:root{--ink:#213e35;--muted:#647069;--paper:#faf9f5;--cream:#f0eee5;--sage:#e3e8da;--line:#d9ddd3;--white:#fff;--serif:Georgia,'Times New Roman',serif}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:110px}body{margin:0;background:var(--paper);color:var(--ink);font:16px/1.65 Arial,Helvetica,sans-serif}a{color:inherit;text-decoration:none}button,input,textarea,select{font:inherit}button,a,input,select,textarea{-webkit-tap-highlight-color:transparent}a:focus-visible,button:focus-visible,input:focus-visible,select:focus-visible,textarea:focus-visible,summary:focus-visible{outline:3px solid #9b622b;outline-offset:5px}img{max-width:100%;display:block}p{margin:0 0 20px}h1,h2,h3{margin:0;font-weight:400}h1,h2{font-family:var(--serif);letter-spacing:-.045em;line-height:1.07}h1{font-size:clamp(46px,5.1vw,76px)}h2{font-size:clamp(36px,4vw,53px)}h3{font-family:var(--serif);font-size:28px;line-height:1.2;letter-spacing:-.025em}em{font-weight:400;color:#6b7c59}button{cursor:pointer}.wrap{width:min(1264px,calc(100% - 112px));margin-inline:auto}.topline{background:var(--ink);color:#f3f2e9;font-size:11px;letter-spacing:.04em}.topline .wrap{display:flex;justify-content:space-between;padding-block:9px}.topline a:hover{text-decoration:underline}.header{position:sticky;top:0;z-index:20;background:rgba(250,249,245,.98);border-bottom:1px solid var(--line)}.nav-wrap{display:flex;align-items:center;justify-content:space-between;min-height:96px;gap:25px}.brand{display:inline-flex;align-items:center;gap:12px;line-height:1.05;font-family:var(--serif);font-size:24px;letter-spacing:-.04em}.brand-mark{font-size:54px;line-height:1;letter-spacing:-.1em;display:inline-block;border-right:1px solid #bac3b9;padding-right:19px}.brand-mark span{color:#8fa780}.brand-small{display:block;font:11px/1.5 Arial,sans-serif;letter-spacing:.15em;text-transform:uppercase;margin-top:6px}nav{display:flex;align-items:center;gap:30px;font-size:13px}nav>a:not(.button){padding:9px 0;position:relative}nav>a[aria-current=page]:after{content:'';position:absolute;bottom:0;left:0;width:100%;height:1px;background:var(--ink)}nav>a:hover{color:#66805d}.button{display:inline-flex;align-items:center;justify-content:center;gap:28px;padding:16px 24px;background:var(--ink);color:#fff;border:1px solid var(--ink);font:13px/1.4 Arial,sans-serif;min-height:50px;border-radius:3px;transition:background .2s,transform .2s}.button span{font-size:20px;line-height:1}.button:hover{background:#385648;color:white;transform:translateY(-2px)}.button.light{background:var(--paper);border-color:var(--paper);color:var(--ink)}.button.light:hover{background:var(--sage)}.text-link{display:inline-flex;align-items:center;gap:18px;font-size:13px;font-weight:600;border-bottom:1px solid #a7b4a3;padding-bottom:4px}.text-link:hover{color:#6b7c59}.menu-toggle{display:none}.skip{position:fixed;top:-100px;left:10px;background:white;padding:10px;z-index:100}.skip:focus{top:10px}.eyebrow{font-size:10px;letter-spacing:.18em;font-weight:700;margin-bottom:24px;display:flex;align-items:center;gap:10px}.tiny-line{width:25px;height:1px;background:var(--ink);display:inline-block}.hero{display:grid;grid-template-columns:1.05fr 1fr;align-items:center;gap:58px;padding-block:66px 70px}.hero h1{font-size:clamp(45px,4.5vw,68px);line-height:1.1}.hero .intro{font-size:16px;line-height:1.8;max-width:430px;margin-top:28px;color:var(--muted)}.actions{display:flex;align-items:center;gap:22px;margin-top:30px;flex-wrap:wrap}.hero-visual{position:relative;min-width:0;height:540px;margin-left:5px}.hero-home{width:100%;height:100%;object-fit:cover;object-position:53% 50%;border-radius:160px 3px 3px 3px}.vertical-note{position:absolute;right:-26px;top:50px;writing-mode:vertical-rl;letter-spacing:.2em;font-size:9px;color:var(--muted)}.image-note{position:absolute;bottom:29px;left:-28px;display:flex;align-items:center;gap:15px;background:#faf9f5;padding:18px 24px;box-shadow:0 8px 24px #0e231c18;border:1px solid #e6e7dd}.image-note strong{font-family:var(--serif);font-size:21px;font-weight:400;display:block}.image-note span:not(.note-icon){font-size:11px;color:var(--muted)}.note-icon{font-size:40px;font-family:var(--serif);line-height:1;color:#6b7c59}.hero-person{display:flex;align-items:center;gap:12px;margin-top:32px}.hero-person img{width:43px;height:43px;border-radius:50%;object-fit:cover;object-position:top;background:var(--sage)}.hero-person strong{display:block;font-size:12px}.hero-person span{display:block;color:var(--muted);font-size:10px;margin-top:2px}.trust-strip{border-top:1px solid var(--line);border-bottom:1px solid var(--line)}.trust-strip .wrap{display:flex;align-items:center;justify-content:space-between;gap:20px;padding-block:22px;font-size:11px}.trust-strip .wrap>span:first-child{font-size:9px;letter-spacing:.12em}.trust-strip .wrap>div{display:flex;align-items:center;gap:27px;font-family:var(--serif);font-size:19px}.trust-strip i{display:block;width:4px;height:4px;background:#a7b396;border-radius:50%}.section{padding-block:95px}.section-head{display:flex;align-items:flex-end;justify-content:space-between;gap:35px;margin-bottom:43px}.section-head>p{font-size:14px;color:var(--muted);margin-bottom:3px}.path-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:20px}.path-card{padding:28px 30px;background:var(--cream);border:1px solid var(--cream);min-height:330px;display:flex;flex-direction:column;transition:transform .2s,border-color .2s}.path-card:hover{transform:translateY(-5px);border-color:#8da17e}.path-card.featured{background:var(--sage)}.card-top{display:flex;justify-content:space-between;align-items:center;font-size:9px;letter-spacing:.13em}.card-top>span:last-child{font-size:21px}.line-icon{font-family:var(--serif);font-size:43px;line-height:1;margin-top:23px;margin-bottom:20px;color:#6b7c59}.path-card h3{font-size:28px;margin-bottom:15px}.path-card p{font-size:13px;line-height:1.8;color:#5c695f;max-width:280px}.card-link{display:flex;justify-content:space-between;align-items:center;padding-top:20px;border-top:1px solid #cdd4c5;font-size:11px;font-weight:600;margin-top:auto}.card-link span{font-size:19px}.about-band{background:#e9ecdf;padding-block:80px}.about-grid{display:grid;grid-template-columns:1fr 1.1fr;gap:105px;align-items:center}.portrait-panel{position:relative;background:#d0d8c4;overflow:hidden;border-radius:3px 3px 110px 3px}.portrait-panel>img{height:490px;width:100%;object-fit:cover;object-position:center 15%;filter:saturate(.78)}.portrait-caption{position:absolute;bottom:25px;left:25px;background:var(--paper);font:italic 19px var(--serif);padding:13px 20px}.about-copy p:not(.eyebrow){max-width:450px;font-size:14px;color:#58675b}.about-copy h2{margin-bottom:25px}.signature{font:italic 29px var(--serif);margin-top:28px}.steps{list-style:none;padding:0;margin:45px 0 0;display:grid;grid-template-columns:repeat(3,1fr);gap:50px}.steps li{border-top:1px solid #b9c5b3;padding-top:25px}.steps li>span{font:italic 27px var(--serif);color:#889977;display:block;margin-bottom:22px}.steps h3{margin-bottom:16px}.steps p{font-size:14px;color:var(--muted);max-width:300px}.faq-section{background:#f0eee6;padding-block:80px}.faq-grid{display:grid;grid-template-columns:.85fr 1.15fr;gap:80px}.faq-grid h2{margin-bottom:28px}.faq-list details{border-bottom:1px solid #cdd3c7}.faq-list details:first-child{border-top:1px solid #cdd3c7}.faq-list summary{display:flex;justify-content:space-between;gap:24px;cursor:pointer;padding-block:23px;font-size:14px;list-style:none}.faq-list summary::-webkit-details-marker{display:none}.faq-list summary>span{font-size:20px;font-weight:400}.faq-list details[open] summary>span{transform:rotate(45deg)}.faq-list details p{font-size:13px;color:#5c695f;padding-right:28px}.faq-list details a{text-decoration:underline}.cta{background:var(--ink);color:var(--paper);padding-block:70px}.cta-inner{display:grid;grid-template-columns:1fr 1fr;gap:120px;align-items:center}.cta .eyebrow{color:#bbcaaf}.cta-inner>div>p:not(.eyebrow){font-size:15px;color:#d1dbcd;max-width:350px}.cta .button{margin-top:6px}footer{padding-top:60px}.footer-top{display:grid;grid-template-columns:2fr 1fr 1fr;gap:60px;padding-bottom:45px}.footer-top .brand{margin-bottom:22px}.footer-top p{color:var(--muted);font-size:12px}.footer-contact>a{display:block;font-size:13px}.footer-top h3{font:600 11px Arial,sans-serif;text-transform:uppercase;letter-spacing:.1em;margin:15px 0 20px}.footer-top>div:not(:first-child)>a{display:block;font-size:12px;margin-bottom:12px}.footer-top a:hover{text-decoration:underline}.legal{border-top:1px solid var(--line);padding-block:28px;font-size:10px;line-height:1.7;color:#6b746c}.legal p{margin-bottom:14px}.legal a{text-decoration:underline}.license-row{display:flex;justify-content:space-between;align-items:center;gap:30px}.housing{display:flex;align-items:center;gap:9px}.housing>span{font:35px var(--serif)}.copyright{display:flex;justify-content:space-between;padding-top:15px;border-top:1px solid var(--line);margin-top:22px;font-size:9px}.page-heading{padding-block:75px 65px}.page-heading .intro{max-width:570px;margin-top:28px;color:var(--muted);font-size:17px}.page-heading h1{max-width:1000px}.profile-grid{display:grid;grid-template-columns:.85fr 1.15fr;gap:85px;align-items:center}.profile-grid h2{margin-bottom:25px}.profile-grid p:not(.eyebrow){font-size:15px;color:var(--muted)}.profile-facts{display:grid;grid-template-columns:1fr 1fr;gap:20px;margin:28px 0}.profile-facts>div{border-top:1px solid var(--line);padding-top:15px}.profile-facts span{display:block;text-transform:uppercase;font-size:9px;letter-spacing:.1em;margin-bottom:6px;color:var(--muted)}.profile-facts strong{font-size:13px;font-weight:500}.values-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:38px}.values-grid article{border-top:1px solid var(--line);padding-top:24px}.values-grid article>span{font:italic 25px var(--serif);color:#859475}.values-grid h3{margin-block:20px 12px}.values-grid p{font-size:14px;color:var(--muted)}.license-section{border-top:1px solid var(--line);padding-block:60px 80px;display:grid;grid-template-columns:1fr 1fr;gap:60px}.license-section p{font-size:14px}.license-section .eyebrow{font-size:10px}.state-tags{display:flex;flex-wrap:wrap;gap:10px}.state-tags>span{background:var(--sage);padding:7px 15px;font-size:11px}.jump-links{display:flex;flex-wrap:wrap;gap:12px;margin-top:32px}.jump-links a{border:1px solid #bfc9b8;border-radius:30px;padding:8px 20px;font-size:12px}.jump-links a:hover{background:var(--sage)}.loan-section{padding-top:20px}.loan-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:18px}.loan-grid article{padding:28px 22px;background:var(--cream)}.tag{font-size:8px;letter-spacing:.1em}.loan-grid h3{margin-block:35px 17px}.loan-grid p{font-size:13px;color:var(--muted)}.fine-print{font-size:11px;line-height:1.7;color:var(--muted);margin-block:20px}.fine-print a{text-decoration:underline}.refinance-band{background:var(--ink);padding-block:80px;color:var(--paper)}.refinance-grid{display:grid;grid-template-columns:1fr 1fr;gap:100px}.refinance-grid h2{margin-bottom:28px}.refinance-grid>div>p:not(.eyebrow){max-width:430px;font-size:14px;color:#d2ddcc}.refi-list article{display:flex;gap:25px;border-top:1px solid #5c7163;padding-top:22px;margin-bottom:20px}.refi-list article>span{font:italic 23px var(--serif);color:#bcccae}.refi-list h3{font-size:26px;margin-bottom:10px}.refi-list p{font-size:13px;color:#ced9c8}.refi-list .fine-print{font-size:11px}.compare-table>div{display:grid;grid-template-columns:1fr 2fr;gap:30px;padding:23px 0;border-top:1px solid var(--line)}.compare-table strong{font-size:15px;font-weight:500}.compare-table p{font-size:14px;margin:0;color:var(--muted)}.contact-grid{display:grid;grid-template-columns:1fr 1.15fr;gap:80px;padding-bottom:70px}.contact-person{display:flex;align-items:center;gap:20px;margin-bottom:35px}.contact-person img{object-fit:cover;object-position:top;border-radius:50%;background:var(--sage)}.contact-person h2{font-size:32px}.contact-person p{font-size:11px;color:var(--muted);margin-top:7px;margin-bottom:0}.contact-method{display:grid;grid-template-columns:1fr auto;border-top:1px solid var(--line);padding-block:22px}.contact-method>span{font-size:9px;letter-spacing:.12em}.contact-method>strong{grid-row:2;font-family:var(--serif);font-size:clamp(20px,2.4vw,29px);font-weight:400;overflow-wrap:anywhere}.contact-method>i{grid-column:2;grid-row:1/3;font-size:26px;font-style:normal;align-self:center}.contact-method:hover{color:#6b7c59}.application-box{background:var(--sage);padding:28px;margin-top:25px}.application-box .eyebrow{font-size:9px;margin-bottom:15px}.application-box h3{margin-bottom:15px}.application-box p:not(.eyebrow){font-size:13px;color:#54634f}.contact-form-panel{padding:38px;background:var(--cream)}.contact-form-panel h2{font-size:37px;margin-bottom:20px}.contact-form-panel>p:not(.eyebrow){font-size:13px;color:var(--muted)}form label{display:block;font-size:11px;margin-bottom:20px;font-weight:600}input,select,textarea{width:100%;padding:13px 12px;background:var(--paper);border:1px solid #c5cebd;border-radius:2px;color:var(--ink);margin-top:8px;font-size:13px;min-height:46px}textarea{resize:vertical}.form-row{display:grid;grid-template-columns:1fr 1fr;gap:14px}.form-status{font-size:12px;margin:18px 0 0}.contact-bottom{padding-top:0;display:flex;justify-content:space-between;font-size:13px;color:var(--muted)}.prose{max-width:850px;padding-bottom:80px}.prose h2{font-size:30px;margin:30px 0 15px}.prose p{color:var(--muted);font-size:15px}.prose a{text-decoration:underline}@media(min-width:1550px){.hero{padding-block:85px}.hero-visual{height:590px}}@media(max-width:1100px){.wrap{width:calc(100% - 64px)}nav{gap:20px}.hero{gap:35px}.hero-visual{height:480px}.hero h1{font-size:51px}.hero .actions{gap:16px}.hero .text-link{font-size:12px}.about-grid{gap:60px}.loan-grid{grid-template-columns:1fr 1fr}.contact-grid{gap:45px}.form-row{grid-template-columns:1fr}.cta-inner{gap:65px}}@media(max-width:800px){.wrap{width:calc(100% - 40px)}.topline .wrap>span{display:none}.topline .wrap{justify-content:center}.nav-wrap{min-height:80px}.brand{font-size:22px}.brand-mark{font-size:45px}.menu-toggle{display:flex;align-items:center;gap:10px;background:none;border:1px solid #bcc6b4;padding:8px 12px;color:var(--ink);font-size:12px}nav{display:none;position:absolute;top:80px;left:0;right:0;background:var(--paper);padding:20px;border-bottom:1px solid var(--line);box-shadow:0 10px 15px #213e3510}nav.is-open{display:flex;flex-direction:column;align-items:stretch;gap:10px}nav>a:not(.button){padding:12px}nav>a[aria-current=page]:after{display:none}nav>a[aria-current=page]{background:var(--cream)}.hero{grid-template-columns:1fr;padding-block:40px 45px;gap:35px}.hero h1{font-size:clamp(44px,8vw,65px)}.hero .intro{max-width:520px}.hero-visual{height:420px;margin-left:15px;margin-right:15px}.hero-home{border-top-left-radius:110px}.vertical-note{right:-18px}.image-note{left:-15px;bottom:22px;padding:13px 18px}.image-note strong{font-size:18px}.hero-person{margin-top:25px}.trust-strip .wrap{flex-wrap:wrap;justify-content:center;text-align:center;gap:12px}.trust-strip .wrap>span:first-child{width:100%}.trust-strip .wrap>div{font-size:16px;gap:15px}.trust-strip .wrap>span:last-child{font-size:10px}.section{padding-block:60px}.section-head{display:block;margin-bottom:30px}.section-head>p{margin-top:20px}.path-grid{grid-template-columns:1fr}.path-card{min-height:280px}.line-icon{margin-top:15px}.about-grid,.profile-grid{grid-template-columns:1fr;gap:38px}.about-band{padding-block:50px}.portrait-panel{max-width:500px;width:100%;margin-inline:auto}.portrait-panel>img{height:470px}.about-copy h2{font-size:46px}.about-copy p:not(.eyebrow){max-width:none}.steps{grid-template-columns:1fr;gap:25px}.steps li{display:grid;grid-template-columns:45px 1fr;column-gap:10px}.steps li>span{grid-row:1/3}.steps p{grid-column:2;max-width:none}.steps h3{font-size:27px}.faq-grid{grid-template-columns:1fr;gap:30px}.faq-section{padding-block:55px}.cta-inner{grid-template-columns:1fr;gap:25px}.cta{padding-block:50px}.cta-inner>div>p:not(.eyebrow){max-width:500px}.footer-top{grid-template-columns:1fr 1fr;gap:25px}.footer-top>div:first-child{grid-column:1/-1}.license-row{align-items:flex-start}.housing{white-space:nowrap}.page-heading{padding-block:45px}.page-heading h1{font-size:45px}.values-grid{grid-template-columns:1fr;gap:25px}.license-section{grid-template-columns:1fr;gap:25px;padding-block:45px}.loan-grid{gap:12px}.loan-grid article{padding:24px 18px}.loan-grid h3{font-size:28px}.refinance-grid{grid-template-columns:1fr;gap:35px}.refinance-band{padding-block:50px}.compare-table>div{grid-template-columns:1fr;gap:8px}.contact-grid{grid-template-columns:1fr;gap:35px;padding-bottom:40px}.contact-form-panel{padding:26px}.contact-bottom{display:block;padding-bottom:40px}.contact-method>strong{font-size:27px}.form-row{grid-template-columns:1fr 1fr}}@media(max-width:420px){.hero h1{font-size:43px}.hero-visual{height:340px}.hero .actions{align-items:flex-start;flex-direction:column}.loan-grid{grid-template-columns:1fr}.form-row{grid-template-columns:1fr}.license-row{display:block}.copyright{gap:20px}.portrait-panel>img{height:400px}.contact-form-panel{padding:23px}.page-heading h1{font-size:40px}.trust-strip .wrap>span:last-child{width:100%}}@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*:before,*:after{transition:none!important}}
.calculator-heading{padding-bottom:35px}.calculator-heading>.text-link{margin-bottom:28px}.calculator-layout{display:grid;grid-template-columns:1.15fr 1fr;gap:35px;align-items:start;padding-bottom:35px}.calculator-inputs{background:var(--cream);padding:32px}.calculator-inputs h2{font-size:32px;margin-bottom:15px}.calculator-inputs>p{font-size:13px;color:var(--muted)}.calculator-inputs small{display:block;font-size:11px;font-weight:400;line-height:1.5;color:var(--muted);margin-top:7px}.calculator-assumptions summary{cursor:pointer;font-size:14px;padding:18px 0;margin-bottom:12px;border-top:1px solid var(--line)}.calculator-reset{display:block;background:none;border:0;text-decoration:underline;color:var(--ink);padding:15px 0;cursor:pointer}.calculator-result{background:var(--ink);color:var(--paper);padding:35px;position:sticky;top:110px}.calculator-result h2{font-size:30px}.calculator-result .eyebrow{color:#c4d2b8}.calculator-price{font:clamp(40px,4.5vw,64px) var(--serif);margin-bottom:12px;overflow-wrap:anywhere}.calculator-caption{font-size:12px;line-height:1.7;color:#d1dbcd}.calculator-breakdown{margin:25px 0}.calculator-breakdown>div{display:flex;justify-content:space-between;gap:15px;padding:10px 0;font-size:13px}.calculator-breakdown dd{margin:0;white-space:nowrap}.calculator-total{border-block:1px solid #738779;margin-bottom:12px;padding-block:17px!important;font-weight:600}.calculator-advisor{display:flex;align-items:center;gap:13px;border-top:1px solid #738779;padding-top:24px;margin:25px 0}.calculator-advisor img{border-radius:50%;object-fit:cover}.calculator-advisor strong{font-size:14px}.calculator-advisor p{font-size:10px;margin:5px 0 0}.calculator-call{display:block;margin-top:18px;font-size:13px;text-decoration:underline}.calculator-explainer{max-width:900px}.calculator-explainer h2{font-size:36px;margin-bottom:22px}.calculator-explainer p{font-size:14px;color:var(--muted)}.calculator-explainer a{text-decoration:underline}.calculator-card{max-width:650px;gap:24px}.calculator-card h2{font-size:38px}.calculator-card p{max-width:480px}.calculator-pending{padding:25px 0}.calculator-inputs input:invalid{border-color:#a65839}@media(max-width:1000px){.calculator-layout{grid-template-columns:1fr}.calculator-result{position:static}.calculator-inputs .form-row{grid-template-columns:1fr 1fr}}@media(max-width:550px){.calculator-inputs,.calculator-result{padding:24px}.calculator-inputs .form-row{grid-template-columns:1fr}.calculator-heading h1{font-size:39px}} 

.highlights .wrap{display:grid;grid-template-columns:repeat(3,1fr);gap:24px;padding-block:25px;text-align:center}.highlights p{margin:0}.highlights strong{display:block;font:32px var(--serif);margin-bottom:5px}.highlights p span{font-size:12px;color:var(--muted)}@media(max-width:550px){.highlights .wrap{gap:12px}.highlights strong{font-size:26px}.highlights p span{font-size:10px}}
