/* Layout: luxury-brokerage look. Deep night-sky navy bands with a Front Range ridgeline, white content sections, brass accents. */
:root{
  --ink:#0F1C2B;        /* night navy: hero, footer, headings */
  --ink-2:#1B2E44;
  --paper:#FFFFFF;
  --mist:#F2F4F6;       /* tinted sections */
  --line:#DDE2E8;
  --text:#22303F;
  --muted:#5E6B7A;
  --brass:#B8915A;      /* accent */
  --brass-dk:#8E6C3C;
  --on-ink:#F4F1EC;
  --display:"Marcellus","Cormorant Garamond",Georgia,serif;
  --body:"Manrope",system-ui,-apple-system,"Segoe UI",sans-serif;
  color-scheme:light;
}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}}
body{margin:0;background:var(--paper);color:var(--text);font-family:var(--body);font-size:17px;line-height:1.65;-webkit-font-smoothing:antialiased}
img{max-width:100%}
.wrap{max-width:1180px;margin:0 auto;padding-left:max(20px,env(safe-area-inset-left,0px));padding-right:max(20px,env(safe-area-inset-right,0px))}
.narrow{max-width:820px}
h1,h2,h3{font-family:var(--display);font-weight:400;color:var(--ink);line-height:1.15;text-wrap:balance;margin:0}
h1{font-size:clamp(2.3rem,5vw,3.9rem)}
h2{font-size:clamp(1.9rem,3.6vw,2.8rem)}
h3{font-size:1.45rem}
p{margin:0}
a{color:var(--brass-dk)}
a:focus-visible,button:focus-visible,summary:focus-visible,input:focus-visible,select:focus-visible{outline:2px solid var(--brass);outline-offset:3px}
.eyebrow{font-size:.74rem;font-weight:700;letter-spacing:.2em;text-transform:uppercase;color:var(--brass-dk)}
.eyebrow.light{color:var(--brass)}
.small{font-size:.85rem;color:var(--muted)}
.sel{user-select:all}
section{padding-block:96px}
.tint{background:var(--mist)}
.sec-head{display:grid;gap:10px;margin-bottom:44px;max-width:62ch}

/* buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;font-family:var(--body);font-weight:700;font-size:.82rem;letter-spacing:.14em;text-transform:uppercase;text-decoration:none;padding:16px 28px;border:1px solid transparent;cursor:pointer;transition:background .2s,color .2s,border-color .2s}
.btn-sm{padding:11px 18px;font-size:.72rem}
.btn-brass{background:var(--brass);color:var(--ink)}
.btn-brass:hover{background:var(--on-ink)}
.btn-line{border-color:rgba(244,241,236,.6);color:var(--on-ink)}
.btn-line:hover{background:var(--on-ink);color:var(--ink)}
.btn-ink{background:var(--ink);color:var(--on-ink)}
.btn-ink:hover{background:var(--brass);color:var(--ink)}
.btn-row{display:flex;flex-wrap:wrap;gap:14px;margin-top:32px}

/* header */
.site-head{position:sticky;top:env(safe-area-inset-top,0px);z-index:20;background:var(--ink);color:var(--on-ink);border-bottom:1px solid rgba(255,255,255,.08)}
body::before{content:"";position:fixed;inset:0 0 auto;height:env(safe-area-inset-top,0px);z-index:21;background:var(--ink)}
.head-row{display:flex;align-items:center;justify-content:space-between;gap:20px;padding-block:16px}
.logo{display:grid;text-decoration:none;color:var(--on-ink)}
.logo-name{font-family:var(--display);font-size:1.5rem;letter-spacing:.06em;text-transform:uppercase;line-height:1.1}
.logo-sub{font-size:.68rem;letter-spacing:.2em;text-transform:uppercase;color:var(--brass)}
.site-nav{display:flex;align-items:center;gap:26px}
.site-nav a:not(.btn){color:var(--on-ink);text-decoration:none;font-size:.78rem;font-weight:600;letter-spacing:.16em;text-transform:uppercase;padding-block:6px;border-bottom:1px solid transparent}
.site-nav a:not(.btn):hover,.site-nav a[aria-current="page"]{border-bottom-color:var(--brass)}
.menu-btn{display:none;background:none;border:1px solid rgba(255,255,255,.4);color:var(--on-ink);font:600 .75rem var(--body);letter-spacing:.16em;text-transform:uppercase;padding:10px 14px;cursor:pointer}

/* hero */
.hero,.page-hero{background:radial-gradient(ellipse at 75% 0%,var(--ink-2),var(--ink) 65%);color:var(--on-ink);position:relative;overflow:hidden;padding-block:96px 150px}
.page-hero{padding-block:80px 140px}
.page-hero.short{padding-block:72px}
.hero h1,.page-hero h1{color:var(--on-ink)}
.hero-grid{display:grid;grid-template-columns:1.35fr 1fr;gap:56px;align-items:center;position:relative;z-index:1}
.page-hero .wrap{position:relative;z-index:1;display:grid;gap:18px;max-width:900px;margin-left:max(0px,calc((100% - 1180px)/2))}
.lede{font-size:1.15rem;color:rgba(244,241,236,.85);max-width:56ch;margin-top:18px}
.page-hero .lede{margin-top:0}
.hero h1{margin-top:16px}
.portrait{display:block;width:100%;height:auto;aspect-ratio:4/5;max-width:100%;object-fit:cover;object-position:50% 20%;background:#fff;border:1px solid rgba(184,145,90,.5);outline:1px solid rgba(184,145,90,.5);outline-offset:12px}
.hero .portrait{max-width:440px;justify-self:end}
.portrait.tall{border-color:var(--line);outline-color:var(--line);max-width:480px}
.ridge{position:absolute;left:0;right:0;bottom:-1px;width:100%;height:150px;pointer-events:none}
.ridge .r1{fill:#22374F}
.ridge .r2{fill:var(--paper)}
.page-hero.short .ridge{display:none}

/* home: paths */
.paths{padding-block:0 96px;margin-top:-40px;position:relative;z-index:2}
.path-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:24px}
.path{background:var(--paper);border:1px solid var(--line);padding:36px 32px;text-decoration:none;color:var(--text);display:grid;gap:12px;align-content:start;box-shadow:0 18px 40px -24px rgba(15,28,43,.35);transition:transform .2s,border-color .2s}
.path:hover{transform:translateY(-3px);border-color:var(--brass)}
.more{font-size:.76rem;font-weight:700;letter-spacing:.14em;text-transform:uppercase;color:var(--brass-dk);margin-top:6px}

/* split */
.split-grid{display:grid;grid-template-columns:1fr 1fr;gap:64px;align-items:center}
.split-grid>div{min-width:0;display:grid;gap:18px;align-content:start}
.split .btn{justify-self:start;margin-top:8px}
.promise{list-style:none;margin:0;padding:0;display:grid;grid-template-columns:1fr 1fr;gap:1px;background:var(--line);border:1px solid var(--line)}
.promise li{background:var(--paper);padding:28px;display:grid;gap:6px}
.promise b{font-family:var(--display);font-weight:400;font-size:1.3rem;color:var(--ink)}
.promise span{color:var(--muted);font-size:.95rem}

/* resources */
.resources{background:var(--mist)}
.res-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:20px}
.res{background:var(--paper);padding:30px 26px;text-decoration:none;color:var(--text);display:grid;gap:10px;align-content:start;border-top:3px solid var(--brass);transition:box-shadow .2s}
.res:hover{box-shadow:0 14px 30px -20px rgba(15,28,43,.4)}
.res p{color:var(--muted);font-size:.95rem}

/* areas */
.area-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:0;border-top:1px solid var(--line)}
.area{padding:32px 28px 8px 0;display:grid;gap:12px;align-content:start}
.area+.area{padding-left:28px;border-left:1px solid var(--line)}
.area p{color:var(--muted);font-size:.95rem}
.stat{display:grid;gap:2px;margin-top:6px}
.stat b{font-family:var(--display);font-weight:400;font-size:1.7rem;color:var(--ink);font-variant-numeric:tabular-nums}
.stat small{font-size:.72rem;color:var(--muted)}

/* steps */
.steps{list-style:none;margin:0;padding:0;display:grid;grid-template-columns:repeat(3,1fr);gap:48px 40px;counter-reset:s}
.steps li{counter-increment:s;display:grid;gap:10px;padding-top:22px;border-top:1px solid var(--line);position:relative}
.steps li::before{content:"Step " counter(s);font-size:.72rem;font-weight:700;letter-spacing:.2em;text-transform:uppercase;color:var(--brass-dk)}
.steps p{color:var(--muted)}
.three{display:grid;grid-template-columns:repeat(3,1fr);gap:40px}
.three>div{display:grid;gap:10px;align-content:start}
.three p{color:var(--muted)}

/* faq */
.faq{border-top:1px solid var(--line)}
.faq details{border-bottom:1px solid var(--line)}
.faq summary{cursor:pointer;list-style:none;padding:22px 40px 22px 0;font-family:var(--display);font-size:1.25rem;color:var(--ink);position:relative}
.faq summary::-webkit-details-marker{display:none}
.faq summary::after{content:"+";position:absolute;right:4px;top:18px;font-size:1.5rem;color:var(--brass-dk)}
.faq details[open] summary::after{content:"–"}
.faq details p{padding-bottom:22px;color:var(--muted);max-width:68ch}

.value-card{background:var(--paper);border:1px solid var(--line);padding:36px;display:grid;gap:18px;justify-items:start}

/* calculator */
.calc{display:grid;grid-template-columns:1.1fr 1fr;gap:56px;align-items:start}
.calc-form{display:grid;gap:20px;min-width:0}
.calc-form label{display:grid;gap:8px;font-size:.78rem;font-weight:700;letter-spacing:.12em;text-transform:uppercase;color:var(--ink)}
.pair{display:grid;grid-template-columns:1fr 1fr;gap:16px}
.field{position:relative;display:block}
.field input,.calc-form select{width:100%;font:500 1.05rem var(--body);color:var(--text);background:var(--paper);border:1px solid var(--line);padding:14px 14px;border-radius:0;letter-spacing:0;text-transform:none;font-variant-numeric:tabular-nums;-moz-appearance:textfield}
.field input::-webkit-inner-spin-button{opacity:.5}
.money input{padding-left:30px}
.money::before{content:"$";position:absolute;left:14px;top:50%;transform:translateY(-50%);color:var(--muted);font-weight:500;letter-spacing:0}
.pct input{padding-right:34px}
.pct::after{content:"%";position:absolute;right:14px;top:50%;transform:translateY(-50%);color:var(--muted);font-weight:500;letter-spacing:0}
.adv{border:1px solid var(--line);padding:0 18px}
.adv summary{cursor:pointer;padding:16px 0;font-weight:700;font-size:.8rem;letter-spacing:.12em;text-transform:uppercase;color:var(--ink)}
.adv[open]{padding-bottom:18px}
.adv .pair+.pair{margin-top:16px}
.calc-out{background:var(--ink);color:var(--on-ink);padding:40px;display:grid;gap:18px;position:sticky;top:110px;min-width:0}
.total{font-family:var(--display);font-size:clamp(2.8rem,6vw,4rem);line-height:1;color:var(--on-ink);font-variant-numeric:tabular-nums}
.bar{display:flex;height:12px;gap:2px;background:rgba(255,255,255,.08)}
.bar span{display:block;height:100%;transition:flex-grow .3s}
.legend{list-style:none;margin:0;padding:0;display:grid;gap:8px}
.legend li{display:grid;grid-template-columns:12px 1fr auto;gap:12px;align-items:center;font-size:.95rem;font-variant-numeric:tabular-nums}
.legend i{width:12px;height:12px;display:block}
.legend b{font-weight:600}
.facts{display:grid;grid-template-columns:repeat(3,1fr);gap:12px;margin:6px 0 0;padding-top:18px;border-top:1px solid rgba(255,255,255,.15)}
.facts dt{font-size:.68rem;letter-spacing:.16em;text-transform:uppercase;color:var(--brass)}
.facts dd{margin:4px 0 0;font-weight:600;font-variant-numeric:tabular-nums}
.calc-out .btn{justify-self:start}
.table-wrap{overflow-x:auto;max-height:520px;overflow-y:auto;background:var(--paper);border:1px solid var(--line)}
.amort{width:100%;border-collapse:collapse;font-variant-numeric:tabular-nums;font-size:.95rem}
.amort th{position:sticky;top:0;background:var(--ink);color:var(--on-ink);font-size:.7rem;letter-spacing:.16em;text-transform:uppercase;text-align:right;padding:14px 18px}
.amort th:first-child,.amort td:first-child{text-align:left}
.amort td{padding:11px 18px;text-align:right;border-bottom:1px solid var(--line)}

/* about / contact */
.prose{display:grid;gap:18px}
.prose p{max-width:62ch}
.contact-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:24px}
.contact-card{border:1px solid var(--line);padding:32px;display:grid;gap:14px;align-content:start;justify-items:start}
.big{font-family:var(--display);font-size:2rem;color:var(--ink);overflow-wrap:anywhere}
.big.sm{font-size:1.25rem}
.copy{background:none;border:1px solid var(--line);padding:9px 14px;font:700 .7rem var(--body);letter-spacing:.14em;text-transform:uppercase;color:var(--ink);cursor:pointer}
.copy:hover{border-color:var(--brass)}
.soc{list-style:none;padding:0;margin:0;display:grid;gap:8px;font-size:1.05rem}

/* CTA band + footer */
.cta-band{background:var(--ink-2);color:var(--on-ink);padding-block:80px}
.cta-row{display:grid;grid-template-columns:1.5fr 1fr;gap:48px;align-items:center}
.cta-row>div{display:grid;gap:14px}
.cta-band h2{color:var(--on-ink)}
.cta-band p{color:rgba(244,241,236,.82)}
.cta-actions{justify-items:start}
.call{font-size:.95rem}
.call .sel{color:var(--on-ink);font-weight:700}
.site-foot{background:var(--ink);color:rgba(244,241,236,.75);padding-block:72px 32px;font-size:.92rem}
.site-foot a{color:var(--on-ink);text-decoration:none}
.site-foot a:hover{color:var(--brass)}
.foot-grid{display:grid;grid-template-columns:1.6fr 1fr 1fr 1fr;gap:40px}
.foot-grid>div{display:grid;gap:12px;align-content:start}
.foot-grid .logo-name{color:var(--on-ink)}
.foot-h{font-size:.7rem;font-weight:700;letter-spacing:.2em;text-transform:uppercase;color:var(--brass)}
.site-foot ul{list-style:none;margin:0;padding:0;display:grid;gap:8px}
.foot-contact{color:var(--on-ink)}
.legal{margin-top:56px;padding-top:24px;border-top:1px solid rgba(255,255,255,.12);display:grid;gap:6px;font-size:.78rem}

/* responsive */
@media (max-width:1000px){
  .res-grid,.area-grid{grid-template-columns:1fr 1fr}
  .area:nth-child(3){padding-left:0;border-left:0}
  .foot-grid{grid-template-columns:1fr 1fr}
  .steps{grid-template-columns:1fr 1fr}
}
@media (max-width:860px){
  .menu-btn{display:block}
  .site-nav{display:none;position:absolute;left:0;right:0;top:100%;background:var(--ink);flex-direction:column;align-items:stretch;gap:0;padding:8px max(20px,env(safe-area-inset-right,0px)) 20px max(20px,env(safe-area-inset-left,0px));border-bottom:1px solid rgba(255,255,255,.1)}
  .site-nav.open{display:flex}
  .site-nav a:not(.btn){padding-block:14px;border-bottom:1px solid rgba(255,255,255,.08)}
  .site-nav .btn{margin-top:14px}
  .hero-grid,.split-grid,.calc,.cta-row,.path-grid,.three,.contact-grid{grid-template-columns:1fr}
  .hero .portrait{max-width:300px}
  .portrait.tall{max-width:340px}
  .calc-out{position:static}
  section{padding-block:68px}
  .hero{padding-block:64px 120px}
  .page-hero{padding-block:56px 110px}
  .ridge{height:90px}
}
@media (max-width:560px){
  .res-grid,.area-grid,.steps,.foot-grid,.promise{grid-template-columns:1fr}
  .area,.area+.area{padding-left:0;border-left:0;padding-right:0}
  .pair{grid-template-columns:1fr}
  .facts{grid-template-columns:1fr 1fr}
  .calc-out{padding:28px 22px}
  body{font-size:16px}
}
@media (prefers-reduced-motion:reduce){*{transition:none!important}}

.home-calc .sec-head{margin-bottom:36px}
.home-calc .calc{margin-bottom:28px}
.bilingual{display:inline-block;justify-self:start;font-size:.78rem;font-weight:700;letter-spacing:.14em;text-transform:uppercase;color:var(--ink);border:1px solid var(--brass);padding:8px 14px}
.prose h3{margin-top:10px}
.promise.four{grid-template-columns:repeat(4,1fr)}
.home-calc>section{padding-block:0}