:root{
  --forest:#0F3D2E; --forest2:#174C3B; --forest3:#225B49; --copper:#C9793D; --copper-text:#A95C2A;
  --cream:#FAF7EF; --cream2:#FFFDF8; --sand:#E8E1D6; --ink:#1E2D28; --muted:#66726E;
  --line:#E8E1D6; --white:#fff; --edge:#213A78; --shadow:0 22px 60px rgba(15,61,46,.13);
}
*{box-sizing:border-box} html{scroll-behavior:smooth}
body{margin:0;font-family:Inter,ui-sans-serif,system-ui,-apple-system,BlinkMacSystemFont,"Segoe UI",sans-serif;color:var(--ink);background:white;line-height:1.55}
a{color:inherit;text-decoration:none} img{max-width:100%;display:block}.container{width:min(1180px,calc(100% - 40px));margin:auto}
.topbar{background:var(--forest);color:#fff;font-size:12px}.topbar .container{display:flex;align-items:center;justify-content:space-between;gap:18px;flex-wrap:wrap;padding:9px 0}.topbar a{text-decoration:underline;text-underline-offset:2px}
.site-header{position:sticky;top:0;z-index:100;background:rgba(255,255,255,.96);-webkit-backdrop-filter:blur(12px);backdrop-filter:blur(12px);border-bottom:1px solid rgba(23,59,50,.08)}.site-header .container{width:min(1380px,calc(100% - 28px));margin:0 auto}
.nav{min-height:112px;display:grid;grid-template-columns:minmax(0,760px) 1fr;align-items:center;gap:18px}.brand-wrap{display:flex;align-items:center;justify-content:flex-start;gap:18px;width:100%;min-width:0}.brand-wrap>a{display:flex;align-items:center;justify-content:flex-start;flex:0 1 410px;min-width:0}.wordmark{width:100%;max-width:410px;min-width:0}.edge-mini{display:flex;align-items:center;justify-content:flex-start;gap:10px;padding-left:18px;border-left:1px solid var(--line);flex:0 1 315px;min-width:0}.edge-mini img{height:66px;width:auto;max-width:190px;object-fit:contain}.edge-mini span{font-size:8.5px;line-height:1.22;color:#40506a;max-width:108px;font-weight:700}
.navlinks{display:flex;gap:16px;align-items:center;color:#3f4d49;font-size:13px;font-weight:700;flex-wrap:nowrap;justify-content:flex-end;white-space:nowrap;margin-left:0;min-width:0}.navlinks a:not(.btn):hover{color:var(--copper)}
.btn{display:inline-flex;align-items:center;justify-content:center;gap:8px;border-radius:999px;padding:14px 22px;border:1px solid transparent;font-weight:800;transition:.18s ease;cursor:pointer}.btn:hover{transform:translateY(-2px)}.btn-primary{background:var(--forest);color:white;box-shadow:0 10px 28px rgba(23,59,50,.18)}.btn-copper{background:var(--copper);color:#fff;box-shadow:0 10px 28px rgba(184,117,56,.2)}.btn-light{background:#fff;color:var(--forest);border-color:rgba(23,59,50,.16)}
.hero{position:relative;overflow:hidden;background:var(--cream2)}.hero-bg{position:absolute;inset:0;opacity:.08;background-position:center;background-size:cover;filter:saturate(.7)}.hero:after{content:"";position:absolute;inset:0;background:linear-gradient(90deg,#fbf9f5 0%,rgba(251,249,245,.96) 48%,rgba(251,249,245,.66) 70%,rgba(251,249,245,.38) 100%)}.hero-grid{position:relative;z-index:2;min-height:720px;display:grid;grid-template-columns:1.05fr .95fr;gap:56px;align-items:center}.hero-copy{padding:68px 0}.eyebrow{display:inline-flex;align-items:center;gap:10px;color:var(--copper-text);font-size:12px;letter-spacing:.16em;text-transform:uppercase;font-weight:900;margin-bottom:16px}.eyebrow:before{content:"";width:34px;height:2px;background:var(--copper)}
.hero h1{font-family:Georgia,"Times New Roman",serif;color:var(--forest);font-size:clamp(48px,5.8vw,74px);line-height:.99;letter-spacing:-.035em;margin:0 0 20px}.hero h1 em{display:block;color:var(--copper);font-weight:400;font-style:italic;font-size:.66em;margin-top:10px}.hero p{font-size:20px;color:#4f5d59;max-width:650px;margin:0 0 28px}.hero-actions{display:flex;gap:12px;flex-wrap:wrap}.hero-note{font-size:12px;color:#66726E;margin-top:14px}
.portrait-stage{position:relative;max-width:520px;margin-left:auto;padding:26px 12px 30px}.portrait-frame{position:relative;border-radius:34px;overflow:hidden;background:#dbe4e1;box-shadow:var(--shadow);border:8px solid white}.portrait-frame img{width:100%;aspect-ratio:1/1.08;object-fit:cover;object-position:center 32%}.portrait-frame:after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,transparent 57%,rgba(12,33,28,.2) 100%);pointer-events:none}.portrait-info{position:absolute;z-index:3;left:34px;right:34px;bottom:14px;background:#fff;border-radius:18px;padding:14px 16px;box-shadow:0 16px 38px rgba(23,59,50,.15);display:flex;align-items:center;justify-content:space-between;gap:16px}.portrait-info strong{display:block;color:var(--forest);font-size:19px}.portrait-info span{display:block;color:#6b7773;font-size:12px;margin-top:2px}.years{font-weight:900;color:var(--copper);font-size:13px;white-space:nowrap}.float{position:absolute;background:white;border:1px solid var(--line);border-radius:18px;padding:13px 15px;box-shadow:var(--shadow);z-index:4}.float b{display:block;color:var(--forest);font-size:17px}.float small{display:block;text-transform:uppercase;letter-spacing:.08em;color:#74807c;font-size:10px;margin-top:2px}.float.left{left:-20px;top:90px}.float.right{right:-28px;top:205px}
.trust-strip{background:#fff;border-top:1px solid var(--line);border-bottom:1px solid var(--line)}.trust-grid{display:grid;grid-template-columns:1.55fr .85fr .85fr .85fr;gap:18px;align-items:center;padding:22px 0}.company-lockup{display:flex;align-items:center;gap:14px}.company-lockup img{height:72px;width:auto}.company-lockup p{margin:0;color:#596661;font-size:12px;max-width:270px}.trust-stat{padding-left:18px;border-left:1px solid var(--line)}.trust-stat strong{display:block;color:var(--forest);font-size:19px}.trust-stat span{display:block;color:#76817e;font-size:12px;margin-top:2px}
.section{padding:92px 0}.section.alt{background:var(--cream)}.section-kicker{color:var(--copper);font-size:12px;letter-spacing:.15em;text-transform:uppercase;font-weight:900;margin-bottom:10px}h2{font-family:Georgia,"Times New Roman",serif;color:var(--forest);font-size:clamp(36px,4.4vw,54px);line-height:1.06;letter-spacing:-.03em;margin:0 0 18px}.lead{font-size:18px;color:#5b6864;max-width:780px;margin:0}
.path-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:20px;margin-top:40px}.path-card{background:#fff;border:1px solid var(--line);border-radius:26px;padding:30px;box-shadow:0 10px 26px rgba(23,59,50,.05);position:relative;overflow:hidden}.path-card:before{content:"";position:absolute;left:0;top:0;bottom:0;width:4px;background:var(--copper)}.path-icon{width:52px;height:52px;border-radius:16px;background:#F5ECE2;display:grid;place-items:center;color:var(--forest);font-weight:900;font-size:20px;margin-bottom:16px}.path-card h3{font-size:22px;color:var(--forest);margin:0 0 10px}.path-card p{color:#64716d;margin:0 0 18px}.path-card a{color:var(--copper-text);font-weight:800;text-decoration:underline;text-decoration-thickness:1px;text-underline-offset:3px}
.split{display:grid;grid-template-columns:.92fr 1.08fr;gap:62px;align-items:center}.about-photo{border-radius:34px;overflow:hidden;box-shadow:var(--shadow);position:relative;background:#dbe3df}.about-photo img{width:100%;aspect-ratio:1/1;object-fit:cover}.ribbon{position:absolute;left:22px;bottom:22px;background:rgba(23,59,50,.95);color:#fff;border-radius:18px;padding:14px 17px;box-shadow:0 12px 30px rgba(0,0,0,.16)}.ribbon strong{display:block;font-size:18px}.ribbon span{font-size:12px;color:#d9e4e0}.bullets{display:grid;grid-template-columns:1fr 1fr;gap:13px 20px;margin-top:25px}.bullet{display:flex;align-items:flex-start;gap:10px;color:#45534f;font-weight:650}.check{width:22px;height:22px;border-radius:50%;background:#eaf0ed;color:var(--forest);display:grid;place-items:center;flex:0 0 22px;font-size:13px;margin-top:1px}
.loan-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:18px;margin-top:38px}.loan-card{background:#fff;border:1px solid var(--line);border-radius:22px;padding:25px;transition:.18s ease}.loan-card:hover{transform:translateY(-4px);box-shadow:0 12px 30px rgba(23,59,50,.07)}.loan-card h3{margin:0 0 8px;color:var(--forest);font-size:19px}.loan-card p{margin:0;color:#68736f;font-size:14px}.loan-card .tag{display:inline-block;margin-bottom:12px;padding:5px 9px;border-radius:999px;background:#F5ECE2;color:var(--copper-text);font-size:10px;font-weight:900;letter-spacing:.08em;text-transform:uppercase}
.why-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:20px;margin-top:38px}.why-card{border-radius:26px;padding:30px;background:var(--forest);color:#fff;min-height:245px}.why-card:nth-child(2){background:var(--forest2)}.why-card:nth-child(3){background:var(--forest3)}.why-card .num{font-family:Georgia,serif;color:#E7B184;font-size:38px;font-style:italic}.why-card h3{font-size:21px;margin:10px 0 8px}.why-card p{margin:0;color:#dbe7e3;font-size:14px}
.reviews{background:#fbf9f5}.review-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:18px;margin-top:36px}.review{background:#fff;border:1px solid var(--line);border-radius:24px;padding:26px;box-shadow:0 8px 24px rgba(23,59,50,.05)}.stars{color:#c98243;letter-spacing:.12em;font-size:16px;margin-bottom:10px}.review p{color:#4e5b57;margin:0 0 16px}.review strong{display:block;color:var(--forest)}.review span{font-size:12px;color:#798480}.review-actions{display:flex;gap:12px;flex-wrap:wrap;margin-top:24px}
.cta-wrap{padding:26px 0 0}.cta-box{background:linear-gradient(135deg,#0F3D2E,#225B49);border-radius:34px;padding:56px;color:#fff;display:grid;grid-template-columns:1fr auto;gap:28px;align-items:center;box-shadow:var(--shadow)}.cta-box h2{color:#fff;margin-bottom:12px}.cta-box p{color:#dbe6e2;max-width:740px;margin:0}.cta-actions{display:flex;gap:12px;flex-wrap:wrap;justify-content:flex-end}
.gov-note{font-size:12px;line-height:1.55;color:#65716d;background:#faf7f1;border:1px solid var(--line);border-radius:16px;padding:16px 18px;margin-top:28px}
.footer{margin-top:88px;background:#0B3024;color:#dfe9e5;padding:58px 0 26px}.footer-grid{display:grid;grid-template-columns:1.2fr .7fr .9fr .9fr;gap:30px;align-items:start}.footer-brand{display:flex;flex-direction:column;align-items:center;text-align:center}.footer-brand > img{width:470px;max-width:100%;filter:none;opacity:1;margin:0 auto 8px;background:var(--cream2);border-radius:16px;padding:10px 16px}.footer-brand p{font-size:14px;color:#b9c8c3;max-width:460px;line-height:1.7;margin:10px auto 0}.footer h4{color:#fff;margin:0 0 12px}.footer a{display:block;margin:7px 0;color:#d9e4df;font-size:14px}.footer-edge{margin-top:20px;background:#fff;border-radius:14px;padding:12px 16px;display:inline-flex;align-items:center;justify-content:center;box-shadow:0 8px 22px rgba(0,0,0,.12)}.footer-edge img{height:58px;width:auto;max-width:100%;filter:none!important;opacity:1!important;display:block}.footer-contact-address{display:block;margin-top:12px;color:#b9c8c3;font-size:13px;line-height:1.65}.legal{border-top:1px solid rgba(255,255,255,.12);margin-top:34px;padding-top:24px;font-size:11px;line-height:1.7;color:#b9c8c3;text-align:center}.legal a{display:inline;text-decoration:underline;color:#fff}.eho{display:flex;gap:9px;align-items:center;justify-content:center;margin-top:14px;color:#fff;font-weight:700}.eho svg{width:34px;height:34px}
.mobile-actions{display:none}
@media(max-width:1300px){.nav{display:flex}.navlinks{display:none}.edge-mini{display:none}.brand-wrap{display:block;width:auto}.brand-wrap>a{display:flex}.wordmark{max-width:72vw;width:520px}.brand-wrap{transform:none}.hero-grid,.split,.cta-box{grid-template-columns:1fr}.portrait-stage{margin:10px auto 0}.trust-grid{grid-template-columns:1fr 1fr}.path-grid,.loan-grid,.why-grid,.review-grid{grid-template-columns:1fr 1fr}.mobile-actions{position:fixed;z-index:120;bottom:0;left:0;right:0;background:#fff;border-top:1px solid var(--line);padding:9px 12px;display:grid;grid-template-columns:1fr 1fr;gap:8px}.mobile-actions .btn{padding:12px 14px}.footer{padding-bottom:88px}}
@media(max-width:720px){.container{width:min(100% - 28px,1180px)}.nav{min-height:88px}.wordmark{width:340px;max-width:84vw;min-width:0}.hero-grid{min-height:0}.hero{padding:0}.hero-copy{padding:48px 0 10px}.hero p{font-size:18px}.float{display:none}.portrait-stage{padding:16px 0 34px}.trust-grid,.path-grid,.loan-grid,.why-grid,.review-grid,.bullets,.footer-grid{grid-template-columns:1fr}.trust-stat{border-left:0;border-top:1px solid var(--line);padding:12px 0 0}.section{padding:70px 0}.cta-box{padding:34px}.cta-actions{justify-content:flex-start}.portrait-info{left:16px;right:16px}.footer-brand img{width:320px}}

.buyer-guide-callout{margin-top:26px;background:linear-gradient(135deg,#0F3D2E,#174C3B);border-radius:26px;padding:30px 32px;color:#fff;display:grid;grid-template-columns:1fr auto;gap:28px;align-items:center;box-shadow:var(--shadow)}.buyer-guide-callout .section-kicker{color:#E7B184;margin-bottom:8px}.buyer-guide-callout h3{font-family:Georgia,"Times New Roman",serif;font-size:clamp(27px,3vw,38px);line-height:1.08;margin:0 0 10px;color:#fff}.buyer-guide-callout p{margin:0;color:#dbe7e3;font-size:16px;max-width:720px}.buyer-guide-action{display:flex;flex-direction:column;align-items:center;gap:9px;min-width:235px}.buyer-guide-action span{font-size:12px;color:#e7eeeB}.buyer-guide-action .btn{white-space:nowrap}
@media(max-width:900px){.buyer-guide-callout{grid-template-columns:1fr}.buyer-guide-action{align-items:flex-start;min-width:0}}
@media(max-width:520px){.buyer-guide-callout{padding:24px}.buyer-guide-action .btn{width:100%;white-space:normal;text-align:center}}

.skip-link{position:fixed;left:16px;top:-70px;z-index:999;background:#fff;color:var(--forest);padding:12px 16px;border-radius:10px;box-shadow:var(--shadow);font-weight:800}.skip-link:focus{top:16px}:focus-visible{outline:3px solid #D89255;outline-offset:3px}.cta-note{margin-top:12px;color:#b9ccc5;font-size:12px}.notfound{min-height:100vh;display:grid;align-items:center;background:var(--cream2);text-align:center;padding:40px 0}.notfound .container{max-width:760px}.nf-wordmark{width:520px;max-width:90%;margin:0 auto 40px}.notfound h1{font-family:Georgia,"Times New Roman",serif;color:var(--forest);font-size:clamp(48px,7vw,78px);margin:8px 0 12px}.notfound .hero-actions{justify-content:center;margin-top:28px}@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{transition:none!important;animation:none!important}}

.legal-links{display:flex;flex-wrap:wrap;gap:10px 18px;margin-top:14px;padding-top:13px;border-top:1px solid rgba(255,255,255,.10)}.legal-links a{display:inline-block!important;margin:0!important;color:#fff!important;text-decoration:underline;text-underline-offset:2px;font-weight:700}.legal-links a:hover{color:#E7B184!important}

.mobile-menu{display:none;position:relative}.mobile-menu summary{cursor:pointer;list-style:none;border:1px solid var(--line);border-radius:999px;padding:10px 16px;font-weight:800;color:var(--forest);background:#fff}.mobile-menu summary::-webkit-details-marker{display:none}.mobile-menu-panel{position:absolute;right:0;top:52px;min-width:230px;background:#fff;border:1px solid var(--line);border-radius:18px;box-shadow:var(--shadow);padding:10px;z-index:200}.mobile-menu-panel a{display:block;padding:11px 12px;border-radius:10px;font-weight:700}.mobile-menu-panel a:hover,.mobile-menu-panel a:focus-visible{background:var(--cream)}
.contact-grid{display:grid;grid-template-columns:1.05fr .95fr;gap:34px;margin-top:36px}.contact-card{background:#fff;border:1px solid var(--line);border-radius:26px;padding:30px;box-shadow:0 10px 26px rgba(23,59,50,.06)}.contact-list{display:grid;gap:15px;margin-top:22px}.contact-row{display:flex;gap:14px;align-items:flex-start}.contact-row strong{display:block;color:var(--forest);margin-bottom:2px}.contact-row a{text-decoration:underline;text-underline-offset:3px;color:var(--forest);font-weight:700}.contact-actions{display:flex;gap:12px;flex-wrap:wrap;margin-top:26px}.access-note{margin-top:26px;padding:18px 20px;border-left:4px solid var(--copper);background:var(--cream);border-radius:12px;color:#43514d}.sr-only{position:absolute!important;width:1px!important;height:1px!important;padding:0!important;margin:-1px!important;overflow:hidden!important;clip:rect(0,0,0,0)!important;white-space:nowrap!important;border:0!important}

.contact-title{font-family:Georgia,"Times New Roman",serif;color:var(--forest);font-size:clamp(40px,5vw,62px);line-height:1.04;letter-spacing:-.03em;margin:0 0 18px}
address{font-style:normal;color:#45534f}

@media(max-width:1300px){.mobile-menu{display:block}.contact-grid{grid-template-columns:1fr}}
@media(max-width:760px){.mobile-menu{display:block}.contact-card{padding:24px}.contact-actions .btn{width:100%}}
@media(max-width:430px){.container{width:min(100% - 22px,1180px)}.mobile-menu summary{padding:9px 12px}.hero h1{font-size:42px}.section{padding:58px 0}.cta-box{padding:26px}.portrait-info{left:10px;right:10px;padding:12px}.portrait-info strong{font-size:17px}}

.footer-social h4{margin-bottom:12px}.social-links{display:grid;gap:10px}.social-link{display:flex!important;align-items:center;gap:10px;margin:0!important;padding:8px 10px;border:1px solid rgba(255,255,255,.16);border-radius:10px;text-decoration:none!important;transition:background .2s ease,border-color .2s ease,transform .2s ease}.social-link:hover,.social-link:focus-visible{background:rgba(255,255,255,.08);border-color:rgba(255,255,255,.34);transform:translateY(-1px)}.social-link svg{width:22px;height:22px;flex:0 0 22px;fill:currentColor}.social-link span{font-size:13px;line-height:1.25}.social-link:focus-visible{outline:3px solid #FAF7EF;outline-offset:2px}