/* Michele Milota — premium redesign (navy / slate / gold from Lifetime Home Loans logo) */
:root{--ink:#01243e;--ink2:#0b1f33;--slate:#3c5c75;--mist:#a2abb1;--gold:#b57a2b;--gold2:#d4a24c;--ivory:#faf7f2;--sand:#f3ede3;--text:#2a3440;--muted:#6b7682;--r:18px;--shadow:0 24px 60px -24px rgba(1,36,62,.35);--serif:"Playfair Display",Georgia,"Times New Roman",serif;--sans:"Inter",system-ui,-apple-system,"Segoe UI",Arial,sans-serif;--navy:var(--slate);--orange:var(--gold);--dark:var(--ink);--gray:var(--muted)}
*{box-sizing:border-box}html{scroll-behavior:smooth}
body{margin:0;font-family:var(--sans);color:var(--text);line-height:1.7;background:var(--ivory);-webkit-font-smoothing:antialiased;font-size:16.5px}
img{max-width:100%;height:auto}a{color:var(--slate);text-decoration-color:rgba(181,122,43,.5);text-underline-offset:3px;transition:color .2s}a:hover{color:var(--gold)}
h1,h2,h3{font-family:var(--serif);color:var(--ink);line-height:1.15;font-weight:600;letter-spacing:-.01em}
h2{font-size:clamp(1.8rem,3.2vw,2.6rem);margin:.2em 0 .5em}h3{font-size:1.3rem}
.wrap{max-width:1200px;margin:auto;padding:0 24px}.pad{padding:80px 24px}.center{text-align:center;display:block}
.kicker{display:inline-block;font:600 .75rem/1.4 var(--sans);letter-spacing:.22em;text-transform:uppercase;color:var(--gold)}
.gold-rule{display:block;width:72px;height:2px;background:linear-gradient(90deg,var(--gold),var(--gold2),transparent);margin:18px 0 22px}
.small{font-size:.85em;color:var(--muted)}
/* top bar */
.topbar{background:var(--ink);color:#c9d3dc;font-size:13px;letter-spacing:.03em;padding:8px 0}.topbar .wrap{display:flex;align-items:center;justify-content:space-between;gap:12px}
.tcta{display:flex;gap:10px}.topbar .tcta a{display:inline-block;padding:6px 16px;border-radius:999px;font-weight:600;text-decoration:none;transition:transform .2s,box-shadow .2s,background .2s}
.tcall{color:#fff!important;border:1px solid rgba(255,255,255,.35)}.tcall:hover{background:rgba(255,255,255,.1)}
.tbook{background:linear-gradient(135deg,var(--gold2),var(--gold));color:#fff!important}.tbook:hover{transform:translateY(-1px);box-shadow:0 8px 20px -6px rgba(212,162,76,.7)}
/* header */
header.site{position:sticky;top:0;z-index:40;background:rgba(250,247,242,.82);backdrop-filter:saturate(1.4) blur(14px);-webkit-backdrop-filter:saturate(1.4) blur(14px);border-bottom:1px solid rgba(1,36,62,.08);transition:box-shadow .3s}
body.scrolled header.site{box-shadow:0 10px 30px -18px rgba(1,36,62,.45)}
header.site .wrap{display:flex;align-items:center;justify-content:space-between;padding:12px 24px}
header.site .logo img{width:150px;height:auto;display:block}
nav{display:flex;align-items:center;gap:4px;flex-wrap:nowrap}
nav a{position:relative;text-decoration:none;color:var(--ink);font-weight:500;font-size:14px;padding:8px 9px;white-space:nowrap}
nav>a:not(.btn)::after,.dd>a::after{content:"";position:absolute;left:10px;right:10px;bottom:3px;height:1.5px;background:var(--gold);transform:scaleX(0);transform-origin:left;transition:transform .25s}
nav>a:not(.btn):hover::after,.dd:hover>a::after{transform:scaleX(1)}
nav .btn{margin-left:8px;padding:9px 20px}
.menu{display:none;font-size:24px;background:none;border:1px solid rgba(1,36,62,.2);border-radius:10px;padding:4px 12px;color:var(--ink);cursor:pointer}
.dd{position:relative}.ddm{display:none;position:absolute;top:100%;left:0;min-width:220px;background:rgba(255,255,255,.96);backdrop-filter:blur(12px);border:1px solid rgba(1,36,62,.08);border-radius:14px;box-shadow:var(--shadow);padding:8px;z-index:50}
.ddm a{display:block;padding:10px 14px;border-radius:10px}.ddm a:hover{background:var(--sand)}.dd:hover .ddm,.dd:focus-within .ddm{display:block;animation:pop .2s ease}
@keyframes pop{from{opacity:0;transform:translateY(6px)}}
/* buttons */
.btn{display:inline-block;font:600 15px/1.2 var(--sans);letter-spacing:.01em;padding:14px 26px;border-radius:999px;border:0;cursor:pointer;margin:4px 2px;text-decoration:none;color:#fff!important;background:var(--ink);transition:transform .25s,box-shadow .25s,background .25s}
.btn:hover{transform:translateY(-2px);box-shadow:0 14px 30px -12px rgba(1,36,62,.6)}
.btn.alt{background:transparent;color:var(--ink)!important;box-shadow:inset 0 0 0 1.5px var(--ink)}.btn.alt:hover{background:var(--ink);color:#fff!important}
.btn.book,nav .btn,.cta .btn:first-of-type{background:linear-gradient(135deg,var(--gold2),var(--gold))}
.btn.book:hover{box-shadow:0 14px 30px -10px rgba(212,162,76,.8)}
.btn.call{background:#fff;color:var(--ink)!important}
.btn.ghost{background:rgba(255,255,255,.08);box-shadow:inset 0 0 0 1px rgba(255,255,255,.4);backdrop-filter:blur(6px)}.btn.ghost:hover{background:rgba(255,255,255,.18)}
.btn.big{font-size:1.15em;padding:18px 40px}
/* home hero */
.hero{position:relative;overflow:hidden;color:#e8edf2;min-height:min(88vh,780px);display:flex;align-items:center;padding:90px 0 110px;isolation:isolate}
.hero-bg{position:absolute;inset:0;z-index:-1;background:linear-gradient(100deg,rgba(1,20,36,.96) 0%,rgba(1,36,62,.88) 42%,rgba(1,36,62,.45) 100%),url(../img/clear-lake-wikimedia.jpg) center/cover no-repeat;transform:scale(1.06);animation:kb 18s ease-out forwards}
.hero::after{content:"";position:absolute;inset:auto 0 0 0;height:140px;background:linear-gradient(transparent,rgba(1,20,36,.6));z-index:-1}
@keyframes kb{to{transform:scale(1)}}
.hero-grid{display:grid;grid-template-columns:1.25fr .9fr;gap:64px;align-items:center;width:100%}
.hero h1{color:#fff;font-size:clamp(2.4rem,5.2vw,4.3rem);margin:.25em 0 0;font-weight:600}
.hero .lede{font-size:1.2rem;max-width:560px;color:#d6dee6}.hero-phone a{color:var(--gold2);font-weight:600;text-decoration:none}
.herocta{margin:26px 0 8px}.hero-links{margin:0}
.hero-photo{position:relative;justify-self:center}
.frame{position:relative;width:min(400px,80vw);aspect-ratio:483/520;border-radius:220px 220px 24px 24px;overflow:hidden;background:radial-gradient(circle at 50% 30%,#3c5c75,#01243e 70%);box-shadow:0 40px 80px -30px rgba(0,0,0,.7),0 0 0 1px rgba(212,162,76,.6),0 0 0 10px rgba(255,255,255,.04)}
.frame::before{content:"";position:absolute;inset:-14px;border-radius:234px 234px 34px 34px;border:1px solid rgba(212,162,76,.45);pointer-events:none}
.frame img.head{width:100%;height:100%;object-fit:cover;object-position:top;display:block;border-radius:0;max-height:none}
.namecard{position:absolute;left:-28px;bottom:34px;background:rgba(255,255,255,.12);backdrop-filter:blur(16px);-webkit-backdrop-filter:blur(16px);border:1px solid rgba(255,255,255,.25);border-radius:16px;padding:14px 20px;color:#fff;box-shadow:0 20px 40px -20px rgba(0,0,0,.6)}
.namecard b{display:block;font-family:var(--serif);font-size:1.25rem}.namecard span{font-size:.8rem;letter-spacing:.06em;color:#e4c58c}
/* stats strip */
.stats{position:relative;z-index:2;margin-top:-56px}
.stats-grid{display:grid;grid-template-columns:repeat(4,1fr);background:#fff;border-radius:22px;box-shadow:var(--shadow);border:1px solid rgba(1,36,62,.06);overflow:hidden;padding:0}
.stat{padding:28px 18px;text-align:center;position:relative}.stat+.stat::before{content:"";position:absolute;left:0;top:24%;bottom:24%;width:1px;background:linear-gradient(transparent,rgba(181,122,43,.5),transparent)}
.stat b{display:block;white-space:nowrap;font-family:var(--serif);font-size:1.75rem;color:var(--ink);line-height:1.1}.stat span{display:block;font-size:.78rem;letter-spacing:.06em;text-transform:uppercase;color:var(--muted);margin-top:6px}
.stars{color:var(--gold2);letter-spacing:2px}.stat .stars{font-size:.8em}
/* sections */
.intro{text-align:center;padding-bottom:0}.intro .kicker{display:block}
main>section.wrap,main>article.wrap{max-width:none;padding-left:max(24px,calc((100% - 1152px)/2));padding-right:max(24px,calc((100% - 1152px)/2))}
.cards{display:grid;grid-template-columns:repeat(auto-fit,minmax(280px,1fr));gap:28px;padding-top:48px;padding-bottom:64px}
.card{position:relative;display:block;background:#fff;border:1px solid rgba(1,36,62,.07);border-radius:var(--r);padding:28px;text-decoration:none;color:inherit;box-shadow:0 10px 30px -18px rgba(1,36,62,.25);transition:transform .35s cubic-bezier(.2,.7,.2,1),box-shadow .35s}
.card:hover{transform:translateY(-6px);box-shadow:var(--shadow)}
.card::after{content:"";position:absolute;left:28px;right:28px;top:0;height:2px;background:linear-gradient(90deg,var(--gold),transparent);opacity:.8}
.card h2,.card h3{color:var(--ink);margin:.3em 0 .4em;font-size:1.35rem}.card h2 a,.card h3 a{color:var(--ink);text-decoration:none}
.card a{font-weight:600}
.card img{width:100%;border-radius:12px;display:block}
.feature .card{padding:0;overflow:hidden}.feature .card::after{display:none}.feature .card img{border-radius:0;aspect-ratio:4/3;object-fit:cover;transition:transform .8s}.feature .card:hover img{transform:scale(1.06)}
.feature .card h3,.feature .card p{padding:0 26px}.feature .card h3{margin-top:22px}.feature .card p{color:var(--muted);padding-bottom:22px}
.feature .card h3::after{content:" →";color:var(--gold);transition:margin .25s}.feature .card:hover h3::after{margin-left:6px}
.award{text-align:center;padding:24px 24px 72px}.award img{filter:saturate(.9);margin-bottom:6px}.award p{max-width:640px;margin:0 auto;color:var(--muted)}
/* testimonials */
.testi{background:linear-gradient(180deg,var(--ink) 0%,var(--ink2) 100%);color:#d8e0e8;position:relative;overflow:hidden}
.testi::before{content:"“";position:absolute;top:-60px;left:4%;font:400 340px/1 var(--serif);color:rgba(212,162,76,.08)}
.testi h2{color:#fff}.testi .btn.alt{color:#fff!important;box-shadow:inset 0 0 0 1.5px rgba(255,255,255,.5)}.testi .btn.alt:hover{background:#fff;color:var(--ink)!important}
.carousel{position:relative;margin:36px 0 28px}
.track{display:grid;grid-auto-flow:column;grid-auto-columns:calc((100% - 56px)/3);gap:28px;overflow-x:auto;scroll-snap-type:x mandatory;scrollbar-width:none;padding:8px 2px 16px}.track::-webkit-scrollbar{display:none}
.track .rev{scroll-snap-align:start;background:rgba(255,255,255,.06);border:1px solid rgba(255,255,255,.12);backdrop-filter:blur(10px);color:#dfe6ec;box-shadow:none}
.track .rev:hover{background:rgba(255,255,255,.09)}.track .rev::after{background:linear-gradient(90deg,var(--gold2),transparent)}
.rev p{margin:.6em 0}.rev>p:nth-child(2){font-family:var(--serif);font-size:1.08rem;line-height:1.6;font-style:italic}
.rname{font-weight:600;color:var(--ink);font-family:var(--sans)!important;font-style:normal!important}.track .rname{color:#fff}.track .small{color:#9fb0c0}
.cbtn{position:absolute;top:50%;transform:translateY(-50%);z-index:3;width:48px;height:48px;border-radius:50%;border:1px solid rgba(212,162,76,.6);background:rgba(1,36,62,.85);color:var(--gold2);font-size:28px;line-height:1;cursor:pointer;transition:background .2s}
.cbtn:hover{background:var(--gold);color:#fff}.cbtn.prev{left:-22px}.cbtn.next{right:-22px}
/* watch */
.watch{background:var(--sand)}
/* inner page banner */
.banner{position:relative;color:#fff;padding:96px 0 84px;background:linear-gradient(110deg,rgba(1,20,36,.97),rgba(1,36,62,.85) 55%,rgba(60,92,117,.7)),url(../img/clear-lake-wikimedia.jpg) center 60%/cover;overflow:hidden}
.banner h1{color:#fff;margin:.3em 0 0;font-size:clamp(2.1rem,4.6vw,3.6rem);max-width:900px}.banner .gold-rule{margin-bottom:0}
/* CTA */
.cta{position:relative;text-align:center;padding:96px 0;color:#d6dee6;background:radial-gradient(ellipse at top,rgba(212,162,76,.18),transparent 60%),linear-gradient(135deg,var(--ink),var(--ink2))}
.cta h2{color:#fff}.cta p{font-size:1.1rem;margin-bottom:28px}.cta .btn{background:#fff;color:var(--ink)!important}.cta .btn.alt{background:transparent;color:#fff!important;box-shadow:inset 0 0 0 1.5px rgba(255,255,255,.5)}
/* misc pages */
.grid2{display:grid;grid-template-columns:1fr 1.3fr;gap:56px;align-items:center}
.grid2>img,.grid2 .head{border-radius:var(--r);box-shadow:var(--shadow);max-height:520px;object-fit:cover}
.sub{color:var(--gold);font-weight:600;letter-spacing:.04em}
.steps{counter-reset:s;list-style:none;padding:0}.steps li{counter-increment:s;position:relative;padding:10px 0 10px 54px;border-bottom:1px solid rgba(1,36,62,.08)}.steps li::before{content:counter(s);position:absolute;left:0;top:8px;width:36px;height:36px;border-radius:50%;display:grid;place-items:center;font:600 15px var(--serif);color:var(--gold);border:1px solid var(--gold)}
.calc{display:grid;grid-template-columns:1fr 1fr;gap:18px;background:#fff;padding:32px;border-radius:var(--r);box-shadow:var(--shadow)}
.calc label{display:flex;flex-direction:column;font-weight:600;font-size:.9rem;color:var(--ink);gap:6px}
.calc input,.calc select,.calc textarea{padding:13px 14px;border:1px solid #d6dbe0;border-radius:12px;font:inherit;font-weight:400;background:#fbfbfa;transition:border .2s,box-shadow .2s}
.calc input:focus,.calc select:focus,.calc textarea:focus{outline:0;border-color:var(--gold);box-shadow:0 0 0 4px rgba(212,162,76,.18)}
.full{grid-column:1/-1}
.result{margin-top:24px;background:#fff;border-left:4px solid var(--gold);border-radius:0 var(--r) var(--r) 0;padding:24px 28px;font-size:1.05em;box-shadow:0 10px 30px -18px rgba(1,36,62,.3)}.result b{font:600 2rem var(--serif);color:var(--ink)}
.post{max-width:820px!important;margin:0 auto;padding-left:24px!important;padding-right:24px!important;font-size:1.06rem}.post h2{font-size:1.7rem;margin-top:1.6em}
.tint{background:var(--sand)}.cream{background:#fff}
.badge{display:inline-block;background:linear-gradient(135deg,var(--gold2),var(--gold));color:#fff;padding:8px 18px;border-radius:999px;font-weight:600;letter-spacing:.03em}
.lakehero{background:var(--ink);text-align:center;line-height:0}.lakehero img{width:100%;max-width:1800px}
.ratingband{background:linear-gradient(135deg,var(--ink),var(--slate));color:#fff;text-align:center;padding:48px 0}.big5{font:600 2.4rem var(--serif);margin:0 0 16px}
.ratingband .btn.alt{color:#fff!important;box-shadow:inset 0 0 0 1.5px rgba(255,255,255,.6)}
.revgrid{background:var(--sand)}.applybox{text-align:center}
.exhero{background:linear-gradient(135deg,var(--slate),#2f5b62);color:#e9eef2;padding:56px 0}.exhero .lead{font:500 1.6rem/1.4 var(--serif);color:#fff}.exhero b{color:#f0d49d}
.exfig{margin:0}.exfig img{width:100%;border-radius:var(--r);box-shadow:var(--shadow)}.exfig figcaption{font-size:.8em;color:var(--muted);margin-top:10px}
.extowns .card h3{margin-top:0}.buylc{border-left:4px solid var(--gold)}
ul li::marker{color:var(--gold)}
/* footer */
footer{background:#00182b;color:#9fb0c0;padding:72px 0 28px;font-size:14px}footer a{color:#dbe3ea;display:block;text-decoration:none;padding:3px 0}footer a:hover{color:var(--gold2)}footer .legal a{display:inline}
footer .cols{display:grid;grid-template-columns:2fr 1fr 1fr;gap:48px}footer h3{color:#fff;font-size:1.1rem;margin-top:0}
.flogo{background:#fff;padding:12px 16px;border-radius:14px}
.legal{display:flex;gap:16px;align-items:flex-start;border-top:1px solid rgba(255,255,255,.08);margin-top:40px;padding-top:24px;font-size:12.5px}.legal img{background:#fff;padding:4px;border-radius:6px}
/* reveal */
.reveal{opacity:0;transform:translateY(26px);transition:opacity .9s cubic-bezier(.2,.7,.2,1),transform .9s cubic-bezier(.2,.7,.2,1)}.reveal.in{opacity:1;transform:none}
.no-js .reveal{opacity:1;transform:none}
@media(prefers-reduced-motion:reduce){.reveal{opacity:1;transform:none;transition:none}.hero-bg{animation:none}*{scroll-behavior:auto}}
/* mobile bar */
.mbar{display:none}
@media(max-width:1180px){nav a{font-size:13px;padding:8px 6px}header.site .logo img{width:120px}}
@media(max-width:1000px){
 .menu{display:block}nav{display:none;position:absolute;top:100%;left:0;right:0;flex-direction:column;align-items:stretch;background:rgba(250,247,242,.98);backdrop-filter:blur(14px);padding:12px 20px 20px;box-shadow:var(--shadow);max-height:80vh;overflow:auto}body.open nav{display:flex}
 nav a{font-size:16px;padding:12px 4px;border-bottom:1px solid rgba(1,36,62,.06)}nav>a:not(.btn)::after,.dd>a::after{display:none}nav .btn{margin:12px 0 0;text-align:center}
 .dd .ddm{display:block;position:static;box-shadow:none;border:0;background:none;padding:0 0 0 14px}
 .hero-grid{grid-template-columns:1fr;gap:40px}.hero-photo{order:-1}.stats-grid{grid-template-columns:repeat(2,1fr)}.track{grid-auto-columns:calc((100% - 28px)/2)}
}
@media(max-width:800px){
 body{padding-bottom:64px;font-size:16px}.pad{padding:56px 20px}.wrap{padding:0 20px}
 .topbar .wrap{justify-content:center;text-align:center}.tcta{display:none}
 .grid2,footer .cols,.calc{grid-template-columns:1fr}.grid2{gap:32px}
 .hero{padding:48px 0 100px;min-height:0;text-align:center}.hero .gold-rule{margin-left:auto;margin-right:auto}.hero .lede{margin:0 auto}.frame{width:min(260px,70vw)}.namecard{left:50%;transform:translateX(-50%);bottom:-18px;white-space:nowrap;padding:10px 18px}
 .herocta .btn,.hero-links .btn{display:block;margin:10px 0}.hero-links{display:flex;gap:10px}.hero-links .btn{flex:1}
 .stats-grid{grid-template-columns:1fr 1fr}.stat{padding:22px 12px}.stat+.stat::before{display:none}.stat{border-top:1px solid rgba(1,36,62,.06)}.stat b{font-size:1.7rem}
 .track{grid-auto-columns:88%}.cbtn{display:none}
 .banner{padding:64px 0 56px}.cta{padding:72px 0}
 .mbar{display:flex;position:fixed;bottom:0;left:0;right:0;z-index:60;background:rgba(1,24,43,.92);backdrop-filter:blur(14px);padding:8px;gap:8px;box-shadow:0 -10px 30px -10px rgba(0,0,0,.4)}
 .mbar a{flex:1;text-align:center;padding:9px 6px;font-weight:600;font-size:14px;color:#fff;text-decoration:none;line-height:1.2;border-radius:12px;border:1px solid rgba(255,255,255,.25)}
 .mbar a.mbook{background:linear-gradient(135deg,var(--gold2),var(--gold));border:0}.mbar small{display:block;font-weight:400;font-size:11.5px;opacity:.85}
}
.stat b .stars{display:inline;margin:0;font-size:.75em;color:var(--gold2);text-transform:none;letter-spacing:0}
.stats+.intro{padding-top:88px}
@media(max-width:800px){.hero-copy .kicker{display:none}.hero-copy{padding-top:12px}.stats+.intro{padding-top:56px}}
/* licensing / service area */
.licbar{background:linear-gradient(135deg,var(--ink),var(--ink2));color:#d8e0e8;padding:22px 0;border-top:1px solid rgba(212,162,76,.35);border-bottom:1px solid rgba(212,162,76,.35)}
.licbar .wrap{display:flex;align-items:center;justify-content:center;gap:18px;flex-wrap:wrap;text-align:center}
.licbar p{margin:0;font-size:1.02rem}.licbar b{font-family:var(--serif);font-weight:600;color:#fff;font-size:1.15rem;margin-right:6px}.licbar p span{color:var(--gold2);font-weight:500}
.licbadge{display:inline-block;border:1px solid var(--gold2);color:var(--gold2);border-radius:999px;padding:5px 14px;font:600 .72rem/1.4 var(--sans);letter-spacing:.18em;text-transform:uppercase}
.licnote{border-left:3px solid var(--gold);padding:10px 16px;background:var(--sand);border-radius:0 12px 12px 0;color:var(--ink)}.licnote b{font-family:var(--serif);font-weight:600}
.flic{color:#e6c88c;font-weight:600;font-size:13px}
@media(max-width:800px){.licbar .wrap{flex-direction:column;gap:10px}.licbar b{display:block;margin:0 0 2px}}