:root{--ink:#222823;--dark:#202622;--cream:#f6f4ee;--paper:#fdfcf8;--sand:#d8c5a8;--sage:#b6c0a1;--muted:#646a60;--line:#d8d9ce;--serif:Georgia,'Times New Roman',serif;--sans:'Arial',Helvetica,sans-serif}
*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:88px}body{margin:0;color:var(--ink);background:var(--paper);font-family:var(--sans);font-size:16px;line-height:1.6;-webkit-font-smoothing:antialiased}body:has(dialog[open]){overflow:hidden}button,input,select,textarea{font:inherit}button,a{-webkit-tap-highlight-color:transparent}button{cursor:pointer}a{color:inherit;text-decoration:none}button{color:inherit}button:disabled{cursor:not-allowed;opacity:.5}img{max-width:100%;display:block}h1,h2,h3,p{margin:0}h1,h2,h3{line-height:1.08;font-weight:500;letter-spacing:-.045em}h2{font-size:clamp(38px,4.1vw,58px)}h3{letter-spacing:-.025em}em{font-family:var(--serif);font-weight:400;letter-spacing:-.05em}::selection{background:var(--sand);color:var(--ink)}:focus-visible{outline:3px solid #879a66;outline-offset:5px}button,input,select,textarea{border-radius:0}section[id]{scroll-margin-top:0}.container{width:min(1240px,calc(100% - 96px));margin-inline:auto}.section{padding-block:110px}.eyebrow{display:block;font-size:10px;letter-spacing:.17em;font-weight:700;line-height:1.65}.text-link{display:inline-flex;align-items:center;gap:20px;border:0;border-bottom:1px solid var(--ink);background:none;padding:0 0 7px;font-size:13px;line-height:1.5;font-weight:600;letter-spacing:.01em;cursor:pointer}.text-link span{font-size:20px;line-height:1;transition:transform .2s}.text-link:hover span{transform:translate(2px,-2px)}.button{display:inline-flex;align-items:center;justify-content:space-between;gap:34px;min-height:53px;padding:15px 23px;font-size:13px;font-weight:600;letter-spacing:.01em;line-height:1.4;border:1px solid transparent;transition:background .2s,transform .2s}.button:hover{transform:translateY(-2px)}.button span{font-size:21px;line-height:1}.button-dark{background:var(--ink);color:white}.button-dark:hover{background:#3b453c}.button-sand{background:var(--sand);color:var(--ink)}.button-sand:hover{background:#e7d8be}.button-small{min-height:44px;padding:12px 18px;gap:25px}.full-width{width:100%}.skip-link{position:fixed;left:16px;top:-70px;background:white;padding:12px 20px;z-index:100}.skip-link:focus{top:16px}[hidden]{display:none!important}
.site-header{position:sticky;top:0;background:rgba(253,252,248,.98);border-bottom:1px solid #e6e6dd;z-index:30}.nav-wrap{height:90px;display:flex;align-items:center;justify-content:space-between;gap:24px}.wordmark{display:flex;align-items:center;gap:13px}.wordmark strong{font-size:20px;line-height:1.3;font-weight:600;letter-spacing:.12em;display:block}.wordmark small{font-size:7px;letter-spacing:.1em;display:block;margin-top:5px;color:var(--muted);font-weight:600}.monogram{border:1px solid var(--ink);font-family:var(--serif);font-size:22px;letter-spacing:-2px;width:40px;height:43px;display:flex;align-items:center;justify-content:center;position:relative;padding-right:5px}.monogram span{font-family:var(--sans);position:absolute;font-size:13px;letter-spacing:0;right:1px;top:0}.site-header nav{display:flex;align-items:center;gap:30px}.site-header nav>a{font-size:12px;font-weight:500}.site-header nav>a:hover{color:#60734f}.menu-toggle{display:none}
.hero{position:relative;background:var(--ink);color:var(--paper);isolation:isolate;overflow:hidden}.hero-image{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:center 57%;z-index:-3}.hero-shade{position:absolute;inset:0;z-index:-2;background:linear-gradient(90deg,rgba(15,25,21,.93) 0%,rgba(15,25,21,.83) 25%,rgba(15,25,21,.48) 50%,rgba(15,25,21,.08) 75%),linear-gradient(0deg,rgba(15,25,21,.5),transparent 40%)}.hero-inner{min-height:670px;position:relative;padding-block:84px 48px;display:flex;align-items:center}.hero-copy{max-width:610px}.hero .eyebrow{font-size:9px;color:#e2e2d5;display:flex;align-items:center;gap:12px}.small-line{width:27px;height:1px;background:var(--sand)}.hero h1{font-size:clamp(48px,5.7vw,82px);line-height:1.03;letter-spacing:-.055em;margin-top:27px}.hero h1 em{color:#ded0b8}.hero-copy>p{font-size:15px;line-height:1.8;color:#e2e3da;max-width:430px;margin-top:25px}.hero-actions{display:flex;align-items:center;gap:26px;margin-top:33px;flex-wrap:wrap}.hero-actions .button{font-size:12px;padding:17px 20px;gap:26px}.light-link{color:#f7f3e8;border-color:#b6b8aa;font-size:11px;gap:15px}.hero-advisor{display:flex;align-items:center;gap:13px;max-width:356px;border-top:1px solid #ffffff30;margin-top:50px;padding-top:24px}.hero-advisor img{width:49px;height:49px;border-radius:50%;object-fit:cover;object-position:center 25%;border:2px solid #d7c6a9}.hero-advisor strong{display:block;font-size:12px;font-weight:500}.hero-advisor small{display:block;font-size:10px;color:#d0d4c9;margin-top:2px}.advisor-arrow{font-size:20px;margin-left:auto}.hero-caption{position:absolute;right:0;bottom:46px;display:flex;gap:16px;font-size:10px;line-height:1.5;color:#f1eee5;padding-left:20px;border-left:1px solid #e0dbcc80}.caption-number{font-size:9px;color:#d8c5a8}
.states-band{background:#eeeee5;border-bottom:1px solid #dfdfd3}.states-inner{min-height:83px;display:flex;align-items:center;justify-content:space-between;gap:25px}.states-inner>p{font-size:9px;letter-spacing:.12em;font-weight:600;display:flex;align-items:center;gap:9px}.status-dot{width:6px;height:6px;border-radius:50%;background:#697a58}.states-inner ul{list-style:none;margin:0;padding:0;display:flex;gap:40px;font-size:13px;font-weight:500}.states-inner li+li{position:relative}.states-inner li+li:before{content:'';position:absolute;width:3px;height:3px;background:#8d927f;left:-21px;top:9px;border-radius:50%}
.starting-section{display:grid;grid-template-columns:.83fr 1.35fr;gap:90px}.section-intro h2{margin-top:19px}.section-intro>p{color:var(--muted);font-size:14px;margin-top:23px;max-width:310px;line-height:1.8}.section-intro>.text-link{margin-top:28px}.starting-rows{border-top:1px solid var(--line)}.starting-row{width:100%;background:transparent;border:0;border-bottom:1px solid var(--line);display:flex;align-items:center;text-align:left;padding:30px 0;gap:22px;transition:background .2s}.starting-row:hover{background:#f0f0e7}.row-number{align-self:flex-start;margin-top:3px;font-size:10px;letter-spacing:.1em;color:#767e6e}.row-content{flex:1}.row-content strong{display:block;font-size:23px;line-height:1.2;letter-spacing:-.035em;font-weight:500}.row-content>span{display:block;font-size:13px;line-height:1.8;color:var(--muted);margin-top:11px;max-width:390px}.circle-arrow{display:flex;align-items:center;justify-content:center;flex-shrink:0;border:1px solid #b8bcaf;width:39px;height:39px;border-radius:50%;font-size:20px;transition:background .2s,transform .2s}.starting-row:hover .circle-arrow{background:var(--ink);color:#fff;transform:translate(2px,-2px)}
.about-section{background:var(--cream);padding-block:80px}.about-grid{display:grid;grid-template-columns:1fr 1.12fr;align-items:center;gap:100px}.portrait-wrap{position:relative;max-width:465px}.portrait-wrap>img{height:575px;width:100%;object-fit:cover;object-position:center 30%}.portrait-label{position:absolute;left:22px;right:22px;bottom:22px;background:#f7f5eedf;backdrop-filter:blur(16px);padding:18px 22px;display:grid;grid-template-columns:1fr auto;align-items:center}.portrait-label>span{grid-column:1/-1;font-size:8px;letter-spacing:.16em;margin-bottom:5px}.portrait-label strong{font-size:24px;line-height:1.2;letter-spacing:-.03em;font-weight:500}.portrait-label small{font-size:9px;color:var(--muted)}.about-copy h2{font-size:clamp(40px,4.7vw,65px);margin-top:20px;line-height:1.06}.about-copy h2 em{color:#67755d}.about-copy>p{color:var(--muted);font-size:13px;line-height:1.85;max-width:470px;margin-top:17px}.about-copy .about-lead{color:var(--ink);font-size:16px;margin-top:28px}.about-signoff{display:flex;align-items:center;gap:26px;margin-top:26px;margin-bottom:26px}.signature{font-family:var(--serif);font-style:italic;font-size:28px;letter-spacing:-.07em;transform:rotate(-6deg)}.about-signoff>span+span{border-left:1px solid #cacdc0;padding-left:22px;font-size:7px;letter-spacing:.13em;line-height:1.8}.about-copy>.text-link{font-size:12px}
.broker-section{padding-block:98px;background:var(--dark);color:var(--cream)}.broker-top{display:grid;grid-template-columns:1fr 1fr;gap:130px;align-items:end}.broker-top>.eyebrow,.broker-section .eyebrow{color:#c4cbbb}.broker-top h2{margin-top:20px}.broker-top h2 em{color:var(--sand)}.broker-top>p{font-size:14px;line-height:1.8;color:#c4cbbf;max-width:400px;margin-bottom:3px}.loan-browser{margin-top:46px}.loan-tabs{display:grid;grid-template-columns:repeat(4,1fr);border-bottom:1px solid #ffffff38}.loan-tabs button{border:0;border-bottom:2px solid transparent;background:transparent;color:#a7b09f;padding:20px 0;display:flex;justify-content:space-between;align-items:center;font-size:15px;letter-spacing:-.02em;gap:12px;margin-bottom:-1px;text-align:left}.loan-tabs button+button{padding-left:28px}.loan-tabs button span{margin-right:28px;color:var(--sand);font-size:21px}.loan-tabs button[aria-selected=true]{border-bottom-color:var(--sand);color:#fff}.loan-tabs button:hover{color:#fff}.loan-panel{display:grid;grid-template-columns:95px 1fr auto;gap:32px;align-items:center;padding:38px 0 15px;min-height:240px}.loan-panel-icon{width:80px;height:80px;color:var(--sand)}.loan-panel h3{font-size:28px;color:#f7f5ee;margin-top:9px}.loan-panel p{font-size:13px;color:#d1d6c9;max-width:570px;line-height:1.75;margin-top:12px}.loan-panel .loan-consideration{font-size:12px;color:#aab59e}.loan-panel>.text-link{border-color:#c5d1bc;color:#eee9dd;white-space:nowrap;align-self:center;font-size:11px;gap:17px}.loan-note{font-size:10px;color:#9fa995;line-height:1.8;margin-left:127px;margin-top:10px;max-width:620px}
.calculator-heading{display:grid;grid-template-columns:1fr 1fr;gap:130px;align-items:end}.calculator-heading h2{margin-top:20px}.calculator-heading>p{font-size:14px;line-height:1.8;color:var(--muted);max-width:395px;margin-bottom:5px}.calculator-grid{display:grid;grid-template-columns:1.12fr 1fr;gap:70px;margin-top:45px;align-items:start}.calculator-form-top{display:flex;align-items:center;justify-content:space-between;margin-bottom:25px;gap:20px}.calculator-form-top h3{font-size:18px}.reset-button{font-size:10px;background:none;border:0;border-bottom:1px solid #929b87;padding:3px 0;line-height:1.5;color:var(--muted);cursor:pointer}.reset-button span{margin-left:7px}.input-grid{display:grid;grid-template-columns:1fr 1fr;gap:19px 22px}.field>label{display:flex;justify-content:space-between;gap:7px;font-size:11px;line-height:1.5;margin-bottom:9px;font-weight:500}.field label small{font-size:9px;color:#687c57;background:#e9eddf;padding:0 5px}.input-wrap{display:flex;border:1px solid #cfd2c5;align-items:center;min-height:50px;background:#fffefb}.input-wrap:focus-within{border-color:#586e41;outline:1px solid #586e41}.input-wrap>span{padding-left:15px;color:#8e9486;font-size:13px}.input-wrap input{padding:12px 14px 12px 8px;width:100%;border:0;background:transparent;color:var(--ink);min-width:0;outline:0;font-size:16px}.input-wrap select{width:100%;background:transparent;border:0;color:var(--ink);padding:12px 13px;outline:0;font-size:15px}.input-wrap.suffix input{padding-left:15px;padding-right:4px}.input-wrap.suffix span{padding-right:15px;padding-left:4px}.input-note{font-size:10px;line-height:1.7;color:var(--muted);margin-top:13px;max-width:430px}.cost-details{border-top:1px solid var(--line);margin-top:24px;padding-top:20px}.cost-details summary{list-style:none;display:flex;align-items:center;justify-content:space-between;font-size:12px;font-weight:500;cursor:pointer}.cost-details summary::-webkit-details-marker{display:none}.cost-details summary>span{font-size:22px;font-weight:400}.cost-details[open] summary>span{transform:rotate(45deg)}.other-costs{margin-top:20px}.other-costs input{font-size:14px}.other-costs .field>label{font-size:10px}.other-costs .input-wrap{min-height:44px}.field-error,.mi-note{font-size:11px;line-height:1.7;background:#fff0e5;color:#7d4326;padding:13px 15px;margin-top:16px}.calculator-result{background:var(--ink);color:#f7f5ee;padding:34px 36px;border-top:3px solid var(--sage)}.calculator-result>.eyebrow{font-size:8px;color:#d2d7c8;letter-spacing:.12em}.result-total{display:flex;align-items:baseline;gap:9px;margin-top:15px;flex-wrap:wrap}.result-total output{font-size:clamp(38px,4vw,55px);letter-spacing:-.055em;line-height:1.2;font-weight:400;font-variant-numeric:tabular-nums}.result-total>span{font-size:11px;color:#b7c1ac}.loan-amount{display:flex;justify-content:space-between;font-size:10px;color:#aebba2;margin-top:20px;border-bottom:1px solid #ffffff26;padding-bottom:18px;gap:15px}.loan-amount strong{font-size:12px;font-weight:400;color:#f1eee3}.payment-bar{display:flex;gap:3px;height:6px;margin-top:25px}.payment-bar>span{height:100%;transition:width .2s}.payment-bar>span:nth-child(1){width:82.36%;background:#c6ccad}.payment-bar>span:nth-child(2){width:13.57%;background:#a6b18d}.payment-bar>span:nth-child(3){width:4.07%;background:#d6bb95}.payment-bar>span:nth-child(4){background:#819397}.payment-breakdown{margin-block:23px 26px;font-size:11px;line-height:1.6}.payment-breakdown>div{display:flex;align-items:center;justify-content:space-between;gap:15px;margin-top:13px}.payment-breakdown dt{color:#d1d8c7;display:flex;align-items:center;gap:9px}.payment-breakdown dd{margin:0;font-variant-numeric:tabular-nums;color:#f8f5ed;font-size:12px}.key{display:block;width:6px;height:6px;flex-shrink:0;background:#c6ccad}.key-tax{background:#a6b18d}.key-insurance{background:#d6bb95}.key-other{background:#819397}.calculator-result .button{width:100%;font-size:11px;gap:10px;padding:15px 17px}.result-disclaimer{font-size:9px;line-height:1.8;color:#a7b39a;margin-top:17px}.calculator-result.invalid .payment-bar,.calculator-result.invalid .payment-breakdown{opacity:.3}
.steps-section{background:#eeeee5;padding-block:75px}.steps-grid{display:grid;grid-template-columns:.83fr 1.35fr;gap:90px}.steps-grid h2{margin-top:20px}.steps-grid h2 em{color:#67755d}.steps{margin:0;padding:0;list-style:none}.steps li{display:flex;gap:25px;padding:21px 0;border-bottom:1px solid #d3d6c7}.steps li:first-child{padding-top:0}.steps li>span{font-size:10px;color:#6c7b5d;border:1px solid #b2bba2;display:flex;align-items:center;justify-content:center;width:32px;height:32px;flex-shrink:0;border-radius:50%}.steps h3{font-size:21px;margin-top:3px}.steps p{font-size:12px;line-height:1.8;color:var(--muted);margin-top:9px;max-width:380px}
.faq-section{display:grid;grid-template-columns:.83fr 1.35fr;gap:90px}.faq-list{border-top:1px solid var(--line)}.faq-list>details{border-bottom:1px solid var(--line)}.faq-list summary{cursor:pointer;list-style:none;display:flex;align-items:center;justify-content:space-between;gap:20px;font-size:14px;line-height:1.7;padding:23px 0}.faq-list summary::-webkit-details-marker{display:none}.faq-list summary>span{font-size:22px;line-height:1;transition:transform .2s;color:#6b7b5d}.faq-list details[open] summary>span{transform:rotate(45deg)}.faq-list details>div{padding:0 30px 24px 0;font-size:13px;line-height:1.8;color:var(--muted)}.faq-list details>div>a,.faq-list details>div>button{display:inline-block;font-size:11px;margin-top:15px;border-bottom:1px solid #b9c1ac;color:var(--ink)}
.contact-section{padding-block:85px;background:#dce1ce}.contact-inner{display:grid;grid-template-columns:1.35fr 1fr;gap:100px;align-items:center}.contact-inner h2{font-size:clamp(40px,4.5vw,63px);margin-top:20px}.contact-inner>div>p{font-size:13px;color:#5d6753;line-height:1.9;margin-top:22px}.contact-inner>div>.button{margin-top:29px}.contact-card{border-top:1px solid #97a286;padding-top:25px}.contact-card>.eyebrow{font-size:8px}.contact-phone{display:flex;align-items:center;justify-content:space-between;font-size:29px;letter-spacing:-.035em;line-height:1.3;margin-top:21px}.contact-phone span{font-size:26px}.contact-email{display:flex;justify-content:space-between;gap:15px;margin-top:14px;font-size:14px}.contact-email span{font-size:20px}.contact-phone:hover,.contact-email:hover{color:#596d42}.contact-location{display:flex;align-items:center;gap:14px;margin-top:27px;font-size:11px;line-height:1.8;color:#626e56}.contact-location>span:first-child{font-size:25px}.contact-card-name{display:block;font-size:12px;letter-spacing:.12em;margin-top:25px;padding-top:23px;border-top:1px solid #afbaa0}.contact-card-name small{font-size:7px;letter-spacing:.1em;display:block;margin-top:6px;color:#68735b}
.site-footer{background:#1d231f;color:#d8dfce;padding-block:50px 22px}.footer-top{display:grid;grid-template-columns:1.15fr 1fr .9fr;gap:70px;align-items:center}.footer-brand img{width:220px;height:auto;filter:invert(1);margin-left:-14px}.footer-brand p{font-size:9px;color:#a7b19b;line-height:1.8;margin-top:5px}.footer-address strong{display:block;font-size:8px;letter-spacing:.14em;color:#cdd4c3;font-weight:500}.footer-address address{font-size:10px;line-height:1.8;font-style:normal;color:#aab69c;margin-top:12px}.footer-links{display:flex;flex-direction:column;align-items:flex-start;gap:9px;font-size:9px}.footer-links button{border:0;padding:0;background:transparent;color:inherit;font-size:inherit}.footer-links a:hover,.footer-links button:hover{text-decoration:underline}.compliance{font-size:9px;line-height:1.9;color:#96a38b;padding-top:28px;border-top:1px solid #ffffff1a;margin-top:30px}.footer-bottom{display:flex;align-items:center;justify-content:space-between;gap:20px;border-top:1px solid #ffffff1a;padding-top:22px;margin-top:25px;font-size:8px;color:#a1ae95}.footer-bottom a{font-size:9px}
dialog{border:0;box-shadow:0 25px 150px #0005;background:var(--paper);color:var(--ink);padding:38px;width:min(550px,calc(100% - 32px));max-height:calc(100dvh - 40px);overflow-y:auto}dialog::backdrop{background:#101c16ab;backdrop-filter:blur(5px)}.dialog-close{position:absolute;right:13px;top:9px;border:0;background:transparent;font-size:30px;line-height:1;padding:7px;color:#626e56}.contact-dialog>.eyebrow,.info-dialog>.eyebrow{font-size:8px;margin-top:8px}.contact-dialog h2,.info-dialog h2{font-size:45px;margin-top:19px;line-height:1.05}.dialog-intro{font-size:12px;color:var(--muted);margin-top:18px;line-height:1.8;margin-bottom:25px}.contact-dialog .field{margin-top:17px}.contact-dialog .field>input,.contact-dialog .field>select,.contact-dialog textarea{width:100%;padding:12px 13px;font-size:13px;border:1px solid #cdd3c0;background:#fffefb;color:var(--ink);outline-color:#839a68}.contact-dialog .field label{font-size:11px}.optional{font-weight:400;color:#8a9080}.contact-dialog .input-grid{gap:16px}.contact-dialog .input-grid>.field{min-width:0}.contact-privacy{font-size:9px;color:#6d7862;line-height:1.8;margin-top:15px;margin-bottom:18px}.dialog-direct{display:flex;gap:10px;justify-content:center;border-top:1px solid var(--line);padding-top:20px;margin-top:25px;font-size:11px;color:var(--muted)}.dialog-direct a{color:var(--ink);border-bottom:1px solid #b3bda6}.draft-title{font-size:14px;margin-top:25px;margin-bottom:15px}.contact-dialog #draft-text{font-size:12px;line-height:1.7;margin-bottom:15px}.contact-dialog #copy-draft{font-size:11px;margin-top:18px}.info-dialog h3{font-size:18px;margin-top:28px}.info-dialog p{font-size:13px;line-height:1.8;color:var(--muted);margin-top:14px}.info-dialog p a{text-decoration:underline;text-underline-offset:3px;overflow-wrap:anywhere}.toast{position:fixed;bottom:25px;left:50%;transform:translateX(-50%);z-index:100;padding:13px 22px;background:var(--ink);color:#fff;font-size:12px;box-shadow:0 5px 30px #0002}
@media(min-width:1600px){.hero-inner{min-height:760px}.hero h1{font-size:88px}.hero-image{object-position:center 54%}}
@media(max-width:1100px){.container{width:calc(100% - 64px)}.site-header nav{gap:20px}.starting-section,.faq-section,.steps-grid{gap:55px;grid-template-columns:.9fr 1.3fr}.about-grid{gap:60px}.broker-top,.calculator-heading{gap:65px}.calculator-grid{gap:38px}.contact-inner{gap:60px}.loan-panel{grid-template-columns:70px 1fr;gap:25px;min-height:260px}.loan-panel-icon{width:65px;height:65px}.loan-panel>.text-link{grid-column:2;justify-self:start}.loan-note{margin-left:95px}.states-inner ul{gap:24px}.states-inner li+li:before{left:-13px}.calculator-result{padding:29px 26px}.footer-top{gap:40px}}
@media(max-width:850px){.container{width:calc(100% - 48px)}.nav-wrap{height:77px}.wordmark strong{font-size:18px}.wordmark small{font-size:6px}.monogram{width:36px;height:39px;font-size:21px}.menu-toggle{display:flex;flex-direction:column;gap:6px;justify-content:center;align-items:center;background:none;border:1px solid #bfc7b3;width:42px;height:40px}.menu-toggle>span{width:18px;height:1px;background:var(--ink);transition:transform .2s}.menu-toggle[aria-expanded=true]>span:first-child{transform:translateY(3.5px) rotate(45deg)}.menu-toggle[aria-expanded=true]>span:last-child{transform:translateY(-3.5px) rotate(-45deg)}.site-header nav{display:none;position:absolute;top:77px;left:0;right:0;background:var(--paper);padding:20px 24px 25px;border-bottom:1px solid var(--line);box-shadow:0 20px 25px #0000000d}.site-header nav.is-open{display:flex;flex-direction:column;align-items:stretch;gap:0}.site-header nav>a{padding:12px 0;font-size:14px}.site-header nav>.button{margin-top:15px}.hero-inner{min-height:650px;padding-block:70px 46px}.hero h1{font-size:67px}.hero-shade{background:linear-gradient(90deg,rgba(15,25,21,.94),rgba(15,25,21,.6) 65%,rgba(15,25,21,.15)),linear-gradient(0deg,#101b15a1,transparent 50%)}.hero-caption{display:none}.hero-copy{max-width:600px}.states-inner{flex-direction:column;align-items:flex-start;gap:12px;padding-block:19px}.states-inner ul{font-size:12px;gap:35px}.states-inner li+li:before{left:-19px}.section{padding-block:80px}.starting-section,.faq-section{grid-template-columns:1fr;gap:35px}.section-intro>p{max-width:480px}.section-intro h2 br{display:none}.row-content strong{font-size:23px}.row-content>span{max-width:480px}.about-section{padding-block:60px}.about-grid{gap:35px;grid-template-columns:.9fr 1fr}.portrait-wrap>img{height:520px}.about-copy h2{font-size:43px}.about-copy>p{font-size:12px}.portrait-label{left:12px;right:12px;bottom:12px;padding:15px}.portrait-label strong{font-size:21px}.portrait-label small{font-size:8px}.about-signoff{gap:15px}.about-signoff>span+span{padding-left:15px;font-size:6px}.signature{font-size:25px}.broker-section{padding-block:75px}.broker-top,.calculator-heading{gap:35px}.broker-top>p,.calculator-heading>p{font-size:12px}.loan-panel{min-height:270px}.loan-tabs button{font-size:13px}.loan-tabs button+button{padding-left:16px}.loan-tabs button span{margin-right:16px}.calculator-grid{gap:25px}.calculator-inputs .input-grid{gap:15px}.field>label{font-size:10px}.other-costs .field>label{font-size:9px}.calculator-result{padding:25px 20px}.calculator-result>.eyebrow{font-size:7px}.result-total output{font-size:39px}.payment-breakdown{font-size:10px}.payment-breakdown dd{font-size:11px}.calculator-result .button{font-size:10px;padding:14px 13px}.steps-grid{gap:35px;grid-template-columns:.9fr 1.3fr}.steps-grid h2{font-size:42px}.contact-inner{gap:38px;grid-template-columns:1.15fr 1fr}.contact-inner h2{font-size:43px}.contact-inner>div>p{font-size:12px}.contact-phone{font-size:24px}.contact-email{font-size:12px}.footer-top{gap:30px;grid-template-columns:1fr 1fr}.footer-links{grid-column:1/-1;flex-direction:row;flex-wrap:wrap;gap:16px;font-size:9px}.footer-brand img{width:210px}}
@media(max-width:640px){html{scroll-padding-top:76px}.container{width:calc(100% - 40px)}.section{padding-block:64px}.hero-inner{min-height:680px;padding-block:56px 37px;align-items:flex-start}.hero h1{font-size:clamp(46px,11.8vw,66px);margin-top:25px;line-height:1.05}.hero .eyebrow{font-size:7px;letter-spacing:.13em;gap:9px}.small-line{width:18px}.hero-copy>p{font-size:13px;max-width:330px;line-height:1.9;margin-top:24px}.hero-image{object-position:63% center}.hero-shade{background:linear-gradient(90deg,#0e1c16db,#0e1c1680 80%),linear-gradient(0deg,#0e1c16b3,transparent 45%)}.hero-actions{flex-direction:column;align-items:flex-start;gap:24px;margin-top:29px}.hero-actions .button{font-size:12px;min-height:52px;padding:15px 20px;gap:30px}.hero-actions .text-link{font-size:11px}.hero-advisor{margin-top:35px;padding-top:22px;max-width:316px}.hero-advisor img{width:44px;height:44px}.hero-advisor small{font-size:9px}.hero-advisor strong{font-size:12px}.states-inner{padding-block:18px;gap:13px}.states-inner>p{font-size:7px}.states-inner ul{flex-wrap:wrap;gap:10px 25px;font-size:11px}.states-inner li+li:before{left:-13px;top:7px}.eyebrow{font-size:8px;letter-spacing:.14em}h2{font-size:40px}.section-intro h2{margin-top:16px}.section-intro>p{font-size:13px;margin-top:19px}.section-intro>.text-link{margin-top:22px;font-size:12px}.starting-section{gap:30px}.starting-row{padding-block:24px;gap:15px}.row-number{font-size:9px}.row-content strong{font-size:21px}.row-content>span{font-size:12px;line-height:1.8;margin-top:10px}.circle-arrow{width:33px;height:33px;font-size:18px}.about-grid{display:flex;flex-direction:column;gap:35px;align-items:stretch}.portrait-wrap{width:100%;max-width:none}.portrait-wrap>img{height:440px;object-position:center 25%}.portrait-label{left:18px;right:18px;bottom:18px;padding:18px 20px}.portrait-label strong{font-size:27px}.portrait-label small{font-size:9px}.portrait-label>span{font-size:7px}.about-copy h2{font-size:47px;margin-top:16px}.about-copy>p{font-size:13px;line-height:1.9;margin-top:15px;max-width:none}.about-copy .about-lead{font-size:15px;margin-top:23px}.about-signoff{margin-block:25px;gap:25px}.about-signoff>span+span{font-size:7px;padding-left:25px}.signature{font-size:29px}.about-copy>.text-link{font-size:12px}.about-section{padding-block:50px}.broker-section{padding-block:60px}.broker-top{grid-template-columns:1fr;gap:25px}.broker-top h2{font-size:41px;margin-top:15px}.broker-top>p{font-size:13px;line-height:1.9;max-width:none}.loan-browser{margin-top:26px}.loan-tabs button{font-size:12px;padding-block:17px}.loan-tabs button+button{padding-left:12px}.loan-tabs button span{display:none}.loan-panel{grid-template-columns:42px 1fr;gap:19px;min-height:300px;padding-top:28px}.loan-panel-icon{width:42px;height:42px;align-self:start;margin-top:21px}.loan-panel h3{font-size:25px;margin-top:10px}.loan-panel p{font-size:12px;line-height:1.85}.loan-panel .eyebrow{font-size:7px}.loan-panel .loan-consideration{font-size:11px}.loan-panel>.text-link{font-size:11px;margin-top:4px;white-space:normal}.loan-note{margin-left:61px;font-size:8px;line-height:1.9;margin-top:15px}.calculator-heading{grid-template-columns:1fr;gap:22px}.calculator-heading h2{font-size:40px;margin-top:16px}.calculator-heading>p{font-size:13px;max-width:none;line-height:1.8}.calculator-grid{grid-template-columns:1fr;gap:30px;margin-top:30px}.calculator-form-top{margin-bottom:20px}.calculator-form-top h3{font-size:19px}.calculator-inputs .input-grid{gap:18px}.field>label{font-size:11px}.other-costs .field>label{font-size:10px}.calculator-result{padding:28px 26px}.calculator-result>.eyebrow{font-size:8px}.result-total output{font-size:51px}.result-total>span{font-size:11px}.loan-amount{font-size:11px}.payment-breakdown{font-size:11px}.payment-breakdown dd{font-size:12px}.calculator-result .button{font-size:11px;padding:15px 16px}.result-disclaimer{font-size:9px}.steps-section{padding-block:60px}.steps-grid{grid-template-columns:1fr;gap:33px}.steps-grid h2{font-size:40px;margin-top:16px}.steps li{gap:20px;padding-block:22px}.steps h3{font-size:22px}.steps p{font-size:12px}.faq-section{gap:30px}.faq-list summary{font-size:13px;padding-block:22px;gap:15px}.faq-list details>div{font-size:12px;padding-right:15px}.contact-section{padding-block:60px}.contact-inner{grid-template-columns:1fr;gap:43px}.contact-inner h2{font-size:44px;margin-top:16px}.contact-inner>div>p{font-size:13px;line-height:1.9;margin-top:21px}.contact-inner>div>p br{display:none}.contact-phone{font-size:30px}.contact-email{font-size:14px}.contact-card>.eyebrow{font-size:8px}.contact-card-name small{font-size:7px}.contact-location{font-size:12px}.site-footer{padding-top:35px}.footer-top{grid-template-columns:1fr;gap:27px}.footer-brand img{width:230px;margin-left:-15px}.footer-brand p{font-size:10px}.footer-address strong{font-size:8px}.footer-address address{font-size:11px;margin-top:10px}.footer-links{grid-column:auto;gap:13px 20px;font-size:10px;padding-top:5px}.compliance{font-size:9px;margin-top:28px;line-height:1.9}.footer-bottom{font-size:7px;gap:15px}.footer-bottom a{font-size:8px;white-space:nowrap}.contact-dialog,.info-dialog{padding:28px 24px}.contact-dialog>.eyebrow,.info-dialog>.eyebrow{font-size:7px;max-width:85%}.contact-dialog h2,.info-dialog h2{font-size:41px}.dialog-intro{font-size:12px}.contact-dialog .input-grid{gap:12px}.contact-dialog .field>select{padding-inline:9px;font-size:12px}.dialog-direct{font-size:10px}.toast{max-width:calc(100% - 30px);font-size:11px;text-align:center;width:max-content}}
.nexa-disclaimer{border-top:1px solid #ffffff26;margin-top:30px;padding-top:28px;scroll-margin-top:110px}.nexa-disclaimer h2{font-family:var(--sans);font-size:12px;line-height:1.5;font-weight:600;letter-spacing:.04em;color:#e5e9dc}.nexa-disclaimer .compliance{font-size:11px;line-height:1.9;color:#bdc8b3;padding:0;border:0;margin-top:13px;max-width:1130px}.disclaimer-licensing{font-size:10px;line-height:1.9;color:#c4cfba;margin-top:16px}.disclaimer-licensing strong{font-weight:500}.disclaimer-full-link{display:inline-block;font-size:11px;line-height:1.7;color:#d7dfcd;border-bottom:1px solid #819176;padding-bottom:2px;margin-top:12px}.disclaimer-full-link:hover{color:#fff}
.loan-details-link{display:inline-block;color:var(--sand);font-size:11px;border-bottom:1px solid #d8c5a870;padding-bottom:3px;margin-top:17px}.va-section{background:#eeeee5;padding-block:85px}.va-intro{display:grid;grid-template-columns:1fr 1fr;gap:100px;align-items:end}.va-intro h2{margin-top:18px}.va-intro h2 em{color:#67755d}.va-intro>div>p{font-size:14px;line-height:1.85;color:var(--muted);max-width:440px}.va-intro>div>p+p{margin-top:14px;font-size:12px}.va-pathways{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));margin-top:44px;border-top:1px solid #c8cebb}.va-pathway{padding:30px 28px 0 0;display:flex;flex-direction:column;align-items:flex-start}.va-pathway+.va-pathway{border-left:1px solid #c8cebb;padding-left:28px}.va-pathway:last-child{padding-right:0}.va-pathway>.eyebrow{font-size:8px;letter-spacing:.1em;color:#68775b}.va-pathway h3{font-size:25px;line-height:1.2;letter-spacing:-.035em;margin-top:17px}.va-pathway p{font-size:12px;line-height:1.9;color:var(--muted);margin-top:17px;margin-bottom:24px;flex:1}.va-pathway>.text-link{font-size:11px;gap:16px;text-align:left;min-height:32px}.va-source{font-size:9px;color:#69785c;margin-top:13px;text-decoration:underline;text-underline-offset:3px}.va-cost-note{border-top:1px solid #c8cebb;margin-top:38px;padding-top:23px;max-width:1000px}.va-cost-note strong{font-size:12px;font-weight:500}.va-cost-note p{font-size:10px;line-height:1.9;color:var(--muted);margin-top:10px}.va-cost-note>a{display:inline-block;font-size:10px;border-bottom:1px solid #a0ad90;margin-top:12px;padding-bottom:2px}
@media(max-width:850px){.va-intro{gap:40px}.va-intro>div>p{font-size:12px}.va-intro>div>p+p{font-size:11px}.va-pathway{padding-right:18px}.va-pathway+.va-pathway{padding-left:18px}.va-pathway h3{font-size:21px}.va-pathway>.eyebrow{font-size:7px}.va-pathway>.text-link{font-size:10px;gap:8px}}
@media(max-width:640px){.va-section{padding-block:60px}.va-intro{grid-template-columns:1fr;gap:23px}.va-intro h2{font-size:42px;margin-top:16px}.va-intro>div>p{font-size:13px;max-width:none}.va-intro>div>p+p{font-size:12px}.va-pathways{grid-template-columns:1fr;margin-top:30px}.va-pathway{padding:25px 0}.va-pathway+.va-pathway{border-left:0;border-top:1px solid #c8cebb;padding:25px 0}.va-pathway>.eyebrow{font-size:8px}.va-pathway h3{font-size:27px;margin-top:13px}.va-pathway p{font-size:13px;line-height:1.85;margin-top:14px;margin-bottom:19px}.va-pathway>.text-link{font-size:12px;gap:20px}.va-source{font-size:10px;margin-top:14px}.va-cost-note{margin-top:6px}.va-cost-note p{font-size:10px;line-height:1.95}.va-cost-note>a{font-size:10px}.loan-details-link{font-size:10px;line-height:1.8}}
.site-header nav>a.button{padding:12px 18px;font-size:12px;font-weight:600}.hero .application-hint{font-size:9px;line-height:1.7;color:#c6cebd;margin-top:14px;max-width:400px}.loan-apply-link{display:block;width:fit-content;color:#e7d9c1;font-size:11px;line-height:1.8;border-bottom:1px solid #d8c5a870;padding-bottom:2px;margin-top:16px}.calculator-result .application-button{margin-top:12px;border-color:#d8c5a880;color:#e6ddcb;background:transparent}.calculator-result .application-button:hover{background:#ffffff0c}.contact-actions{display:flex;align-items:center;flex-wrap:wrap;gap:22px;margin-top:29px}.contact-actions>.text-link{font-size:12px}.contact-privacy a{color:var(--ink);text-decoration:underline;text-underline-offset:3px}.va-apply{display:flex;align-items:center;justify-content:space-between;gap:30px;border-top:1px solid #c8cebb;padding-top:26px;margin-top:35px}.va-apply strong{font-size:18px;font-weight:500;letter-spacing:-.025em}.va-apply p{font-size:12px;color:var(--muted);margin-top:8px}.va-apply>.button{min-width:190px}.va-apply+.va-cost-note{margin-top:26px}
@media(max-width:640px){.hero .application-hint{font-size:8px;max-width:290px;margin-top:13px}.va-apply{align-items:flex-start;flex-direction:column;gap:21px;margin-top:10px}.va-apply strong{font-size:20px}.contact-actions{gap:24px}.loan-apply-link{font-size:10px}.contact-actions>.button{min-width:220px}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*::before,*::after{transition:none!important;animation:none!important}}

/* Lifestyle, relocation and Realtor partnerships */
.relocation-section{background:#eeeee4;padding-block:80px}.relocation-grid{display:grid;grid-template-columns:1.1fr 1fr;gap:80px;align-items:center}.relocation-photo{position:relative;align-self:stretch;min-height:610px}.relocation-photo img{height:100%;width:100%;object-fit:cover;position:absolute;inset:0;object-position:center}.relocation-photo>span{position:absolute;bottom:24px;left:24px;right:24px;padding:18px 20px;background:#f8f6efed;font-size:8px;letter-spacing:.14em}.relocation-copy h2{margin-top:20px;font-size:clamp(42px,4.5vw,64px)}.relocation-copy h2 em{color:#697b5b}.relocation-copy>p{font-size:14px;line-height:1.9;color:var(--muted);margin-top:25px}.relocation-copy strong{font-weight:600;color:var(--ink)}.relocation-states{list-style:none;margin:25px 0 0;padding:0;display:flex;flex-wrap:wrap;gap:10px 17px}.relocation-states li{font-size:10px;display:flex;align-items:center;gap:8px}.relocation-states li>span{font-size:8px;border:1px solid #aab79b;background:#dfe5d6;padding:5px;min-width:30px;text-align:center;letter-spacing:.05em}.relocation-actions{display:flex;flex-direction:column;align-items:flex-start;gap:20px;margin-top:28px}.relocation-actions>.text-link{font-size:11px}.partner-preview{background:#e1e6d7;padding-block:85px}.partner-preview-grid{display:grid;grid-template-columns:1fr 1.2fr;gap:85px;align-items:center}.partner-preview h2{margin-top:20px}.partner-preview h2 em{color:#657b52}.partner-preview p{font-size:14px;line-height:1.9;color:var(--muted);margin-top:24px;max-width:400px}.partner-preview .button{margin-top:26px}.partner-preview .text-link{display:flex;width:fit-content;font-size:11px;margin-top:24px}.partner-preview img{height:450px;width:100%;object-fit:cover}.partner-hero{background:#eeeee6;padding-block:55px}.partner-hero-grid{display:grid;grid-template-columns:1fr 1fr;gap:70px;align-items:center}.partner-hero h1{font-size:clamp(54px,5.7vw,80px);line-height:1.04;letter-spacing:-.055em;margin-top:25px}.partner-hero h1 em{color:#66795a}.partner-hero-grid>div>p{font-size:14px;line-height:1.9;color:var(--muted);margin-top:20px;max-width:460px}.partner-hero-grid>div>.partner-lead{font-size:19px;color:var(--ink);letter-spacing:-.02em;margin-top:25px}.partner-actions{display:flex;align-items:center;flex-wrap:wrap;gap:25px;margin-top:30px}.partner-actions>.text-link{font-size:11px}.partner-byline{display:flex;gap:15px;align-items:center;margin-top:35px;padding-top:25px;border-top:1px solid #c8cebd;max-width:380px}.partner-byline img{border-radius:50%;width:49px;height:49px;object-fit:cover;object-position:center 25%}.partner-byline strong{font-size:13px;display:block;font-weight:500}.partner-byline small{font-size:7px;letter-spacing:.08em;display:block;margin-top:5px;color:var(--muted)}.partner-byline>span:last-child{margin-left:auto;font-size:23px}.partner-hero-photo{position:relative;height:620px}.partner-hero-photo>img{height:100%;width:100%;object-fit:cover;object-position:52% center}.partner-hero-photo>span{position:absolute;bottom:25px;left:25px;right:25px;padding:20px 24px;background:#f8f5edee;font-size:8px;letter-spacing:.14em}.partner-hero-photo strong{display:block;font-size:23px;letter-spacing:-.03em;font-weight:500;margin-top:8px;line-height:1.3}.partner-process,.partner-offer,.partner-start{display:grid;grid-template-columns:1fr 1.2fr;gap:90px}.partner-process h2,.partner-offer h2,.partner-start h2{margin-top:20px}.partner-process h2 em,.partner-offer h2 em,.partner-start h2 em{color:#6b7d5d}.partner-process>div>p,.partner-offer>div>p,.partner-start>div>p{font-size:14px;line-height:1.9;color:var(--muted);margin-top:25px;max-width:400px}.partner-process ol{list-style:none;margin:0;padding:0;border-top:1px solid var(--line)}.partner-process li{display:flex;gap:25px;padding-block:25px;border-bottom:1px solid var(--line)}.partner-process li>span{font-size:9px;color:#708261;margin-top:5px}.partner-process h3{font-size:24px;line-height:1.3}.partner-process li p{font-size:13px;line-height:1.85;color:var(--muted);margin-top:12px}.challenge-section{padding-block:85px;background:#f1f0e8}.challenge-intro{display:grid;grid-template-columns:1fr 1fr;gap:90px;align-items:end}.challenge-intro h2{margin-top:20px}.challenge-intro h2 em{color:#697b5b}.challenge-intro p{font-size:14px;line-height:1.9;color:var(--muted);margin-top:15px}.challenge-tools{margin-top:40px;padding:25px;border:1px solid #cbd1c0;background:#f9f8f1}.challenge-tools label{display:block;font-size:12px;font-weight:600;margin-bottom:12px}.challenge-search-field{display:flex;gap:15px;align-items:center;background:white;border:1px solid #b4bfa8;padding-inline:17px;min-height:54px}.challenge-search-field:focus-within{outline:2px solid #6b8058;outline-offset:3px}.challenge-search-field input{min-width:0;flex:1;border:0;outline:none;padding:16px 0;font-size:13px;background:transparent;color:var(--ink)}.challenge-search-field input::placeholder{color:#74796e;opacity:1}.challenge-search-field button{font-size:11px;border:0;border-left:1px solid #cbd1c0;padding:5px 0 5px 15px;background:none}.challenge-filters{display:flex;flex-wrap:wrap;gap:8px;margin-top:18px}.challenge-filters button{font-size:10px;line-height:1.5;padding:9px 13px;border:1px solid #c7cebd;background:transparent;color:#536049;text-align:left}.challenge-filters button:hover{background:#e5e9dc}.challenge-filters button[aria-pressed=true]{background:var(--dark);border-color:var(--dark);color:#f8f7f0}.challenge-count{font-size:11px;font-weight:600;margin-top:25px;padding-bottom:20px;border-bottom:1px solid #cbd1c0}.challenge-group{display:grid;grid-template-columns:245px 1fr;gap:55px;padding-block:35px;border-bottom:1px solid #cbd1c0;align-items:start}.challenge-group .eyebrow{font-size:9px;color:#6c7f5b;margin-bottom:15px}.challenge-group h3{font-size:27px;line-height:1.2}.challenge-items{display:grid;grid-template-columns:1fr 1fr;gap:24px 35px}.challenge-items h4{font-size:14px;line-height:1.5;font-weight:600;letter-spacing:-.01em;margin:0}.challenge-items p{font-size:12px;line-height:1.85;color:var(--muted);margin-top:9px}.challenge-empty{text-align:center;max-width:540px;padding-block:45px;margin-inline:auto}.challenge-empty h3{font-size:27px;line-height:1.3}.challenge-empty p{font-size:13px;line-height:1.8;color:var(--muted);margin-top:15px}.challenge-empty .text-link{margin-top:25px}.challenge-note{display:grid;grid-template-columns:1fr 1fr;gap:60px;margin-top:25px}.challenge-note p{font-size:11px;line-height:1.85;color:var(--muted)}.challenge-note p:last-child{font-size:10px}.challenge-group[hidden],[data-challenge][hidden],.challenge-empty[hidden]{display:none!important}.partner-condo{background:var(--dark);color:var(--cream);padding-block:85px}.condo-grid{display:grid;grid-template-columns:1.1fr 1fr;gap:100px}.partner-condo h2{margin-top:20px}.partner-condo h2 em{color:var(--sand)}.partner-condo .eyebrow{color:#c9d3bb}.partner-condo p{font-size:14px;line-height:1.9;color:#c6cfbc;margin-top:24px}.partner-condo .text-link{font-size:12px;color:var(--cream);border-color:#bac7a9;margin-top:28px}.condo-checklist{padding:30px 33px;background:#303a2f;border:1px solid #607254}.condo-checklist ul{list-style:none;margin:20px 0 0;padding:0}.condo-checklist li{padding-block:12px;border-bottom:1px solid #ffffff25;font-size:13px}.condo-checklist li:before{content:'↗';margin-right:13px;color:var(--sand)}.condo-checklist p{font-size:11px;margin-top:22px}.condo-checklist>a{display:block;width:fit-content;font-size:10px;border-bottom:1px solid #8c9d7c;margin-top:16px;padding-bottom:3px}.partner-offer>div>.text-link{font-size:12px;margin-top:25px}.offer-points{display:grid;grid-template-columns:1fr 1fr;gap:30px}.offer-points article{border-top:1px solid var(--line);padding-top:20px}.offer-points article>span{font-size:9px;color:#72845e}.offer-points h3{font-size:23px;line-height:1.3;margin-top:14px}.offer-points p{font-size:12px;line-height:1.85;color:var(--muted);margin-top:14px}.partner-start-details h3{font-size:24px;line-height:1.3;margin-top:25px}.partner-start-details h3:first-child{margin-top:0}.partner-start-details p{font-size:13px;line-height:1.85;color:var(--muted);margin-top:15px}.partner-start-details .text-link{font-size:12px;margin-top:25px}.partner-start-details p.small-note{font-size:10px;border-top:1px solid var(--line);padding-top:20px;margin-top:25px}.site-header nav>a[aria-current=page]{color:#637c4d;border-bottom:1px solid #8c9c79}
@media(max-width:1100px){.nav-wrap{height:77px}.wordmark strong{font-size:18px}.wordmark small{font-size:6px}.monogram{width:36px;height:39px;font-size:21px}.menu-toggle{display:flex;flex-direction:column;gap:6px;justify-content:center;align-items:center;background:none;border:1px solid #bfc7b3;width:42px;height:40px;flex-shrink:0}.menu-toggle>span{width:18px;height:1px;background:var(--ink);transition:transform .2s}.menu-toggle[aria-expanded=true]>span:first-child{transform:translateY(3.5px) rotate(45deg)}.menu-toggle[aria-expanded=true]>span:last-child{transform:translateY(-3.5px) rotate(-45deg)}.site-header nav{display:none;position:absolute;top:77px;left:0;right:0;background:var(--paper);padding:20px 24px 25px;border-bottom:1px solid var(--line);box-shadow:0 20px 25px #0000000d}.site-header nav.is-open{display:flex;flex-direction:column;align-items:stretch;gap:0}.site-header nav>a{padding:12px 0;font-size:14px}.site-header nav>.button{margin-top:15px}.site-header nav>a[aria-current=page]{border-bottom:0}.relocation-grid,.partner-preview-grid,.partner-hero-grid,.partner-process,.partner-offer,.partner-start{gap:45px}.relocation-photo{min-height:650px}.partner-hero h1{font-size:62px}.partner-hero-photo{height:650px}.partner-hero-grid>div>p{font-size:13px}.partner-hero-grid>div>.partner-lead{font-size:17px}.challenge-group{grid-template-columns:190px 1fr;gap:30px}.challenge-items{gap:25px}.challenge-intro,.condo-grid{gap:50px}}
@media(max-width:800px){.relocation-grid,.partner-preview-grid,.partner-hero-grid{gap:30px}.relocation-copy>p{font-size:13px}.relocation-copy h2{font-size:43px}.partner-hero h1{font-size:52px}.partner-hero-photo{height:680px}.partner-byline small{font-size:6px}.challenge-items{grid-template-columns:1fr}.challenge-group h3{font-size:25px}.condo-grid{gap:35px}.condo-checklist{padding:24px}.offer-points{grid-template-columns:1fr}}
@media(max-width:640px){.relocation-section,.partner-preview{padding-block:50px}.relocation-grid,.partner-preview-grid,.partner-hero-grid,.partner-process,.partner-offer,.partner-start,.challenge-intro,.condo-grid,.challenge-note{grid-template-columns:1fr;gap:30px}.relocation-photo{min-height:330px;height:330px}.relocation-photo>span{bottom:17px;left:17px;right:17px;padding:15px;font-size:7px}.relocation-copy h2{font-size:43px;margin-top:16px}.relocation-copy>p{font-size:13px;margin-top:22px}.relocation-states{gap:10px 15px}.relocation-states li{font-size:10px}.relocation-actions .button{font-size:12px}.partner-preview-grid{display:flex;flex-direction:column-reverse;align-items:stretch}.partner-preview img{height:330px}.partner-preview h2{font-size:44px}.partner-preview p{font-size:13px;margin-top:20px;max-width:none}.partner-preview .button{font-size:12px}.partner-preview .text-link{font-size:10px}.partner-hero{padding-block:40px}.partner-hero h1{font-size:clamp(49px,12vw,70px);margin-top:20px}.partner-hero-grid>div>p{max-width:none}.partner-hero-grid>div>.partner-lead{font-size:18px}.partner-actions{gap:23px;margin-top:25px}.partner-actions .button{font-size:12px}.partner-actions .text-link{font-size:11px}.partner-byline{margin-top:28px;padding-top:22px;max-width:none}.partner-byline small{font-size:7px}.partner-hero-photo{height:340px}.partner-hero-photo>img{object-position:center}.partner-hero-photo>span{bottom:17px;left:17px;right:17px;padding:17px;font-size:7px}.partner-hero-photo strong{font-size:21px}.partner-process h2,.partner-offer h2,.partner-start h2{font-size:42px}.partner-process>div>p,.partner-offer>div>p,.partner-start>div>p{font-size:13px;max-width:none;margin-top:20px}.partner-process li{gap:20px;padding-block:22px}.partner-process h3{font-size:22px}.partner-process li p{font-size:12px}.challenge-section{padding-block:55px}.challenge-intro h2{font-size:42px;margin-top:16px}.challenge-intro p{font-size:13px}.challenge-tools{margin-top:30px;padding:18px}.challenge-tools label{font-size:11px}.challenge-search-field{padding-inline:12px;gap:10px}.challenge-search-field input{font-size:12px}.challenge-search-field input::placeholder{font-size:10px}.challenge-search-field button{font-size:10px;padding-left:10px}.challenge-filters{gap:7px}.challenge-filters button{font-size:10px;padding:8px 10px}.challenge-group{grid-template-columns:1fr;gap:23px;padding-block:28px}.challenge-group .eyebrow{margin-bottom:10px}.challenge-group h3{font-size:27px}.challenge-items{border-left:1px solid #bac7a9;padding-left:18px;gap:22px}.challenge-items p{font-size:12px}.challenge-note{gap:15px}.challenge-note p{font-size:11px}.challenge-note p:last-child{font-size:10px}.partner-condo{padding-block:55px}.partner-condo h2{font-size:42px}.partner-condo p{font-size:13px;line-height:1.9;margin-top:22px}.condo-checklist{padding:24px}.condo-checklist p{font-size:11px}.offer-points{grid-template-columns:1fr 1fr;gap:25px 20px}.offer-points h3{font-size:21px}.offer-points p{font-size:12px}.partner-start-details h3{font-size:22px}.partner-start-details p{font-size:12px}.partner-start-details p.small-note{font-size:10px}}

/* Business card branding */
.wordmark strong{font-weight:800;letter-spacing:.08em}.brand-tagline{display:block;font-size:8px;line-height:1.4;font-weight:700;letter-spacing:.07em;text-transform:uppercase;margin-top:6px;color:#3f594a}.hero h1.brand-headline{font-family:var(--sans);font-size:clamp(40px,5.1vw,72px);font-weight:800;letter-spacing:-.045em;line-height:1.06;text-transform:uppercase}.brand-headline>span{display:block}
@media(max-width:1100px){.brand-tagline{font-size:7px;letter-spacing:.06em;margin-top:5px}}
@media(max-width:640px){.hero h1.brand-headline{font-size:clamp(29px,8.5vw,51px);line-height:1.09}.nav-wrap{gap:12px}.wordmark{gap:10px}.brand-tagline{letter-spacing:.045em}}

/* Commercial property financing */
.commercial-section{padding-block:90px;background:#252d27;color:#f6f4ee}.commercial-intro{display:grid;grid-template-columns:1.15fr 1fr;gap:80px;align-items:end}.commercial-intro .eyebrow,.commercial-next-step .eyebrow{color:#bdcbb1}.commercial-intro h2{font-size:clamp(39px,4.2vw,59px);margin-top:20px}.commercial-intro h2 em{color:var(--sand)}.commercial-intro p{font-size:14px;line-height:1.9;color:#c8d1c0;margin-top:18px}.commercial-intro p:first-child{margin-top:0}.commercial-scenarios-heading{display:flex;justify-content:space-between;gap:20px;margin-top:45px;padding-bottom:18px;border-bottom:1px solid #82917666}.commercial-scenarios-heading>.eyebrow{color:#c5d1ba;font-size:9px}.commercial-scenarios-heading>span:last-child{font-size:10px;color:#bdcbb1}.commercial-property-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:30px 40px;margin-top:30px}.commercial-property-grid article{padding-bottom:25px;border-bottom:1px solid #82917644}.commercial-property-grid article>span{font-size:9px;letter-spacing:.08em;color:#c9b897}.commercial-property-grid h3{font-size:27px;line-height:1.14;margin-top:14px}.commercial-property-grid p{font-size:12px;line-height:1.85;color:#b8c5af;margin-top:14px;max-width:320px}.commercial-next-step{display:grid;grid-template-columns:1.1fr 1fr;gap:90px;align-items:center;border-top:1px solid #82917666;margin-top:35px;padding-top:35px}.commercial-next-step h3{font-size:31px;line-height:1.15;margin-top:17px}.commercial-next-step>div>p{font-size:12px;line-height:1.9;color:#bfccb6;margin-top:18px;max-width:490px}.commercial-actions{display:flex;flex-direction:column;align-items:flex-start;gap:22px}.commercial-actions>.button{font-size:12px}.commercial-actions>.text-link{font-size:12px;color:#f6f4ee;border-color:#a8b699}.commercial-actions>p{font-size:10px!important;line-height:1.85!important;margin-top:0!important;max-width:360px!important}.commercial-disclosure{font-size:10px;line-height:1.85;color:#b2bea9;border-top:1px solid #82917644;margin-top:30px;padding-top:20px;max-width:920px}.commercial-partner-section{padding-block:70px;background:#e6e9de}.commercial-partner-grid{display:grid;grid-template-columns:1.1fr 1fr;gap:90px;align-items:center}.commercial-partner-grid h2{font-size:clamp(38px,4vw,55px);margin-top:20px}.commercial-partner-grid h2 em{color:#657b53}.commercial-partner-grid p{font-size:13px;line-height:1.9;color:var(--muted);margin-top:24px;max-width:490px}.commercial-partner-actions{display:flex;flex-direction:column;align-items:flex-start;gap:24px}.commercial-partner-actions>.text-link{font-size:12px}.commercial-partner-actions>p{font-size:11px;margin-top:0;max-width:390px}
@media(max-width:1100px){.commercial-intro{gap:45px}.commercial-property-grid{gap:28px}.commercial-next-step,.commercial-partner-grid{gap:45px}.commercial-property-grid h3{font-size:25px}.commercial-next-step h3{font-size:29px}}
@media(max-width:640px){.commercial-section{padding-block:55px}.commercial-intro,.commercial-next-step,.commercial-partner-grid{grid-template-columns:1fr;gap:25px}.commercial-intro h2{font-size:40px;margin-top:17px}.commercial-intro p{font-size:13px}.commercial-scenarios-heading{flex-direction:column;gap:10px;margin-top:30px;padding-bottom:16px}.commercial-scenarios-heading>.eyebrow{font-size:8px}.commercial-scenarios-heading>span:last-child{font-size:10px}.commercial-property-grid{grid-template-columns:1fr 1fr;gap:23px 20px;margin-top:23px}.commercial-property-grid h3{font-size:23px;margin-top:12px}.commercial-property-grid p{font-size:11px;line-height:1.9;margin-top:12px}.commercial-property-grid article{padding-bottom:21px}.commercial-next-step{padding-top:27px;margin-top:28px;gap:25px}.commercial-next-step h3{font-size:29px}.commercial-next-step>div>p{font-size:12px}.commercial-actions{gap:22px}.commercial-actions>.button{font-size:11px;gap:25px;padding-inline:17px}.commercial-actions>.text-link{font-size:11px}.commercial-disclosure{font-size:9px;margin-top:25px;padding-top:18px}.commercial-partner-section{padding-block:50px}.commercial-partner-grid h2{font-size:39px;margin-top:17px}.commercial-partner-grid p{font-size:12px;margin-top:20px}.commercial-partner-actions{gap:23px}.commercial-partner-actions>.button{font-size:12px}.commercial-partner-actions>.text-link{font-size:11px}.commercial-partner-actions>p{font-size:11px;margin-top:0}}