@import url('/assets/fonts.css');
:root{--bg:#080b0e;--panel:#0d1116;--line:#242b32;--text:#f0f0ed;--muted:#b1b7c0;--red:#a00000;--accent:#a00000}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:115px}body{margin:0;background:var(--bg);color:var(--text);font-family:Manrope,sans-serif;font-size:16px;line-height:1.8}a{color:inherit;text-decoration:none}button,input{font:inherit}button,a,input{outline-offset:5px}h1,h2,h3,.btn,.roman{font-family:Cinzel,serif;font-weight:400}h1,h2,h3,p{margin-top:0}h2{font-size:clamp(28px,3vw,42px);line-height:1.35;letter-spacing:.07em}h3{font-size:20px;line-height:1.4;letter-spacing:.06em}p{color:var(--muted)}.wrap{width:min(1320px,90%);margin:auto}.eyebrow{font-size:11px;letter-spacing:.29em;text-transform:uppercase;color:var(--accent);margin-bottom:22px}.btn{display:inline-flex;justify-content:center;align-items:center;gap:30px;min-height:56px;padding:15px 25px;border:1px solid #68717b;font-size:11px;letter-spacing:.15em;line-height:1.5;transition:.2s}.btn:hover{background:#202831;border-color:#b4bcc5}.primary{background:var(--red);border-color:var(--red)}.primary:hover{background:#600000;border-color:#600000}.arrow{font-family:Manrope;font-size:22px}.actions{display:flex;flex-wrap:wrap;gap:16px}.site-header{height:98px;position:fixed;top:0;left:0;right:0;background:transparent;border-bottom:1px solid transparent;z-index:20;transition:background-color .25s ease,border-color .25s ease}.site-header.scrolled{background:#080b0ef2;backdrop-filter:blur(16px);border-bottom-color:var(--line)}.header-inner{width:94%;height:100%;margin:auto;display:flex;align-items:center;gap:36px}.brand{display:flex;align-items:center;margin-right:auto}.brand img{width:254px;height:auto}.nav{display:flex;align-items:center;gap:30px;font-size:11px;letter-spacing:.17em;text-transform:uppercase}.nav>a:hover,.nav summary:hover{color:#fff}.nav details{position:relative}.nav summary{cursor:pointer;list-style:none}.nav summary:after{content:'⌄';margin-left:9px}.dropdown{position:absolute;left:-20px;top:35px;background:#10161d;border:1px solid var(--line);min-width:255px;padding:12px;box-shadow:0 18px 50px #0009}.dropdown a{display:block;padding:10px;letter-spacing:.04em;text-transform:none;font-size:13px}.dropdown a:hover{background:#1a232d}.menu-toggle{display:none;background:none;border:1px solid var(--line);color:white;padding:7px 12px}.hero{padding-top:98px;position:relative;overflow:hidden;min-height:730px;display:flex;align-items:center;background:#080c11}.hero:before{content:'';position:absolute;inset:0 0 0 38%;background:url('/assets/architecture.webp') center 55%/cover no-repeat;opacity:.9}.hero:after{content:'';position:absolute;inset:0;background:linear-gradient(90deg,#080b0e 8%,#080b0ef5 27%,#080b0ea8 49%,#080b0e0d 79%),linear-gradient(0deg,#080b0e,transparent 26%)}.hero-content{position:relative;z-index:1;padding:90px 0 100px}.hero h1{font-size:clamp(42px,4.5vw,68px);line-height:1.18;letter-spacing:-.025em;max-width:810px;margin-bottom:30px}.hero h1 span{color:#a00000}.hero p{max-width:475px;font-size:17px;margin:25px 0 32px}.ornament{width:172px;display:flex;gap:15px;align-items:center;color:var(--accent);font-size:16px}.ornament:before,.ornament:after{content:'';height:1px;background:#600000;flex:1}.trust{display:grid;grid-template-columns:repeat(3,1fr);border-top:1px solid var(--line);border-bottom:1px solid var(--line)}.trust div{padding:23px;text-align:center;font-size:10px;text-transform:uppercase;letter-spacing:.2em;border-right:1px solid var(--line);color:#c0c7d0}.trust div:last-child{border:0}.trust span{color:var(--accent);margin-right:15px;font-size:17px}.section{padding:100px 0}.benefits{background:var(--panel);border-bottom:1px solid var(--line)}.benefit-grid{display:grid;grid-template-columns:1.1fr repeat(3,1fr);gap:35px}.benefit-grid h2{font-size:27px;border-left:1px solid var(--red);padding-left:23px;margin:0}.benefit{border-left:1px solid var(--line);padding-left:28px}.benefit h3{font-size:15px;margin-bottom:12px}.benefit p{font-size:14px;margin:0}.about-grid{display:grid;grid-template-columns:.95fr 1.35fr .65fr;border:1px solid var(--line)}.portrait{width:100%;height:100%;object-fit:cover;object-position:center;min-height:485px}.about-copy{padding:48px 40px}.about-copy h2{font-size:36px}.about-copy p{font-size:15px}.nexa{padding:50px 28px;border-left:1px solid var(--line);background:var(--panel);display:flex;flex-direction:column;justify-content:center}.nexa img{width:145px;max-width:100%;margin-bottom:30px}.nexa p{font-size:13px}.nexa ul{padding:0;list-style:none;font-size:13px;color:var(--muted)}.nexa li{margin:15px 0}.nexa li:before{content:'✓';color:var(--accent);margin-right:12px}.section-head{display:flex;justify-content:space-between;align-items:end;gap:30px;margin-bottom:46px}.section-head p{max-width:355px;font-size:14px}.section-head h2{margin-bottom:0}.loans{padding-top:0}.loan-grid{display:grid;grid-template-columns:repeat(3,1fr);border-top:1px solid var(--line);border-left:1px solid var(--line)}.loan-card{padding:35px;border-right:1px solid var(--line);border-bottom:1px solid var(--line);transition:.25s;scroll-margin-top:125px}.loan-card:hover{background:#111923}.loan-card .num{font-family:Cinzel;color:var(--accent);font-size:13px;display:block;margin-bottom:25px}.loan-card p{font-size:14px;min-height:75px}.text-link{font-size:11px;letter-spacing:.12em;text-transform:uppercase;border-bottom:1px solid #600000;padding-bottom:7px;display:inline-flex;gap:20px}.process{background:var(--panel);border-block:1px solid var(--line)}.center{text-align:center}.steps{display:grid;grid-template-columns:repeat(4,1fr);gap:35px;margin-top:60px}.roman{display:flex;align-items:center;gap:18px;color:var(--accent);font-size:35px;margin-bottom:28px}.roman:after{content:'';height:1px;background:var(--line);flex:1}.steps h3{font-size:18px}.steps p{font-size:14px}.review{max-width:940px;margin:auto;text-align:center}.quote-mark{font-family:Cinzel;color:var(--accent);font-size:80px;line-height:1}.review blockquote{font-family:Cinzel;font-weight:400;font-size:clamp(23px,2.6vw,34px);line-height:1.65;margin:15px 0 30px}.review cite{font-style:normal;font-size:12px;letter-spacing:.16em}.review cite span{color:var(--muted);display:block;font-size:11px;margin-top:8px}.closing{position:relative;isolation:isolate;overflow:hidden;border-block:1px solid var(--line);background:#080b0e}.closing:before{content:"";position:absolute;inset:0;z-index:-2;background:url("/assets/closing-interior.webp") center center/cover no-repeat}.closing:after{content:"";position:absolute;inset:0;z-index:-1;background:linear-gradient(180deg,rgba(8,11,14,.60),rgba(8,11,14,.70))}.closing .actions{justify-content:center}.closing p{margin:20px 0 30px}.site-footer{padding:50px 0 25px}.footer-top{display:flex;justify-content:space-between;align-items:center;gap:30px;flex-wrap:wrap}.footer-top img{width:240px}.contact-list{display:flex;gap:25px;flex-wrap:wrap;font-size:13px;color:var(--muted)}.footer-bottom{border-top:1px solid var(--line);padding-top:23px;margin-top:35px;display:flex;justify-content:space-between;font-size:11px;color:#919aa5;gap:20px}.page-main{min-height:65vh;padding:178px 0 80px}.page-main h1{font-size:clamp(36px,5vw,60px);line-height:1.25}.contact-panels{display:grid;grid-template-columns:1fr 1fr;gap:30px;margin-top:45px}.info-panel{border:1px solid var(--line);background:var(--panel);padding:35px}.info-panel>a:not(.btn){display:block;font-size:22px;margin:15px 0}.calc{display:grid;grid-template-columns:1.3fr 1fr;gap:45px;margin-top:45px}.fields{display:grid;grid-template-columns:1fr 1fr;gap:20px}.fields label{display:flex;flex-direction:column;font-size:13px;gap:7px;color:var(--muted)}input{background:#080c12;border:1px solid #4a5562;color:white;padding:13px;width:100%;border-radius:0}.result{background:var(--panel);border:1px solid var(--line);padding:35px}.result strong{font-size:42px;font-weight:400;display:block;color:white;line-height:1.4}.result dl{font-size:14px}.result dl div{display:flex;justify-content:space-between;border-bottom:1px solid var(--line);padding:8px 0}.result dd{margin:0}.small{font-size:12px}.skip{position:absolute;left:-10000px}.skip:focus{left:15px;top:15px;z-index:30;background:white;color:black;padding:10px}@media(min-width:1600px){.hero{min-height:820px}}@media(max-width:1100px){.header-inner{gap:20px}.nav{gap:18px}.brand img{width:210px}.header-cta{padding:12px 18px}.about-grid{grid-template-columns:1fr 1.4fr}.nexa{grid-column:1/-1;flex-direction:row;gap:45px;align-items:center;padding:25px}.nexa img{margin:0}.nexa ul{display:flex;gap:25px}.benefit-grid{gap:20px}.benefit{padding-left:20px}}@media(max-width:800px){.site-header{height:80px}.header-inner{width:90%;gap:15px}.brand img{width:190px}.menu-toggle{display:block}.header-cta{display:none}.nav{display:none;position:absolute;top:79px;left:0;right:0;background:#10161d;padding:25px 5%;align-items:stretch;flex-direction:column;gap:22px;border-bottom:1px solid var(--line)}.nav.open{display:flex}.dropdown{position:static;box-shadow:none;margin-top:12px}.hero{min-height:690px}.hero:before{inset:0;opacity:.6;background-position:65% center}.hero:after{background:linear-gradient(90deg,#080b0ef5,#080b0e88),linear-gradient(0deg,#080b0e,transparent 60%)}.hero-content{padding:70px 0}.hero h1{font-size:clamp(36px,7vw,55px)}.hero p{font-size:15px}.trust div{font-size:8px;padding:18px 8px;letter-spacing:.1em}.trust span{display:block;margin:0 0 5px}.section{padding:65px 0}.benefit-grid{grid-template-columns:1fr}.benefit-grid h2{margin-bottom:15px}.benefit{padding-block:12px}.about-grid{grid-template-columns:1fr}.portrait{height:420px;min-height:0;object-position:center 35%}.about-copy{padding:35px 26px}.nexa{grid-column:auto;display:block;padding:30px}.nexa img{width:120px;margin-bottom:15px}.nexa ul{display:block}.nexa li{margin:8px 0}.section-head{display:block}.section-head p{margin-top:20px}.loan-grid{grid-template-columns:1fr 1fr}.loan-card{padding:25px}.loan-card p{min-height:110px}.steps{grid-template-columns:1fr 1fr;gap:25px}.loans{padding-top:0}.footer-bottom{flex-direction:column}.contact-list{flex-direction:column;gap:7px}.contact-panels,.calc{grid-template-columns:1fr}.fields{grid-template-columns:1fr 1fr}}@media(max-width:450px){.loan-grid{grid-template-columns:1fr}.loan-card p{min-height:0}.steps{grid-template-columns:1fr}.roman{margin-bottom:15px}.steps p{margin-bottom:15px}.actions .btn{width:100%}.hero{min-height:640px}.hero h1{font-size:36px}.fields{grid-template-columns:1fr}}

@media(max-width:800px){.hero{padding-top:80px}.page-main{padding-top:140px}}
@media(prefers-reduced-motion:reduce){.site-header{transition:none}}
/* Shared navigation interactions, matched to the supplied motion reference. */
.nav>a,.nav summary{position:relative;color:var(--muted);transition:color .2s ease}
.nav>a:before,.nav summary:before{content:"";position:absolute;left:0;right:0;bottom:-12px;height:1px;background:#a00000;transform:scaleX(0);transform-origin:left center;transition:transform .25s ease}
.nav>a:hover,.nav>a:focus-visible,.nav summary:hover,.nav summary:focus-visible,.nav details[open]>summary{color:var(--text)}
.nav>a:hover:before,.nav>a:focus-visible:before,.nav summary:hover:before,.nav summary:focus-visible:before,.nav details[open]>summary:before{transform:scaleX(1)}
.nav summary:after{display:inline-block;transition:transform .2s ease,color .2s ease}
.nav details[open]>summary:after{color:#a00000;transform:rotate(180deg)}
@media(prefers-reduced-motion:reduce){.nav>a,.nav summary,.nav>a:before,.nav summary:before,.nav summary:after{transition:none}}

/* First feature row: open columns and restrained red outline icons. */
.benefits{padding:64px 0;background:#0d1116}
.benefit-grid{grid-template-columns:1.15fr repeat(4,1fr);gap:0;align-items:start}
.benefit-grid h2{font-size:clamp(25px,2.1vw,34px);line-height:1.4;margin:10px 25px 0 0;padding-left:22px}
.benefit{min-height:158px;padding:0 26px;border-left:1px solid var(--line)}
.benefit-grid h2+.benefit{border-left:0}
.benefit-icon{display:block;width:26px;height:26px;color:#a00000;margin:0 0 25px}
.benefit h3{font-size:12px;letter-spacing:.12em;margin-bottom:15px;text-transform:uppercase;line-height:1.6}
.benefit p{font-size:14px;line-height:1.8;margin:0}
@media(min-width:1600px){.benefits .wrap{width:93%;max-width:1780px}.benefit{padding:0 37px}.benefit h3{font-size:14px}.benefit p{font-size:16px}}
@media(max-width:1100px){.benefit-grid{grid-template-columns:1fr 1fr;gap:30px 0}.benefit-grid h2{grid-column:1/-1;margin:0 0 10px}.benefit{min-height:0}.benefit-grid h2+.benefit{border-left:1px solid var(--line)}}
@media(max-width:550px){.benefits{padding:45px 0}.benefit-grid{grid-template-columns:1fr;gap:28px}.benefit{padding:0 0 0 22px}.benefit-icon{margin-bottom:16px}.benefit h3{font-size:14px}}
/* Keep descriptions aligned even when a feature title wraps. */
.benefit-grid{align-items:stretch}
.benefit{display:grid;grid-template-rows:26px minmax(3.2em,auto) 1fr;row-gap:20px}
.benefit-icon{margin:0}
.benefit h3{margin:0;min-height:3.2em}
.benefit p{margin:0}
@supports(grid-template-rows:subgrid){
 .benefit-grid{row-gap:20px}
 .benefit-grid>h2{grid-row:span 3}
 .benefit{grid-row:span 3;grid-template-rows:subgrid}
}
@media(max-width:1100px){
 .benefit-grid{row-gap:30px}
 .benefit-grid>h2{grid-row:auto}
 .benefit{grid-row:auto;grid-template-rows:26px minmax(3.2em,auto) 1fr;row-gap:20px}
}
@media(max-width:550px){
 .benefit-grid{row-gap:28px}
 .benefit{grid-template-rows:26px auto auto;row-gap:16px}
 .benefit h3{min-height:0}
}

/* Primary calls to action use the two approved brand reds. */
.primary{background:#600000;border-color:#600000}
.primary:hover,.primary:focus-visible{background:#a00000;border-color:#a00000}
.header-cta{background:transparent;border-color:#a00000}
.header-cta:hover,.header-cta:focus-visible{background:#a00000;border-color:#a00000}
.financing-dropdown{display:grid;grid-template-columns:1.1fr 1fr;width:650px;left:-170px;gap:26px;padding:25px;background:#0b1016}.dropdown-heading{font-size:10px;letter-spacing:.2em;color:var(--muted);padding:0 10px 15px;border-bottom:1px solid var(--line);margin-bottom:10px}.purchase-hero{position:relative;min-height:640px;padding:165px 0 75px;overflow:hidden;border-bottom:1px solid var(--line);background:#080b0e}.purchase-hero-image{position:absolute;inset:0 0 0 43%;background:linear-gradient(90deg,#080b0e33,#080b0e00),url('/assets/architecture.webp') center 60%/cover no-repeat;clip-path:polygon(17% 0,100% 0,100% 100%,0 100%)}.purchase-hero-image:before{content:'';position:absolute;width:1px;height:120%;background:#a00000;left:8%;top:-10%;transform:rotate(9deg)}.purchase-hero-copy{position:relative;max-width:590px}.purchase-hero h1{font-size:clamp(38px,4.2vw,62px);line-height:1.2;letter-spacing:.015em;margin-bottom:25px}.purchase-hero h1 span{color:#a00000}.purchase-hero p{font-size:15px;max-width:445px;margin:25px 0 30px}.purchase-hero .btn{font-size:10px;padding:14px 18px;gap:18px}.purchase-goals{padding:60px 0 65px}.purchase-goals h2{font-size:32px;margin-bottom:12px}.purchase-goals .center>p{font-size:14px}.purchase-goal-grid{display:grid;grid-template-columns:repeat(6,1fr);margin-top:45px}.purchase-goal-grid article{padding:0 20px;border-right:1px solid var(--line);text-align:center}.purchase-goal-grid article:first-child{padding-left:0}.purchase-goal-grid article:last-child{padding-right:0;border:0}.purchase-goal-grid svg{width:36px;height:36px;color:#a00000;margin-bottom:18px}.purchase-goal-grid h3{font-family:Manrope,sans-serif;text-transform:uppercase;font-size:11px;line-height:1.65;min-height:37px;letter-spacing:.1em;margin-bottom:15px}.purchase-goal-grid p{font-size:12px;margin:0;line-height:1.85}.purchase-programs{padding-top:65px;border-top:1px solid var(--line)}.program-layout{display:grid;grid-template-columns:.75fr 1.6fr;gap:65px}.program-layout>div:first-child>p{font-size:14px;margin-bottom:30px}.program-layout h2{font-size:34px}.program-list{border:1px solid var(--line)}.program-row{border-bottom:1px solid var(--line);scroll-margin-top:120px}.program-row:last-child{border-bottom:0}.program-row summary{cursor:pointer;display:grid;grid-template-columns:28px 160px 1fr 15px;align-items:center;gap:15px;padding:18px;list-style:none}.program-row summary::-webkit-details-marker,.purchase-faq summary::-webkit-details-marker{display:none}.program-row summary:hover,.program-row[open] summary{background:#111922}.program-row svg{color:#a00000;width:25px;height:25px}.program-name{font-size:12px;text-transform:uppercase;letter-spacing:.04em;line-height:1.6}.program-short{font-size:12px;color:var(--muted);line-height:1.7;border-left:1px solid var(--line);padding-left:15px}.program-plus{color:#a00000;font-size:22px}.program-row[open] .program-plus{transform:rotate(45deg)}.program-answer{padding:8px 24px 25px 61px}.program-answer p{font-size:14px}.program-note{text-align:center;font-size:12px;margin:20px 0 0}.purchase-planning{padding-top:0}.planning-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:22px}.planning-grid article{padding:30px;border:1px solid var(--line);background:linear-gradient(135deg,#131c25,#090d12);display:flex;flex-direction:column;align-items:start}.planning-number{font-family:Cinzel;color:#a00000;font-size:30px;margin-bottom:20px}.planning-grid h3{font-size:22px;letter-spacing:.025em}.planning-grid p{font-size:14px}.planning-grid .text-link{margin-top:auto}.purchase-process .steps{grid-template-columns:repeat(5,1fr);gap:26px}.purchase-process h3{font-size:15px}.purchase-process p{font-size:13px}.faq-grid{display:grid;grid-template-columns:1fr 1fr;gap:14px 22px;align-items:start;margin-top:35px}.faq-grid details{border:1px solid var(--line);background:#0d1116}.faq-grid summary{padding:16px 18px;display:flex;align-items:center;justify-content:space-between;gap:20px;cursor:pointer;list-style:none;font-size:13px;line-height:1.7}.faq-grid summary span{color:#a00000;font-size:22px}.faq-grid details[open] summary span{transform:rotate(45deg)}.faq-grid details p{font-size:13px;padding:0 18px 20px;margin:0}.purchase-resource{margin-top:30px}.purchase-resource a{border-bottom:1px solid #600000}.purchase-page .closing{padding:90px 0}
@media(max-width:1100px){.purchase-hero-copy{max-width:520px}.purchase-hero-image{left:40%;opacity:.65}.purchase-hero-copy p{max-width:380px}.purchase-goal-grid{grid-template-columns:repeat(3,1fr);gap:35px 0}.purchase-goal-grid article:nth-child(3){border:0}.purchase-goal-grid article:first-child,.purchase-goal-grid article:last-child{padding:0 20px}.program-layout{gap:35px;grid-template-columns:.8fr 1.4fr}.program-row summary{grid-template-columns:24px 1fr 15px}.program-short{grid-column:2;grid-row:2;border:0;padding:0}.program-plus{grid-column:3;grid-row:1/3}.program-answer{padding-left:24px}.purchase-process .steps{grid-template-columns:repeat(3,1fr)}}
@media(max-width:800px){.financing-dropdown{width:auto;grid-template-columns:1fr;gap:20px}.purchase-hero{padding:135px 0 60px;min-height:600px}.purchase-hero-image{left:0;clip-path:none;opacity:.35}.purchase-hero:after{content:'';position:absolute;inset:0;background:linear-gradient(90deg,#080b0eee,#080b0e44);pointer-events:none}.purchase-hero-copy{z-index:1;max-width:600px}.purchase-hero-copy p{max-width:450px}.program-layout{grid-template-columns:1fr}.program-row summary{grid-template-columns:28px 160px 1fr 15px}.program-short{grid-column:3;grid-row:1;border-left:1px solid var(--line);padding-left:15px}.program-plus{grid-column:4;grid-row:1}.planning-grid{grid-template-columns:1fr}.planning-grid h3{font-size:24px}.faq-grid{grid-template-columns:1fr}.purchase-goals h2{font-size:27px}}
@media(max-width:550px){.purchase-hero h1{font-size:38px}.purchase-goal-grid{grid-template-columns:repeat(2,1fr)}.purchase-goal-grid article:nth-child(3){border-right:1px solid var(--line)}.purchase-goal-grid article:nth-child(even){border:0}.program-row summary{grid-template-columns:24px 1fr 15px;gap:8px 15px}.program-short{grid-column:2;grid-row:2;border:0;padding:0}.program-plus{grid-column:3;grid-row:1/3}.purchase-process .steps{grid-template-columns:1fr}.purchase-goal-grid article{padding:0 15px!important}.purchase-page .closing{padding:65px 0}}

/* The red edge and the photograph share the same clipped geometry. */
.purchase-hero-image{background:#a00000}
.purchase-hero-image:before{inset:0;width:auto;height:auto;transform:none;background:linear-gradient(90deg,#080b0e33,#080b0e00),url('/assets/architecture.webp') center 60%/cover no-repeat;clip-path:polygon(calc(17% + 1.5px) 0,100% 0,100% 100%,1.5px 100%)}
/* Faded architectural imagery adds depth to the planning cards. */
.planning-grid article{position:relative;isolation:isolate;overflow:hidden;min-height:340px;background:#080b0e}
.planning-grid article:before{content:"";position:absolute;inset:0;z-index:-2;background-size:cover;background-repeat:no-repeat;opacity:.65}
.planning-grid article:after{content:"";position:absolute;inset:0;z-index:-1;background:linear-gradient(180deg,rgba(8,11,14,.50),rgba(8,11,14,.82))}
.planning-grid article:nth-child(1):before{background-image:url('/assets/closing-interior.webp');background-position:28% center}
.planning-grid article:nth-child(2):before{background-image:url('/assets/architecture.webp');background-position:48% center}
.planning-grid article:nth-child(3):before{background-image:url('/assets/closing-interior.webp');background-position:85% center}
@media(max-width:800px){.purchase-hero-image{background:transparent}.purchase-hero-image:before{clip-path:none}.planning-grid article{min-height:300px}}

/* New distinct architectural assets for the purchase page. */
.purchase-hero-image:before{background-image:linear-gradient(90deg,#080b0e33,#080b0e00),url('/assets/coastal-home.webp');background-position:center,center 55%}
.planning-grid article:nth-child(1):before{background-image:url('/assets/home-interior.webp');background-position:35% center}
.planning-grid article:nth-child(2):before{background-image:url('/assets/modern-courtyard.webp');background-position:center}
.planning-grid article:nth-child(3):before{background-image:url('/assets/city-residences.webp');background-position:center}
/* Shared program-page layout: hero, benefits, facts table, fit list, FAQs. */
.sr-only{position:absolute;width:1px;height:1px;padding:0;margin:-1px;overflow:hidden;clip-path:inset(50%);white-space:nowrap;border:0}
.program-hero{position:relative;isolation:isolate;overflow:hidden;min-height:650px;padding:175px 0 80px;background:var(--bg);border-bottom:1px solid var(--line)}
.program-hero-image{position:absolute;inset:98px 0 0 47%;z-index:-1;background:linear-gradient(90deg,#080b0e35,transparent),url('/assets/waterfront-terrace.webp') center/cover no-repeat;clip-path:polygon(10% 0,100% 0,100% 100%,0 100%)}
.program-hero-copy{max-width:560px}.program-breadcrumb{display:flex;gap:16px;font-size:9px}.program-breadcrumb a{color:var(--muted)}.program-breadcrumb a:hover{color:var(--text)}
.program-hero h1{font-size:clamp(34px,3.5vw,52px);line-height:1.3;letter-spacing:.025em;text-transform:uppercase;margin-bottom:20px}.program-hero h1>span{display:block;color:#a00000;font-size:.61em;letter-spacing:.29em;margin-top:8px}
.program-rule{width:46px;height:1px;background:#a00000;margin:24px 0 30px}.program-hero p{max-width:425px;font-size:14px;margin-bottom:30px}.program-hero .btn{font-size:10px;padding:14px 18px;gap:18px}
.program-benefits{padding:65px 0 70px;background:var(--panel);border-bottom:1px solid var(--line)}.program-divider-title{display:flex;align-items:center;justify-content:center;gap:30px;text-align:center;font-size:19px;text-transform:uppercase;margin:0 0 52px}.program-divider-title:before,.program-divider-title:after{content:'';width:80px;height:1px;background:var(--line)}
.program-benefit-grid{display:grid;grid-template-columns:repeat(5,1fr);gap:35px;text-align:center}.program-benefit-grid svg{width:29px;height:29px;color:#a00000;margin-bottom:20px}.program-benefit-grid h3{font-size:11px;letter-spacing:.12em;text-transform:uppercase;margin-bottom:14px;line-height:1.6}.program-benefit-grid p{font-size:12px;line-height:1.8;margin:0}
.program-details{padding:85px 0}.program-detail-layout{display:grid;grid-template-columns:1.45fr 1fr;gap:85px}.program-subheading{font-size:20px;letter-spacing:.1em;text-transform:uppercase;margin:0}.program-table{width:100%;border-collapse:collapse;font-size:12px;line-height:1.8}.program-table tr{border-bottom:1px solid #1c2229}.program-table tr:last-child{border:0}.program-table th{width:40%;font-weight:400;color:var(--text);text-align:left;padding:17px 15px 17px 18px;position:relative;vertical-align:top}.program-table th:before{content:'◇';position:absolute;left:0;color:#a00000}.program-table td{color:var(--muted);padding:17px 0;text-align:right}.program-disclaimer{font-size:10px;margin:24px 0 0;max-width:550px}.program-fit{list-style:none;padding:0;margin:0;font-size:13px;color:var(--muted)}.program-fit li{position:relative;padding-left:24px;margin-bottom:20px}.program-fit li:before{content:'◇';position:absolute;left:0;color:#a00000}
.program-faq{background:var(--panel);border-block:1px solid var(--line)}.program-faq-layout{display:grid;grid-template-columns:.85fr 1.55fr;gap:100px}.program-faq-intro h2{font-size:30px;text-transform:uppercase;letter-spacing:.08em}.program-faq-intro p{font-size:13px}.program-faq-intro .text-link{font-size:10px}.program-faq-list details{border-bottom:1px solid var(--line)}.program-faq-list details:first-child{border-top:1px solid var(--line)}.program-faq-list summary{display:grid;grid-template-columns:25px 1fr 18px;align-items:center;gap:16px;padding:22px 0;cursor:pointer;list-style:none;font-size:13px;line-height:1.7}.program-faq-list summary::-webkit-details-marker{display:none}.faq-number{color:#a00000;font-family:Cinzel;font-size:10px}.faq-symbol{color:#a00000;font-size:20px}.program-faq-list details[open] .faq-symbol{transform:rotate(45deg)}.program-faq-list details p{padding:0 28px 24px 41px;margin:0;font-size:12px;line-height:1.9}
@media(max-width:1100px){.program-detail-layout{gap:45px}.program-faq-layout{gap:50px}.program-hero-copy{max-width:490px}.program-benefit-grid{gap:22px}}
@media(max-width:800px){.program-hero{padding:140px 0 65px;min-height:590px}.program-hero-image{inset:80px 0 0;clip-path:none;opacity:.4;background-image:linear-gradient(90deg,#080b0ef0,#080b0e45),url('/assets/waterfront-terrace.webp')}.program-hero-copy{max-width:600px}.program-hero p{max-width:465px}.program-benefit-grid{grid-template-columns:repeat(3,1fr);gap:35px}.program-detail-layout,.program-faq-layout{grid-template-columns:1fr;gap:50px}.program-divider-title{font-size:17px;gap:15px}.program-divider-title:before,.program-divider-title:after{width:30px}.program-faq-intro h2{font-size:28px}.program-faq-intro .program-rule{margin:20px 0}.program-details{padding:65px 0}}
@media(max-width:500px){.program-hero h1{font-size:34px}.program-benefit-grid{grid-template-columns:repeat(2,1fr);gap:35px 22px}.program-benefit-grid article:last-child{grid-column:1/-1;max-width:210px;justify-self:center}.program-subheading{font-size:18px}.program-table th{width:42%;padding-right:12px}.program-table td{text-align:left}.program-table{font-size:11px}.program-faq-list summary{gap:10px;grid-template-columns:20px 1fr 16px}.program-faq-list details p{padding-left:30px;padding-right:10px}}
/* Content blocks reveal once when they enter the viewport. Visible without JS. */
@media(prefers-reduced-motion:no-preference){
 .scroll-reveal{opacity:0;transform:translateY(16px);transition:opacity .65s ease-out,transform .65s ease-out}
 .scroll-reveal.is-visible{opacity:1;transform:none}
}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}}
/* Dedicated program imagery shares the established hero geometry. */
.fha-page .program-hero-image{background-image:linear-gradient(90deg,#080b0e35,transparent),url('/assets/florida-starter-home.webp')}
.va-page .program-hero-image{background-image:linear-gradient(90deg,#080b0e35,transparent),url('/assets/coastal-veranda.webp')}
.usda-page .program-hero-image{background-image:linear-gradient(90deg,#080b0e35,transparent),url('/assets/country-home.webp')}
.program-resources{margin-top:45px;font-size:10px;color:var(--muted);display:flex;gap:10px;flex-wrap:wrap}.program-resources a{border-bottom:1px solid #600000}.program-resources a:hover{color:var(--text)}
@media(max-width:800px){.fha-page .program-hero-image{background-image:linear-gradient(90deg,#080b0ef0,#080b0e45),url('/assets/florida-starter-home.webp')}.va-page .program-hero-image{background-image:linear-gradient(90deg,#080b0ef0,#080b0e45),url('/assets/coastal-veranda.webp')}.usda-page .program-hero-image{background-image:linear-gradient(90deg,#080b0ef0,#080b0e45),url('/assets/country-home.webp')}}
/* Jumbo and alternative financing keep the program structure, with examples. */
.jumbo-loans-page .program-hero-image{background-image:linear-gradient(90deg,#080b0e35,transparent),url('/assets/lake-house.webp')}
.non-qm-loans-page .program-hero-image{background-image:linear-gradient(90deg,#080b0e35,transparent),url('/assets/modern-entry.webp')}
.nonqm-scenarios{border-top:1px solid var(--line);padding-top:80px}

.scenario-grid{display:grid;grid-template-columns:1fr 1fr;gap:25px}.scenario-card{position:relative;isolation:isolate;overflow:hidden;border:1px solid var(--line);padding:35px;display:flex;flex-direction:column;background:var(--bg)}.scenario-card:before{content:'';position:absolute;inset:0;z-index:-2;background-image:var(--scenario-image);background-size:cover;background-position:center;opacity:.45}.scenario-card:after{content:'';position:absolute;inset:0;z-index:-1;background:linear-gradient(180deg,#080b0e88,#080b0ee8)}.scenario-card .planning-number{font-size:25px;margin-bottom:15px}.scenario-card h3{font-size:24px;letter-spacing:.025em;margin-bottom:18px}.scenario-card p{font-size:13px;line-height:1.9}.scenario-path{border-top:1px solid #38414a;padding-top:20px;margin-top:auto}.scenario-path>span{font-size:9px;text-transform:uppercase;letter-spacing:.17em;color:var(--muted)}.scenario-path h4{font-family:Manrope,sans-serif;font-weight:400;font-size:15px;margin:8px 0 12px;color:var(--text)}.scenario-card .scenario-tradeoff{margin:0;padding-top:15px;border-top:1px solid #38414a;font-size:11px}.nonqm-scenarios .program-disclaimer{max-width:850px}
@media(max-width:800px){.jumbo-loans-page .program-hero-image{background-image:linear-gradient(90deg,#080b0ef0,#080b0e45),url('/assets/lake-house.webp')}.non-qm-loans-page .program-hero-image{background-image:linear-gradient(90deg,#080b0ef0,#080b0e45),url('/assets/modern-entry.webp')}.nonqm-scenarios{padding-top:60px}.scenario-card{padding:28px}.scenario-card h3{font-size:22px}}
@media(max-width:600px){.scenario-grid{grid-template-columns:1fr}}
/* Refinance goal page and paths into equity and retirement conversations. */
.refinance-hero .purchase-hero-image:before{background-image:linear-gradient(90deg,#080b0e33,#080b0e00),url('/assets/courtyard-pool.webp');background-position:center,center}
.refinance-hero .purchase-hero-copy{max-width:610px}.refinance-hero h1{font-size:clamp(39px,4.1vw,61px)}.refinance-goals .purchase-goal-grid{margin-top:40px}
.equity-gateway-section{padding:0 0 80px}.equity-gateway{display:grid;grid-template-columns:1.25fr .75fr 1.05fr;border:1px solid var(--line);background:var(--panel)}.gateway-copy{padding:38px 32px}.gateway-copy h2{font-size:27px;letter-spacing:.03em}.gateway-copy p{font-size:13px}.gateway-copy .eyebrow{font-size:9px}.gateway-copy .program-rule{margin:20px 0}.gateway-copy .btn{font-size:10px;padding:13px 17px;gap:18px}.gateway-image{min-height:380px;background:url('/assets/kitchen-interior.webp') 35% center/cover;border-inline:1px solid var(--line)}.gateway-points{list-style:none;padding:40px 30px;margin:0;display:flex;flex-direction:column;justify-content:center;gap:22px}.gateway-points li{position:relative;padding-left:25px}.gateway-points li:before{content:'✓';position:absolute;left:0;top:0;color:#a00000}.gateway-points h3{font-family:Manrope,sans-serif;font-size:13px;letter-spacing:0;margin:0 0 7px}.gateway-points p{font-size:12px;line-height:1.8;margin:0}
.refinance-paths .program-row summary{grid-template-columns:28px 150px 1fr 15px}.refinance-paths .program-layout{grid-template-columns:.75fr 1.6fr}.refinance-planning .planning-grid article:nth-child(1):before{background-image:url('/assets/home-interior.webp')}.refinance-planning .planning-grid article:nth-child(2):before{background-image:url('/assets/staircase-detail.webp')}.refinance-planning .planning-grid article:nth-child(3):before{background-image:url('/assets/garden-terrace.webp')}.refinance-planning .planning-grid article{min-height:310px}
.retirement-gateway-section{padding:0 0 80px}.retirement-gateway{position:relative;isolation:isolate;overflow:hidden;border:1px solid var(--line);background:#080b0e;padding:50px}.retirement-gateway:before{content:'';position:absolute;inset:0;z-index:-2;background:url('/assets/coastal-veranda.webp') right center/cover no-repeat;opacity:.75}.retirement-gateway:after{content:'';position:absolute;inset:0;z-index:-1;background:linear-gradient(90deg,#080b0ef8 5%,#080b0edc 49%,#080b0e20 100%)}.retirement-gateway-copy{max-width:620px}.retirement-gateway-copy h2{font-size:31px;letter-spacing:.035em}.retirement-gateway-copy p{font-size:13px;max-width:565px}.retirement-gateway-copy .eyebrow{font-size:10px}.retirement-gateway-copy .btn{margin-top:10px;font-size:10px;gap:20px}
@media(max-width:1100px){.equity-gateway{grid-template-columns:1.2fr .8fr}.gateway-image{border-right:0}.gateway-points{grid-column:1/-1;display:grid;grid-template-columns:repeat(3,1fr);border-top:1px solid var(--line);padding:28px;gap:22px}.refinance-paths .program-row summary{grid-template-columns:24px 1fr 15px}.refinance-paths .program-layout{grid-template-columns:.8fr 1.4fr}}
@media(max-width:800px){.equity-gateway-section,.retirement-gateway-section{padding-bottom:60px}.refinance-paths .program-layout{grid-template-columns:1fr}.gateway-copy{padding:30px}.gateway-copy h2{font-size:26px}.gateway-image{min-height:330px}.gateway-points{grid-template-columns:1fr;gap:24px}.retirement-gateway{padding:35px}.retirement-gateway-copy h2{font-size:27px}.retirement-gateway:after{background:linear-gradient(90deg,#080b0eed,#080b0eb0)}}
@media(max-width:550px){.equity-gateway{grid-template-columns:1fr}.gateway-image{min-height:210px;border:0;border-top:1px solid var(--line);background-position:center 60%}.gateway-points{grid-column:auto}.retirement-gateway{padding:28px}.refinance-hero h1{font-size:38px}.retirement-gateway-copy h2{font-size:25px}}
@media(max-width:1100px){.refinance-paths .program-short{grid-column:2;grid-row:2;border:0;padding:0}.refinance-paths .program-plus{grid-column:3;grid-row:1/3}}
/* Home Equity Solutions: photographic goal page with distinct product cards. */
.equity-hero{position:relative;isolation:isolate;overflow:hidden;min-height:670px;padding:180px 0 95px;background:var(--bg);border-bottom:1px solid var(--line)}.equity-hero:before{content:'';position:absolute;inset:98px 0 0 30%;z-index:-2;background:url('/assets/modern-courtyard.webp') center/cover no-repeat}.equity-hero:after{content:'';position:absolute;inset:0;z-index:-1;background:linear-gradient(90deg,#080b0eff 4%,#080b0ee8 32%,#080b0e40 78%),linear-gradient(0deg,#080b0e,transparent 35%)}.equity-hero-copy{max-width:740px}.equity-hero h1{font-size:clamp(38px,4.2vw,63px);line-height:1.23;letter-spacing:.005em;margin-bottom:26px}.equity-hero h1 span{color:#a00000}.equity-hero p{max-width:490px;font-size:15px;margin:28px 0 32px}.equity-hero .btn{font-size:10px;gap:20px}
.equity-options{padding-bottom:85px}.equity-options .section-head h2{font-size:35px}.equity-product-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:24px}.equity-product{border:1px solid var(--line);background:var(--panel);display:flex;flex-direction:column;min-width:0}.equity-product-photo{height:175px;background-size:cover;background-position:center;position:relative}.equity-product-photo:after{content:'';position:absolute;inset:0;background:linear-gradient(0deg,#0d1116,transparent 70%)}.equity-product-copy{padding:12px 28px 30px;display:flex;flex-direction:column;flex:1}.equity-product-title{display:flex;gap:18px;align-items:baseline;margin-bottom:18px}.equity-product-title .roman{font-size:25px;margin:0;display:block}.equity-product-title .roman:after{display:none}.equity-product-title h3{font-size:23px;margin:0;letter-spacing:.025em}.equity-product p{font-size:13px;line-height:1.85}.equity-product .equity-product-lead{font-size:14px;color:var(--text);min-height:26px;margin-bottom:15px}.equity-product-copy>p:not(.equity-product-lead):not(.equity-product-note){min-height:96px}.equity-product dl{margin:0 0 20px;font-size:11px}.equity-product dl>div{padding:15px 0;border-top:1px solid var(--line)}.equity-product dt{font-size:9px;letter-spacing:.13em;text-transform:uppercase;color:var(--text);margin-bottom:7px}.equity-product dd{color:var(--muted);margin:0;line-height:1.8}.equity-product .equity-product-note{font-size:11px;margin-bottom:24px}.equity-product .text-link{font-size:9px;gap:12px;margin-top:auto;align-self:flex-start}
.equity-mortgage-focus{background:var(--panel);border-block:1px solid var(--line);padding:65px 0}.equity-focus-layout{display:grid;grid-template-columns:1.05fr 1fr;gap:80px;align-items:center}.equity-focus-layout>div:first-child{border-left:1px solid #600000;padding-left:28px}.equity-focus-layout h2{font-size:32px;margin-bottom:0}.equity-focus-layout p{font-size:14px}.equity-focus-layout .eyebrow{font-size:10px}.equity-scenarios .scenario-card{min-height:330px}.equity-scenarios .scenario-path p{margin:12px 0 0}.equity-scenarios .program-disclaimer{max-width:850px}
.equity-process .steps{grid-template-columns:repeat(3,1fr);gap:60px;margin-top:45px}.equity-process .steps h3{font-size:19px}.equity-retirement{padding-bottom:0}.equity-retirement-panel{position:relative;isolation:isolate;overflow:hidden;border:1px solid var(--line);padding:45px}.equity-retirement-panel:before{content:'';position:absolute;inset:0;z-index:-2;background:url('/assets/coastal-veranda.webp') 60% center/cover}.equity-retirement-panel:after{content:'';position:absolute;inset:0;z-index:-1;background:linear-gradient(90deg,#080b0ef5,#080b0ece 52%,#080b0e35)}.equity-retirement-panel>div{max-width:650px}.equity-retirement-panel h2{font-size:31px;letter-spacing:.035em}.equity-retirement-panel p{max-width:570px;font-size:14px}.equity-retirement-panel .eyebrow{font-size:10px}.equity-faq{background:var(--bg);border-top:0}
@media(max-width:1100px){.equity-product-grid{gap:18px}.equity-product-copy{padding:12px 20px 25px}.equity-product-title{display:block}.equity-product-title .roman{margin-bottom:12px}.equity-product-title h3{font-size:22px}.equity-product .equity-product-lead{min-height:52px}.equity-product-copy>p:not(.equity-product-lead):not(.equity-product-note){min-height:145px}.equity-focus-layout{gap:40px}.equity-process .steps{gap:35px}}
@media(max-width:800px){.equity-hero{padding:145px 0 70px;min-height:620px}.equity-hero:before{inset:80px 0 0;opacity:.65}.equity-hero:after{background:linear-gradient(90deg,#080b0ef5,#080b0e85),linear-gradient(0deg,#080b0e,transparent 40%)}.equity-hero h1{font-size:clamp(37px,6.8vw,53px)}.equity-product-grid{grid-template-columns:1fr;gap:28px}.equity-product{display:grid;grid-template-columns:.7fr 1fr}.equity-product-photo{height:auto;min-height:300px}.equity-product-photo:after{background:linear-gradient(90deg,transparent,#0d111650)}.equity-product-copy{padding:28px}.equity-product-title{display:flex}.equity-product-title .roman{margin:0}.equity-product .equity-product-lead,.equity-product-copy>p:not(.equity-product-lead):not(.equity-product-note){min-height:0}.equity-focus-layout{grid-template-columns:1fr;gap:28px}.equity-focus-layout h2{font-size:29px}.equity-options .section-head h2{font-size:29px}.equity-process .steps{grid-template-columns:1fr;gap:25px}.equity-retirement-panel{padding:32px}.equity-retirement-panel h2{font-size:27px}.equity-retirement-panel:after{background:#080b0ed5}}
@media(max-width:500px){.equity-hero h1{font-size:37px}.equity-product{display:flex}.equity-product-photo{height:170px;min-height:0}.equity-product-photo:after{background:linear-gradient(0deg,#0d1116,transparent)}.equity-product-copy{padding:15px 25px 28px}.equity-product-title h3{font-size:24px}.equity-retirement-panel{padding:27px}.equity-focus-layout>div:first-child{padding-left:20px}.equity-hero .actions .btn{width:100%}}

/* Situations use descriptive icons; Roman numerals are reserved for the process. */
.equity-focus-layout .equity-rate-subline{font-size:20px;line-height:1.5;color:var(--muted);margin:20px 0 0}
.equity-scenario-icon{display:block;width:32px;height:32px;color:#a00000;margin-bottom:22px;flex:none}
@media(max-width:550px){.equity-focus-layout .equity-rate-subline{font-size:18px}}
/* Retirement: a calm photographic introduction and clear, readable decisions. */
.retirement-hero{position:relative;isolation:isolate;overflow:hidden;min-height:680px;padding:185px 0 100px;background:var(--bg);border-bottom:1px solid var(--line)}.retirement-hero:before{content:'';position:absolute;inset:98px 0 0 24%;z-index:-2;background:url('/assets/coastal-veranda.webp') 65% center/cover no-repeat}.retirement-hero:after{content:'';position:absolute;inset:0;z-index:-1;background:linear-gradient(90deg,#080b0eff 3%,#080b0ee8 33%,#080b0e3d 88%),linear-gradient(0deg,#080b0e,transparent 35%)}.retirement-hero-copy{max-width:780px}.retirement-hero h1{font-size:clamp(40px,4.1vw,64px);line-height:1.25;letter-spacing:.005em;margin-bottom:28px}.retirement-hero h1 span{color:#a00000}.retirement-hero p{font-size:16px;max-width:515px;margin:28px 0 32px}.retirement-hero .btn{font-size:10px;gap:20px}.retirement-icon{display:block;width:32px;height:32px;color:#a00000;margin:0 0 24px;flex:none}
.retirement-page .section-head h2{font-size:35px}.retirement-page .section-head p{font-size:15px;max-width:380px}.retirement-basics{padding-bottom:0}.retirement-basics-grid{display:grid;grid-template-columns:1fr 1fr;border:1px solid var(--line)}.retirement-basics-grid article{padding:38px;background:var(--panel)}.retirement-basics-grid article+article{border-left:1px solid var(--line);background:#0a0e13}.retirement-basics-grid h3{font-size:25px;letter-spacing:.03em}.retirement-basics-grid p{font-size:15px;line-height:1.9}.retirement-basics-grid p:last-child{margin:0}
.reverse-program-grid{display:grid;grid-template-columns:1fr 1fr;gap:28px}.reverse-program-card{border:1px solid var(--line);background:var(--panel);display:flex;flex-direction:column}.reverse-program-photo{height:190px;background-size:cover;background-position:center;position:relative}.reverse-program-photo:after{content:'';position:absolute;inset:0;background:linear-gradient(0deg,#0d1116,transparent 80%)}.hecm-photo{background-image:url('/assets/modern-courtyard.webp')}.private-photo{background-image:url('/assets/modern-entry.webp')}.reverse-program-copy{padding:12px 35px 35px;display:flex;flex-direction:column;flex:1}.reverse-program-copy h3{font-size:29px;letter-spacing:.035em;margin-bottom:12px}.reverse-program-copy .reverse-program-lead{color:var(--text);font-size:15px}.reverse-program-copy ul{list-style:none;margin:5px 0 25px;padding:0}.reverse-program-copy li{position:relative;padding-left:22px;margin:13px 0;color:var(--muted);font-size:14px;line-height:1.9}.reverse-program-copy li:before{content:'◇';color:#a00000;position:absolute;left:0}.reverse-program-copy>p{font-size:14px}.reverse-program-copy .text-link{align-self:flex-start;margin-top:auto;font-size:10px}
.retirement-scenarios{padding-top:0}.retirement-scenarios .scenario-card{padding:35px;min-height:375px}.retirement-scenarios .scenario-card h3{font-size:25px}.retirement-scenarios .scenario-card p{font-size:14px}.retirement-scenarios .scenario-path p{margin:12px 0 0}.retirement-scenarios .program-disclaimer{max-width:850px}.retirement-process .steps p{font-size:14px}.retirement-process .steps h3{font-size:18px}
.retirement-alternatives-layout{display:grid;grid-template-columns:1.15fr 1fr;gap:80px;align-items:center}.retirement-alternatives h2{font-size:32px}.retirement-alternatives p{font-size:15px}.retirement-path-links{border-top:1px solid var(--line)}.retirement-path-links a{display:flex;justify-content:space-between;align-items:center;gap:20px;border-bottom:1px solid var(--line);padding:22px 8px;font-size:15px;transition:background .2s}.retirement-path-links a:hover{background:var(--panel)}.retirement-path-links a>span:last-child{font-size:22px;color:#a00000}.retirement-faq{background:var(--bg);border-top:1px solid var(--line)}.retirement-faq .program-faq-intro p{font-size:15px}.retirement-faq .program-faq-list summary{font-size:15px}.retirement-faq .program-faq-list details p{font-size:14px;line-height:1.95}
@media(max-width:1100px){.retirement-hero h1{font-size:52px}.retirement-basics-grid article{padding:30px}.reverse-program-copy{padding:12px 28px 30px}.retirement-alternatives-layout{gap:45px}.retirement-scenarios .scenario-card{padding:30px}.retirement-scenarios .scenario-card h3{font-size:23px}}
@media(max-width:800px){.retirement-hero{min-height:620px;padding:145px 0 75px}.retirement-hero:before{inset:80px 0 0;opacity:.65}.retirement-hero:after{background:linear-gradient(90deg,#080b0ef5,#080b0e85),linear-gradient(0deg,#080b0e,transparent 40%)}.retirement-hero h1{font-size:clamp(37px,6.6vw,51px)}.retirement-hero p{font-size:15px}.retirement-page .section-head h2{font-size:29px}.retirement-basics-grid,.reverse-program-grid{grid-template-columns:1fr}.retirement-basics-grid article+article{border-left:0;border-top:1px solid var(--line)}.reverse-program-photo{height:190px}.retirement-alternatives-layout{grid-template-columns:1fr;gap:25px}.retirement-alternatives h2{font-size:29px}.retirement-scenarios .scenario-card{min-height:0}.retirement-process .steps{grid-template-columns:1fr 1fr}}
@media(max-width:500px){.retirement-hero h1{font-size:37px}.retirement-hero .actions .btn{width:100%}.retirement-basics-grid article{padding:27px}.retirement-basics-grid h3{font-size:24px}.reverse-program-copy{padding:12px 25px 30px}.retirement-scenarios .scenario-card{padding:27px}.retirement-process .steps{grid-template-columns:1fr}}
/* Retirement hero uses a purpose-composed panorama across the full width. */
.retirement-hero:before{inset:98px 0 0;background-image:url('/assets/retirement-waterfront-hero.webp');background-position:center 55%}
.retirement-basics .section-head h2{font-size:clamp(38px,4vw,52px);text-transform:uppercase;letter-spacing:.06em}
.retirement-basics-grid h3{line-height:1.5}
.retirement-balance-note{font-size:13px;line-height:1.9;max-width:950px;margin:24px 0 0}
@media(max-width:800px){.retirement-hero:before{inset:80px 0 0;background-position:68% center}.retirement-basics .section-head h2{font-size:36px}}

/* Share heading height so the two retirement explanations begin together. */
.retirement-basics-grid article{display:grid;grid-template-rows:32px minmax(3em,auto) auto 1fr;row-gap:24px;align-content:start}
.retirement-basics-grid .retirement-icon,.retirement-basics-grid h3,.retirement-basics-grid p{margin:0}
@supports(grid-template-rows:subgrid){
 .retirement-basics-grid{row-gap:24px}
 .retirement-basics-grid article{grid-row:span 4;grid-template-rows:subgrid}
}
@media(max-width:800px){
 .retirement-basics-grid{row-gap:0}
 .retirement-basics-grid article{grid-row:auto;display:block}
 .retirement-basics-grid .retirement-icon{margin-bottom:24px}
 .retirement-basics-grid h3{margin-bottom:24px}
 .retirement-basics-grid p{margin-bottom:20px}
 .retirement-basics-grid p:last-child{margin-bottom:0}
}
/* Investor goal page: project paths, underwriting review and exit planning. */
.investment-hero{position:relative;isolation:isolate;overflow:hidden;min-height:660px;padding:180px 0 95px;background:var(--bg);border-bottom:1px solid var(--line)}.investment-hero:before{content:'';position:absolute;inset:98px 0 0;z-index:-2;background:url('/assets/city-residences.webp') center 52%/cover no-repeat;opacity:.8}.investment-hero:after{content:'';position:absolute;inset:0;z-index:-1;background:linear-gradient(90deg,#080b0efb 4%,#080b0ee0 38%,#080b0e35 90%),linear-gradient(0deg,#080b0e,transparent 38%)}.investment-hero-copy{max-width:790px}.investment-hero h1{font-size:clamp(39px,4.15vw,63px);line-height:1.23;letter-spacing:.005em;margin-bottom:26px}.investment-hero h1 span{color:#a00000}.investment-hero p{font-size:16px;max-width:510px;margin:28px 0 32px}.investment-hero .btn{font-size:10px;gap:20px}
.investment-jump-section{background:var(--panel);border-bottom:1px solid var(--line)}.investment-jump{display:grid;grid-template-columns:repeat(4,1fr)}.investment-jump a{padding:25px 22px;border-right:1px solid var(--line);display:flex;justify-content:space-between;align-items:center;gap:15px;font-family:Cinzel,serif;font-size:13px;letter-spacing:.06em;transition:background .2s}.investment-jump a:first-child{border-left:1px solid var(--line)}.investment-jump a span{font-family:Manrope;color:#a00000;font-size:20px}.investment-jump a:hover,.investment-jump a:focus-visible{background:#151d26}
.investment-page .section-head h2{font-size:35px}.investment-project-grid{display:grid;grid-template-columns:1fr 1fr;gap:30px}.investment-project{border:1px solid var(--line);background:var(--panel);display:flex;flex-direction:column;scroll-margin-top:125px}.investment-project-image{height:205px;background-size:cover;background-position:center 55%;position:relative}.investment-project-image:after{content:'';position:absolute;inset:0;background:linear-gradient(0deg,#0d1116,transparent 80%)}.investment-project-copy{padding:12px 35px 35px;display:flex;flex-direction:column;flex:1}.investment-icon{width:32px;height:32px;color:#a00000;display:block;margin-bottom:22px}.investment-project h3{font-size:29px;letter-spacing:.03em;margin-bottom:15px}.investment-project p{font-size:14px;line-height:1.9}.investment-project .investment-project-lead{font-size:16px;color:var(--text);margin-bottom:20px}.investment-project-review{border-top:1px solid var(--line);padding-top:20px;margin-top:auto}.investment-project-review>span{font-size:10px;letter-spacing:.15em;text-transform:uppercase;color:var(--text)}.investment-project-review p{font-size:12px;margin:10px 0 24px}.investment-project .text-link{font-size:10px;align-self:flex-start}
.investment-review{padding-top:0}.investment-review-grid{display:grid;grid-template-columns:repeat(4,1fr);border-block:1px solid var(--line)}.investment-review-grid article{padding:28px;border-right:1px solid var(--line)}.investment-review-grid article:first-child{border-left:1px solid var(--line)}.investment-review-grid h3{font-size:18px;letter-spacing:.03em}.investment-review-grid p{font-size:13px;margin:0}.investment-process .steps{grid-template-columns:repeat(3,1fr);gap:55px;margin-top:45px}.investment-process-note{font-size:13px;margin:40px 0 0;padding-top:25px;border-top:1px solid var(--line);max-width:1000px}
.investment-commercial{padding-bottom:0}.investment-commercial-panel{position:relative;isolation:isolate;overflow:hidden;border:1px solid var(--line);padding:50px}.investment-commercial-panel:before{content:'';position:absolute;inset:0;z-index:-2;background:url('/assets/architecture.webp') center 55%/cover no-repeat;opacity:.75}.investment-commercial-panel:after{content:'';position:absolute;inset:0;z-index:-1;background:linear-gradient(90deg,#080b0ef8,#080b0ed0 53%,#080b0e33)}.investment-commercial-panel>div{max-width:650px}.investment-commercial-panel h2{font-size:33px;letter-spacing:.03em}.investment-commercial-panel p{font-size:15px;max-width:575px}.investment-commercial-panel .btn{margin-top:10px;font-size:10px;gap:20px}.investment-faq{background:var(--bg);border-top:0}
@media(max-width:1100px){.investment-project-copy{padding:12px 28px 30px}.investment-review-grid{grid-template-columns:1fr 1fr}.investment-review-grid article:nth-child(-n+2){border-bottom:1px solid var(--line)}.investment-review-grid article:nth-child(3){border-left:1px solid var(--line)}.investment-jump a{font-size:11px;padding:22px 15px}}
@media(max-width:800px){.investment-hero{padding:145px 0 75px;min-height:620px}.investment-hero:before{inset:80px 0 0;background-position:60% center}.investment-hero:after{background:linear-gradient(90deg,#080b0ef0,#080b0e88),linear-gradient(0deg,#080b0e,transparent 40%)}.investment-hero h1{font-size:clamp(37px,6.8vw,53px)}.investment-hero p{font-size:15px}.investment-page .section-head h2{font-size:29px}.investment-jump{grid-template-columns:1fr 1fr}.investment-jump a:nth-child(-n+2){border-bottom:1px solid var(--line)}.investment-jump a:nth-child(3){border-left:1px solid var(--line)}.investment-project-grid{gap:22px}.investment-project-copy{padding:12px 24px 28px}.investment-project h3{font-size:25px}.investment-project .investment-project-lead{font-size:14px}.investment-project p{font-size:13px}.investment-project-image{height:170px}.investment-commercial-panel{padding:35px}.investment-commercial-panel h2{font-size:28px}.investment-process .steps{gap:30px}}
@media(max-width:600px){.investment-project-grid{grid-template-columns:1fr}.investment-project-image{height:190px}.investment-project-copy{padding:12px 28px 30px}.investment-project h3{font-size:28px}.investment-review-grid{grid-template-columns:1fr}.investment-review-grid article{border-left:1px solid var(--line);border-bottom:1px solid var(--line)}.investment-review-grid article:last-child{border-bottom:0}.investment-process .steps{grid-template-columns:1fr;gap:25px}.investment-commercial-panel{padding:28px}.investment-hero .actions .btn{width:100%}}
/* Commercial: property breadth and a direct invitation to discuss the deal. */
.commercial-site .header-cta{font-size:10px;letter-spacing:.08em;gap:15px;padding-inline:20px;white-space:nowrap}
.commercial-hero{position:relative;isolation:isolate;overflow:hidden;min-height:740px;padding:205px 0 115px;display:flex;align-items:center;border-bottom:1px solid var(--line)}
.commercial-hero:before{content:'';position:absolute;inset:98px 0 0;z-index:-2;background:url('/assets/commercial-industrial-hero.webp') center 54%/cover no-repeat}
.commercial-hero:after{content:'';position:absolute;inset:0;z-index:-1;background:linear-gradient(90deg,#080b0eef 0%,#080b0ec2 34%,#080b0e20 78%),linear-gradient(0deg,#080b0eab,transparent 40%)}
.commercial-hero-copy{max-width:660px}.commercial-hero .eyebrow{margin-bottom:25px}.commercial-hero h1{font-size:clamp(52px,5.4vw,80px);line-height:1.12;letter-spacing:.01em;margin-bottom:28px}.commercial-hero p{font-size:17px;max-width:460px;line-height:1.9;margin-bottom:32px}.commercial-page .btn{gap:24px;font-size:11px}
.commercial-property-layout{display:grid;grid-template-columns:1fr 1.15fr;gap:90px;align-items:start}.commercial-property-intro h2{font-size:clamp(32px,3.3vw,46px);letter-spacing:.03em}.commercial-property-intro>p{font-size:15px;max-width:430px}.commercial-property-intro figure{margin:38px 0 0;height:350px;position:relative;overflow:hidden}.commercial-property-intro figure:after{content:'';position:absolute;inset:0;background:linear-gradient(0deg,#080b0e88,transparent 50%)}.commercial-property-intro img{width:100%;height:100%;object-fit:cover;object-position:center 57%}
.commercial-property-list{border-top:1px solid var(--line)}.commercial-property-list article{display:grid;grid-template-columns:36px 1fr;gap:22px;padding:24px 0;border-bottom:1px solid var(--line)}.commercial-icon{width:31px;height:31px;color:#a00000;margin-top:3px}.commercial-property-list h3{font-size:22px;letter-spacing:.025em;margin-bottom:9px}.commercial-property-list p{font-size:13px;line-height:1.9;margin-bottom:0;max-width:490px}
.commercial-strategy{border-block:1px solid var(--line);background:var(--panel)}.commercial-strategy-layout{display:grid;grid-template-columns:1fr 1.15fr;gap:90px;align-items:start}.commercial-strategy-intro h2{font-size:clamp(31px,3.2vw,43px);letter-spacing:.03em}.commercial-strategy-intro p{font-size:15px;max-width:450px}.commercial-strategy-intro .actions{margin-top:32px}.commercial-strategy-list{border-left:1px solid #600000;padding-left:40px}.commercial-strategy-list article{padding-bottom:27px;margin-bottom:27px;border-bottom:1px solid var(--line)}.commercial-strategy-list article:last-child{padding-bottom:0;margin-bottom:0;border:0}.commercial-strategy-list h3{font-size:24px;letter-spacing:.025em;margin-bottom:12px}.commercial-strategy-list p{font-size:14px;line-height:1.9;margin-bottom:0}
.commercial-business-head{display:flex;justify-content:space-between;align-items:end;gap:45px;margin-bottom:48px}.commercial-business-head h2{margin-bottom:0;letter-spacing:.03em}.commercial-business-head>p{max-width:360px;font-size:15px;margin-bottom:0}.commercial-business-layout{display:grid;grid-template-columns:1fr 1.15fr;gap:65px;align-items:stretch}.commercial-business-photo{margin:0;min-height:480px;position:relative;overflow:hidden}.commercial-business-photo img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:40% center}.commercial-business-photo:after{content:'';position:absolute;inset:0;background:linear-gradient(180deg,#080b0e0d,#080b0e55)}.commercial-business-list{display:flex;flex-direction:column;justify-content:center}.commercial-business-list article{padding:27px 0;border-bottom:1px solid var(--line)}.commercial-business-list article:first-child{padding-top:0}.commercial-business-list article:last-child{padding-bottom:0;border:0}.commercial-business-list h3{font-size:24px;letter-spacing:.025em;margin-bottom:13px}.commercial-business-list p{font-size:14px;line-height:1.9;margin:0}
.commercial-faq{padding-top:20px}.commercial-faq-layout{display:grid;grid-template-columns:1fr 1.5fr;gap:90px}.commercial-faq h2{font-size:32px;letter-spacing:.03em}.commercial-faq-list{border-top:1px solid var(--line)}.commercial-faq-list details{border-bottom:1px solid var(--line)}.commercial-faq-list summary{display:flex;justify-content:space-between;align-items:center;gap:25px;font-size:14px;line-height:1.8;cursor:pointer;list-style:none;padding:22px 0}.commercial-faq-list summary::-webkit-details-marker{display:none}.commercial-faq-list details[open] .faq-symbol{transform:rotate(45deg)}.commercial-faq-list .faq-symbol{flex-shrink:0}.commercial-faq-list details p{font-size:13px;line-height:1.9;margin:0;padding:0 28px 25px 0}.commercial-closing h2{letter-spacing:.04em}.commercial-closing p{font-size:16px}
@media(max-width:1200px){.commercial-site .header-inner{gap:20px}.commercial-site .nav{gap:18px;font-size:10px}.commercial-site .brand img{width:205px}.commercial-site .header-cta{font-size:9px;gap:10px;padding-inline:14px}.commercial-property-layout,.commercial-strategy-layout{gap:55px}.commercial-business-layout{gap:45px}.commercial-faq-layout{gap:55px}}
@media(min-width:801px) and (max-width:1000px){.commercial-site .header-inner{gap:16px;width:96%}.commercial-site .brand img{width:160px}.commercial-site .nav{gap:13px;letter-spacing:.08em}.commercial-site .header-cta{font-size:8px;letter-spacing:.04em;gap:8px;padding-inline:12px}}
@media(max-width:800px){.commercial-hero{padding:150px 0 85px;min-height:640px}.commercial-hero:before{inset:80px 0 0;background-position:63% center}.commercial-hero:after{background:linear-gradient(90deg,#080b0ee8,#080b0e77),linear-gradient(0deg,#080b0ebb,transparent 55%)}.commercial-hero h1{font-size:clamp(45px,8.2vw,62px)}.commercial-hero p{font-size:15px;max-width:440px}.commercial-property-layout,.commercial-strategy-layout,.commercial-business-layout,.commercial-faq-layout{grid-template-columns:1fr;gap:40px}.commercial-property-intro>p{max-width:580px}.commercial-property-intro figure{height:280px;margin-top:28px}.commercial-property-list article{padding:23px 0}.commercial-property-list p{max-width:none}.commercial-strategy-intro p{max-width:580px}.commercial-strategy-list{padding-left:28px}.commercial-business-head{display:block;margin-bottom:35px}.commercial-business-head>p{max-width:550px;margin-top:22px}.commercial-business-photo{min-height:300px}.commercial-business-photo img{object-position:center 45%}.commercial-business-list h3,.commercial-strategy-list h3{font-size:23px}.commercial-business-list article{padding-block:24px}.commercial-faq{padding-top:0}.commercial-faq h2{font-size:29px}.commercial-closing h2{font-size:29px}.commercial-closing p{font-size:15px}.commercial-desktop-break{display:none}}
@media(max-width:450px){.commercial-hero{min-height:600px;padding-bottom:70px}.commercial-page .btn{font-size:10px;gap:16px;padding-inline:19px}.commercial-hero h1{font-size:46px}.commercial-property-list article{grid-template-columns:29px 1fr;gap:17px}.commercial-icon{width:27px;height:27px}.commercial-property-list h3{font-size:21px}.commercial-property-intro figure{height:230px}.commercial-business-photo{min-height:250px}.commercial-faq-list summary{font-size:13px}}
/* Combined introduction and contact page; booking and inquiry slots await backend. */
.contact-hero{padding:165px 0 85px;border-bottom:1px solid var(--line)}.contact-hero-layout{display:grid;grid-template-columns:1.3fr 1fr;gap:85px;align-items:center}.contact-hero-copy h1{font-size:clamp(36px,4.1vw,59px);line-height:1.25;letter-spacing:.015em;margin-bottom:28px}.contact-hero-copy p{font-size:15px;line-height:1.95;max-width:610px}.contact-hero-copy .contact-introduction{font-size:18px;color:var(--text);line-height:1.8}.contact-credentials{font-size:11px;color:var(--muted);letter-spacing:.08em;border-left:1px solid #a00000;padding-left:18px;margin:28px 0}.contact-credentials span{display:block;margin-top:4px}.contact-portrait{margin:0;position:relative;overflow:hidden;border:1px solid var(--line);background:#080b0e;align-self:stretch;max-height:650px;min-height:540px}.contact-portrait img{display:block;width:100%;height:100%;object-fit:cover;object-position:center 32%}.contact-portrait:after{content:'';position:absolute;inset:60% 0 0;background:linear-gradient(0deg,#080b0ef0,transparent);pointer-events:none}.contact-portrait figcaption{position:absolute;bottom:26px;left:30px;right:30px;z-index:1;font-family:Cinzel,serif;font-size:21px;letter-spacing:.08em}.contact-connect{background:var(--panel)}.contact-connect-heading{margin-bottom:45px}.contact-connect-heading h2{font-size:clamp(28px,3vw,39px);letter-spacing:.04em;margin:0}.contact-choice-grid{display:grid;grid-template-columns:1fr 1fr;gap:30px;align-items:stretch}.contact-choice{border:1px solid var(--line);background:var(--bg);padding:38px;display:flex;flex-direction:column}.contact-choice-heading svg{width:34px;height:34px;color:#a00000;margin-bottom:24px}.contact-choice h3{font-size:27px;letter-spacing:.025em;margin-bottom:15px}.contact-choice-heading p{font-size:14px;line-height:1.9;margin:0;max-width:470px}.contact-choice-heading{min-height:205px}.contact-placeholder{border:1px dashed #3c454f;background:#0d1116;min-height:230px;padding:35px 25px;display:flex;flex-direction:column;justify-content:center;align-items:center;text-align:center;margin:25px 0 30px}.contact-status{font-size:9px;text-transform:uppercase;letter-spacing:.22em;color:var(--muted);border:1px solid var(--line);padding:5px 11px;margin-bottom:22px}.contact-placeholder h4{font-family:Cinzel,serif;font-weight:400;font-size:21px;line-height:1.5;margin:0 0 13px}.contact-placeholder p{font-size:12px;margin:0}.contact-choice-direct{display:flex;flex-direction:column;align-items:flex-start;margin-top:auto;gap:20px}.contact-choice-direct p{font-size:12px;margin:0}.contact-choice-direct .btn{font-size:10px;gap:20px}.contact-choice-direct .text-link{font-size:9px}.contact-email-address{font-size:13px;overflow-wrap:anywhere;color:var(--muted)}.contact-email-address:hover{color:var(--text)}
@media(max-width:1100px){.contact-hero-layout{gap:45px}.contact-portrait{min-height:560px}.contact-choice{padding:30px}.contact-choice h3{font-size:23px}.contact-choice-heading{min-height:220px}}
@media(max-width:800px){.contact-hero{padding:135px 0 65px}.contact-hero-layout{grid-template-columns:1fr;gap:40px}.contact-hero-copy h1{font-size:clamp(35px,7vw,50px)}.contact-hero-copy .contact-introduction{font-size:17px}.contact-portrait{min-height:0;height:490px;width:min(100%,450px);justify-self:center}.contact-portrait img{object-position:center 30%}.contact-choice-grid{grid-template-columns:1fr;gap:25px}.contact-choice-heading{min-height:0}.contact-placeholder{min-height:210px;margin-top:30px}.contact-connect-heading{margin-bottom:32px}}
@media(max-width:450px){.contact-choice{padding:26px 22px}.contact-choice h3{font-size:23px}.contact-placeholder{padding:30px 18px}.contact-placeholder h4{font-size:19px}.contact-choice-direct{align-items:stretch}.contact-choice-direct .text-link{align-self:flex-start}.contact-portrait{height:420px}}
/* Cinematic contact portrait: original supplied cutout, composited in CSS. */
.contact-hero{position:relative;isolation:isolate;overflow:hidden;padding:175px 0 85px;min-height:790px;background:#080b0e}
.contact-hero:before{content:'';position:absolute;inset:98px 0 0;z-index:-2;background:url('/assets/home-interior.webp') center 45%/cover no-repeat;opacity:.23;filter:saturate(.45)}
.contact-hero:after{content:'';position:absolute;inset:0;z-index:-1;background:linear-gradient(90deg,#080b0ef5 0%,#080b0ec9 40%,#080b0e44 72%,#080b0e66),linear-gradient(0deg,#080b0e,transparent 45%)}
.contact-hero-layout{position:relative;display:block}.contact-hero-copy{position:relative;z-index:2;width:53%;max-width:650px}.contact-hero-copy h1{font-size:clamp(40px,4.6vw,66px);line-height:1.2;letter-spacing:.01em;margin-bottom:30px}.contact-hero-copy p{max-width:570px}.contact-hero-copy .contact-introduction{max-width:500px}.contact-portrait{position:absolute;right:-6%;bottom:-85px;width:59%;height:auto;aspect-ratio:1;min-height:0;max-height:none;border:0;background:transparent;margin:0;overflow:visible;isolation:isolate;pointer-events:none}.contact-portrait:before{content:'';position:absolute;inset:12% 0 8% 15%;z-index:-1;background:radial-gradient(ellipse,#37506545,transparent 68%)}.contact-portrait img{display:block;width:100%;height:auto;object-fit:contain;object-position:center;mask-image:linear-gradient(0deg,transparent 0%,#000 17%,#000 100%);-webkit-mask-image:linear-gradient(0deg,transparent 0%,#000 17%,#000 100%)}.contact-portrait:after{inset:0;background:linear-gradient(90deg,#080b0e55,transparent 30%);mask-image:linear-gradient(0deg,transparent,#000 25%);-webkit-mask-image:linear-gradient(0deg,transparent,#000 25%)}
@media(min-width:801px) and (max-width:1100px){.contact-hero{padding-top:160px;min-height:760px}.contact-hero-copy{width:58%}.contact-hero-copy p{font-size:14px}.contact-portrait{width:62%;right:-10%}.contact-hero-copy h1{font-size:48px}}
@media(max-width:800px){.contact-hero{padding:135px 0 0;min-height:0}.contact-hero:before{inset:80px 0 0;background-position:65% center}.contact-hero:after{background:linear-gradient(90deg,#080b0eea,#080b0e88),linear-gradient(0deg,#080b0e,transparent 50%)}.contact-hero-copy{width:100%;max-width:630px}.contact-hero-copy h1{font-size:clamp(38px,7.5vw,56px)}.contact-portrait{position:relative;right:auto;bottom:auto;width:min(100%,520px);height:auto;min-height:0;aspect-ratio:1;margin:10px auto -1px;justify-self:auto}.contact-portrait img{object-position:center}.contact-portrait:after{background:linear-gradient(0deg,#080b0e,transparent 28%);mask-image:none;-webkit-mask-image:none}}
@keyframes contact-hero-enter{from{opacity:0;transform:translateY(16px)}to{opacity:1;transform:translateY(0)}}
@media(prefers-reduced-motion:no-preference){.contact-page .scroll-reveal{transition-duration:1.2s}.contact-hero-copy.scroll-reveal,.contact-portrait.scroll-reveal{transition:none}.contact-hero-copy.scroll-reveal.is-visible{animation:contact-hero-enter 1.6s ease-in-out both}.contact-portrait.scroll-reveal.is-visible{animation:contact-hero-enter 2s ease-in-out .35s both}}

/* Homepage hero entrance uses explicit keyframes to animate on first paint. */
@keyframes home-hero-enter{from{opacity:0;transform:translateY(16px)}to{opacity:1;transform:translateY(0)}}
@keyframes home-hero-image-enter{from{opacity:0}to{opacity:var(--home-hero-image-opacity,.9)}}
@media(prefers-reduced-motion:no-preference){.hero:before{animation:home-hero-image-enter 2s ease-in-out both}.hero-content>.scroll-reveal{transition:none}.hero-content>.scroll-reveal.is-visible{animation:home-hero-enter 1.6s ease-in-out both}.hero-content>h1.is-visible{animation-delay:.12s}.hero-content>.ornament.is-visible{animation-delay:.2s}.hero-content>p.is-visible{animation-delay:.28s}.hero-content>.actions.is-visible{animation-delay:.4s}}

@media(max-width:800px){.hero{--home-hero-image-opacity:.6}}
/* Server-backed contact and consultation controls. */
.live-contact-form{margin:28px 0;display:flex;flex-direction:column;gap:18px}.live-contact-form label,.booking-controls>label{font-size:12px;color:var(--text);display:flex;flex-direction:column;gap:8px}.live-contact-form label>span{color:var(--muted);font-size:10px}.form-pair{display:grid;grid-template-columns:1fr 1fr;gap:17px}.live-contact-form input,.live-contact-form textarea,.live-contact-form select,.booking-controls select,.appointment-manager select{font-family:Manrope,sans-serif;font-size:13px;width:100%;padding:12px;background:#0d1116;border:1px solid #4a5562;color:var(--text);border-radius:0}.live-contact-form textarea{resize:vertical}.live-contact-form .btn{align-self:flex-start;cursor:pointer}.form-guidance{font-size:10px;line-height:1.8}.form-message{font-size:12px;margin:0;overflow-wrap:anywhere}.form-honeypot{position:absolute;left:-10000px;width:1px;height:1px;overflow:hidden}.live-contact-form button:disabled,.booking-week button:disabled{opacity:.5;cursor:wait}.live-booking{margin:30px 0}.booking-state{font-size:13px;line-height:1.9;padding:25px;border:1px solid var(--line);background:var(--panel)}.booking-week{display:flex;justify-content:space-between;align-items:center;gap:15px;margin:22px 0;font-size:12px}.booking-week button{background:transparent;color:var(--text);border:1px solid var(--line);padding:7px 13px;cursor:pointer}.booking-slots{display:grid;grid-template-columns:1fr 1fr;gap:9px;max-height:320px;overflow-y:auto;padding:3px}.booking-slot{border:1px solid #46505a;background:#10161c;color:var(--text);font:11px Manrope,sans-serif;padding:12px 7px;cursor:pointer;line-height:1.7}.booking-slot:hover,.booking-slot[aria-pressed=true]{border-color:#a00000;background:#281116}.appointment-manager{max-width:760px;margin:35px 0;padding:30px;border:1px solid var(--line);background:var(--panel)}.appointment-manager p{margin-bottom:20px}.appointment-manager details{margin-top:30px}.appointment-manager summary{cursor:pointer}.appointment-manager details>select,.appointment-manager details>.btn{margin:12px 12px 12px 0}.appointment-manager button{cursor:pointer}.appointment-manager details>p{margin-top:20px}
@media(max-width:600px){.form-pair{grid-template-columns:1fr}.appointment-manager{padding:24px}.live-contact-form .btn{width:100%}}
/* Compact compliance links and equal housing marks. */
.site-footer .footer-bottom{display:grid;grid-template-columns:auto minmax(0,1fr) auto;align-items:center;gap:24px}
.site-footer .footer-bottom>span:nth-child(2){text-align:right}
.site-footer .footer-compliance{display:flex;flex-direction:column;align-items:flex-end;gap:10px}
.site-footer .footer-housing-marks{display:flex;align-items:center;gap:12px}
.site-footer .footer-housing-marks img{display:block;width:54px;height:54px;object-fit:contain;opacity:1}
.site-footer .footer-nmls{font-size:11px;text-decoration:underline;text-underline-offset:3px;white-space:nowrap}
.site-footer .footer-nmls:hover{color:#fff}
@media(max-width:700px){
.site-footer .footer-bottom{grid-template-columns:minmax(0,1fr) auto;gap:14px 20px}
.site-footer .footer-bottom>span:first-child{grid-column:1;grid-row:1}
.site-footer .footer-bottom>span:nth-child(2){grid-column:1;grid-row:2;text-align:left}
.site-footer .footer-compliance{grid-column:2;grid-row:1 / 3;align-self:end}
.site-footer .footer-housing-marks img{width:50px;height:50px}
}
@media(max-width:420px){.site-footer .footer-bottom{grid-template-columns:1fr}.site-footer .footer-compliance{grid-column:1;grid-row:3;justify-self:end}}

/* Date-first phone consultation picker. */
.booking-intro{border-bottom:1px solid var(--line);padding-bottom:20px;margin-bottom:24px}.booking-intro h3{font-size:25px;margin:12px 0}.booking-intro p{font-size:13px}.booking-intro .eyebrow{font-size:10px}.booking-picker{display:grid;grid-template-columns:1fr 1fr;gap:22px;margin:20px 0}.booking-picker h4,#booking-form h4{font:400 13px Manrope,sans-serif;margin:0 0 15px;color:var(--text)}.booking-dates{display:grid;grid-template-columns:1fr;gap:8px}.booking-date{padding:12px 10px;border:1px solid var(--line);background:#0d1116;color:var(--text);font:12px Manrope,sans-serif;cursor:pointer;text-align:left}.booking-date[aria-pressed=true],.booking-slot[aria-pressed=true]{background:#600000;border-color:#a00000;color:#fff}.booking-date:hover,.booking-slot:hover{border-color:#a00000}.booking-picker .booking-slots{max-height:350px;grid-template-columns:1fr;align-content:start;padding:0 5px 0 0}.booking-week button:disabled{opacity:.35;cursor:default}.booking-date:focus-visible,.booking-slot:focus-visible{outline:2px solid #fff;outline-offset:2px}#booking-selected{padding:16px;border-left:2px solid #a00000;background:#10161c;font-size:13px}#booking-form{border-top:1px solid var(--line);padding-top:24px}@media(max-width:420px){.booking-picker{gap:12px}.booking-date{font-size:11px}.booking-intro h3{font-size:22px}}

#booking-system [hidden]{display:none!important}

/* Privacy policy: readable long-form layout, matching the site. */
.privacy-page{padding:150px 0 80px}.privacy-intro{padding-bottom:48px;border-bottom:1px solid #293139}.privacy-intro h1{font-weight:400;font-size:clamp(38px,5vw,68px);margin:20px 0}.privacy-deck{max-width:720px;font-size:20px;line-height:1.7}.privacy-date{font-size:13px;color:#a8b2bd;margin-top:25px}.privacy-layout{display:grid;grid-template-columns:240px minmax(0,800px);gap:70px;padding-top:55px;align-items:start}.privacy-nav{position:sticky;top:115px;display:flex;flex-direction:column;gap:14px;border-left:2px solid #600000;padding-left:22px;font-size:14px}.privacy-nav p{color:#a8b2bd;letter-spacing:2px;text-transform:uppercase;font-size:11px}.privacy-nav a{color:#c1cbd4;text-decoration:none}.privacy-nav a:hover{color:white;text-decoration:underline}.privacy-prose section{scroll-margin-top:120px;margin-bottom:44px}.privacy-prose h2{font-size:27px;font-weight:400;line-height:1.4;margin:0 0 20px}.privacy-prose p{line-height:1.9;margin:0 0 18px;color:#bcc6d0}.privacy-prose a{color:#fff;text-decoration:underline;text-underline-offset:4px}.privacy-prose strong{color:#e8edf1;font-weight:600}@media(max-width:800px){.privacy-page{padding-top:115px}.privacy-layout{grid-template-columns:1fr;gap:38px}.privacy-nav{position:static}.privacy-deck{font-size:17px}.privacy-prose h2{font-size:23px}}@media print{.privacy-nav,.site-header,.site-footer{display:none}.privacy-page{padding:0}.privacy-layout{display:block}.privacy-prose p,.privacy-prose h2,.privacy-prose a{color:#000}}

#inquiry-form .form-pair { grid-template-columns: repeat(2, minmax(0, 1fr)); }
#inquiry-form .form-pair > label { justify-content: space-between; }
#inquiry-form .btn.primary { color: #fff; }
.contact-choice-direct.contact-direct-options {
  border-top: 1px solid var(--line);
  padding-top: 22px;
  gap: 14px;
}
.contact-direct-links { display: flex; flex-wrap: wrap; gap: 10px; }
.contact-direct-links .btn { min-height: 44px; justify-content: center; padding: 10px 16px; }
@media (max-width: 550px) {
  #inquiry-form .form-pair { grid-template-columns: 1fr; }
}

.dscr-intro { max-width: 760px; }
.dscr-intro .text-link { display: inline-flex; gap: 10px; margin-top: 8px; }
.dscr-calc { align-items: start; grid-template-columns: minmax(0, 1.2fr) minmax(0, 1fr); }
.dscr-calc h2 { font-size: 24px; margin: 0 0 8px; }
.dscr-calc .fields { margin-top: 24px; grid-template-columns: repeat(2, minmax(0, 1fr)); }
.dscr-calc .fields input { min-width: 0; }
.dscr-result .dscr-summary { margin: 2px 0 18px; }
.dscr-result dl > div { gap: 12px; }
.dscr-result dd { flex-shrink: 0; }
.dscr-result dl > div:last-child { border-top: 1px solid var(--line); padding-top: 12px; color: #fff; }
@media (max-width: 850px) {
  .dscr-calc { grid-template-columns: minmax(0, 1fr); gap: 28px; }
}
@media (max-width: 490px) {
  .dscr-calc .fields { grid-template-columns: minmax(0, 1fr); }
  .dscr-result { padding: 22px; }
}

.comfort-intro { max-width: 720px; }
.comfort-calc { grid-template-columns: minmax(0, 1fr); gap: 30px; margin-top: 28px; }
.comfort-calc h2 { font-size: 24px; margin: 0 0 8px; }
.comfort-fields { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 18px 28px; margin-top: 20px; }
.comfort-control label { display: block; font-size: 13px; color: var(--text); margin-bottom: 6px; }
.comfort-control-inputs { display: grid; grid-template-columns: minmax(0, 1fr) minmax(85px, 112px); align-items: center; gap: 18px; }
.comfort-control input[type="range"] { width: 100%; margin: 0; min-height: 36px; accent-color: #a00000; cursor: pointer; }
.comfort-control input[type="number"] {
  min-width: 0; width: 100%; padding: 10px; border: 1px solid #4a5562; border-radius: 0;
  background: #0d1116; color: var(--text); font: inherit;
}
.comfort-control input:focus-visible { outline: 2px solid #e8a8a8; outline-offset: 3px; }
.comfort-result { display: grid; grid-template-columns: minmax(0, 1.25fr) minmax(0, 1fr); align-items: center; gap: 24px; border-top: 2px solid #a00000; }
.comfort-result #comfort-range { font-size: clamp(23px, 3.5vw, 42px); margin-top: 10px; overflow-wrap: anywhere; }
.comfort-result #comfort-detail { margin: 7px 0 14px; }
.comfort-result .comfort-note { margin-bottom: 0; }
.comfort-cta { padding-left: 24px; border-left: 1px solid var(--line); }
.comfort-cta p { font-size: 13px; margin: 0 0 16px; }
.comfort-cta .btn.primary { color: #fff; width: 100%; justify-content: center; text-align: center; }
@media (max-width: 850px) {
  .comfort-result { grid-template-columns: minmax(0, 1fr); }
  .comfort-cta { padding: 18px 0 0; border-left: 0; border-top: 1px solid var(--line); }
}
@media (max-width: 620px) {
  .comfort-fields { grid-template-columns: minmax(0, 1fr); }
  .comfort-result { padding: 22px; }
  .comfort-control-inputs { gap: 12px; }
}

.tax-estimator-link {
  display: inline-block;
  margin-top: 8px;
  color: #e8a8a8;
  font-size: 12px;
  text-decoration: underline;
  text-underline-offset: 3px;
}
.tax-estimator-link:hover { color: #fff; }
.tax-estimator-sr {
  position: absolute;
  width: 1px;
  height: 1px;
  padding: 0;
  margin: -1px;
  overflow: hidden;
  clip-path: inset(50%);
  white-space: nowrap;
}
.property-tax-price { grid-column: 1 / -1; }
.property-tax-calc .fields select {
  width: 100%; min-width: 0; padding: 13px;
  border: 1px solid #4a5562; border-radius: 0;
  background: #0d1116; color: var(--text); font: inherit;
}
.property-tax-result #property-tax-status { margin: 8px 0 16px; }
.property-tax-result .property-tax-note { border-top: 1px solid var(--line); padding-top: 16px; margin-bottom: 0; }
.property-tax-result dl > div { gap: 12px; }
.property-tax-result dd { flex-shrink: 0; }

.comfort-faq { margin-top: 56px; }
.comfort-faq .faq-grid { margin-top: 22px; }
.comfort-faq p a { color: #e8a8a8; text-decoration: underline; text-underline-offset: 3px; }