:root{
  --navy:#102356;--navy2:#024f84;--blue:#13517b;--teal:#26abaf;--orange:#ef5322;--amber:#f5911c;--yellow:#f6c85f;--sand:#f7f4ed;--ink:#122033;--muted:#657386;--white:#fff;--line:#dde5eb;--shadow:0 18px 60px rgba(16,35,86,.12);--radius:24px;--radius-sm:16px;--max:1180px
}
*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;font-family:'DM Sans',sans-serif;color:var(--ink);background:#fff;line-height:1.6}img{max-width:100%}a{color:inherit;text-decoration:none}button,input,select,textarea{font:inherit}.container{width:min(var(--max),calc(100% - 40px));margin:auto}.narrow{max-width:900px}.site-header{position:sticky;top:0;z-index:50;background:rgba(255,255,255,.92);backdrop-filter:blur(16px);border-bottom:1px solid rgba(16,35,86,.08)}.nav-wrap{height:86px;display:flex;align-items:center;gap:22px}.brand img{width:152px;display:block}.main-nav{display:flex;gap:22px;margin-left:auto;align-items:center}.nav-link{font-size:.94rem;font-weight:600;color:#314258;position:relative}.nav-link:hover,.nav-link.active{color:var(--navy)}.nav-link.active:after{content:"";position:absolute;left:0;right:0;bottom:-10px;height:3px;border-radius:8px;background:linear-gradient(90deg,var(--orange),var(--amber))}.header-actions{display:flex;align-items:center;gap:10px}.lang-toggle{border:1px solid var(--line);background:#fff;border-radius:999px;padding:9px 12px;font-weight:700;color:var(--navy);cursor:pointer}.menu-toggle{display:none;border:0;background:transparent;font-size:1.45rem;color:var(--navy)}
.btn{display:inline-flex;align-items:center;justify-content:center;gap:8px;padding:11px 18px;border-radius:999px;font-weight:700;border:1px solid transparent;transition:.2s ease;cursor:pointer}.btn:hover{transform:translateY(-1px)}.btn-primary{background:linear-gradient(135deg,var(--orange),var(--amber));color:#fff;box-shadow:0 10px 25px rgba(239,83,34,.22)}.btn-secondary{background:#fff;color:var(--navy);border-color:#cfd9e4}.btn-ghost{background:#fff;color:var(--navy);border-color:#e3e8ee}.btn-light{background:#fff;color:var(--navy)}.btn-outline-light{border-color:rgba(255,255,255,.55);color:#fff;background:transparent}.btn-lg{padding:14px 22px;font-size:1rem}
.hero{position:relative;overflow:hidden;background:radial-gradient(circle at 80% 20%,rgba(38,171,175,.18),transparent 30%),linear-gradient(180deg,#fbfdff 0,#f8f8f5 100%);padding:84px 0 72px}.hero:after{content:"";position:absolute;width:520px;height:520px;border-radius:50%;right:-180px;bottom:-260px;background:linear-gradient(135deg,rgba(245,145,28,.18),rgba(38,171,175,.12))}.hero-grid{display:grid;grid-template-columns:1.15fr .85fr;gap:64px;align-items:center}.eyebrow{display:inline-block;font-size:.78rem;font-weight:800;letter-spacing:.13em;color:var(--navy2);margin-bottom:14px}.hero h1,.subhero h1{font-family:'Manrope',sans-serif;font-weight:800;letter-spacing:-.045em;line-height:1.02;margin:.1em 0 .35em}.hero h1{font-size:clamp(3rem,6vw,5.8rem);max-width:900px}.subhero h1{font-size:clamp(2.5rem,5vw,4.5rem)}.lead{font-size:1.18rem;color:#536175;max-width:720px}.hero-actions{display:flex;gap:12px;flex-wrap:wrap;margin:28px 0 22px}.trust-row{display:flex;gap:18px;flex-wrap:wrap;font-size:.93rem;color:#4b5e73}.strategy-card{position:relative;z-index:2;background:linear-gradient(155deg,#102356,#123f6b 65%,#0d6576);color:#fff;border-radius:32px;padding:32px;box-shadow:0 30px 80px rgba(16,35,86,.25);min-height:430px;display:flex;flex-direction:column;justify-content:space-between}.strategy-card:before{content:"";position:absolute;inset:0;border-radius:inherit;background:radial-gradient(circle at top right,rgba(245,145,28,.38),transparent 28%);pointer-events:none}.strategy-top{display:flex;justify-content:space-between;gap:14px;font-size:.72rem;font-weight:700;letter-spacing:.12em;position:relative}.pill{letter-spacing:0;border:1px solid rgba(255,255,255,.25);border-radius:999px;padding:5px 10px}.strategy-card h3{font-family:'Manrope',Arial,sans-serif;font-size:2.05rem;line-height:1.12;max-width:520px;position:relative}.strategy-axis{display:grid;grid-template-columns:repeat(4,1fr);gap:10px;position:relative}.strategy-axis div{border-top:1px solid rgba(255,255,255,.35);padding-top:14px}.strategy-axis b{display:block;color:var(--yellow);font-size:.85rem}.strategy-axis span{font-size:.9rem}.strategy-note{position:relative;background:rgba(255,255,255,.1);border:1px solid rgba(255,255,255,.14);padding:16px;border-radius:16px;font-size:.94rem}
.section{padding:88px 0}.section-soft{background:var(--sand)}.section-dark{background:linear-gradient(135deg,var(--navy),#0b3a63);color:#fff}.section-heading{max-width:760px;margin-bottom:34px}.section-heading h2,.split-heading h2,.two-col h2,.cta-section h2,.realtor-band h2,.team-copy h2{font-family:'Manrope',Arial,sans-serif;font-size:clamp(2rem,4vw,3.4rem);line-height:1.08;letter-spacing:-.035em;margin:.1em 0 .3em}.section-heading p,.two-col p,.realtor-band p,.team-copy p{color:var(--muted)}.section-heading.light p{color:rgba(255,255,255,.72)}.section-dark .eyebrow{color:#84d7d9}.cards{display:grid;gap:18px}.cards-3{grid-template-columns:repeat(3,1fr)}.cards-4{grid-template-columns:repeat(4,1fr)}.choice-card,.loan-card,.detail-card,.resource-card,.info-panel,.calc-card,.contact-card{border:1px solid var(--line);border-radius:var(--radius);padding:26px;background:#fff;box-shadow:0 8px 32px rgba(16,35,86,.06)}.choice-card{position:relative;min-height:220px;transition:.25s ease}.choice-card:hover{transform:translateY(-5px);box-shadow:var(--shadow);border-color:#c8d9e7}.choice-card.accent{background:linear-gradient(145deg,#fff7f0,#fff);border-color:#f2d2c3}.choice-card .icon{display:inline-flex;width:44px;height:44px;border-radius:50%;align-items:center;justify-content:center;background:#eef8f8;color:var(--navy);font-weight:800}.choice-card h3,.loan-card h3,.detail-card h3,.resource-card h3{font-family:'Manrope',Arial,sans-serif;margin:18px 0 8px;line-height:1.2}.choice-card p,.loan-card p,.detail-card p,.resource-card p{color:var(--muted);font-size:.95rem}.choice-card .arrow{position:absolute;right:24px;bottom:18px;font-size:1.5rem;color:var(--orange)}.number-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:28px}.number-grid>div{padding-right:10px}.number-grid>div>span{font-family:'Manrope',Arial,sans-serif;font-size:2.5rem;font-weight:800;color:#67c9cc}.number-grid h3{margin:8px 0 6px}.number-grid p{color:rgba(255,255,255,.72)}.light-numbers p{color:var(--muted)}.light-numbers>div>span{color:var(--teal)}.split-heading{display:flex;justify-content:space-between;gap:20px;align-items:end;margin-bottom:30px}.text-link{font-weight:700;color:var(--navy2)}.loan-card span,.detail-card>span,.resource-card>span{font-size:.72rem;font-weight:800;letter-spacing:.12em;color:var(--orange)}.process-line{display:grid;grid-template-columns:repeat(5,1fr);gap:10px}.process-line>div{position:relative;padding:20px 14px 10px}.process-line>div:before{content:"";position:absolute;left:0;right:0;top:37px;height:1px;background:#cbd7df}.process-line b{position:relative;z-index:2;display:grid;place-items:center;width:34px;height:34px;border-radius:50%;background:var(--navy);color:#fff;margin-bottom:18px}.process-line h3{margin:0 0 4px}.process-line p{margin:0;color:var(--muted);font-size:.9rem}.realtor-band{display:grid;grid-template-columns:1fr auto;gap:40px;align-items:center;border-radius:32px;padding:48px;background:linear-gradient(125deg,#eef8f8,#fff7ef);border:1px solid #dce8e8}.cta-section{background:linear-gradient(120deg,var(--orange),var(--amber));color:#fff;padding:60px 0}.cta-inner{display:grid;grid-template-columns:1fr auto;gap:30px;align-items:center}.cta-section .eyebrow{color:#fff}.cta-section p{max-width:700px;color:rgba(255,255,255,.9)}.cta-actions{display:flex;gap:12px;flex-wrap:wrap}.faq-wrap{max-width:900px}.faq-wrap details{border-top:1px solid var(--line);padding:22px 0}.faq-wrap details:last-child{border-bottom:1px solid var(--line)}.faq-wrap summary{font-weight:700;font-size:1.08rem;cursor:pointer}.faq-wrap details p{color:var(--muted)}
.subhero{background:radial-gradient(circle at 90% 0,rgba(245,145,28,.16),transparent 30%),linear-gradient(180deg,#f8fbfd,#fff);padding:82px 0 70px}.two-col{display:grid;grid-template-columns:1fr 1fr;gap:56px;align-items:center}.two-col.reverse>div:first-child{order:2}.info-panel ul{margin:0;padding-left:18px}.info-panel li{margin:12px 0}.team-grid{display:grid;grid-template-columns:.8fr 1.2fr;gap:58px;align-items:center}.team-grid.reverse .portrait-placeholder{order:2}.portrait-placeholder{min-height:430px;border-radius:32px;background:linear-gradient(145deg,#dff2f2,#f8e9d8);display:grid;place-items:center;text-align:center;border:1px solid #dbe4e8}.portrait-placeholder span{font-family:'Manrope',Arial,sans-serif;font-size:5rem;font-weight:800;color:rgba(16,35,86,.55)}.portrait-placeholder p{grid-row:2;margin-top:-120px;color:#5d6c7b}.contact-grid{display:grid;grid-template-columns:.8fr 1.2fr;gap:54px;align-items:start}.contact-card,.calc-card{display:grid;gap:16px}.contact-card label,.calc-card label{font-weight:700;color:#314258}.contact-card input,.contact-card select,.contact-card textarea,.calc-card input,.calc-card select{width:100%;margin-top:6px;padding:13px 14px;border-radius:12px;border:1px solid #ccd7e2;background:#fff}.form-note{font-size:.88rem;color:var(--muted)}.calc-result{margin-top:6px;border-radius:18px;background:#f5f8fa;padding:20px}.calc-result span,.calc-result small{display:block;color:var(--muted)}.calc-result strong{display:block;font-family:'Manrope',Arial,sans-serif;font-size:2.4rem;color:var(--navy);margin:4px 0}.site-footer{background:#0e1d33;color:#fff;padding:60px 0 90px}.footer-grid{display:grid;grid-template-columns:1.4fr .8fr .9fr 1.3fr;gap:34px}.footer-logo{width:180px;filter:drop-shadow(0 4px 18px rgba(0,0,0,.12))}.site-footer h4{margin-top:0}.site-footer a{color:#fff}.site-footer .muted,.site-footer .small{color:rgba(255,255,255,.68)}.small{font-size:.82rem}.footer-bottom{margin-top:38px;padding-top:20px;border-top:1px solid rgba(255,255,255,.12);display:flex;justify-content:space-between;color:rgba(255,255,255,.6);font-size:.86rem}.mobile-cta{display:none}.reveal{animation:fadeUp .65s ease both}.reveal:nth-child(2){animation-delay:.08s}@keyframes fadeUp{from{opacity:0;transform:translateY(16px)}to{opacity:1;transform:none}}
@media(max-width:1020px){.main-nav{position:fixed;left:20px;right:20px;top:90px;display:none;flex-direction:column;align-items:stretch;background:#fff;border:1px solid var(--line);border-radius:20px;padding:18px;box-shadow:var(--shadow)}.main-nav.open{display:flex}.menu-toggle{display:block;margin-left:auto}.header-actions{margin-left:0}.desktop-only{display:none}.hero-grid,.two-col,.contact-grid,.team-grid{grid-template-columns:1fr}.cards-4{grid-template-columns:repeat(2,1fr)}.number-grid{grid-template-columns:repeat(2,1fr)}.process-line{grid-template-columns:repeat(3,1fr)}.realtor-band,.cta-inner{grid-template-columns:1fr}.team-grid.reverse .portrait-placeholder{order:0}.two-col.reverse>div:first-child{order:0}.footer-grid{grid-template-columns:repeat(2,1fr)}}
@media(max-width:720px){.container{width:min(var(--max),calc(100% - 28px))}.nav-wrap{height:76px}.brand img{width:128px}.hero{padding:58px 0}.hero h1{font-size:3.05rem}.hero-grid{gap:34px}.strategy-card{min-height:350px;padding:24px}.strategy-card h3{font-size:1.65rem}.strategy-axis{grid-template-columns:repeat(2,1fr)}.section{padding:64px 0}.cards-3,.cards-4,.number-grid{grid-template-columns:1fr}.process-line{grid-template-columns:1fr}.process-line>div:before{display:none}.split-heading{display:block}.realtor-band{padding:30px 24px}.footer-grid{grid-template-columns:1fr}.site-footer{padding-bottom:110px}.mobile-cta{position:fixed;z-index:60;left:10px;right:10px;bottom:10px;display:grid;grid-template-columns:1fr 1fr;gap:8px;background:rgba(255,255,255,.96);backdrop-filter:blur(10px);padding:8px;border:1px solid var(--line);border-radius:18px;box-shadow:0 12px 35px rgba(16,35,86,.18)}.mobile-cta .btn{width:100%}.cta-actions{width:100%}.cta-actions .btn{flex:1}.portrait-placeholder{min-height:330px}}

/* Review fixes: readable controls, intact brand assets and resilient reflow. */
:root { --muted:#586779; }
html { scroll-padding-top:130px; }
body { font-family:'DM Sans',Arial,sans-serif; }
[hidden] { display:none !important; }
main:focus { outline:none; }
.skip-link { position:fixed; z-index:100; top:8px; left:12px; padding:12px 18px; background:var(--navy); color:white; border-radius:8px; transform:translateY(-160%); }
.skip-link:focus { transform:none; }
:focus-visible { outline:3px solid #08717a; outline-offset:4px; }
.site-footer :focus-visible,.section-dark :focus-visible { outline-color:#f6c85f; }
.nav-wrap { min-height:112px; height:auto; padding-block:8px; gap:16px; }
.brand { flex:0 0 96px; }
.brand img { width:96px; height:auto; }
.main-nav { gap:14px; }
.nav-link { white-space:nowrap; padding-block:10px; }
.header-actions { flex-shrink:0; gap:8px; }
.header-actions .btn { padding-inline:14px; white-space:nowrap; }
.menu-toggle,.lang-toggle { min-height:44px; min-width:44px; }
.btn { min-height:44px; text-align:center; max-width:100%; }
.btn-primary { background:linear-gradient(135deg,#b33a12,#a23510); color:#fff; }
.hero-grid > *, .two-col > *, .contact-grid > *, .team-grid > *, .footer-grid > *, .cards > * { min-width:0; }
h1,h2,h3,p,a,label,li { overflow-wrap:break-word; }
.strategy-top { font-size:.8125rem; letter-spacing:.06em; flex-wrap:wrap; }
.eyebrow { font-size:.875rem; }
.loan-card>span,.detail-card>span,.resource-card>span { font-size:.8125rem; color:#a53813; }
.hero:after { pointer-events:none; }
.cta-section,.cta-section .eyebrow,.cta-section p { color:#081832; }
.cta-section .btn-outline-light { color:#081832; border-color:#081832; }
.portrait-frame { border-radius:24px; border:1px solid var(--line); background:#fff; padding:8px; max-width:430px; }
.portrait-frame img { width:100%; height:auto; display:block; }
.team-grid.reverse .portrait-frame { order:2; }
.footer-logo { width:180px; height:auto; filter:none; }
.housing-logo { display:block; margin-bottom:18px; width:73px; height:auto; }
.footer-bottom { gap:20px; align-items:start; flex-wrap:wrap; }
.footer-links { display:flex; gap:18px; flex-wrap:wrap; }
.footer-links a { text-decoration:underline; text-underline-offset:4px; }
.footer-grid a,.contact-grid a { overflow-wrap:anywhere; }
.contact-card fieldset,.calc-card fieldset { border:0; padding:0; margin:0; min-width:0; display:grid; gap:16px; }
.contact-card h2 { font-family:'Manrope',Arial,sans-serif; font-size:1.6rem; line-height:1.25; margin:0; }
.application-note { margin-top:32px; padding-top:24px; border-top:1px solid var(--line); }
.draft-actions { display:flex; flex-wrap:wrap; gap:10px; margin-top:14px; }
.form-error { color:#a12b13; font-size:.875rem; margin:0; }
.form-error:empty { display:none; }
input[aria-invalid="true"] { border:2px solid #a12b13; }
.contact-card input,.contact-card textarea { color:var(--ink); }
.prose h2 { font-size:1.5rem; line-height:1.25; margin-top:2rem; }
.noscript-note { padding-block:20px; }
.no-js .main-nav { display:flex; }
.no-js .menu-toggle,.no-js .lang-toggle { display:none; }
@media(max-width:1200px) {
  .main-nav { position:absolute; left:20px; right:20px; top:100%; display:none; flex-direction:column; align-items:stretch; background:#fff; border:1px solid var(--line); border-radius:16px; padding:16px; box-shadow:var(--shadow); max-height:calc(100dvh - 210px); overflow-y:auto; }
  .main-nav.open { display:flex; }
  .menu-toggle { display:block; margin-left:auto; cursor:pointer; }
  .desktop-only { display:none; }
  .nav-link { padding:8px 12px; min-height:44px; white-space:normal; }
  .nav-link.active:after { bottom:1px; left:12px; right:12px; }
  .no-js .site-header { position:static; }
  .no-js .nav-wrap { flex-wrap:wrap; }
  .no-js .main-nav { position:static; order:3; width:100%; margin:0; padding:0; max-height:none; overflow:visible; border:0; box-shadow:none; gap:4px; }
}
@media(max-width:1020px) {
  .team-grid.reverse .portrait-frame { order:0; }
}
@media(max-width:720px) {
  html { scroll-padding-top:112px; }
  .nav-wrap { min-height:96px; height:auto; }
  .brand { flex-basis:80px; }
  .brand img { width:80px; height:auto; }
  .hero h1 { font-size:clamp(2rem,9vw,3.05rem); line-height:1.08; }
  .subhero h1 { font-size:clamp(2rem,8vw,3.2rem); line-height:1.08; }
  .hero-actions { align-items:stretch; }
  .hero-actions .btn { width:100%; }
  .cta-actions { display:grid; grid-template-columns:minmax(0,1fr); }
  .mobile-cta { grid-template-columns:minmax(0,1fr) minmax(0,1fr); bottom:max(10px,env(safe-area-inset-bottom)); }
  .mobile-cta .btn { padding:10px 8px; font-size:.875rem; }
  .site-footer { padding-bottom:160px; }
}
@media(prefers-reduced-motion:reduce) {
  html { scroll-behavior:auto; }
  *,*::before,*::after { animation:none !important; transition:none !important; }
}
@media print {
  .site-header { position:static; }
  .mobile-cta,.menu-toggle,.lang-toggle { display:none !important; }
  .site-footer { padding-bottom:24px; }
}