }
    .review-dots { display: flex; justify-content: center; gap: 9px; margin-top: 22px; }
    .review-dot {
      width: 7px; height: 7px; border-radius: 50%; padding: 0;
      background: rgba(255,255,255,0.22); border: none; cursor: pointer;
      transition: background 0.25s ease, transform 0.25s ease;
    }
    .review-dot.active { background: var(--gold); transform: scale(1.25); }
    .reviews-cta { text-align: center; margin-top: 20px; }
    .reviews-cta a {
      display: inline-block; padding: 13px 30px;
      border: 1px solid var(--border-gold); border-radius: 4px;
      font-size: 0.66rem; font-weight: 600; letter-spacing: 0.14em; text-transform: uppercase;
      color: var(--gold-lt); text-decoration: none;
      transition: background 0.25s ease, border-color 0.25s ease;
    }
    .reviews-cta a:hover { background: var(--gold-faint); border-color: var(--gold-dim); }
    @media (max-width: 540px) { .review-card { padding: 28px 20px 22px; } .review-quote { font-size: 1.05rem; } }

    /* ══════════════════════════════════════════
       FORM CARD — white
    ══════════════════════════════════════════ */
    .form-card {
      background: var(--light-card); border: 1px solid var(--light-border);
      border-top: 3px solid var(--gold); border-radius: 6px;
      padding: clamp(28px,4vw,44px); box-shadow: 0 8px 40px rgba(0,0,0,0.30);
    }
    .form-card-label { font-size: 0.58rem; letter-spacing: 0.26em; text-transform: uppercase; color: var(--gold-dim); margin-bottom: 8px; }
    .form-card h2 {
      font-family: 'Cormorant Garamond', serif;
      font-size: clamp(1.9rem,3vw,2.4rem); font-weight: 600;
      color: var(--navy); margin-bottom: 6px; line-height: 1.15;
    }
    .form-card h2 em { font-style: italic; color: var(--gold-dim); }
    .form-sub { font-size: 0.84rem; font-weight: 300; color: var(--light-muted); margin-bottom: 28px; }
    .fg { margin-bottom: 18px; }
    .fg label { display: block; font-size: 0.66rem; font-weight: 500; letter-spacing: 0.1em; text-transform: uppercase; color: var(--light-mid); margin-bottom: 8px; }
    .fg input, .fg select {
      width: 100%; padding: 13px 16px;
      background: #ffffff; border: 1.5px solid #d0d9e6; border-radius: 4px;
      font-family: 'DM Sans', sans-serif; font-size: 0.93rem; font-weight: 400;
      color: var(--light-text); outline: none;
      transition: border-color 0.2s, box-shadow 0.2s;
    }
    .fg input::placeholder { color: #b0bdc8; }
    .fg input:focus, .fg select:focus { border-color: var(--gold); box-shadow: 0 0 0 3px rgba(201,168,76,0.15); }
    .fg-hint { font-size: 0.72rem; font-weight: 300; color: var(--light-muted); margin-top: 6px; }
    .select-wrap { position: relative; }
    .select-wrap::after {
      content: ''; position: absolute; right: 14px; top: 50%; transform: translateY(-50%);
      border-left: 5px solid transparent; border-right: 5px solid transparent;
      border-top: 5px solid var(--light-muted); pointer-events: none;
    }
    .select-wrap select { appearance: none; padding-right: 36px; }
    .sms-consent {
      margin: -2px 0 18px;
      padding: 14px 14px 13px;
      background: #f8fafc;
      border: 1px solid #dbe3ee;
      border-radius: 4px;
    }
    .sms-consent-label {
      display: flex;
      gap: 10px;
      align-items: flex-start;
      font-size: 0.72rem;
      font-weight: 300;
      line-height: 1.55;
      color: var(--light-mid);
    }
    .sms-consent-label input {
      width: 16px;
      height: 16px;
      flex: 0 0 16px;
      margin-top: 2px;
      accent-color: var(--gold);
      cursor: pointer;
    }
    .sms-consent-label span { flex: 1; }
    .sms-consent-links {
      display: flex;
      flex-wrap: wrap;
      gap: 8px;
      margin: 9px 0 0 26px;
      font-size: 0.68rem;
      line-height: 1.45;
      color: var(--light-muted);
    }
    .sms-consent-links a {
      color: var(--gold-dim);
      text-decoration: none;
      font-weight: 500;
    }
    .sms-consent-links a:hover { color: var(--gold); text-decoration: underline; }
    .submit-btn {
      width: 100%; padding: 15px; background: var(--navy); color: var(--white);
      border: none; border-radius: 4px; font-family: 'DM Sans', sans-serif;
      font-size: 0.75rem; font-weight: 600; letter-spacing: 0.14em; text-transform: uppercase;
      cursor: pointer; transition: background 0.2s, transform 0.15s; margin-top: 6px;
    }
    .submit-btn:hover { background: var(--navy-card); transform: translateY(-1px); }
    .submit-btn:disabled { opacity: 0.55; cursor: not-allowed; transform: none; }
    .privacy-note { text-align: center; font-size: 0.72rem; color: var(--light-muted); margin-top: 12px; }
    .error-msg {
      display: none; text-align: center; font-size: 0.82rem; color: #b91c1c;
      margin-top: 10px; background: #fef2f2; border: 1px solid #fca5a5;
      padding: 10px 14px; border-radius: 4px;
    }
    .success-state { display: none; text-align: center; padding: 36px 20px; }
    .success-state .s-icon { font-size: 3rem; margin-bottom: 16px; }
    .success-state h3 { font-family: 'Cormorant Garamond', serif; font-size: 1.9rem; font-weight: 600; color: var(--navy); margin-bottom: 10px; }
    .success-state p { font-size: 0.9rem; font-weight: 300; color: var(--light-mid); }

    /* ══════════════════════════════════════════
       PULL QUOTE
    ══════════════════════════════════════════ */
    .pull-quote {
      background: var(--navy-mid); border-top: 1px solid var(--border-gold);
      border-bottom: 1px solid var(--border-gold);
      padding: clamp(52px,6vw,80px) clamp(28px,8vw,140px); text-align: center;
    }
    .pull-quote p {
      font-family: 'Cormorant Garamond', serif;
      font-size: clamp(1.55rem,3vw,2.5rem); font-weight: 300; font-style: italic;
      color: rgba(255,255,255,0.85); max-width: 840px; margin: 0 auto; line-height: 1.5;
    }
    .pull-quote p::before { content: '\201C'; color: var(--gold); margin-right: 3px; }
    .pull-quote p::after  { content: '\201D'; color: var(--gold); margin-left: 3px; }

    /* ══════════════════════════════════════════
       FOOTER
    ══════════════════════════════════════════ */
    .site-footer { background: #080e1a; border-top: 1px solid var(--border-gold); }
    .footer-inner { max-width: 1200px; margin: 0 auto; padding: clamp(48px,5vw,80px) clamp(28px,5vw,72px) clamp(28px,3vw,44px); }
    .footer-cols { display: grid; grid-template-columns: 1fr; gap: 48px; margin-bottom: 44px; }
    @media (min-width: 640px) { .footer-cols { grid-template-columns: 1fr 1fr; } }
    .footer-col-label { font-size: 0.58rem; letter-spacing: 0.26em; text-transform: uppercase; color: var(--gold); margin-bottom: 22px; }
    .footer-contact-block { display: flex; gap: 20px; align-items: flex-start; }
    .footer-avatar { width: 66px; height: 66px; border-radius: 50%; object-fit: cover; object-position: top center; border: 2px solid var(--gold); flex-shrink: 0; box-shadow: 0 0 0 4px rgba(201,168,76,0.1); }
    .footer-contact-rows { display: flex; flex-direction: column; gap: 8px; }
    .footer-card-name { font-family: 'Cormorant Garamond', serif; font-size: 1.3rem; font-weight: 600; color: var(--white); line-height: 1.1; }
    .footer-card-title { font-size: 0.63rem; letter-spacing: 0.12em; text-transform: uppercase; color: var(--text-muted); margin-bottom: 4px; }
    .footer-contact-row { display: flex; align-items: center; gap: 10px; text-decoration: none; font-size: 0.8rem; font-weight: 300; color: var(--text-mid); transition: color 0.18s; }
    .footer-contact-row:hover { color: var(--gold-lt); }
    .footer-contact-row svg { flex-shrink: 0; color: var(--gold-dim); }
    .footer-links-list { display: flex; flex-direction: column; gap: 16px; }
    .footer-link-item { display: flex; align-items: center; gap: 11px; text-decoration: none; font-size: 0.82rem; font-weight: 300; color: var(--text-mid); transition: color 0.18s; }
    .footer-link-item:hover { color: var(--gold-lt); }
    .footer-link-item svg { flex-shrink: 0; color: var(--gold); }
    .footer-barrett-logo { margin-top: 32px; padding-top: 24px; border-top: 1px solid var(--border-dark); }
    .footer-barrett-logo img { height: 28px; width: auto; mix-blend-mode: screen; opacity: 0.7; }
    .footer-bottom { padding-top: 24px; border-top: 1px solid var(--border-dark); }
    .footer-legal-row { font-size: 0.68rem; font-weight: 300; color: var(--text-muted); letter-spacing: 0.04em; }

    /* ══════════════════════════════════════════ MOBILE */
    @media (max-width: 859px) { .hero-contact-card { max-width: 100%; } }
    @media (max-width: 540px) { .stats-row { gap: 20px; } .stat .num { font-size: 1.9rem; } }
  


/* ── Mortgage Calculator buttons: hidden on all screen sizes ── */
.calc-cta-wrap, .calc-cta-mobile { display: none !important; }