/* reddeermortgagebroker.com — evergreen / rust / cream. Mobile-first, no web fonts, no frameworks. */
:root{
  --ever:#1f4d3f; --ever-d:#143329; --ever-l:#e3ece6; --rust:#b8471f; --rust-d:#963817; --peach:#e8a87c;
  --cream:#faf6ef; --sand:#f1e9dc; --ink:#1d2421; --mute:#4f5a55; --line:#d9d1c3; --white:#fff;
  --serif:Georgia,"Iowan Old Style","Palatino Linotype",Palatino,"Times New Roman",serif;
  --sans:system-ui,-apple-system,"Segoe UI",Roboto,"Helvetica Neue",Arial,sans-serif;
  --r:14px; --shadow:0 1px 2px rgba(20,51,41,.06),0 8px 24px rgba(20,51,41,.08);
}
*,*::before,*::after{box-sizing:border-box}
html{-webkit-text-size-adjust:100%;scroll-padding-top:5rem}
body{margin:0;background:var(--cream);color:var(--ink);font:1.0625rem/1.65 var(--sans);padding-bottom:4.25rem}
img,svg,picture{max-width:100%;height:auto;display:block}
a{color:var(--ever);text-decoration-thickness:1px;text-underline-offset:.18em}
a:hover{color:var(--rust-d)}
:focus-visible{outline:3px solid var(--rust);outline-offset:3px;border-radius:4px}
h1,h2,h3{font-family:var(--serif);font-weight:700;line-height:1.18;color:var(--ever-d);letter-spacing:-.01em}
h1{font-size:clamp(2rem,6vw,3.25rem);margin:.2em 0 .35em}
h2{font-size:clamp(1.5rem,4vw,2.1rem);margin:1.6em 0 .5em}
h3{font-size:1.2rem;margin:1.4em 0 .4em}
.h-sm{font-size:1.25rem}
p,ul,ol,dl{margin:0 0 1em}
.small{font-size:.9rem;color:var(--mute)}
.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}
.skip{position:absolute;left:.5rem;top:-3rem;z-index:100;background:var(--ever-d);color:#fff;padding:.6rem 1rem;border-radius:8px}
.skip:focus{top:.5rem;color:#fff}
.wrap{width:min(1160px,100% - 2.5rem);margin-inline:auto}
.narrow{max-width:780px}
.i{width:1.1em;height:1.1em;flex:none}

/* top compliance strip + header */
.topbar{background:var(--ever-d);color:#dfe9e3;font-size:.8rem}
.topbar-in{display:flex;justify-content:space-between;gap:1rem;padding:.35rem 0}
.topbar p{margin:0}.topbar a{color:#fff}.topbar .brk{color:var(--peach)}
.topbar-r{display:none}
.hd{background:var(--cream);border-bottom:1px solid var(--line);position:sticky;top:0;z-index:40}
.hd-in{display:flex;align-items:center;gap:.75rem;padding:.6rem 0;position:relative}
.brand{display:flex;align-items:center;gap:.6rem;text-decoration:none;color:var(--ink);margin-right:auto}
.mark{width:42px;height:42px}
.brand-name{display:block;font-family:var(--serif);font-weight:700;font-size:1.15rem;color:var(--ever-d);line-height:1.1}
.brand-sub{display:block;font-size:.74rem;color:var(--mute);line-height:1.2}
.menu summary{list-style:none;cursor:pointer;display:flex;align-items:center;gap:.45rem;padding:.55rem .8rem;border:1px solid var(--line);border-radius:999px;font-weight:600;font-size:.9rem;background:#fff}
.menu summary::-webkit-details-marker{display:none}
.burger,.burger::before,.burger::after{display:block;width:18px;height:2px;background:var(--ever-d);border-radius:2px;position:relative}
.burger::before,.burger::after{content:"";position:absolute;left:0}
.burger::before{top:-6px}.burger::after{top:6px}
.menu[open] .burger{background:transparent}
.menu[open] .burger::before{top:0;transform:rotate(45deg)}
.menu[open] .burger::after{top:0;transform:rotate(-45deg)}
.menu nav{position:absolute;left:0;right:0;top:100%;background:var(--cream);border-bottom:1px solid var(--line);box-shadow:var(--shadow);padding:.5rem 0 1rem}
.menu ul{list-style:none;margin:0;padding:0}
.menu a{display:block;padding:.75rem .25rem;font-weight:600;text-decoration:none;color:var(--ink);border-bottom:1px solid var(--sand)}
.menu a[aria-current]{color:var(--rust-d)}
.hd-book{display:none}
.nav-desk{display:none}
.hd .hd-book{display:none}
@media (min-width:980px){
  .topbar-r{display:block}
  .menu{display:none}
  .nav-desk{display:block}
  .nav-desk ul{display:flex;gap:1.3rem;list-style:none;margin:0 .5rem 0 0;padding:0}
  .nav-desk a{display:block;padding:.4rem 0;font-weight:600;font-size:.95rem;text-decoration:none;color:var(--ink)}
  .nav-desk a:hover{color:var(--rust-d)}
  .nav-desk a[aria-current]{color:var(--rust-d);box-shadow:inset 0 -2px 0 var(--rust)}
  .hd .hd-book{display:inline-flex}
}
@media (max-width:420px){.brand-sub{font-size:.68rem}.mark{width:36px;height:36px}}
/* buttons */
.btns{display:flex;flex-wrap:wrap;gap:.6rem;margin:1.25rem 0}
.btn{display:inline-flex;align-items:center;justify-content:center;gap:.5rem;min-height:48px;padding:.7rem 1.25rem;border-radius:999px;font-weight:700;text-decoration:none;border:2px solid transparent;line-height:1.2;font-size:1rem}
.btn-sm{min-height:40px;padding:.45rem 1rem;font-size:.9rem}
.btn-block{display:flex;width:100%;margin-bottom:.55rem}
.btn-rust{background:var(--rust);color:#fff}
.btn-rust:hover{background:var(--rust-d);color:#fff}
.btn-line{border-color:var(--ever);color:var(--ever);background:#fff}
.btn-line:hover{background:var(--ever-l);color:var(--ever-d)}
.btn-ghost{border-color:rgba(255,255,255,.8);color:#fff;background:rgba(0,0,0,.15)}
.btn-ghost:hover{background:#fff;color:var(--ever-d)}

/* photo backdrops: hero, page heads, CTA band */
.hero,.ph,.band{position:relative;isolation:isolate;color:#fff;overflow:hidden;background:var(--ever-d)}
.bg{position:absolute;inset:0;z-index:-2}
.bg img{width:100%;height:100%;object-fit:cover}
.hero::before,.ph::before,.band::before{content:"";position:absolute;inset:0;z-index:-1}
.hero::before{background:linear-gradient(180deg,rgba(12,30,24,.55) 0%,rgba(12,30,24,.72) 55%,rgba(12,30,24,.9) 100%)}
.ph::before{background:linear-gradient(100deg,rgba(12,30,24,.9) 0%,rgba(12,30,24,.74) 60%,rgba(12,30,24,.55) 100%)}
.band::before{background:rgba(14,36,29,.82)}
.hero h1,.ph h1,.band h2{color:#fff}
.hero-in{padding:3.5rem 0 1.5rem;max-width:760px}
.kicker,.eyebrow{font-size:.78rem;letter-spacing:.12em;text-transform:uppercase;font-weight:700;margin:0 0 .5rem}
.kicker{color:var(--peach)}
.eyebrow{color:var(--rust-d)}
.hero-lead{font-size:1.15rem;max-width:42em;color:#f2efe8}
.hero-note{font-size:.95rem;color:#e6e1d6}.hero-note a{color:#fff}
.credit{font-size:.72rem;color:rgba(255,255,255,.78);margin:0;padding:.6rem 0 .8rem;text-align:right}
.credit a{color:rgba(255,255,255,.92)}
.ph-in{padding:2rem 0 1rem}
.ph .lead{font-size:1.12rem;max-width:44em;color:#f0ece4}
.byline{font-size:.88rem;color:#e0dbd0}
.crumbs ol{list-style:none;display:flex;flex-wrap:wrap;gap:.25rem .5rem;padding:0;margin:0 0 .5rem;font-size:.85rem}
.crumbs li+li::before{content:"/";margin-right:.5rem;opacity:.6}
.crumbs a{color:#fff}
@media (min-width:760px){.hero-in{padding:6.5rem 0 3rem}.ph-in{padding:3.5rem 0 1.5rem}}

/* sections */
.sec{padding:2.75rem 0}
.sec > .wrap > h2:first-child,.sec h2:first-of-type{margin-top:.2em}
.sec-soft{background:var(--sand)}
.sec-photo{background:var(--ever-l)}
.split{display:grid;gap:2rem;align-items:start}
@media (min-width:880px){.split{grid-template-columns:1.4fr 1fr}}

/* numbered situation paths */
.paths{list-style:none;padding:0;margin:1.5rem 0 0;display:grid;gap:.9rem}
@media (min-width:700px){.paths{grid-template-columns:repeat(2,1fr)}}
@media (min-width:1050px){.paths{grid-template-columns:repeat(3,1fr)}}
.paths a{display:grid;grid-template-columns:auto 1fr;gap:.15rem .9rem;padding:1.1rem 1.2rem;background:#fff;border:1px solid var(--line);border-radius:var(--r);text-decoration:none;color:var(--ink);height:100%;transition:border-color .15s,transform .15s}
.paths a:hover{border-color:var(--rust);transform:translateY(-2px)}
.paths .n{grid-row:span 2;font-family:var(--serif);font-size:1.6rem;color:var(--rust);line-height:1}
.paths strong{font-size:1.08rem;color:var(--ever-d)}
.paths span:last-child{font-size:.94rem;color:var(--mute)}

/* stat card */
.stat-card{background:var(--ever);color:#fff;border-radius:var(--r);padding:1.5rem;box-shadow:var(--shadow)}
.stat{margin:0;padding:.8rem 0;border-bottom:1px solid rgba(255,255,255,.18)}
.stat:last-child{border:0}
.stat-n{display:block;font-family:var(--serif);font-size:2rem;font-weight:700;color:var(--peach);line-height:1.1}
.stat-l{font-size:.9rem;color:#dfe9e3}

/* steps */
.steps{counter-reset:s;list-style:none;padding:0;display:grid;gap:1rem;margin:1.5rem 0}
@media (min-width:860px){.steps{grid-template-columns:repeat(4,1fr)}}
.steps li{counter-increment:s;background:#fff;border-radius:var(--r);padding:1.2rem;border-top:4px solid var(--ever)}
.steps li::before{content:counter(s);display:inline-grid;place-items:center;width:2rem;height:2rem;border-radius:50%;background:var(--rust);color:#fff;font-weight:700;margin-bottom:.6rem}
.steps strong{display:block;color:var(--ever-d)}

/* meet + headshot */
.meet,.about-top{display:grid;gap:1.5rem;align-items:start}
@media (min-width:700px){.meet,.about-top{grid-template-columns:200px 1fr}}
.headshot img{border-radius:50%;width:180px;height:180px;object-fit:cover;border:5px solid #fff;box-shadow:var(--shadow)}

/* links + more */
.links{list-style:none;padding:0;display:grid;gap:.5rem;margin:1rem 0}
@media (min-width:700px){.links{grid-template-columns:repeat(2,1fr)}}
.links a{display:flex;justify-content:space-between;align-items:center;gap:.75rem;padding:.85rem 1rem;background:#fff;border:1px solid var(--line);border-radius:10px;font-weight:600;text-decoration:none}
.links a:hover{border-color:var(--rust)}
.more{display:inline-flex;align-items:center;gap:.4rem;font-weight:700}

/* posts */
.posts{list-style:none;padding:0;display:grid;gap:1rem;margin:1.25rem 0}
@media (min-width:860px){.posts{grid-template-columns:repeat(3,1fr)}.posts-in{grid-template-columns:1fr}}
.post{display:flex;flex-direction:column;gap:.35rem;height:100%;padding:1.2rem;background:#fff;border:1px solid var(--line);border-left:4px solid var(--rust);border-radius:10px;text-decoration:none;color:var(--ink)}
.post time{font-size:.8rem;color:var(--mute);text-transform:uppercase;letter-spacing:.06em}
.post-t{font-family:var(--serif);font-weight:700;font-size:1.15rem;color:var(--ever-d);line-height:1.25}
.post-x{font-size:.94rem;color:var(--mute)}

/* content pages */
.cols{display:grid;gap:2rem;padding:2.25rem 0}
.wrap:not(.cols) > .prose{padding:2.25rem 0;max-width:780px}
@media (min-width:980px){.cols{grid-template-columns:minmax(0,1fr) 320px;align-items:start}}
.prose{min-width:0}
.prose > h2:first-child{margin-top:0}
.prose li{margin-bottom:.35rem}
.side{background:#fff;border:1px solid var(--line);border-top:5px solid var(--rust);border-radius:var(--r);padding:1.3rem;box-shadow:var(--shadow)}
@media (min-width:980px){.side{position:sticky;top:6rem}}
.side h2{margin-top:0;font-size:1.35rem}
.side-fine{font-size:.8rem;color:var(--mute);margin:.5rem 0 0}
.cards{list-style:none;padding:0;display:grid;gap:1rem}
@media (min-width:700px){.cards{grid-template-columns:repeat(2,1fr)}}
.cards a{display:block;height:100%;padding:1.2rem;background:#fff;border:1px solid var(--line);border-radius:var(--r);text-decoration:none;color:var(--ink)}
.cards a:hover{border-color:var(--rust)}
.cards h2{font-size:1.2rem;margin:0 0 .35rem}
.cards p{margin:0;color:var(--mute);font-size:.95rem}
.hood dt{font-family:var(--serif);font-weight:700;font-size:1.12rem;color:var(--ever-d);margin-top:1rem}
.hood dd{margin:0 0 .5rem;padding-left:1rem;border-left:3px solid var(--ever-l)}
.timeline{list-style:none;padding:0;border-left:3px solid var(--rust);margin-left:.4rem}
.timeline li{padding:0 0 1rem 1.1rem;position:relative}
.timeline li::before{content:"";position:absolute;left:-.55rem;top:.45rem;width:.8rem;height:.8rem;border-radius:50%;background:var(--ever)}
.table-wrap{overflow-x:auto;margin:1.25rem 0;border:1px solid var(--line);border-radius:10px;background:#fff}
table{border-collapse:collapse;width:100%;font-size:.95rem}
caption{text-align:left;font-weight:700;padding:.75rem 1rem;color:var(--ever-d)}
th,td{padding:.6rem 1rem;text-align:left;border-top:1px solid var(--sand);vertical-align:top}
thead th{background:var(--ever-l);color:var(--ever-d)}
td img{border-radius:6px}
.sources{margin-top:2rem;padding:1rem 1.25rem;background:var(--sand);border-radius:10px;font-size:.92rem}
.sources h2{margin-top:0}

/* FAQ */
.qa{background:#fff;border:1px solid var(--line);border-radius:10px;margin:0 0 .6rem}
.qa summary{cursor:pointer;padding:1rem 2.6rem 1rem 1.1rem;font-weight:700;position:relative;list-style:none;color:var(--ever-d)}
.qa summary::-webkit-details-marker{display:none}
.qa summary::after{content:"+";position:absolute;right:1.1rem;top:.75rem;font-size:1.4rem;color:var(--rust)}
.qa[open] summary::after{content:"–"}
.qa > div{padding:0 1.1rem .4rem}

/* CTA band */
.band{padding:3.5rem 0 0}
.band-in{max-width:820px}
.band p{color:#ece8df}
.band a:not(.btn){color:#fff}
.band-small{font-size:.92rem}

/* contact + form */
.contact-grid{display:grid;gap:2rem}
@media (min-width:900px){.contact-grid{grid-template-columns:1fr 1.15fr}}
.ways{list-style:none;padding:0;display:grid;gap:.6rem}
.ways a{display:block;padding:.9rem 1.1rem;background:#fff;border:1px solid var(--line);border-radius:10px;text-decoration:none}
.ways strong{display:block;color:var(--ever-d)}
.ways span{font-size:.9rem;color:var(--mute)}
.form-card{background:#fff;border:1px solid var(--line);border-radius:var(--r);padding:1.4rem;box-shadow:var(--shadow)}
.form-card h2{margin-top:0}
.f{margin-bottom:1rem}
.f label{display:block;font-weight:600;margin-bottom:.3rem}
input,select,textarea{width:100%;font:inherit;padding:.7rem .8rem;border:1.5px solid #b9b1a3;border-radius:8px;background:#fff;color:var(--ink);min-height:48px}
input:focus,select:focus,textarea:focus{border-color:var(--ever);outline:3px solid rgba(31,77,63,.25);outline-offset:0}
.check{display:flex;gap:.6rem;align-items:flex-start}
.check input{width:1.3rem;height:1.3rem;min-height:0;margin-top:.25rem;flex:none}
.check label{font-weight:400;font-size:.95rem}
.hp{position:absolute;left:-9999px;width:1px;height:1px;overflow:hidden}
.err{display:none;background:#fdecea;border-left:4px solid #b3261e;color:#5c1410;padding:.75rem 1rem;border-radius:6px}
.err:target{display:block}

/* calculator */
.calc{display:grid;gap:1.5rem;margin:1.5rem 0}
@media (min-width:860px){.calc{grid-template-columns:1fr 1fr}}
.calc fieldset{border:1px solid var(--line);border-radius:var(--r);background:#fff;padding:1.2rem;margin:0}
.calc legend{font-weight:700;padding:0 .4rem;color:var(--ever-d)}
.calc-out{background:var(--ever);color:#fff;border-radius:var(--r);padding:1.3rem}
.calc-big{margin:0 0 1rem}
#o-pay{display:block;font-family:var(--serif);font-size:2.4rem;font-weight:700;color:var(--peach);line-height:1.1}
.calc-lbl{font-size:.9rem;color:#dfe9e3}
.calc-out dl{display:grid;grid-template-columns:1fr auto;gap:.45rem 1rem;margin:0;font-size:.95rem}
.calc-out dt{color:#dfe9e3}
.calc-out dd{margin:0;font-weight:700;text-align:right}
.calc-out .err{margin-top:1rem}

/* footer */
.ft{background:var(--ever-d);color:#d5e1da;padding:3rem 0 1.5rem;font-size:.94rem}
.ft a{color:#fff}
.ft-grid{display:grid;gap:2rem}
@media (min-width:860px){.ft-grid{grid-template-columns:1.3fr 1fr 1fr}}
.ft-name{font-family:var(--serif);font-size:1.4rem;color:#fff;margin:0 0 .3rem}
.ft-h{font-weight:700;color:var(--peach);text-transform:uppercase;letter-spacing:.08em;font-size:.8rem}
.ft ul{list-style:none;padding:0}
.ft li{margin-bottom:.45rem}
.ft-contact li{display:flex;gap:.5rem;align-items:center}
.ft-social{display:flex;gap:1rem}
.ft-legal{border-top:1px solid rgba(255,255,255,.15);margin-top:1.5rem;padding-top:1.5rem;font-size:.82rem;color:#b9cbc1}
.ft-logo{width:180px;height:auto;background:#fff;border-radius:8px;padding:.5rem .7rem;margin-bottom:1rem}

/* mobile dock */
.dock{position:fixed;left:0;right:0;bottom:0;z-index:50;display:grid;grid-template-columns:1fr 1fr 1.4fr;background:var(--ever-d);border-top:1px solid rgba(255,255,255,.15);padding-bottom:env(safe-area-inset-bottom)}
.dock a{display:flex;align-items:center;justify-content:center;gap:.4rem;min-height:56px;color:#fff;text-decoration:none;font-weight:700;font-size:.95rem}
.dock .dock-book{background:var(--rust)}
@media (min-width:980px){.dock{display:none}body{padding-bottom:0}}

@media (prefers-reduced-motion:reduce){*{transition:none!important;scroll-behavior:auto!important}}
@media print{.dock,.hd,.topbar,.band,.side{display:none}.hero,.ph{color:#000;background:none}.hero::before,.ph::before,.bg{display:none}.hero h1,.ph h1{color:#000}}