:root{
  --navy:#082744;
  --navy-2:#0d355a;
  --cream:#fbf7ee;
  --cream-2:#f4ead6;
  --gold:#b98a2f;
  --gold-2:#d1a84d;
  --sage:#879c7d;
  --rose:#d98791;
  --blue:#527c9e;
  --ink:#163047;
  --muted:#617181;
  --white:#ffffff;
  --line:#e7dcc8;
  --shadow:0 18px 45px rgba(8,39,68,.10);
  --radius:22px;
}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{margin:0;background:var(--cream);color:var(--ink);font-family:Inter,ui-sans-serif,system-ui,-apple-system,BlinkMacSystemFont,"Segoe UI",sans-serif;line-height:1.55}
a{color:inherit}
img{max-width:100%;display:block}
.container{width:min(1160px,92vw);margin:0 auto}
.serif{font-family:Georgia,"Times New Roman",serif}
.eyebrow{font-weight:800;text-transform:uppercase;letter-spacing:.14em;font-size:.78rem;color:var(--gold)}

.site-header{position:sticky;top:0;z-index:20;background:rgba(251,247,238,.96);backdrop-filter:blur(10px);border-bottom:1px solid rgba(185,138,47,.18)}
.nav-wrap{display:flex;align-items:center;gap:28px;min-height:82px}
.brand{display:flex;align-items:center;min-width:240px}
.brand img{width:320px;max-height:52px;object-fit:contain;object-position:left center}
.site-nav{margin-left:auto;display:flex;align-items:center;gap:22px;font-size:.94rem;font-weight:700}
.site-nav a{text-decoration:none;color:var(--navy);opacity:.9}
.site-nav a:hover{color:var(--gold)}
.nav-cta{background:var(--navy)!important;color:#fff!important;padding:12px 17px;border-radius:999px}
.menu-btn{display:none;margin-left:auto;border:1px solid var(--line);background:#fff;border-radius:12px;padding:9px 12px;color:var(--navy);font-size:1.2rem}

.hero{background:linear-gradient(135deg,#fffdf8 0%,#f7eddc 100%);padding:54px 0 48px;overflow:hidden}
.hero-grid{display:grid;grid-template-columns:1.03fr .97fr;align-items:center;gap:48px}
.hero h1{font-family:Georgia,"Times New Roman",serif;color:var(--navy);font-size:clamp(2.8rem,5.2vw,5.4rem);line-height:.96;letter-spacing:-.035em;margin:10px 0 20px}
.hero h1 .gold{color:var(--gold)}
.hero p{font-size:1.14rem;max-width:650px;color:#42586a;margin:0 0 22px}
.pills{display:flex;flex-wrap:wrap;gap:9px;margin:18px 0 26px}
.pill{border:1px solid #dbcaa9;background:rgba(255,255,255,.72);padding:8px 11px;border-radius:999px;font-size:.81rem;font-weight:800;color:var(--navy)}
.actions{display:flex;gap:12px;flex-wrap:wrap}
.btn{display:inline-flex;align-items:center;justify-content:center;gap:8px;padding:14px 20px;border-radius:12px;text-decoration:none;font-weight:800;border:1px solid transparent;transition:.2s ease;cursor:pointer;font:inherit}
.btn-primary{background:var(--gold);color:#fff;box-shadow:0 8px 24px rgba(185,138,47,.22)}
.btn-primary:hover{transform:translateY(-2px);background:#a97b27}
.btn-secondary{background:#fff;border-color:#d9c69f;color:var(--navy)}
.btn-secondary:hover{border-color:var(--gold)}
.hero-photo{position:relative}
.hero-photo img{height:520px;width:100%;object-fit:cover;border-radius:30px;box-shadow:var(--shadow)}
.hero-photo:after{content:"";position:absolute;inset:auto -18px -18px auto;width:140px;height:140px;border-radius:28px;border:2px solid rgba(185,138,47,.28);z-index:-1}

.section{padding:78px 0}
.section-white{background:#fff}
.section-soft{background:linear-gradient(180deg,#f6efe3 0,#fff 100%)}
.section-navy{background:var(--navy);color:#fff}
.section-heading{text-align:center;max-width:760px;margin:0 auto 38px}
.section-heading h2{font-family:Georgia,"Times New Roman",serif;color:var(--navy);font-size:clamp(2.05rem,4vw,3.4rem);line-height:1.08;margin:7px 0 12px}
.section-heading p{color:var(--muted);margin:0}
.section-navy .section-heading h2,.section-navy .section-heading p{color:#fff}

.red-carpet{display:grid;grid-template-columns:.9fr 1.1fr;align-items:center;gap:52px}
.red-card{background:#fff;border:1px solid #efe3ce;border-radius:28px;padding:40px;box-shadow:var(--shadow)}
.red-card .quote-mark{font-family:Georgia,serif;font-size:5rem;line-height:.6;color:var(--gold);opacity:.5}
.red-card h2{font-family:Georgia,serif;color:var(--navy);font-size:2.5rem;line-height:1.05;margin:14px 0}
.red-card p{color:#506374;margin-bottom:0}
.red-photo{min-height:360px;border-radius:28px;background:linear-gradient(135deg,rgba(8,39,68,.06),rgba(185,138,47,.12)),url('assets/hero-interior.jpg') center/cover no-repeat;box-shadow:var(--shadow)}

.cards{display:grid;grid-template-columns:repeat(4,1fr);gap:18px}
.card{background:#fff;border:1px solid #ebdfcc;border-radius:20px;padding:24px;box-shadow:0 10px 26px rgba(8,39,68,.06)}
.card h3{margin:15px 0 8px;color:var(--navy);font-size:1.1rem}
.card p{margin:0;color:#607181;font-size:.94rem}
.icon{width:52px;height:52px;border-radius:50%;display:grid;place-items:center;color:#fff;font-size:1.35rem;font-weight:900}
.icon.rose{background:var(--rose)}.icon.sage{background:var(--sage)}.icon.blue{background:var(--blue)}.icon.gold{background:var(--gold)}

.roadmap{display:grid;grid-template-columns:repeat(4,1fr);gap:20px;counter-reset:steps}
.road-step{position:relative;text-align:center;padding:15px 12px}
.road-step:before{counter-increment:steps;content:counter(steps);width:34px;height:34px;border-radius:50%;display:grid;place-items:center;margin:0 auto 12px;background:var(--gold);color:white;font-weight:900}
.road-step:not(:last-child):after{content:"";position:absolute;top:31px;left:64%;width:72%;height:1px;background:#d8bf8a}
.road-step h3{color:var(--navy);font-size:1.05rem;margin:8px 0 6px}
.road-step p{font-size:.9rem;color:#627383;margin:0}

.split{display:grid;grid-template-columns:1fr 1fr;gap:48px;align-items:center}
.split img{width:100%;height:430px;object-fit:cover;border-radius:28px;box-shadow:var(--shadow)}
.split h2{font-family:Georgia,serif;color:var(--navy);font-size:clamp(2rem,4vw,3.2rem);line-height:1.08;margin:8px 0 14px}
.checks{display:grid;grid-template-columns:1fr 1fr;gap:8px 18px;margin:20px 0 26px;padding:0;list-style:none}
.checks li:before{content:"✓";color:var(--gold);font-weight:900;margin-right:8px}

.resource-preview{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}
.resource-card{border-radius:20px;background:#fff;border:1px solid #eadfcd;padding:24px;text-decoration:none;transition:.2s;box-shadow:0 8px 24px rgba(8,39,68,.05)}
.resource-card:hover{transform:translateY(-3px);box-shadow:var(--shadow)}
.resource-card span{font-size:.77rem;font-weight:900;letter-spacing:.12em;text-transform:uppercase;color:var(--gold)}
.resource-card h3{color:var(--navy);margin:10px 0 7px}
.resource-card p{color:#637483;margin:0;font-size:.92rem}

.cta-band{border-radius:30px;background:linear-gradient(115deg,var(--navy),#16486f);padding:46px;color:#fff;display:flex;align-items:center;justify-content:space-between;gap:28px;box-shadow:var(--shadow)}
.cta-band h2{font-family:Georgia,serif;font-size:2.2rem;margin:0 0 8px}.cta-band p{margin:0;color:#dfe9f2}
.cta-band .btn{white-space:nowrap;background:var(--gold);color:#fff}

.page-hero{padding:62px 0 46px;background:linear-gradient(135deg,#fff,#f6ead3)}
.page-hero .inner{max-width:860px}.page-hero h1{font-family:Georgia,serif;color:var(--navy);font-size:clamp(2.6rem,5vw,4.8rem);line-height:1.02;margin:8px 0 14px}.page-hero p{font-size:1.1rem;color:#536777;max-width:760px}

/* Guided plan form */
.plan-shell{max-width:850px;margin:0 auto;background:#fff;border:1px solid #e8dcc8;border-radius:28px;box-shadow:var(--shadow);overflow:hidden}
.plan-top{padding:26px 30px;background:#fbf7ee;border-bottom:1px solid #eee0c9}
.progress-row{display:flex;justify-content:space-between;gap:12px;align-items:center}.progress{height:8px;flex:1;background:#eadfcd;border-radius:999px;overflow:hidden}.progress>span{display:block;height:100%;width:14%;background:linear-gradient(90deg,var(--gold),var(--gold-2));transition:.25s}.step-label{font-size:.82rem;font-weight:800;color:#617181;white-space:nowrap}
.plan-form{padding:34px 34px 30px}
.form-step{display:none}.form-step.active{display:block}
.form-step h2{font-family:Georgia,serif;color:var(--navy);font-size:2rem;margin:0 0 6px}.form-step .helper{color:#697987;margin:0 0 22px}
.choice-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:12px}.choice-grid.three{grid-template-columns:repeat(3,1fr)}
.choice input{position:absolute;opacity:0;pointer-events:none}.choice label{display:flex;align-items:center;gap:10px;min-height:54px;border:1px solid #dcd3c4;border-radius:14px;padding:12px 14px;font-weight:750;color:var(--navy);background:#fff;cursor:pointer;transition:.18s}.choice label:hover{border-color:#c19a4b}.choice input:checked+label{background:#fff7e7;border-color:var(--gold);box-shadow:0 0 0 2px rgba(185,138,47,.09)}
.metro-block{margin-bottom:16px}.city-choices{display:none;margin:10px 0 18px 22px;padding-left:16px;border-left:2px solid #e6d4ae}.city-choices.show{display:grid;grid-template-columns:repeat(3,1fr);gap:8px}
.city-chip input{position:absolute;opacity:0}.city-chip label{display:block;padding:9px 10px;border:1px solid #dfd6c7;border-radius:999px;text-align:center;cursor:pointer;font-size:.88rem;background:#fff}.city-chip input:checked+label{background:var(--navy);color:#fff;border-color:var(--navy)}
.input-row{display:grid;grid-template-columns:1fr 1fr;gap:14px}.field{display:flex;flex-direction:column;gap:7px;margin-bottom:14px}.field label{font-size:.86rem;font-weight:800;color:var(--navy)}.field input,.field textarea,.field select{width:100%;border:1px solid #d9d0c2;background:#fff;border-radius:12px;padding:13px 14px;font:inherit;color:var(--ink)}.field textarea{min-height:100px;resize:vertical}
.form-actions{display:flex;justify-content:space-between;gap:12px;margin-top:26px}.btn-back{background:#fff;color:var(--navy);border:1px solid #d9cfbe}.btn-next{margin-left:auto;background:var(--navy);color:#fff}.btn-submit{margin-left:auto;background:var(--gold);color:#fff}
.microcopy{font-size:.78rem;color:#7a8791;margin-top:14px}.consent{display:flex;gap:10px;align-items:flex-start;font-size:.78rem;color:#6b7984}.consent input{margin-top:4px}

.resource-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}
.resource-box{background:#fff;border:1px solid #e8ddca;border-radius:18px;padding:22px}.resource-box h3{color:var(--navy);margin:10px 0 8px}.resource-box p{color:#687985;font-size:.9rem}.resource-box a{font-weight:800;color:var(--gold);text-decoration:none}
.note{background:#fff8ea;border-left:4px solid var(--gold);padding:16px 18px;border-radius:12px;color:#536473}
.details-list{display:grid;gap:12px}.details-list details{background:#fff;border:1px solid #e7ddcd;border-radius:14px;padding:0 17px}.details-list summary{cursor:pointer;font-weight:850;color:var(--navy);padding:16px 0}.details-list details p{margin:0 0 17px;color:#647583}

.loan-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}.loan-card{background:#fff;border:1px solid #e7ddcd;border-radius:18px;padding:22px}.loan-card h3{margin:0 0 8px;color:var(--navy)}.loan-card p{margin:0 0 15px;color:#647583;font-size:.92rem}.loan-card a{font-weight:800;color:var(--gold);text-decoration:none}
.myth-box{background:linear-gradient(135deg,#fff7e6,#f9edcf);border:1px solid #e3c98f;border-radius:22px;padding:28px}.myth-box h2{font-family:Georgia,serif;color:var(--navy);margin-top:0}

.site-footer{background:#061f37;color:#dfe7ee;padding:42px 0 24px;margin-top:0}.footer-grid{display:grid;grid-template-columns:1.35fr .9fr .9fr;gap:34px}.footer-brand img{width:280px;filter:brightness(4) saturate(.3);opacity:.95}.footer-brand p{color:#b9c8d5;max-width:460px;font-size:.9rem}.footer-title{font-weight:900;color:#fff;margin-bottom:10px}.footer-links{display:grid;gap:8px}.footer-links a{color:#cbd7e1;text-decoration:none;font-size:.9rem}.footer-links a:hover{color:#fff}.broker-line{border-top:1px solid rgba(255,255,255,.14);margin-top:28px;padding-top:18px;display:flex;align-items:center;gap:14px;font-size:.78rem;color:#aebdca;flex-wrap:wrap}.broker-line img{width:74px;height:34px;object-fit:contain;background:#fff;border-radius:5px;padding:4px}.legal{margin-left:auto;display:flex;gap:14px;flex-wrap:wrap}.legal a{color:#c4d0da;text-decoration:none}

.success-card{max-width:720px;margin:70px auto;background:#fff;border-radius:28px;padding:48px;border:1px solid #e6dbc7;box-shadow:var(--shadow);text-align:center}.success-card h1{font-family:Georgia,serif;color:var(--navy);font-size:3rem}.success-card p{color:#647583}

@media(max-width:960px){
  .site-nav{display:none;position:absolute;top:82px;left:0;right:0;background:var(--cream);padding:18px 4vw 24px;border-bottom:1px solid var(--line);flex-direction:column;align-items:flex-start}.site-nav.open{display:flex}.menu-btn{display:block}.brand img{width:250px}.hero-grid,.red-carpet,.split{grid-template-columns:1fr}.hero-photo{order:-1}.hero-photo img{height:360px}.cards,.roadmap{grid-template-columns:repeat(2,1fr)}.road-step:after{display:none}.resource-preview,.resource-grid,.loan-grid{grid-template-columns:repeat(2,1fr)}.footer-grid{grid-template-columns:1fr 1fr}.footer-brand{grid-column:1/-1}.cta-band{align-items:flex-start;flex-direction:column}.choice-grid.three{grid-template-columns:repeat(2,1fr)}
}
@media(max-width:640px){
  .nav-wrap{min-height:70px}.brand{min-width:0}.brand img{width:205px}.site-nav{top:70px}.hero{padding-top:32px}.hero h1{font-size:2.8rem}.hero-photo img{height:280px}.section{padding:58px 0}.cards,.roadmap,.resource-preview,.resource-grid,.loan-grid,.footer-grid,.choice-grid,.choice-grid.three,.input-row{grid-template-columns:1fr}.city-choices.show{grid-template-columns:repeat(2,1fr)}.red-card{padding:28px}.plan-form{padding:26px 20px}.plan-top{padding:20px}.form-step h2{font-size:1.65rem}.split img{height:320px}.checks{grid-template-columns:1fr}.cta-band{padding:30px}.broker-line{align-items:flex-start}.legal{margin-left:0}.page-hero{padding-top:44px}
}

/* 2026 refinement: more compact, premium, one-primary-CTA layout */
.contact-strip{background:var(--navy);color:#f8f3e8;font-size:.82rem;text-align:right;padding:7px 0;letter-spacing:.01em}
.contact-strip a{color:#fff;text-decoration:none;font-weight:800;border-bottom:1px solid rgba(255,255,255,.35)}
.nav-wrap{min-height:68px}
.brand{min-width:205px}
.brand img{width:245px;max-height:42px}
.site-nav{gap:18px;font-size:.9rem}
.nav-cta{padding:10px 15px}

.hero{padding:38px 0 34px}
.hero-grid{gap:34px}
.hero h1{font-size:clamp(2.55rem,4.4vw,4.4rem);margin:8px 0 14px;line-height:.98}
.hero p{font-size:1.02rem;margin-bottom:16px}
.pills{margin:14px 0 20px}
.hero-photo img{height:360px;border-radius:24px}
.hero-photo:after{display:none}
.btn{padding:12px 17px;border-radius:11px;font-size:.95rem}

.section{padding:46px 0}
.section-heading{margin-bottom:26px;max-width:720px}
.section-heading h2{font-size:clamp(1.9rem,3.2vw,2.8rem);margin:6px 0 9px}
.section-heading p{font-size:.96rem}
.compact-heading{margin-bottom:24px}

.value-grid{display:grid;grid-template-columns:1.05fr .95fr;gap:34px;align-items:center}
.value-copy{padding:6px 0}
.value-copy h2{font-family:Georgia,"Times New Roman",serif;color:var(--navy);font-size:clamp(2rem,3.5vw,3rem);line-height:1.08;margin:7px 0 12px}
.value-copy p{color:#5b6d7b;max-width:610px;margin:0 0 12px}
.text-link{color:var(--gold);font-weight:850;text-decoration:none}
.family-photo img{height:330px;width:100%;object-fit:cover;object-position:center 45%;border-radius:24px;box-shadow:var(--shadow)}

.compact-cards{gap:14px}
.compact-cards .card{padding:19px;min-height:185px}
.compact-cards .card h3{margin:12px 0 6px;font-size:1rem}
.compact-cards .card p{font-size:.88rem}
.icon{width:46px;height:46px;font-size:1.15rem}

.compact-roadmap{gap:12px}
.compact-roadmap .road-step{padding:8px 10px}
.compact-roadmap .road-step:before{width:31px;height:31px;margin-bottom:8px}
.compact-roadmap .road-step:not(:last-child):after{top:24px}
.compact-roadmap .road-step h3{font-size:.98rem;margin:6px 0 4px}
.compact-roadmap .road-step p{font-size:.84rem}

.compact-split{gap:34px}
.compact-split img{height:350px;border-radius:24px}
.compact-split h2{font-size:clamp(2rem,3.5vw,2.9rem);margin:6px 0 10px}
.checks{margin:15px 0 20px;gap:6px 16px;font-size:.92rem}

.compact-resources{gap:14px}
.compact-resources .resource-card{padding:19px}
.compact-resources .resource-card h3{font-size:1rem;margin:8px 0 5px}
.compact-resources .resource-card p{font-size:.86rem}

.compact-cta{padding:28px 32px;border-radius:24px}
.compact-cta h2{font-size:1.75rem}
.compact-cta p{font-size:.92rem}

.page-hero{padding:38px 0 30px}
.page-hero .inner{max-width:780px}
.page-hero h1{font-size:clamp(2.25rem,4vw,3.8rem);margin:6px 0 10px}
.page-hero p{font-size:1rem}
.resource-grid,.loan-grid{gap:14px}
.resource-box,.loan-card{padding:19px}
.myth-box{padding:23px}

.plan-shell{max-width:790px;border-radius:22px}
.plan-top{padding:20px 24px}
.plan-form{padding:26px 28px 24px}
.form-step h2{font-size:1.75rem}
.form-step .helper{margin-bottom:17px}
.choice label{min-height:48px;padding:10px 12px}
.form-actions{margin-top:20px}

.site-footer{padding:25px 0 18px}
.footer-compact{display:flex;align-items:center;justify-content:space-between;gap:28px}
.footer-mark img{width:235px;filter:brightness(4) saturate(.3);opacity:.95}
.footer-actions{display:flex;gap:16px;flex-wrap:wrap;justify-content:flex-end}
.footer-actions a{color:#cbd7e1;text-decoration:none;font-size:.82rem}
.footer-actions a:hover{color:#fff}
.broker-line{margin-top:18px;padding-top:14px;font-size:.73rem;gap:11px}
.broker-line img{width:67px;height:31px}
.legal{gap:12px}

@media(max-width:960px){
  .site-nav{top:68px}
  .brand img{width:225px}
  .hero-grid,.value-grid,.split{grid-template-columns:1fr}
  .hero-photo{order:0}
  .hero-photo img{height:330px}
  .family-photo img{height:320px}
  .footer-compact{align-items:flex-start;flex-direction:column}
  .footer-actions{justify-content:flex-start}
}
@media(max-width:640px){
  .contact-strip{text-align:center;font-size:.77rem;padding:6px 0}
  .nav-wrap{min-height:62px}.site-nav{top:62px}.brand img{width:190px}
  .hero{padding:28px 0}.hero h1{font-size:2.55rem}.hero-photo img{height:260px}
  .section{padding:38px 0}
  .family-photo img{height:260px}
  .compact-cards .card{min-height:0}
  .compact-split img{height:300px}
  .compact-cta{padding:24px}
  .page-hero{padding:30px 0 24px}
  .footer-mark img{width:205px}
}


/* v3 polish refinement */
:root{--container:1180px}
html{scroll-behavior:smooth}
body{background:#fff}
img{display:block}
.container{width:min(var(--container),92vw)}
.contact-strip{position:sticky;top:0;z-index:30}
.site-header{position:sticky;top:34px;z-index:25;background:rgba(247,242,233,.97);backdrop-filter:saturate(130%) blur(8px)}
.nav-wrap{min-height:76px}
.brand img{width:252px;max-height:46px;object-fit:contain}
.site-nav{gap:22px;font-size:.95rem}
.hero{padding:42px 0 34px}
.hero-grid{grid-template-columns:1.05fr .95fr;gap:36px;align-items:center}
.hero h1{font-size:clamp(3rem,4.8vw,4.9rem);line-height:.93;letter-spacing:-.035em;max-width:640px}
.hero p{font-size:1.05rem;max-width:620px}
.hero-photo img{height:430px;border-radius:22px;object-fit:cover;object-position:center}
.pill{background:#fff;border-color:#d8ccb7;padding:11px 17px;font-size:.9rem}
.actions{margin-top:8px}
.section{padding:40px 0}
.section-soft{background:#f7f2e9}
.section-white{background:#fff}
.value-grid{grid-template-columns:1fr 1fr;gap:34px;align-items:center}
.value-copy h2{font-size:clamp(2.25rem,3.7vw,3.3rem);line-height:1;letter-spacing:-.03em;margin-bottom:14px;max-width:560px}
.value-copy p{font-size:1rem;max-width:560px}
.family-photo img{height:360px;border-radius:22px;object-position:center;object-fit:cover}
.who-cards .card,.compact-cards .card{padding:24px 22px;min-height:190px;border-radius:20px}
.who-cards .card .icon,.resource-box .icon{display:none !important}
.mini-label{font-size:.76rem;letter-spacing:.12em;text-transform:uppercase;color:var(--gold);font-weight:800;margin-bottom:14px}
.compact-cards .card h3{margin:0 0 10px;font-size:1.2rem}
.compact-cards .card p{font-size:.95rem;line-height:1.6}
.section-heading.compact-heading p{max-width:650px;margin-inline:auto}
.compact-roadmap{gap:18px}
.compact-roadmap .road-step{padding:16px 14px 6px}
.compact-roadmap .road-step h3{font-size:1.02rem}
.compact-roadmap .road-step p{font-size:.89rem}
.compact-split{grid-template-columns:.95fr 1.05fr;gap:38px;align-items:center}
.compact-split img{height:365px;border-radius:22px;object-fit:cover}
.compact-resources{grid-template-columns:repeat(3,1fr);gap:16px}
.compact-resources .resource-card{padding:24px 21px;min-height:188px;border-radius:20px}
.compact-resources .resource-card span{font-size:.76rem;letter-spacing:.12em;text-transform:uppercase;color:var(--gold);font-weight:800}
.compact-resources .resource-card h3{font-size:1.18rem;line-height:1.25;margin:12px 0 8px}
.compact-resources .resource-card p{font-size:.92rem;line-height:1.55}
.compact-cta{padding:32px 36px;border-radius:22px;background:var(--navy);color:#fff}
.compact-cta h2,.compact-cta p{color:#fff}
.compact-cta .btn{background:var(--gold);color:#fff;border-color:transparent}
.page-hero{padding:42px 0 24px}
.page-hero h1{letter-spacing:-.03em}
.resource-grid,.loan-grid{gap:16px}
.resource-box,.loan-card{padding:24px 22px;border-radius:20px}
.resource-box h3,.loan-card h3{font-size:1.24rem;line-height:1.3}
.resource-box p,.loan-card p{font-size:.95rem;line-height:1.6}
.details-list details{border-radius:16px}
.details-list summary{font-size:1.02rem}
.site-footer{padding-top:28px}
.footer-mark img{width:240px}
.footer-actions{gap:18px}

@media(max-width:960px){
  .site-header{top:30px}
  .hero-grid,.value-grid,.compact-split{grid-template-columns:1fr}
  .hero-photo img,.family-photo img,.compact-split img{height:320px}
  .compact-resources,.resource-grid,.loan-grid{grid-template-columns:1fr 1fr}
  .who-cards{grid-template-columns:1fr 1fr}
}
@media(max-width:640px){
  .site-header{top:0;position:relative}
  .contact-strip{position:relative}
  .nav-wrap{min-height:66px}
  .brand img{width:195px}
  .hero{padding:28px 0 26px}
  .hero h1{font-size:2.55rem}
  .hero-photo img,.family-photo img,.compact-split img{height:260px}
  .who-cards,.compact-resources,.resource-grid,.loan-grid{grid-template-columns:1fr}
  .compact-cta{padding:24px}
}

/* v3 polish pass — compact, cohesive, mockup-led layout */
:root{--header-offset:30px}
body{background:#fffaf2}
.contact-strip{position:sticky;top:0;z-index:60;background:#082744;padding:5px 0;font-size:.74rem;line-height:1.2}
.site-header{top:25px;z-index:55;background:rgba(251,247,238,.985)}
.nav-wrap{min-height:58px}
.brand{min-width:190px}.brand img{width:225px;max-height:38px}
.site-nav{gap:16px;font-size:.83rem}.nav-cta{padding:9px 14px}

.hero{padding:28px 0 26px;background:#fffaf2}
.hero-grid{grid-template-columns:.92fr 1.08fr;gap:28px}
.hero h1{font-size:clamp(2.55rem,4.2vw,4.15rem);line-height:.96;margin:7px 0 12px}
.hero p{font-size:.96rem;margin-bottom:12px;max-width:600px}
.pills{margin:12px 0 17px;gap:7px}.pill{padding:6px 9px;font-size:.72rem;background:#fffdf9}
.hero-photo img{height:315px;border-radius:17px;box-shadow:0 10px 25px rgba(8,39,68,.10)}
.btn{padding:11px 16px;font-size:.88rem;border-radius:9px}

.section{padding:30px 0}
.section-soft{background:#faf4e9}.section-white{background:#fff}
.value-section{padding:28px 0}.value-grid{grid-template-columns:1fr 1fr;gap:28px}
.value-copy h2{font-size:clamp(1.9rem,3vw,2.65rem);margin:5px 0 10px;line-height:1.06}
.value-copy p{font-size:.9rem;line-height:1.55}.family-photo img{height:265px;border-radius:16px;box-shadow:none;object-position:center 50%}
.text-link{font-size:.86rem}

.section-heading{margin-bottom:19px}.section-heading h2{font-size:clamp(1.85rem,2.9vw,2.6rem);margin:4px 0 7px}.section-heading p{font-size:.88rem}
.eyebrow{font-size:.68rem;letter-spacing:.15em}

.audience-cards{gap:10px}.audience-cards .card{position:relative;padding:18px 18px 17px;min-height:132px;border-radius:12px;box-shadow:none;background:#fff}
.audience-cards .card:before{content:"";position:absolute;left:0;right:0;top:0;height:4px;border-radius:12px 12px 0 0;background:var(--gold)}
.audience-cards .accent-rose:before{background:var(--rose)}.audience-cards .accent-sage:before{background:var(--sage)}.audience-cards .accent-blue:before{background:var(--blue)}.audience-cards .accent-gold:before{background:var(--gold)}
.audience-cards .card h3{margin:2px 0 6px;font-size:.98rem}.audience-cards .card p{font-size:.8rem;line-height:1.45}

.roadmap-section{padding-top:26px;padding-bottom:28px}.compact-roadmap{gap:8px}.compact-roadmap .road-step{padding:4px 8px}
.compact-roadmap .road-step:before{width:27px;height:27px;font-size:.76rem;margin-bottom:6px}.compact-roadmap .road-step:not(:last-child):after{top:18px}
.compact-roadmap .road-step h3{font-size:.9rem;margin:4px 0 2px}.compact-roadmap .road-step p{font-size:.75rem;line-height:1.4}

.newcon-section{padding:28px 0}.compact-split{gap:28px;grid-template-columns:.9fr 1.1fr}.compact-split img{height:285px;border-radius:16px;box-shadow:none}
.compact-split h2{font-size:clamp(1.9rem,3vw,2.55rem);margin:4px 0 8px}.compact-split p{font-size:.88rem}.checks{margin:12px 0 17px;gap:4px 14px;font-size:.81rem}

.resources-home{padding:25px 0 22px}.resource-heading-row{display:flex;align-items:flex-end;justify-content:space-between;gap:20px;margin-bottom:14px}.resource-heading-row h2{font-family:Georgia,serif;color:var(--navy);font-size:1.75rem;margin:3px 0 0}
.home-resource-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:10px}.home-resource-card{display:grid;grid-template-columns:88px 1fr;border:1px solid #eadfcd;border-radius:10px;overflow:hidden;background:#fff;text-decoration:none;color:inherit;min-height:106px}
.home-resource-card img,.resource-thumb{width:88px;height:100%;min-height:106px;object-fit:cover}.resource-thumb{display:grid;place-items:center;background:#efe4d3;color:var(--navy);font-weight:900;font-size:.8rem}.finance-thumb{background:#e8ecdf;color:#55704d}
.home-resource-card>div:last-child{padding:12px 13px}.home-resource-card h3{font-size:.88rem;color:var(--navy);margin:0 0 3px}.home-resource-card p{font-size:.74rem;color:#687985;margin:0 0 6px;line-height:1.4}.home-resource-card span{font-size:.72rem;color:var(--gold);font-weight:800}

.buyer-basics-home{padding:19px 0 20px;background:#fbf7ee}.basics-strip{display:grid;grid-template-columns:.55fr 1.45fr;gap:24px;align-items:center}.basics-intro h2{font-family:Georgia,serif;color:var(--navy);font-size:1.65rem;margin:3px 0 3px}.basics-intro p{font-size:.78rem;color:#687985;margin:0}.basics-mini{display:grid;grid-template-columns:1fr 1fr;gap:7px 10px}.basics-mini a{display:flex;justify-content:space-between;align-items:center;text-decoration:none;color:var(--navy);background:#fff;border:1px solid #e4d8c6;border-radius:7px;padding:9px 11px;font-size:.76rem;font-weight:700}.basics-mini span{color:var(--gold);font-size:1rem}

.cta-section{padding:0;background:#fff}.compact-cta{border-radius:0;padding:21px 28px;box-shadow:none}.compact-cta h2{font-size:1.55rem}.compact-cta p{font-size:.8rem}

.site-footer{padding:17px 0 13px}.footer-compact{gap:18px}.footer-mark img{width:190px}.footer-actions{gap:12px}.footer-actions a{font-size:.7rem}.broker-line{margin-top:11px;padding-top:10px;font-size:.64rem;gap:9px}.broker-line img{width:58px;height:27px}.legal{gap:10px}

/* Inner pages: tighter and cleaner */
.page-hero{padding:27px 0 21px}.page-hero h1{font-size:clamp(2rem,3.5vw,3.2rem);margin:4px 0 7px}.page-hero p{font-size:.9rem;line-height:1.5}
.resource-grid,.loan-grid{gap:10px}.resource-box,.loan-card{padding:17px;border-radius:12px;box-shadow:none}.resource-box h3,.loan-card h3{margin:0 0 6px;font-size:.98rem}.resource-box p,.loan-card p{font-size:.8rem;line-height:1.45}.resource-box a,.loan-card a{font-size:.78rem}
.note{font-size:.78rem;padding:12px 14px;border-radius:8px}.myth-box{padding:20px;border-radius:14px}.myth-box h2{font-size:1.6rem;line-height:1.15}.myth-box p,.myth-box li{font-size:.82rem}
.details-list{gap:7px}.details-list details{border-radius:9px;padding:0 14px}.details-list summary{padding:11px 0;font-size:.86rem}.details-list details p{font-size:.8rem;margin-bottom:12px}

/* Intentionally remove decorative letter/punctuation circles on resource pages */
.resource-box>.icon{display:none}

/* form page compact polish */
.plan-shell{max-width:760px;border-radius:16px;box-shadow:0 10px 28px rgba(8,39,68,.09)}.plan-top{padding:16px 20px}.plan-form{padding:21px 23px 20px}.form-step h2{font-size:1.55rem}.form-step .helper{font-size:.86rem;margin-bottom:13px}.choice-grid{gap:8px}.choice label{min-height:43px;padding:8px 10px;font-size:.82rem;border-radius:9px}.city-chip label{padding:7px 8px;font-size:.78rem}.field{margin-bottom:10px}.field label{font-size:.78rem}.field input,.field textarea,.field select{padding:10px 11px;border-radius:9px}.form-actions{margin-top:15px}

@media(max-width:960px){
 .site-header{top:25px}.hero-grid,.value-grid,.split{grid-template-columns:1fr}.hero-photo{order:0}.hero-photo img{height:300px}.family-photo img{height:280px}.compact-split img{height:300px}.home-resource-grid{grid-template-columns:1fr}.basics-strip{grid-template-columns:1fr}.cards,.roadmap{grid-template-columns:repeat(2,1fr)}.audience-cards .card{min-height:0}.site-nav{top:58px}
}
@media(max-width:640px){
 .contact-strip{padding:5px 0;font-size:.69rem}.site-header{top:24px}.nav-wrap{min-height:54px}.brand img{width:178px}.site-nav{top:54px}.hero{padding:22px 0}.hero h1{font-size:2.35rem}.hero-photo img{height:245px}.section{padding:24px 0}.family-photo img{height:235px}.cards,.roadmap{grid-template-columns:1fr}.resource-heading-row{align-items:flex-start;flex-direction:column;gap:6px}.home-resource-card{grid-template-columns:78px 1fr}.home-resource-card img,.resource-thumb{width:78px}.basics-mini{grid-template-columns:1fr}.compact-split img{height:250px}.cta-band{padding:20px}.footer-mark img{width:175px}.page-hero{padding:22px 0 17px}
}

/* v4 desktop-only surgical refinement — preserve approved mobile behavior */
@media (min-width:961px){
  :root{--desktop-container:1060px}
  .container{width:min(var(--desktop-container),calc(100vw - 96px));margin-inline:auto}

  /* Header: give the approved wordmark real presence */
  .nav-wrap{min-height:72px;gap:24px}
  .brand{min-width:300px;flex:0 0 auto}
  .brand img{width:300px;max-height:52px;object-fit:contain;object-position:left center}
  .site-nav{gap:20px;font-size:.9rem}
  .nav-cta{padding:10px 16px}

  /* Hero: compact, centered, mockup-like proportions */
  .hero{padding:34px 0 30px}
  .hero-grid{grid-template-columns:470px 1fr;gap:38px;align-items:center}
  .hero h1{font-size:3.65rem;line-height:.94;max-width:470px;letter-spacing:-.03em}
  .hero p{max-width:470px;font-size:1rem}
  .hero-photo img{height:340px;border-radius:20px}
  .pills{max-width:470px}

  /* Section rhythm */
  .section{padding:34px 0}
  .section-heading{max-width:720px;margin-inline:auto;margin-bottom:22px}
  .section-heading h2{font-size:2.55rem;line-height:1.02;letter-spacing:-.02em;max-width:720px;margin-inline:auto}
  .section-heading p{max-width:640px;margin-inline:auto}

  /* Value section */
  .value-grid{grid-template-columns:480px 1fr;gap:40px}
  .value-copy h2{font-size:2.7rem;max-width:470px}
  .value-copy p{max-width:470px}
  .family-photo img{height:285px}

  /* Who we help: small centered cards, never edge-to-edge */
  .who-section .container{width:min(1040px,calc(100vw - 120px))}
  .who-section .section-heading{max-width:680px}
  .audience-cards{grid-template-columns:repeat(4,230px);justify-content:center;gap:16px}
  .audience-cards .card{width:230px;min-height:148px;padding:20px 18px}
  .audience-cards .card h3{font-size:1rem;line-height:1.25}
  .audience-cards .card p{font-size:.82rem;line-height:1.45}

  /* Roadmap: compact centered track */
  .roadmap-section .container{width:min(1020px,calc(100vw - 120px))}
  .compact-roadmap{grid-template-columns:repeat(4,220px);justify-content:center;gap:22px}
  .compact-roadmap .road-step{width:220px}
  .compact-roadmap .road-step:not(:last-child):after{left:63%;width:74%}

  /* New construction block */
  .newcon-section .container{width:min(1040px,calc(100vw - 120px))}
  .compact-split{grid-template-columns:470px 1fr;gap:38px}
  .compact-split img{height:330px;object-fit:cover;object-position:58% center}
  .compact-split h2{font-size:2.5rem;max-width:470px;line-height:1.03}
  .compact-split p{max-width:500px}

  /* Home resources */
  .resources-home .container{width:min(1040px,calc(100vw - 120px))}
  .resource-heading-row h2{font-size:2.05rem;max-width:620px;line-height:1.05}
  .home-resource-grid{grid-template-columns:repeat(3,1fr);gap:14px}
  .home-resource-card{min-height:116px}

  /* Helpful explanations */
  .buyer-basics-home .container{width:min(1040px,calc(100vw - 120px))}
  .basics-strip{grid-template-columns:320px 1fr;gap:28px}

  /* CTA + footer align to same design canvas */
  .cta-section .container,.site-footer .container{width:min(1060px,calc(100vw - 96px))}
  .compact-cta{padding:24px 30px}
  .footer-mark img{width:255px}

  /* Inner pages: readable line lengths */
  .page-hero .inner{max-width:720px}
  .resource-grid,.loan-grid{grid-template-columns:repeat(3,1fr)}
}
\n\n/* v5 refinement — remove redundancy, strengthen brand presence, preserve approved mobile */\n.plan-cta{margin-top:10px;display:inline-flex;background:#fffaf1;border:1px solid #d9c49a;color:var(--gold);box-shadow:0 8px 20px rgba(8,39,68,.07)}\n.plan-cta:hover{background:#fff5df;border-color:var(--gold);transform:translateY(-1px)}\n.who-section{padding:28px 0 30px}\n.who-section .section-heading{margin-bottom:15px}\n.audience-strip{display:flex;justify-content:center;align-items:center;flex-wrap:wrap;gap:10px 14px;max-width:920px;margin:0 auto}\n.audience-strip span{display:inline-flex;align-items:center;justify-content:center;min-height:42px;padding:9px 15px;border:1px solid #ddcfb7;border-radius:999px;background:rgba(255,255,255,.72);color:var(--navy);font-size:.82rem;font-weight:800;white-space:nowrap}\n.plan-roadmap-section{background:#fff;padding:24px 0 0}\n.plan-roadmap-card{max-width:960px;margin:0 auto;padding:24px 26px;border:1px solid #e6d8c1;background:#fbf7ee;border-radius:18px}\n.plan-roadmap-card h2{font-family:Georgia,"Times New Roman",serif;color:var(--navy);font-size:1.8rem;line-height:1.1;margin:5px 0 18px}\n.plan-roadmap{display:grid;grid-template-columns:repeat(4,1fr);gap:12px}\n.plan-roadmap-step{display:flex;align-items:flex-start;gap:10px;padding:12px;border-radius:12px;background:#fff;border:1px solid #eadfcd}\n.plan-roadmap-step strong{flex:0 0 28px;width:28px;height:28px;display:grid;place-items:center;border-radius:50%;background:var(--gold);color:#fff;font-size:.8rem}\n.plan-roadmap-step span{display:grid;gap:2px}.plan-roadmap-step b{font-size:.83rem;color:var(--navy);line-height:1.25}.plan-roadmap-step small{font-size:.7rem;color:#6a7b89;line-height:1.35}\n.plan-form-section{padding-top:24px}\n@media (min-width:961px){.nav-wrap{min-height:88px}.brand{min-width:420px}.brand img{width:410px;max-height:72px;object-fit:contain;object-position:left center}.site-nav{gap:18px}.who-section .container{width:min(980px,calc(100vw - 120px))}.who-section .section-heading{max-width:650px}}\n@media(max-width:960px){.brand img{width:245px;max-height:58px}.plan-roadmap{grid-template-columns:repeat(2,1fr)}}\n@media(max-width:640px){.brand img{width:220px;max-height:52px}.who-section{padding:26px 0}.audience-strip{gap:8px}.audience-strip span{font-size:.78rem;min-height:40px;padding:8px 12px}.plan-roadmap-card{padding:20px 16px;border-radius:14px}.plan-roadmap-card h2{font-size:1.55rem}.plan-roadmap{grid-template-columns:1fr}.plan-roadmap-step{padding:11px}}\n

/* v6 targeted refinement */
/* Brand wordmark: intentionally much larger on desktop */
@media (min-width:961px){
  .site-header .nav-wrap{width:min(1320px,calc(100vw - 80px));min-height:104px;gap:28px}
  .site-header .brand{min-width:530px;flex:0 0 530px}
  .site-header .brand img{width:520px !important;max-height:86px !important;height:auto;object-fit:contain;object-position:left center}
  .site-header .site-nav{margin-left:auto;gap:18px}
}
@media (max-width:960px){
  .site-header .brand img{width:275px !important;max-height:62px !important}
}
@media (max-width:640px){
  .site-header .brand img{width:245px !important;max-height:56px !important}
}

/* Make the Build Your Plan CTA unmistakably actionable */
.plan-cta{background:var(--gold) !important;color:#fff !important;border-color:var(--gold) !important;box-shadow:0 10px 24px rgba(185,138,47,.22) !important}
.plan-cta:hover{background:#a97922 !important;color:#fff !important;border-color:#a97922 !important}

/* Replace redundant Who We Help section with a compact myth-buster */
.myth-section{padding:28px 0}
.myth-home{max-width:820px;margin:0 auto;text-align:center;background:#fff;border:1px solid #e4d2ad;border-radius:16px;padding:24px 34px;box-shadow:0 10px 28px rgba(8,39,68,.05)}
.myth-home h2{font-family:Georgia,"Times New Roman",serif;color:var(--navy);font-size:clamp(1.8rem,3vw,2.5rem);line-height:1.05;margin:6px auto 10px;max-width:700px}
.myth-home p{color:#5f7180;max-width:720px;margin:0 auto 10px;line-height:1.55;font-size:.92rem}
.myth-home .text-link{display:inline-block;margin-top:3px}

/* Buyer Resources: consistent centered visual hierarchy */
.resources-page .page-hero .inner{text-align:center;margin-inline:auto;max-width:760px}
.resources-page .page-hero .inner p{margin-inline:auto;max-width:720px}
.resources-page .section-heading{text-align:center;margin-inline:auto;max-width:760px}
.resources-page .section-heading p{margin-inline:auto;max-width:720px}

/* New-construction inner page: force clean crop and hide any source-edge artifacts */
@media (min-width:961px){
  .newconstruction-page .split>img{object-fit:cover;object-position:62% center;height:430px}
}
@media (max-width:960px){
  .newconstruction-page .split>img{object-fit:cover;object-position:62% center}
}

@media(max-width:640px){
  .myth-home{padding:20px 18px;border-radius:14px}
  .myth-home h2{font-size:1.75rem}
}

/* v7 refinement — cleaner resource labels, shorter plan page, stronger desktop wordmark */
.plan-reassurance-section{background:#fff;padding:28px 0 10px}
.plan-reassurance{max-width:760px;margin:0 auto;text-align:center;padding:20px 22px}
.plan-reassurance h2{font-family:Georgia,"Times New Roman",serif;color:var(--navy);font-size:clamp(2rem,3.2vw,2.8rem);line-height:1.05;margin:6px auto 10px;max-width:700px}
.plan-reassurance p{margin:0 auto;color:#657785;max-width:620px;font-size:.98rem;line-height:1.55}
.plan-form-section{padding-top:14px}

@media (min-width:961px){
  /* Give the approved wordmark unmistakable presence without distorting it. */
  .site-header .nav-wrap{width:min(1500px,calc(100vw - 72px));min-height:126px;gap:34px}
  .site-header .brand{min-width:650px;flex:0 0 650px}
  .site-header .brand img{width:640px !important;max-height:104px !important;height:auto !important;object-fit:contain;object-position:left center}
  .site-header .site-nav{margin-left:auto;gap:20px;white-space:nowrap}
}
@media (max-width:960px){
  .plan-reassurance-section{padding:24px 0 8px}
  .plan-reassurance{padding:16px 14px}
}
@media (max-width:640px){
  .plan-reassurance h2{font-size:1.9rem}
  .plan-reassurance p{font-size:.9rem}
}

/* v8 final header polish — large wordmark without horizontal overflow */
html,body{max-width:100%;overflow-x:hidden}
@media (min-width:961px){
  .site-header .nav-wrap{
    width:min(1320px,calc(100vw - 64px));
    min-height:82px;
    gap:clamp(18px,2vw,30px);
    overflow:visible;
  }
  .site-header .brand{
    min-width:0;
    flex:0 1 auto;
  }
  .site-header .brand img{
    width:clamp(360px,29vw,560px) !important;
    max-width:100%;
    max-height:68px !important;
    height:auto !important;
    object-fit:contain;
    object-position:left center;
  }
  .site-header .site-nav{
    margin-left:auto;
    flex:0 1 auto;
    min-width:0;
    gap:clamp(12px,1.2vw,20px);
    font-size:clamp(.8rem,.78vw,.9rem);
    white-space:nowrap;
  }
  .site-header .nav-cta{padding:10px 15px}
}


/* V11 — reliable locked contact strip + header on every page */
.contact-strip{
  position:fixed !important;
  top:0 !important;
  left:0 !important;
  right:0 !important;
  width:100% !important;
  z-index:1000 !important;
}

.site-header{
  position:fixed !important;
  top:25px !important;
  left:0 !important;
  right:0 !important;
  width:100% !important;
  z-index:990 !important;
  background:rgba(251,247,238,.985) !important;
  backdrop-filter:saturate(130%) blur(8px);
  -webkit-backdrop-filter:saturate(130%) blur(8px);
}

/* Offset page content so the fixed bars never cover the first section */
body{
  padding-top:107px !important;
}

/* Preserve the approved myth-buster hierarchy */
.myth-home .myth-label{
  color:#e21b23 !important;
  font-size:clamp(2.35rem,3.4vw,3.65rem) !important;
  line-height:.9 !important;
  letter-spacing:.06em !important;
  font-weight:950 !important;
  margin:0 0 12px !important;
}
.myth-home h2{
  font-size:clamp(.95rem,1.05vw,1.15rem) !important;
  line-height:1.25 !important;
  margin:0 auto 12px !important;
  font-family:inherit !important;
  font-weight:750 !important;
  color:var(--navy) !important;
}

@media(max-width:960px){
  .site-header{top:25px !important}
  body{padding-top:93px !important}
}
@media(max-width:640px){
  .contact-strip{min-height:24px}
  .site-header{top:24px !important}
  body{padding-top:86px !important}
  .myth-home .myth-label{font-size:2rem !important}
  .myth-home h2{font-size:.98rem !important}
}