@layer theme{:root,:host{--font-sans:ui-sans-serif, system-ui, sans-serif, "Apple Color Emoji", "Segoe UI Emoji", "Segoe UI Symbol", "Noto Color Emoji";--font-mono:ui-monospace, SFMono-Regular, Menlo, Monaco, Consolas, "Liberation Mono", "Courier New", monospace;--spacing:.25rem;--default-font-family:var(--font-sans);--default-mono-font-family:var(--font-mono)}}@layer base{*,:after,:before,::backdrop{box-sizing:border-box;border:0 solid;margin:0;padding:0}::file-selector-button{box-sizing:border-box;border:0 solid;margin:0;padding:0}html,:host{-webkit-text-size-adjust:100%;tab-size:4;line-height:1.5;font-family:var(--default-font-family,ui-sans-serif, system-ui, sans-serif, "Apple Color Emoji", "Segoe UI Emoji", "Segoe UI Symbol", "Noto Color Emoji");font-feature-settings:var(--default-font-feature-settings,normal);font-variation-settings:var(--default-font-variation-settings,normal);-webkit-tap-highlight-color:transparent}hr{height:0;color:inherit;border-top-width:1px}abbr:where([title]){-webkit-text-decoration:underline dotted;text-decoration:underline dotted}h1,h2,h3,h4,h5,h6{font-size:inherit;font-weight:inherit}a{color:inherit;-webkit-text-decoration:inherit;-webkit-text-decoration:inherit;-webkit-text-decoration:inherit;-webkit-text-decoration:inherit;text-decoration:inherit}b,strong{font-weight:bolder}code,kbd,samp,pre{font-family:var(--default-mono-font-family,ui-monospace, SFMono-Regular, Menlo, Monaco, Consolas, "Liberation Mono", "Courier New", monospace);font-feature-settings:var(--default-mono-font-feature-settings,normal);font-variation-settings:var(--default-mono-font-variation-settings,normal);font-size:1em}small{font-size:80%}sub,sup{vertical-align:baseline;font-size:75%;line-height:0;position:relative}sub{bottom:-.25em}sup{top:-.5em}table{text-indent:0;border-color:inherit;border-collapse:collapse}:-moz-focusring{outline:auto}progress{vertical-align:baseline}summary{display:list-item}ol,ul,menu{list-style:none}img,svg,video,canvas,audio,iframe,embed,object{vertical-align:middle;display:block}img,video{max-width:100%;height:auto}button,input,select,optgroup,textarea{font:inherit;font-feature-settings:inherit;font-variation-settings:inherit;letter-spacing:inherit;color:inherit;opacity:1;background-color:#0000;border-radius:0}::file-selector-button{font:inherit;font-feature-settings:inherit;font-variation-settings:inherit;letter-spacing:inherit;color:inherit;opacity:1;background-color:#0000;border-radius:0}:where(select:is([multiple],[size])) optgroup{font-weight:bolder}:where(select:is([multiple],[size])) optgroup option{padding-inline-start:20px}::file-selector-button{margin-inline-end:4px}::placeholder{opacity:1}@supports (not ((-webkit-appearance:-apple-pay-button))) or (contain-intrinsic-size:1px){::placeholder{color:currentColor}@supports (color:color-mix(in lab, red, red)){::placeholder{color:color-mix(in oklab, currentcolor 50%, transparent)}}}textarea{resize:vertical}::-webkit-search-decoration{-webkit-appearance:none}::-webkit-date-and-time-value{min-height:1lh;text-align:inherit}::-webkit-datetime-edit{display:inline-flex}::-webkit-datetime-edit-fields-wrapper{padding:0}::-webkit-datetime-edit{padding-block:0}::-webkit-datetime-edit-year-field{padding-block:0}::-webkit-datetime-edit-month-field{padding-block:0}::-webkit-datetime-edit-day-field{padding-block:0}::-webkit-datetime-edit-hour-field{padding-block:0}::-webkit-datetime-edit-minute-field{padding-block:0}::-webkit-datetime-edit-second-field{padding-block:0}::-webkit-datetime-edit-millisecond-field{padding-block:0}::-webkit-datetime-edit-meridiem-field{padding-block:0}::-webkit-calendar-picker-indicator{line-height:1}:-moz-ui-invalid{box-shadow:none}button,input:where([type=button],[type=reset],[type=submit]){appearance:button}::file-selector-button{appearance:button}::-webkit-inner-spin-button{height:auto}::-webkit-outer-spin-button{height:auto}[hidden]:where(:not([hidden=until-found])){display:none!important}}@layer components;@layer utilities{.visible{visibility:visible}.fixed{position:fixed}.static{position:static}.start{inset-inline-start:var(--spacing)}.end{inset-inline-end:var(--spacing)}.container{width:100%}@media (min-width:40rem){.container{max-width:40rem}}@media (min-width:48rem){.container{max-width:48rem}}@media (min-width:64rem){.container{max-width:64rem}}@media (min-width:80rem){.container{max-width:80rem}}@media (min-width:96rem){.container{max-width:96rem}}.block{display:block}.hidden{display:none}.rounded{border-radius:.25rem}}@font-face{font-family:DM Sans;src:url(/fonts/dm-sans-latin.woff2)format("woff2");font-weight:400;font-display:swap}@font-face{font-family:DM Sans;src:url(/fonts/dm-sans-latin-semibold.woff2)format("woff2");font-weight:500 900;font-display:swap}@font-face{font-family:DM Serif;src:url(/fonts/dm-serif-display-latin.woff2)format("woff2");font-weight:400;font-display:swap}@font-face{font-family:DM Serif;src:url(/fonts/dm-serif-display-italic-latin.woff2)format("woff2");font-weight:400;font-style:italic;font-display:swap}:root{--ink:#172a35;--muted:#5c6c70;--teal:#28695f;--teal-dark:#1c534b;--ivory:#faf9f5;--sand:#eeeae1;--line:#dce1dc;--gold:#bc9b60;--serif:"DM Serif", Georgia, serif;--sans:"DM Sans", Arial, sans-serif}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:100px}body{background:var(--ivory);color:var(--ink);font-family:var(--sans);-webkit-font-smoothing:antialiased;margin:0;font-size:16px;line-height:1.65}h1,h2,h3,h4,p,figure{margin:0}h1,h2{font-family:var(--serif);letter-spacing:-.045em;font-weight:400;line-height:1.08}h1{font-size:clamp(54px,5.65vw,84px)}h2{font-size:clamp(38px,3.7vw,56px)}h3{letter-spacing:-.03em;font-size:23px;font-weight:550;line-height:1.35}h4{font-size:16px}h1 em,h2 em{color:var(--teal);font-weight:400}p{color:var(--muted)}a{color:inherit;text-decoration:none}button,input,select,textarea{font:inherit}button{cursor:pointer;border:0}button:disabled{cursor:not-allowed;opacity:.55}a,button,summary{touch-action:manipulation}img{max-width:100%;display:block}svg{flex-shrink:0}::selection{color:var(--ink);background:#dceae3}:focus-visible{outline-offset:5px;border-radius:3px;outline:3px solid #b18b43}.wrap{width:min(1240px,100% - 96px);margin:auto}.section{padding:104px 0}.warm{background:#f0efe8}.eyebrow{letter-spacing:.16em;color:var(--teal);align-items:center;gap:9px;font-size:10px;font-weight:650;line-height:1.5;display:inline-flex}.light{color:#b5d1c7!important}.section-header{justify-content:space-between;align-items:flex-end;gap:40px;margin-bottom:42px;display:flex}.section-header .eyebrow{margin-bottom:15px}.section-header>p,.section-header>div+div{max-width:340px}.section-header p{font-size:15px}.section-note{margin-top:22px;font-size:12px}.button-row{flex-wrap:wrap;align-items:center;gap:12px;display:flex}.button{background:var(--teal);color:#fff;border:1px solid #0000;border-radius:5px;justify-content:center;align-items:center;gap:18px;min-height:52px;padding:13px 22px;font-size:13px;font-weight:600;line-height:1.4;transition:background .2s,transform .2s,box-shadow .2s;display:inline-flex}.button:hover{background:var(--teal-dark);transform:translateY(-2px);box-shadow:0 5px 16px #172a3510}.button-outline{color:var(--ink);background:0 0;border-color:#b8c5bc}.button-outline:hover{background:#edf1e9}.button-small{gap:12px;min-height:44px;padding:10px 16px;font-size:12px}.button-white{color:var(--ink);background:#f6f6ee}.button-white:hover{background:#e0eee6}.button-ghost{color:#fff;background:0 0;border-color:#ffffff35}.button-ghost:hover{background:#ffffff10}.text-link{color:var(--teal);border-bottom:1px solid #8aaba5;align-items:center;gap:12px;padding:6px 0;font-size:13px;font-weight:600;transition:gap .2s;display:inline-flex}.text-link:hover{gap:18px}.skip{z-index:100;background:#fff;padding:12px;position:fixed;top:-100px;left:20px}.skip:focus{top:20px}.preview-ribbon{background:var(--ink);color:#cbded7;text-align:center;letter-spacing:.11em;padding:7px 16px;font-size:9px}.preview-ribbon span{letter-spacing:.01em;color:#e0e8e7;margin-left:15px}.site-header{z-index:30;-webkit-backdrop-filter:blur(15px);backdrop-filter:blur(15px);background:#faf9f5f5;border-bottom:1px solid #e6e9e1;position:sticky;top:0}.nav-wrap{justify-content:space-between;align-items:center;gap:30px;width:min(1344px,100% - 64px);height:86px;margin:auto;display:flex}.brand{color:var(--teal);align-items:center;gap:10px;display:inline-flex}.brand>span{letter-spacing:-1.4px;font-size:27px;font-weight:600;line-height:1.1}.brand-sub{letter-spacing:2px;color:var(--muted);margin-top:5px;font-size:8px;font-weight:500;display:block}.navigation{align-items:center;gap:27px;font-size:12px;font-weight:500;display:flex}.nav-dropdown>button{background:0 0;align-items:center;gap:6px;padding:10px 0;font-size:12px;display:flex}.navigation a:not(.button):hover,.navigation .active{color:var(--teal)}.nav-dropdown{position:relative}.loan-menu{border:1px solid var(--line);background:var(--ivory);border-radius:7px;width:290px;max-height:70vh;padding:12px;position:absolute;top:45px;left:-18px;overflow:auto;box-shadow:0 18px 45px #172a3518}.loan-menu>a{border-radius:3px;justify-content:space-between;align-items:center;padding:9px 12px;display:flex}.loan-menu>a:hover{background:#eaf0e9}.loan-menu .menu-heading{font-family:var(--serif);border-bottom:1px solid var(--line);border-radius:0;margin-bottom:7px;font-size:24px}.nav-phone{align-items:center;gap:8px;margin-left:5px;display:flex}.mobile-toggle{background:0 0;padding:10px;display:none}.hero{grid-template-columns:1.05fr 1fr;align-items:center;gap:64px;padding-top:55px;padding-bottom:62px;display:grid}.hero-copy{padding-top:8px}.hero-copy .eyebrow{margin-bottom:21px;font-size:9px}.status-dot{background:var(--teal);border-radius:50%;width:6px;height:6px;box-shadow:0 0 0 4px #28695f10}.hero h1{margin-bottom:25px}.hero-copy>p:not(.hero-reassurance){max-width:390px;margin-bottom:30px;font-size:17px;line-height:1.65}.hero-reassurance{align-items:center;gap:7px;margin-top:16px;font-size:11px;display:flex}.hero-location{color:var(--muted);letter-spacing:.16em;align-items:center;gap:16px;margin-top:47px;font-size:8px;font-weight:500;display:flex}.location-line{background:#b8c5bc;width:75px;height:1px}.hero-image{isolation:isolate;border-radius:120px 5px 5px;height:560px;position:relative}.hero-image>img{object-fit:cover;object-position:57% center;border-radius:inherit;width:100%;height:100%}.image-top-label{letter-spacing:.07em;background:#faf9f5ed;border:1px solid #fff7;border-radius:40px;align-items:center;gap:8px;padding:8px 12px;font-size:8px;display:flex;position:absolute;top:22px;right:20px}.tiny-home{display:flex}.hero-image-card{background:var(--ivory);color:var(--muted);border-radius:5px;align-items:center;gap:17px;padding:22px 24px;font-size:15px;display:flex;position:absolute;bottom:48px;left:-25px;box-shadow:0 12px 35px #172a3512}.hero-image-card strong{color:var(--ink);font-weight:550}.round-arrow{color:var(--teal);background:#dfebe2;border-radius:50%;justify-content:center;align-items:center;width:48px;height:48px;display:flex}.image-caption{color:#fff;background:#172a3580;border-radius:3px;padding:2px 6px;font-size:9px;position:absolute;bottom:10px;right:12px}.trust-strip{border-top:1px solid var(--line);border-bottom:1px solid var(--line);background:#f2f3ed}.trust-strip>.wrap{color:var(--muted);justify-content:space-around;gap:25px;padding:22px 0;font-size:11px;display:flex}.trust-strip span{align-items:center;gap:10px;display:flex}.trust-strip svg{color:var(--teal)}.paths-section{padding-top:92px}.path-grid{grid-template-columns:repeat(3,1fr);gap:18px;display:grid}.path-card{background:#e9eee6;border:1px solid #dce4d8;border-radius:7px;flex-direction:column;gap:37px;min-height:295px;padding:28px 28px 26px;transition:transform .25s,box-shadow .25s;display:flex;position:relative}.path-card:hover{transform:translateY(-5px);box-shadow:0 14px 25px #172a350c}.path-1{background:#e9ecec;border-color:#dfe5e4}.path-2{background:#efe9df;border-color:#e6dfd2}.path-top{color:var(--teal);justify-content:space-between;align-items:center;display:flex}.path-top>span{color:#647b73;font-size:11px}.path-card .eyebrow{letter-spacing:.12em;margin-bottom:9px;font-size:8px}.path-card h3{margin-bottom:10px;font-size:25px}.path-card p{max-width:260px;padding-right:20px;font-size:13px}.path-arrow{width:34px;height:34px;color:var(--teal);border:1px solid #a7b9ac;border-radius:50%;justify-content:center;align-items:center;display:flex;position:absolute;bottom:22px;right:22px}.broker-section{color:#f6f4ed;background:#203b43;padding:83px 0;overflow:hidden}.broker-layout{grid-template-columns:1.1fr 1fr;align-items:center;gap:100px;display:grid}.broker-section h2{margin:18px 0 23px}.broker-section h2 em{color:#b8d1ba}.broker-section p{color:#c1cfca;max-width:375px;font-size:14px}.broker-section .text-link{margin-top:25px}.benefit-list article{border-bottom:1px solid #ffffff1f;gap:22px;padding:23px 0;display:flex}.benefit-list article:first-child{padding-top:0}.benefit-list article:last-child{border-bottom:0;padding-bottom:0}.benefit-list svg{color:#b8d1ba;margin-top:4px}.benefit-list h3{margin-bottom:7px;font-size:20px}.benefit-list p{font-size:13px}.program-grid{border:1px solid var(--line);background:#fcfcf8;border-radius:6px;grid-template-columns:repeat(4,1fr);gap:0;display:grid;overflow:hidden}.program-card{border-right:1px solid var(--line);flex-direction:column;align-items:flex-start;min-height:284px;padding:27px 22px 23px;transition:background .25s;display:flex}.program-card:nth-child(4n){border-right:0}.program-card:nth-child(n+5){border-top:1px solid var(--line)}.program-card:hover{background:#ecf1e8}.program-icon{color:var(--teal);margin-bottom:25px}.program-card .eyebrow{letter-spacing:.12em;margin-bottom:8px;font-size:8px}.program-card h3{margin-bottom:10px;font-size:20px}.program-card p{margin-bottom:25px;font-size:12px}.card-bottom{width:100%;color:var(--teal);justify-content:space-between;align-items:center;gap:15px;margin-top:auto;font-size:10px;font-weight:600;display:flex}.calculator-section{padding:92px 0}.calculator{background:#fafbf7;border:1px solid #d5ddd4;border-radius:8px;overflow:hidden}.calc-body{grid-template-columns:1.1fr 1fr;display:grid}.calc-inputs{padding:32px 36px}.calc-label{color:var(--teal);align-items:center;gap:9px;margin-bottom:24px;font-size:11px;font-weight:600;display:flex}.fields-grid{grid-template-columns:1fr 1fr;gap:20px;display:grid}.calc-field{flex-direction:column;gap:7px;min-width:0;display:flex}.calc-field>span{font-size:11px;font-weight:550}.calc-field input,.calc-field select{width:100%;min-width:0;color:var(--ink);background:0 0;border:1px solid #cdd7cd;border-radius:4px;padding:12px 14px;font-size:18px;line-height:1.3}.calc-field select{height:50px;font-size:16px}.calc-field small{color:var(--muted);font-size:10px;line-height:1.5}.price-range{grid-column:1/-1}.price-range>span{justify-content:space-between;margin-bottom:14px;font-size:11px;display:flex}.price-range strong{font-weight:500}.price-range input{width:100%;accent-color:var(--teal);cursor:pointer}.advanced{border-top:1px solid var(--line);grid-column:1/-1;padding-top:14px}.advanced summary{color:var(--teal);cursor:pointer;font-size:11px}.advanced>.fields-grid{padding-top:20px}.calc-result{background:#e7eee4;border-left:1px solid #d5ddd4;flex-direction:column;padding:34px 36px;display:flex}.calc-result .eyebrow{font-size:9px}.result-amount{font-family:var(--serif);letter-spacing:-2.5px;overflow-wrap:anywhere;margin:16px 0 22px;font-size:58px;line-height:1.1}.result-amount small{font-family:var(--sans);letter-spacing:0;color:var(--muted);margin-left:9px;font-size:14px}.calc-result p{margin:12px 0;font-size:12px}.payment-bar{background:#a7b7aa;border-radius:5px;height:7px;margin-bottom:20px;display:flex;overflow:hidden}.payment-bar span:first-child{background:var(--teal)}.payment-bar span:nth-child(2){background:var(--gold)}.payment-bar span:nth-child(3){background:#9ea9a3}.result-breakdown{flex-direction:column;gap:12px;margin:0 0 22px;font-size:11px;display:flex}.result-breakdown>div{justify-content:space-between;align-items:center;gap:15px;display:flex}.result-breakdown dt{color:var(--muted);align-items:center;gap:7px;display:flex}.result-breakdown dd{text-align:right;margin:0;font-weight:600}.dot{background:var(--teal);border-radius:50%;width:6px;height:6px}.dot.gold{background:var(--gold)}.dot.gray{background:#9ea9a3}.calc-result .button{width:100%;min-height:47px;margin-top:auto;font-size:11px}.estimate-note{border-top:1px solid var(--line);color:var(--muted);background:#f5f7f1;align-items:flex-start;gap:9px;padding:18px 26px;font-size:10px;line-height:1.6;display:flex}.estimate-note svg{margin-top:2px}.calc-tabs{border-bottom:1px solid var(--line);background:#edf1e9;flex-wrap:wrap;gap:6px;padding:14px;display:flex}.calc-tabs button{color:var(--muted);background:0 0;border:1px solid #0000;border-radius:4px;padding:10px 17px;font-size:12px}.calc-tabs button[aria-pressed=true]{background:var(--ivory);color:var(--teal);border-color:var(--line);box-shadow:0 2px 4px #172a3508}.compare-panel{padding:32px}.compare-panel>p{font-size:14px}.compare-choices{flex-wrap:wrap;gap:12px 25px;padding:20px 0 28px;display:flex}.compare-choices label{align-items:center;gap:8px;font-size:12px;display:flex}.comparison-grid{grid-template-columns:repeat(3,1fr);gap:20px;display:grid}.comparison-grid article{border:1px solid var(--line);border-radius:4px;padding:23px}.comparison-grid h3{margin:10px 0}.comparison-grid p,.comparison-grid li{font-size:12px}.comparison-grid h4{margin-top:20px}.comparison-grid ul{padding-left:15px}.comparison-grid .text-link{font-size:11px}.advisor-section{grid-template-columns:1fr 1fr;align-items:center;gap:95px;display:grid}.advisor-visual{background:#e3e9e0;border-radius:5px;min-height:510px;position:relative;overflow:hidden}.advisor-visual>img{object-fit:cover;width:100%;height:550px}.advisor-illustration{min-height:490px;color:var(--teal);flex-direction:column;justify-content:center;padding:40px 35px 65px;display:flex}.advisor-illustration>svg{width:95%;max-height:290px;margin:0 auto}.illustration-caption{font-family:var(--serif);color:var(--ink);letter-spacing:-.025em;margin-top:7px;font-size:31px;line-height:1.2}.illustration-caption em{color:var(--teal)}.advisor-caption{background:var(--ink);color:#fff;align-items:center;gap:12px;width:100%;padding:18px 25px;font-size:12px;display:flex;position:absolute;bottom:0}.advisor-section h2{margin:17px 0 23px}.advisor-section p{margin-bottom:18px;font-size:14px}.advisor-section .large-copy{color:var(--ink);font-size:17px;line-height:1.6}.check-list{flex-direction:column;gap:12px;margin:25px 0;padding:0;font-size:12px;list-style:none;display:flex}.check-list li{align-items:flex-start;gap:10px;display:flex}.check-list svg{color:var(--teal);margin-top:2px}.reviews-section{padding:85px 0 80px}.google-summary{flex-direction:column;align-items:flex-end;gap:8px;display:flex}.stars{color:var(--teal);gap:3px;display:flex}.google-summary strong{font-size:21px;font-weight:500}.google-summary strong span{color:var(--muted);font-size:12px}.google-summary small{color:var(--muted);font-size:9px}.review-grid{grid-template-columns:repeat(3,1fr);gap:18px;display:grid}.review-grid figure{background:var(--ivory);border:1px solid #dedfd6;border-radius:6px;flex-direction:column;min-height:253px;padding:25px 27px;display:flex}.review-top{justify-content:space-between;align-items:center;gap:10px;display:flex}.quote-mark{font-family:var(--serif);color:var(--teal);font-size:47px;line-height:1}.review-source{color:var(--muted);font-size:9px}.review-grid blockquote{letter-spacing:-.025em;margin:17px 0 30px;font-size:19px;line-height:1.6}.review-grid figcaption{align-items:center;gap:10px;margin-top:auto;display:flex}.review-grid figcaption strong{font-size:11px;font-weight:600}.review-grid figcaption a{color:var(--muted);align-items:center;gap:5px;font-size:9px;display:flex}.review-avatar{width:32px;height:32px;color:var(--teal);background:#e1e8de;border-radius:50%;justify-content:center;align-items:center;font-size:12px;display:flex}.reviews-bottom{justify-content:space-between;align-items:center;gap:25px;margin-top:26px;display:flex}.reviews-bottom p{max-width:500px;font-size:10px}.reviews-bottom .text-link{white-space:nowrap;font-size:11px}.process-grid{grid-template-columns:repeat(4,1fr);gap:30px;margin:0;padding:0;list-style:none;display:grid}.process-grid li{border-top:1px solid #9aac9e;padding-top:22px}.step-number{color:var(--teal);background:#e8eee4;border-radius:50%;justify-content:center;align-items:center;width:32px;height:32px;margin-bottom:25px;font-size:10px;display:inline-flex}.process-grid h3{margin-bottom:10px;font-size:19px}.process-grid p{font-size:12px}.faq-section{border-top:1px solid var(--line);grid-template-columns:1fr 1.2fr;gap:80px;display:grid}.faq-section h2{margin:17px 0 23px}.faq-section>div>p{margin-bottom:23px;font-size:13px}.faq-list details{border-bottom:1px solid var(--line)}.faq-list details:first-child{border-top:1px solid var(--line)}.faq-list summary{cursor:pointer;justify-content:space-between;align-items:center;gap:20px;padding:22px 0;font-size:13px;font-weight:550;list-style:none;display:flex}.faq-list summary::-webkit-details-marker{display:none}.faq-plus{color:var(--teal);font-size:21px;font-weight:300;transition:transform .2s}.faq-list details[open] .faq-plus{transform:rotate(45deg)}.faq-list details p{padding:0 35px 25px 0;font-size:13px}.closing{isolation:isolate;background:var(--teal);color:#fff;padding:75px 0;position:relative;overflow:hidden}.closing-inner{z-index:1;width:min(1240px,100% - 96px);margin:auto;position:relative}.closing h2{margin:16px 0 23px;font-size:62px}.closing h2 em{color:#d1dfc7}.closing p{color:#d7e4da;max-width:400px;margin-bottom:29px;font-size:14px}.closing-art{opacity:.22;color:#d5e7d5;z-index:0;width:520px;height:400px;position:absolute;bottom:0;right:5%}footer{background:var(--ivory);padding:70px 0 25px}.footer-grid{grid-template-columns:1.65fr 1fr 1fr 1fr;gap:45px;margin-bottom:55px;display:grid}.footer-grid h3{letter-spacing:.04em;margin-bottom:21px;font-size:11px}.footer-grid>div:not(:first-child)>a{color:var(--muted);margin-bottom:10px;font-size:11px;display:block}.footer-grid a:hover{color:var(--teal)}.footer-grid p,.footer-grid>div:first-child>a:not(:first-child){color:var(--muted);font-size:11px}.footer-intro{margin:23px 0 20px;font-size:14px!important}.footer-grid>div:first-child>p+p{margin-bottom:15px}.footer-legal{border-top:1px solid var(--line);padding-top:23px}.legal-top{flex-wrap:wrap;justify-content:space-between;gap:20px;margin-bottom:20px;font-size:10px;display:flex}.legal-top a,.housing{align-items:center;gap:6px;display:inline-flex}.footer-legal>p{max-width:1100px;margin-bottom:12px;font-size:9px;line-height:1.7}.verification-note{color:#865d32!important}.footer-bottom{border-top:1px solid var(--line);color:var(--muted);justify-content:space-between;margin-top:22px;padding-top:20px;font-size:9px;display:flex}.page-hero{border-bottom:1px solid var(--line);padding:68px 0 65px}.page-hero .eyebrow{margin-bottom:18px}.page-hero h1{max-width:820px;margin-bottom:23px;font-size:clamp(45px,5vw,72px)}.page-hero p{max-width:670px;font-size:17px}.page-hero .button-row{margin-top:28px}.breadcrumb{color:var(--muted);gap:10px;margin-bottom:32px;font-size:10px;display:flex}.breadcrumb a{color:var(--teal)}.program-content{grid-template-columns:1.4fr .85fr;gap:70px;display:grid}.program-main h2{margin-bottom:23px;font-size:38px}.program-main section+section{margin-top:48px}.program-main p,.program-main li{font-size:14px}.program-main ul{color:var(--muted);flex-direction:column;gap:14px;padding-left:20px;display:flex}.program-main .check-list{color:var(--ink);padding-left:0}.program-sidebar{border:1px solid var(--line);background:#eaf0e6;border-radius:7px;align-self:start;padding:32px;position:sticky;top:120px}.program-sidebar h3{font-family:var(--serif);margin:16px 0;font-size:32px}.program-sidebar p{margin-bottom:25px;font-size:13px}.program-sidebar .button{width:100%;margin-bottom:15px}.program-sidebar>small{color:var(--muted);font-size:10px;display:block}.program-sidebar hr{border:0;border-top:1px solid #cfdbcd;margin:25px 0}.program-sidebar .text-link{font-size:11px}.document{max-width:830px}.document h2{font-family:var(--sans);letter-spacing:-.025em;margin:34px 0 14px;font-size:23px;font-weight:550}.document h3{margin:25px 0 10px;font-size:18px}.document p,.document li{color:var(--muted);margin-bottom:18px;font-size:14px}.document a{color:var(--teal);text-decoration:underline}.document ul{padding-left:22px}.notice{border-left:3px solid var(--gold);color:#725732;background:#f0eadd;margin-bottom:30px;padding:20px 24px;font-size:13px}.learning-grid{grid-template-columns:repeat(3,1fr);gap:25px;display:grid}.learning-card{border:1px solid var(--line);background:#fffef9;border-radius:6px;padding:30px}.learning-card h2{font-family:var(--serif);margin:14px 0 20px;font-size:31px}.learning-card p{margin-bottom:18px;font-size:13px}.learning-card .text-link{font-size:11px}.lead-layout{grid-template-columns:.85fr 1.15fr;align-items:start;gap:75px;display:grid}.contact-info h2{margin:17px 0 22px;font-size:39px}.contact-info>p{margin-bottom:25px;font-size:14px}.contact-methods{border-top:1px solid var(--line);margin-top:30px}.contact-methods>div{border-bottom:1px solid var(--line);padding:20px 0}.contact-methods span{letter-spacing:.1em;color:var(--muted);margin-bottom:6px;font-size:9px;display:block}.contact-methods a{font-size:16px}.contact-methods p{font-size:14px}.lead-form{background:#fcfdf8;border:1px solid #d4ded2;border-radius:8px;padding:35px;overflow:hidden}.lead-form h2{font-family:var(--serif);margin:15px 0;font-size:33px}.lead-form>p{margin-bottom:25px;font-size:12px}.form-progress{color:var(--teal);letter-spacing:.08em;justify-content:space-between;align-items:center;font-size:9px;font-weight:600;display:flex}.progress-dots{gap:5px;display:flex}.progress-dots i{background:#d8e2d3;width:30px;height:3px}.progress-dots i.active{background:var(--teal)}.goal-choices{flex-direction:column;gap:11px;margin:25px 0;display:flex}.goal-choices button{text-align:left;border:1px solid var(--line);background:0 0;border-radius:4px;align-items:center;gap:17px;width:100%;padding:20px;transition:background .2s;display:flex}.goal-choices button[aria-pressed=true]{border-color:var(--teal);background:#ecf2e7}.goal-choices button>svg{color:var(--teal)}.goal-choices button>span{flex:1}.goal-choices strong{font-size:14px;font-weight:550;display:block}.goal-choices small{color:var(--muted);margin-top:3px;font-size:11px;display:block}.form-button{width:100%;margin-top:20px}.form-field{flex-direction:column;gap:7px;min-width:0;display:flex}.form-field>span{font-size:11px;font-weight:550}.form-field input,.form-field select,.form-field textarea{width:100%;color:var(--ink);background:0 0;border:1px solid #cbd7c8;border-radius:4px;min-height:46px;padding:12px;font-size:14px}.form-field textarea{resize:vertical;min-height:100px}.span-two{grid-column:1/-1}.checkline{color:var(--muted);grid-column:1/-1;align-items:flex-start;gap:10px;font-size:11px;line-height:1.6;display:flex}.checkline input{accent-color:var(--teal);flex-shrink:0;width:16px;height:16px;margin-top:3px}.checkline a{color:var(--teal);text-decoration:underline}.form-consents{flex-direction:column;gap:15px;margin-top:20px;display:flex}.form-back{color:var(--teal);background:0 0;margin-top:18px;font-size:11px;text-decoration:underline}.form-message{color:#75502c;background:#f5e9dd;border-left:3px solid #b78348;margin-top:20px;padding:16px;font-size:12px}.form-success{text-align:center;padding:35px 0}.form-success>svg{color:var(--teal);margin:auto}.form-success h3{font-family:var(--serif);margin:20px 0;font-size:35px}.form-success p{margin-bottom:20px;font-size:13px}.form-fine{color:var(--muted);margin-top:20px;font-size:10px!important}.honeypot{width:1px;height:1px;position:absolute;left:-10000px;overflow:hidden}.cookie-panel{background:var(--ivory);border:1px solid var(--line);z-index:50;border-radius:7px;max-width:430px;padding:25px;position:fixed;bottom:20px;left:20px;box-shadow:0 10px 50px #172a3520}.cookie-panel h2{font-family:var(--sans);letter-spacing:0;margin-bottom:10px;font-size:18px}.cookie-panel p{margin-bottom:18px;font-size:12px}.cookie-panel a{text-decoration:underline}.cookie-settings{background:var(--ivory);border:1px solid var(--line);z-index:20;border-radius:4px;padding:7px;font-size:10px;position:fixed;bottom:10px;left:10px}.not-found{text-align:center;padding:100px 25px}.not-found h1{margin:20px 0}.not-found p{margin-bottom:30px}@media (max-width:1180px){.wrap{width:calc(100% - 64px)}.navigation{gap:18px}.nav-phone span{display:none}.hero{gap:40px}.hero h1{font-size:66px}.hero-image{height:515px}.hero .button-row{gap:10px}.hero .button{padding:12px 17px;font-size:11px}.broker-layout,.advisor-section{gap:60px}.footer-grid{gap:28px}.program-grid{grid-template-columns:repeat(2,1fr)}.program-card:nth-child(2n){border-right:0}.program-card:nth-child(n+3){border-top:1px solid var(--line)}}@media (max-width:900px){.nav-wrap{height:75px}.mobile-toggle{display:block}.navigation{background:var(--ivory);align-items:stretch;gap:9px;max-height:calc(100vh - 110px);padding:22px 32px 32px;font-size:15px;display:none;position:absolute;top:75px;left:0;right:0;overflow:auto;box-shadow:0 18px 25px #172a3514}.navigation.is-open{flex-direction:column;display:flex}.navigation>a:not(.button){padding:9px 0}.nav-phone{margin:0}.nav-phone span{display:inline}.nav-dropdown>button{justify-content:space-between;width:100%;font-size:15px}.loan-menu{width:100%;box-shadow:none;background:#edf1e9;border:0;max-height:none;margin:8px 0;position:static}.section{padding:75px 0}.hero{gap:30px}.hero h1{font-size:56px}.hero-image{height:470px}.hero-copy>p:not(.hero-reassurance){font-size:15px}.hero .button-row{flex-direction:column;align-items:flex-start}.hero .button{min-width:185px}.hero-location{margin-top:28px}.hero-image-card{gap:10px;padding:16px;font-size:12px;bottom:35px;left:-10px}.image-top-label{padding:7px;font-size:7px;right:10px}.path-card{min-height:285px;padding:22px 20px}.path-card h3{font-size:22px}.path-card p{font-size:12px}.broker-layout{gap:40px}.broker-section{padding:65px 0}.calc-inputs,.calc-result{padding:27px}.result-amount{font-size:48px}.advisor-section{gap:45px}.advisor-visual{min-height:470px}.advisor-illustration{min-height:470px;padding:25px 25px 65px}.advisor-section h2{font-size:40px}.review-grid figure{padding:22px}.review-grid blockquote{font-size:17px}.process-grid{gap:22px}.process-grid h3{font-size:17px}.faq-section{grid-template-columns:.9fr 1.2fr;gap:45px}.footer-grid{grid-template-columns:1.5fr 1fr;gap:38px}.program-content{gap:40px}.lead-layout{grid-template-columns:.8fr 1.2fr;gap:40px}.lead-form{padding:25px}.learning-grid{grid-template-columns:1fr 1fr}.closing-inner{width:calc(100% - 64px)}.closing-art{opacity:.13;right:-100px}}@media (max-width:650px){.preview-ribbon{padding:6px 12px;font-size:8px}.preview-ribbon span{display:none}.wrap{width:calc(100% - 40px)}.nav-wrap{width:calc(100% - 32px);height:70px}.brand>span{font-size:25px}.brand-sub{letter-spacing:1.7px;font-size:7px}.brand svg{width:31px;height:31px}.navigation{padding:18px 20px 25px;top:70px}.section{padding:60px 0}.hero{grid-template-columns:1fr;gap:35px;padding-top:40px;padding-bottom:35px}.hero h1{letter-spacing:-.05em;margin-bottom:22px;font-size:58px}.hero-copy{padding:0}.hero-copy .eyebrow{margin-bottom:20px;font-size:8px}.hero-copy>p:not(.hero-reassurance){max-width:330px;margin-bottom:24px;font-size:15px}.hero .button-row{flex-direction:row;gap:10px}.hero .button{gap:8px;min-width:0;padding:13px 15px;font-size:11px}.hero-reassurance{margin-top:15px;font-size:10px}.hero-location{display:none}.hero-image{border-radius:75px 5px 5px;height:340px;margin-left:14px}.hero-image>img{object-position:50% 58%}.hero-image-card{padding:15px 18px;font-size:12px;bottom:29px;left:-14px}.round-arrow{width:36px;height:36px}.image-top-label{font-size:7px;top:15px;right:15px}.trust-strip>.wrap{flex-direction:column;gap:10px;padding:20px 0;font-size:11px}.section-header{margin-bottom:30px;display:block}.section-header h2{font-size:40px}.section-header>p,.section-header>div+div{max-width:100%;margin-top:20px}.section-header>a{margin-top:20px}.section-header .eyebrow{margin-bottom:12px}.path-grid{grid-template-columns:1fr;gap:13px}.path-card{gap:24px;min-height:228px;padding:24px}.path-card h3{font-size:25px}.path-card p{max-width:90%;padding-right:28px;font-size:13px}.path-card .eyebrow{font-size:8px}.path-arrow{bottom:25px;right:22px}.broker-layout{grid-template-columns:1fr;gap:32px}.broker-section h2{font-size:41px}.broker-section p{font-size:13px}.benefit-list article{gap:18px;padding:22px 0}.benefit-list h3{font-size:20px}.program-grid{grid-template-columns:1fr 1fr}.program-card{min-height:280px;padding:24px 16px}.program-card h3{font-size:18px}.program-card p{margin-bottom:20px;font-size:11px}.program-card .eyebrow{letter-spacing:.08em;font-size:7px}.card-bottom{gap:5px;font-size:9px}.program-icon{margin-bottom:20px}.calculator-section{padding:60px 0}.calc-body{grid-template-columns:1fr}.calc-inputs,.calc-result{padding:25px 22px}.calc-result{border-top:1px solid #d5ddd4;border-left:0}.calc-field input{font-size:17px}.fields-grid{gap:18px 14px}.calc-field>span{font-size:10px}.result-amount{font-size:52px}.calc-tabs{gap:5px;padding:10px}.calc-tabs button{padding:8px 10px;font-size:10px}.estimate-note{padding:18px;font-size:9px}.comparison-grid{grid-template-columns:1fr}.compare-panel{padding:22px}.advisor-section{grid-template-columns:1fr;gap:32px}.advisor-visual{min-height:405px}.advisor-illustration{min-height:405px;padding:25px 28px 72px}.advisor-illustration>svg{max-height:235px}.illustration-caption{font-size:29px}.advisor-section h2{font-size:42px}.advisor-section p{font-size:13px}.review-grid{grid-template-columns:1fr;gap:14px}.review-grid figure{min-height:225px;padding:25px}.review-grid blockquote{margin:14px 0 25px;font-size:20px}.google-summary{align-items:flex-start;margin-top:25px}.reviews-bottom{margin-top:23px;display:block}.reviews-bottom>a{margin-top:14px}.process-grid{grid-template-columns:1fr 1fr;gap:30px 20px}.process-grid h3{font-size:18px}.process-grid p{font-size:12px}.step-number{margin-bottom:17px}.faq-section{grid-template-columns:1fr;gap:30px}.faq-section h2{font-size:41px}.faq-list summary{padding:20px 0;font-size:13px}.faq-list details p{font-size:12px}.closing{padding:60px 0}.closing-inner{width:calc(100% - 40px)}.closing h2{font-size:53px}.closing p{max-width:280px;font-size:13px}.closing .button{gap:10px;padding:13px 17px;font-size:11px}.closing-art{opacity:.1;width:450px;height:330px;right:-220px}footer{padding-top:50px}.footer-grid{grid-template-columns:1fr 1fr;gap:30px 20px}.footer-grid>div:first-child{grid-column:1/-1}.footer-grid>div:first-child>p.footer-intro{margin-top:20px}.footer-grid>div:last-child{grid-column:1/-1;grid-template-columns:1fr 1fr;column-gap:20px;display:grid}.footer-grid>div:last-child>h3{grid-column:1/-1}.legal-top{flex-direction:column;gap:12px;font-size:9px}.footer-legal>p{font-size:9px}.page-hero{padding:40px 0}.page-hero h1{font-size:46px}.page-hero p{font-size:15px}.breadcrumb{margin-bottom:25px;font-size:9px}.program-content{grid-template-columns:1fr;gap:35px}.program-main h2{font-size:33px}.program-main p,.program-main li{font-size:13px}.program-sidebar{padding:28px;position:static}.lead-layout{grid-template-columns:1fr;gap:35px}.contact-info h2{font-size:37px}.lead-form{padding:25px 21px}.lead-form h2{font-size:31px}.lead-form .fields-grid{grid-template-columns:1fr}.lead-form .span-two,.lead-form .checkline{grid-column:auto}.form-field>span{font-size:11px}.learning-grid{grid-template-columns:1fr}.cookie-panel{width:auto;max-width:none;padding:20px;bottom:12px;left:12px;right:12px}.document h2{font-size:22px}}@media (prefers-reduced-motion:no-preference){.hero-copy{animation:.6s both rise}.hero-image{animation:.8s .1s both rise}@keyframes rise{0%{opacity:0;transform:translateY(14px)}to{opacity:1;transform:translateY(0)}}}@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,:before,:after{transition:none!important;animation:none!important}}@media print{.site-header,.preview-ribbon,.button,.cookie-panel,.cookie-settings{display:none!important}body{background:#fff}.wrap{width:100%}.section{padding:30px 0}.calc-result{break-inside:avoid}footer{padding-top:30px}}
