/* styles.css */
@font-face{font-family:Studio;src:url('assets/regular.woff2');font-weight:400;font-display:swap}
:root{color-scheme:dark;--ink:#f1f4f6;--muted:#a8b4c1;--quiet:#8492a4;--night:#080a0e;--panel:#121923;--line:#ffffff20;--line-strong:#c5e1eb45;--mint:#9ee5e7;--lav:#c7bfeb;--warm:#e5c69b;--serif:Georgia,"Times New Roman",serif;--sans:Studio,Inter,Arial,system-ui,sans-serif}
*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:120px}body{margin:0;background:var(--night);color:var(--ink);font-family:var(--sans);overflow-x:hidden;font-size:16px;line-height:1.6}body.menu-open{overflow:hidden}a{color:inherit;text-decoration:none}button,input,select,textarea{font:inherit}button,a,summary{-webkit-tap-highlight-color:transparent}button{color:inherit;background:none;border:0;cursor:pointer}button:focus-visible,a:focus-visible,summary:focus-visible,input:focus-visible,select:focus-visible,textarea:focus-visible{outline:2px solid var(--mint);outline-offset:5px}h1,h2,h3,p{margin-top:0}em{font-style:normal;color:var(--lav)}img{max-width:100%}.section-wrap{width:min(1400px,100%);margin-inline:auto;padding-inline:clamp(24px,6vw,96px)}.section-dark{background:var(--night);color:var(--ink)}.glass{border:1px solid var(--line);background:linear-gradient(130deg,#ffffff13,#ffffff05);backdrop-filter:blur(26px);-webkit-backdrop-filter:blur(26px);box-shadow:inset 0 1px 0 #ffffff12}.skip-link{position:fixed;z-index:100;left:20px;top:-70px;background:#edf7fb;color:#10151c;padding:13px 17px;border-radius:10px}.skip-link:focus{top:12px}.eyebrow{display:flex;align-items:center;gap:10px;font-size:10px;letter-spacing:.16em;color:#abb7c7;font-weight:500}.eyebrow>span{width:5px;height:5px;border-radius:50%;background:var(--mint);box-shadow:0 0 12px #8dd6e3}.brand{display:grid;grid-template-columns:34px auto;grid-template-rows:auto auto;column-gap:11px;align-items:center;min-width:max-content}.brand-icon{grid-row:1/3;width:34px;height:34px;border-radius:11px;border:1px solid #c5e1eb54;display:grid;place-items:center;color:#c6e7ee;font-size:13px;letter-spacing:-.06em;background:#ffffff08}.brand strong{font-size:12px;font-weight:500;letter-spacing:.23em;line-height:1.35}.brand small{font-size:8px;letter-spacing:.13em;color:#9eacba;line-height:1.3}.site-header{position:fixed;z-index:30;left:4%;right:4%;top:20px;min-height:68px;padding:10px 12px 10px 22px;border-radius:22px;display:flex;align-items:center;justify-content:space-between;gap:20px;background:linear-gradient(130deg,#222833eb,#10151de8);box-shadow:inset 0 1px 0 #ffffff18,0 10px 40px #0004}.site-nav{position:relative;display:flex;gap:3px;padding:4px;border:1px solid #ffffff0b;border-radius:20px;background:#0002}.site-nav a{position:relative;z-index:1;padding:9px 13px;font-size:11px;color:#bac4d1;white-space:nowrap;transition:color .25s}.site-nav a:hover,.site-nav a[aria-current=page]{color:#fff}.nav-indicator{position:absolute;left:4px;top:4px;height:calc(100% - 8px);width:0;border-radius:16px;background:linear-gradient(130deg,#ffffff28,#ffffff0b);border:1px solid #ffffff28;transition:transform .45s cubic-bezier(.22,1,.36,1),width .45s}.header-cta,.button{display:inline-flex;align-items:center;justify-content:space-between;gap:25px}.header-cta{font-size:11px;background:#e9edf2;color:#11151a;padding:13px 18px;border-radius:15px;white-space:nowrap}.header-cta span{margin-left:12px}.menu-toggle{display:none;width:48px;height:48px;border:1px solid #ffffff30;border-radius:14px;font-size:19px}.menu-scrim{display:none}.hero{min-height:830px;padding-top:150px;padding-bottom:90px;display:grid;grid-template-columns:minmax(0,.9fr) minmax(0,1.1fr);gap:7%;align-items:center;background:radial-gradient(ellipse at 25% 20%,#17223770,transparent 58%)}.hero-copy{max-width:640px}.hero h1{font:clamp(48px,6.2vw,91px)/1.01 var(--serif);font-weight:400;letter-spacing:-.067em;margin:28px 0 26px}.hero-lede{max-width:510px;color:#b0bac8;font-size:18px;line-height:1.65}.hero-actions{display:flex;align-items:center;gap:28px;margin-top:34px}.button{min-height:50px;padding:14px 19px;border-radius:15px;font-size:11px;line-height:1.2}.button.primary{background:#e4edf4;color:#17212b}.button.secondary{border:1px solid #d2e7fa42;background:linear-gradient(130deg,#d6eef31a,#ffffff05);color:#e7f2f6}.button:hover,.header-cta:hover{background:#fff;color:#11151a}.text-button{display:inline-flex;align-items:center;gap:18px;font-size:12px;color:#c7d4df;min-height:48px}.text-button span{font-size:19px;color:var(--mint);transition:transform .3s}.text-button:hover span{transform:translate(3px,-3px)}.dark-text{color:#263541;border-bottom:1px solid #26354166}.hero-note{display:flex;align-items:center;gap:10px;margin-top:72px;color:#8694a3;font-size:10px;letter-spacing:.05em}.live-dot{width:6px;height:6px;border-radius:50%;background:#94d6ae;box-shadow:0 0 0 5px #94d6ae18}.hero-media{position:relative;min-height:555px;overflow:hidden;border:1px solid #ffffff26;border-radius:32px;background:#121925;box-shadow:0 30px 100px #0008}.hero-still,.hero-still img,.hero-gradient{position:absolute;inset:0}.hero-still img{width:100%;height:100%;object-fit:cover;object-position:56% 48%;filter:saturate(.76) contrast(1.08) brightness(.75)}.hero-gradient{background:linear-gradient(180deg,#08101752 0%,transparent 28%,#070b13b8 100%),linear-gradient(90deg,#080b12aa,transparent 58%)}.media-sequence{position:absolute;z-index:2;top:26px;left:30px;right:30px;display:flex;justify-content:space-between;gap:10px;color:#edf4f8;font-size:8px;letter-spacing:.14em;text-shadow:0 1px 8px #000}.hero-media-copy{position:absolute;z-index:2;left:32px;right:32px;bottom:58px}.hero-media-copy .eyebrow{color:#f0f5fa;font-size:8px}.hero-media-copy strong{display:block;max-width:480px;font:clamp(30px,4vw,57px)/1.02 var(--serif);letter-spacing:-.055em;margin:17px 0}.hero-media-copy 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p{max-width:280px;color:#aab7c7;font-size:13px;line-height:1.7}.card-arrow{position:absolute;right:29px;bottom:25px;color:var(--mint);font-size:22px}.approach{display:grid;grid-template-columns:minmax(0,.85fr) minmax(0,1.15fr);gap:9%;padding-top:125px;padding-bottom:145px;background:#f0f3f1;color:#13191d}.approach-intro{align-self:start;position:sticky;top:130px}.approach-intro .eyebrow,.approach-steps .eyebrow{color:#596a78}.approach-intro>p:not(.eyebrow){max-width:360px;color:#56636d;font-size:15px;line-height:1.8;margin-top:27px}.approach h2{color:#141b20}.approach-steps{list-style:none;padding:0;margin:0}.approach-steps>li{display:grid;grid-template-columns:40px minmax(0,1fr);gap:24px;padding:5px 0 36px;position:relative}.approach-steps>li+li{padding-top:36px;border-top:1px solid #1d2a321f}.approach-steps>li:last-child{padding-bottom:0}.step-number{height:36px;width:36px;display:grid;place-items:center;font-size:10px;color:#466171;border:1px solid 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0}.contact-links{display:grid;grid-template-columns:repeat(3,1fr);gap:18px;margin-top:43px;max-width:650px}.contact-links a{display:flex;flex-direction:column;gap:5px;padding-top:14px;border-top:1px solid #1d2a3233}.contact-links span{font-size:9px;letter-spacing:.15em;color:#6b7b84;text-transform:uppercase}.contact-links strong{font-size:13px;color:#1e3d4a;word-break:break-word}.social-links{display:flex;gap:23px;margin-top:28px;color:#315266;font-size:12px}.preview-form{border-radius:24px;padding:31px;color:var(--ink);background:linear-gradient(135deg,#192a35,#121b25);box-shadow:0 25px 65px #0710172c}.form-heading h3{font:31px/1.08 var(--serif);font-weight:400;margin:16px 0 29px}.preview-form label{display:block;font-size:9px;letter-spacing:.14em;text-transform:uppercase;color:#b7c5cf;margin-bottom:20px}.preview-form input,.preview-form select,.preview-form textarea{display:block;width:100%;margin-top:8px;padding:11px 0;border:0;border-bottom:1px solid #ffffff2c;outline:none;background:transparent;color:var(--ink);font-size:15px;resize:vertical}.preview-form select option{color:#17212b}.preview-form input:focus,.preview-form select:focus,.preview-form textarea:focus{border-color:var(--mint)}.preview-form .button{width:100%;border:0;margin-top:7px;cursor:pointer}.preview-form .form-status{min-height:21px;color:var(--mint);font-size:11px;line-height:1.55;margin:16px 0 0}.site-footer{padding-top:40px;padding-bottom:32px;border-top:1px solid #ffffff1a;color:#93a2b2;font-size:10px}.footer-top{display:flex;justify-content:space-between;gap:20px;align-items:center}.footer-top>.brand{color:#eef4f6}.footer-links{display:flex;flex-wrap:wrap;gap:21px;margin:34px 0 22px;color:#b7c4d0}.footer-links a:hover{color:var(--mint)}.legal-note{max-width:910px;color:#718092;line-height:1.7}.footer-fine{color:#5c6a78;font-size:9px;margin-bottom:0}.reveal{opacity:0;transform:translateY(20px);transition:opacity .7s ease,transform .7s ease}.reveal.is-visible{opacity:1;transform:none}.page-shell{padding-top:170px;padding-bottom:130px}.page-hero{max-width:880px;padding-bottom:90px}.page-hero h1{font-size:clamp(50px,7vw,98px);margin-top:27px}.page-hero>p:not(.eyebrow){max-width:650px;color:#aab7c7;font-size:18px;line-height:1.7;margin:28px 0}.page-hero .button{margin-top:13px}.page-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:16px}.info-card{padding:28px;border-radius:24px;min-height:260px}.info-card h2{font:30px/1.08 var(--serif);font-weight:400;margin:64px 0 18px}.info-card p{color:#aab7c7;font-size:13px;line-height:1.75}.content-section{padding-top:85px;padding-bottom:85px}.content-section.light{background:#f0f3f1;color:#13191d}.content-section.light .eyebrow{color:#596a78}.content-section.light h2{color:#141b20}.content-section h2{font:clamp(38px,4.8vw,66px)/1.04 var(--serif);font-weight:400;letter-spacing:-.05em;margin:0 0 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var(--mint);padding-left:18px;color:#8fa0ae;font-size:11px;line-height:1.75;max-width:750px}.table-like{display:grid;gap:0;margin-top:25px;border-top:1px solid #ffffff20}.table-like>div{display:grid;grid-template-columns:170px 1fr;gap:20px;padding:17px 0;border-bottom:1px solid #ffffff20;color:#aab7c7;font-size:13px}.table-like strong{color:#eef3f6;font-weight:400}.city-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:16px;margin-top:35px}.city-card{padding:27px;border-radius:20px;border:1px solid #ffffff20;min-height:190px}.city-card h3{font:29px var(--serif);font-weight:400;margin:45px 0 12px}.city-card p{color:#aab7c7;font-size:12px;line-height:1.7}.notice{padding:18px 20px;border:1px solid #d9bf8050;background:#d9bf8010;color:#dccba9;font-size:11px;line-height:1.7;border-radius:15px;max-width:720px}.profile-block{display:grid;grid-template-columns:240px 1fr;gap:42px;align-items:center}.profile-block img{width:100%;height:320px;object-fit:cover;object-position:50% 28%;border-radius:20px;border:1px solid #ffffff23}.profile-block h2{margin-top:0}.detail-panel{border-radius:25px;padding:30px;background:#13202a;border:1px solid #ffffff20}.detail-panel h3{font:31px var(--serif);font-weight:400;margin:30px 0 12px}.detail-panel p{color:#aab7c7;font-size:13px;line-height:1.75}
@media(max-width:900px){.site-header{left:3%;right:3%;top:14px;min-height:62px;padding:8px 10px 8px 15px;border-radius:20px}.site-header .brand strong{font-size:10px}.site-header .brand small{font-size:7px}.brand-icon{width:30px;height:30px}.header-cta{font-size:10px;padding:11px 13px;border-radius:13px}.menu-toggle{display:grid;place-items:center}.site-nav{position:absolute;right:0;top:74px;min-width:245px;display:flex;flex-direction:column;gap:7px;padding:14px;border-radius:23px;background:linear-gradient(135deg,#263142f5,#0e1520f5);box-shadow:inset 0 1px 0 #ffffff20,0 25px 70px #0008;border-color:#d3e8ff42;backdrop-filter:blur(30px);visibility:hidden;opacity:0;transform:translateX(24px);transition:opacity .3s,transform .45s cubic-bezier(.22,1,.36,1),visibility .45s}.menu-open .site-nav{visibility:visible;opacity:1;transform:none}.site-nav a{font-size:14px;padding:14px 16px;border-radius:14px}.site-nav a[aria-current=page]{background:#ffffff14;border:1px solid #ffffff1c;padding:13px 15px}.nav-indicator{display:none}.menu-scrim{display:block;position:fixed;inset:0;z-index:-1;background:#0008;opacity:0;visibility:hidden;pointer-events:none;transition:opacity .3s,visibility .3s}.menu-open .menu-scrim{opacity:1;visibility:visible;pointer-events:auto}.hero{grid-template-columns:1fr;gap:45px;padding-top:155px}.hero-copy{max-width:760px}.hero-media{min-height:500px}.pathway-grid,.page-grid,.city-grid{grid-template-columns:1fr}.approach{grid-template-columns:1fr;gap:55px}.approach-intro{position:static}.dscr-teaser,.equity-panel,.contact-section{grid-template-columns:1fr;gap:55px}.teaser-art{min-height:390px}.teaser-art img{min-height:390px}.contact-links{max-width:none}.split-content{grid-template-columns:1fr;gap:45px}.profile-block{grid-template-columns:190px 1fr}.reduced-strip{align-items:start;flex-direction:column;gap:35px}}
@media(max-width:620px){.site-header{left:14px;right:14px}.site-header .header-cta{display:none}.hero{min-height:820px;padding-top:137px;padding-bottom:65px}.hero h1{font-size:clamp(48px,13vw,71px)}.hero-lede{font-size:16px}.hero-actions{align-items:flex-start;flex-direction:column;gap:8px}.hero-note{margin-top:48px;font-size:9px}.hero-media{min-height:425px;border-radius:24px}.media-sequence{left:20px;right:20px;gap:4px;font-size:6px;letter-spacing:.1em}.media-sequence span:nth-child(2),.media-sequence span:nth-child(3){display:none}.hero-media-copy{left:21px;right:21px;bottom:54px}.hero-media-copy strong{font-size:34px}.media-corner{right:19px;bottom:22px;font-size:7px}.signal-strip{gap:10px;overflow:hidden;font-size:7px;letter-spacing:.08em}.signal-strip span:nth-of-type(2),.signal-strip span:nth-of-type(3),.signal-strip i:nth-of-type(2),.signal-strip i:nth-of-type(3){display:none}.pathways,.approach,.dscr-teaser,.equity-panel,.contact-section{padding-top:85px;padding-bottom:90px}.section-heading{display:block;margin-bottom:35px}.section-heading>p{margin-top:25px}.pathway-card{min-height:270px}.pathway-card h3{margin-top:78px}.approach-steps>li{grid-template-columns:34px 1fr;gap:16px}.step-number{width:32px;height:32px}.teaser-art,.teaser-art img{min-height:280px}.equity-card strong{font-size:28px;margin-top:68px}.contact-links{grid-template-columns:1fr;gap:11px;margin-top:32px}.preview-form{padding:24px}.page-shell{padding-top:135px;padding-bottom:90px}.page-hero{padding-bottom:55px}.page-hero h1{font-size:clamp(50px,14vw,78px)}.page-hero>p:not(.eyebrow){font-size:16px}.content-section{padding-top:70px;padding-bottom:70px}.table-like>div{grid-template-columns:1fr;gap:6px}.profile-block{grid-template-columns:1fr}.profile-block img{height:390px}.footer-top{align-items:flex-start;flex-direction:column}.footer-links{gap:12px 18px}.legal-note{font-size:9px}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*:before,*:after{animation:none!important;transition:none!important}.reveal{opacity:1;transform:none}.approach-intro{position:static}}
.film-transcript{max-width:860px;margin-top:24px;border-top:1px solid #ffffff20;border-bottom:1px solid #ffffff20;padding:18px 0;color:#aab7c7;font-size:13px;line-height:1.75}.film-transcript summary{cursor:pointer;color:#e2edf2}.film-transcript p{max-width:760px;margin:15px 0 0}
.footer-fine{color:#91a1ae}
.heloc-hero{display:grid;grid-template-columns:minmax(0,.9fr) minmax(0,1.1fr);gap:7%;align-items:center}.heloc-hero .page-hero{padding-bottom:0}.heloc-review-note{margin-top:30px;max-width:610px}.heloc-hero-art{position:relative;min-height:520px;overflow:hidden;border-radius:30px}.heloc-hero-art img{width:100%;height:100%;min-height:520px;display:block;object-fit:cover;filter:saturate(.72) contrast(1.06) brightness(.72)}.heloc-hero-art:after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,#07101825 0%,transparent 36%,#071018dd 100%)}.heloc-art-overlay{position:absolute;z-index:1;left:30px;right:30px;bottom:31px}.heloc-art-overlay span,.heloc-art-overlay small{display:block;color:#d7e4ea;font-size:9px;letter-spacing:.15em}.heloc-art-overlay strong{display:block;font:clamp(34px,4.4vw,61px)/1.01 var(--serif);font-weight:400;letter-spacing:-.055em;margin:15px 0 20px}.heloc-art-overlay small{color:#afc0ca;letter-spacing:.04em}.heloc-lab{background:#f0f3f1}.heloc-lab .eyebrow{color:#596a78}.heloc-calculator{display:grid;grid-template-columns:minmax(0,1.08fr) minmax(320px,.92fr);gap:20px;align-items:start}.heloc-controls,.heloc-results{border-radius:25px;padding:30px;background:linear-gradient(135deg,#192a35,#121b25);color:var(--ink);box-shadow:0 25px 65px #0710172c}.heloc-options{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:10px}.heloc-option{min-height:148px;text-align:left;padding:19px;border:1px solid #ffffff20;border-radius:17px;background:#ffffff06;display:flex;flex-direction:column;align-items:flex-start;gap:10px}.heloc-option.active{border-color:#a1e4e660;background:#a1e4e610}.heloc-option small,.heloc-result-grid small,.heloc-change small{font-size:9px;letter-spacing:.14em;color:#aebdc6}.heloc-option strong{font:25px/1.06 var(--serif);font-weight:400}.heloc-option span{font-size:11px;line-height:1.55;color:#9eafba}.heloc-debt-heading{margin-top:28px}.heloc-debt-heading h3{font:28px/1.1 var(--serif);font-weight:400;margin:0 0 8px}.fine{font-size:10px;line-height:1.7;color:#889ba8}.heloc-debt-grid{display:grid;gap:10px;margin-top:17px}.heloc-debt{display:grid;grid-template-columns:76px minmax(120px,1fr) repeat(2,minmax(115px,.75fr));gap:9px;align-items:end;padding:13px;border:1px solid #ffffff17;border-radius:15px;background:#ffffff05}.heloc-debt label,.heloc-input-grid label{display:block;color:#afbec7;font-size:9px;line-height:1.35;letter-spacing:.06em}.heloc-debt input,.heloc-input-grid input{display:block;width:100%;margin-top:6px;padding:9px 8px;border:1px solid #ffffff23;border-radius:9px;background:#08121988;color:#eef4f6;font-size:13px;outline:none}.heloc-debt input:focus,.heloc-input-grid input:focus{border-color:var(--mint)}.heloc-check{display:flex!important;align-items:center;gap:7px;height:38px;letter-spacing:0!important}.heloc-check input{width:17px!important;height:17px;margin:0!important;accent-color:#9ee5e7}.heloc-check span{font-size:10px}.heloc-input-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr)) minmax(100px,.6fr);gap:10px;margin-top:18px}.heloc-term{display:flex;flex-direction:column;justify-content:center;min-height:61px;padding:9px;border:1px dashed #ffffff2b;border-radius:9px;color:#afbec7;font-size:9px;letter-spacing:.06em}.heloc-term strong{margin-top:5px;color:#edf4f7;font:18px/1 var(--serif);font-weight:400}.heloc-controls>.fine{margin:17px 0 0}.heloc-mode{display:flex;flex-wrap:wrap;gap:8px;margin-top:18px}.heloc-mode button{padding:10px 13px;border:1px solid #ffffff24;border-radius:10px;color:#b8c8d0;font-size:10px}.heloc-mode button.active{border-color:#9ee5e7a0;background:#9ee5e71a;color:#eef8f8}.heloc-error{margin:16px 0 0;padding:12px 14px;border:1px solid #e8adad66;border-radius:10px;background:#8d34341c;color:#ffd4d4;font-size:11px}.heloc-results{position:sticky;top:115px}.heloc-results>.eyebrow{color:#b3c2cc}.heloc-result-grid{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:12px;margin:24px 0 10px}.heloc-result-grid>div{padding:16px 14px;border-top:1px solid #ffffff24}.heloc-result-grid strong{display:block;font:30px/1 var(--serif);font-weight:400;margin-top:12px}.heloc-change{padding:19px;border-radius:16px;background:linear-gradient(135deg,#a2dfe327,#ffffff08);border:1px solid #a2dfe63b}.heloc-change strong{display:block;font:31px/1 var(--serif);font-weight:400;margin:9px 0}.heloc-change p{margin:0;color:#afc1cb;font-size:11px}.heloc-ledger{margin:21px 0;border-top:1px solid #ffffff20}.heloc-ledger>div{display:flex;align-items:center;justify-content:space-between;gap:18px;padding:11px 0;border-bottom:1px solid #ffffff17;color:#aebdc6;font-size:11px}.heloc-ledger b{color:#eef4f6;font-weight:500}.heloc-ledger .ledger-highlight{color:#e7f6f5;background:#9ee5e70c;padding-inline:10px}.transition-note{margin:15px 0;color:#d5c09e;font-size:11px;line-height:1.65}.output-disclaimer{margin-top:19px!important}.heloc-use-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:16px}.heloc-use{min-height:260px;padding:27px;border-radius:22px}.heloc-use>span{color:var(--mint);font-size:10px;letter-spacing:.14em}.heloc-use h3{font:30px/1.08 var(--serif);font-weight:400;margin:64px 0 17px}.heloc-use p{color:#aab7c7;font-size:13px;line-height:1.75}.loan-card-intro{max-width:690px;color:#56636d;font-size:14px;line-height:1.8;margin:0 0 28px}.loan-card-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:15px;perspective:1200px}.loan-card{border-radius:22px;overflow:hidden;color:var(--ink);background:linear-gradient(135deg,#182631,#101820);transform:translateY(22px) rotateX(4deg);transition:opacity .7s ease,transform .7s cubic-bezier(.22,1,.36,1),border-color .3s,background .3s}.loan-card.is-visible{transform:none}.loan-card:hover,.loan-card[open]{border-color:#c5e1eb67;background:linear-gradient(135deg,#203541,#121c25)}.loan-card summary{display:grid;grid-template-columns:34px minmax(0,1fr) 20px;gap:13px;align-items:start;min-height:180px;padding:23px;cursor:pointer;list-style:none}.loan-card summary::-webkit-details-marker{display:none}.loan-card-number{color:var(--mint);font-size:10px;letter-spacing:.12em}.loan-card-title strong,.loan-card-title small{display:block}.loan-card-title strong{font:29px/1.05 var(--serif);font-weight:400}.loan-card-title small{margin-top:11px;color:#99aeba;font-size:10px;line-height:1.45;letter-spacing:.04em}.loan-card-toggle{font-size:20px;color:var(--mint);transition:transform .3s}.loan-card[open] .loan-card-toggle{transform:rotate(45deg)}.loan-card-body{padding:0 23px 25px;border-top:1px solid #ffffff18}.loan-card-body>p{color:#b6c6cf;font-size:13px;line-height:1.7;margin:20px 0}.loan-card-body dl{margin:0;border-top:1px solid #ffffff18}.loan-card-body dl>div{padding:12px 0;border-bottom:1px solid #ffffff18}.loan-card-body dt{color:var(--mint);font-size:9px;letter-spacing:.13em;text-transform:uppercase}.loan-card-body dd{margin:5px 0 0;color:#9eafb9;font-size:11px;line-height:1.6}.loan-card summary:focus-visible{outline-offset:-5px}.loan-card-grid+.detail-panel{margin-top:35px}
@media(max-width:900px){.heloc-hero{grid-template-columns:1fr;gap:45px}.heloc-hero-art{min-height:430px}.heloc-hero-art img{min-height:430px}.heloc-calculator{grid-template-columns:1fr}.heloc-results{position:static}.loan-card-grid{grid-template-columns:repeat(2,minmax(0,1fr))}}
@media(max-width:620px){.heloc-hero{padding-bottom:78px}.heloc-hero-art{min-height:330px;border-radius:24px}.heloc-hero-art img{min-height:330px}.heloc-art-overlay{left:21px;right:21px;bottom:23px}.heloc-art-overlay strong{font-size:35px}.heloc-calculator{gap:14px}.heloc-controls,.heloc-results{padding:21px;border-radius:21px}.heloc-options{grid-template-columns:1fr}.heloc-option{min-height:112px}.heloc-option strong{font-size:22px}.heloc-debt{grid-template-columns:1fr 1fr}.heloc-check{grid-column:1/-1}.heloc-input-grid{grid-template-columns:1fr 1fr}.heloc-term{grid-column:1/-1}.heloc-result-grid{grid-template-columns:1fr}.heloc-result-grid strong{font-size:28px}.heloc-use-grid,.loan-card-grid{grid-template-columns:1fr}.loan-card summary{min-height:150px}.loan-card-intro{font-size:13px}.heloc-lab .section-wrap{padding-inline:14px}}
@media(prefers-reduced-motion:reduce){.loan-card{transform:none!important}.loan-card,.loan-card-toggle{transition:none!important}}

/* journeys.css */
/* Content milestone: shared editorial layouts and browser-local tools. */
[hidden]{display:none!important}
.preview-form fieldset{border:0;padding:0;margin:0;min-width:0}
.content-section p,.broker-editorial p{line-height:1.8}
.content-section.light p{color:#435865}
.content-section.light em{color:#5a456d}
.contact-person .social-links{color:#b5d9e6}
.content-section.light .loan-card-body p{color:#b6c7d1}
.heloc-lab .heloc-controls p:not(.heloc-error),.heloc-lab .heloc-results p{color:#b6c7d1}
.heloc-lab .heloc-controls .fine,.heloc-lab .heloc-results .fine{font-size:12px}
.heloc-lab .heloc-results .transition-note{color:#e0c9a5}
.contact-person.contact-phone-card>img{height:430px;object-fit:contain;object-position:center bottom;padding:20px 12px 0;background:radial-gradient(ellipse at 55% 40%,#36536580,#121923 75%)}
.contact-phone-card .portrait-caption{color:#a9bdc9;margin-bottom:22px}
.content-section.light .button.secondary{color:#1d3946;border-color:#365b6e6b;background:#ffffff80}
.journey-steps{list-style:none;margin:0;padding:0}
.journey-steps li{display:grid;grid-template-columns:38px minmax(0,1fr);gap:20px;padding:26px 0;border-top:1px solid #ffffff25}
.light .journey-steps li{border-color:#263f4c2b}
.journey-steps h3{font:30px/1.12 var(--serif);font-weight:400;margin:0 0 12px;letter-spacing:-.025em}
.journey-steps p{font-size:16px;color:#b6c4cf;margin-bottom:0}
.journey-steps .step-number{background:#ffffff07;color:var(--mint);border-color:#9ee5e740}
.light .journey-steps .step-number{background:#ffffff80;color:#335565;border-color:#365b6e55}
.prep-list{padding:30px;border:1px solid #233f4c35;border-radius:24px;background:#fff9;color:#1b3441}
.prep-list h3,.price-tool h3{font:30px/1.12 var(--serif);font-weight:400;margin:0 0 10px}
.prep-list label{display:flex;align-items:flex-start;gap:14px;padding:17px 0;border-bottom:1px solid #29465722;font-size:16px;cursor:pointer}
.prep-list input{flex:0 0 22px;width:22px;height:22px;margin:2px 0 0;accent-color:#244e60}
.prep-list .prep-progress{color:#31596a;font-size:14px;margin-bottom:18px}
.small-copy{font-size:13px!important;line-height:1.7!important;color:#a9bdc9}
.light .small-copy{color:#4e6674}
.prep-list .small-copy{margin:20px 0 0}
.guide-faq{border-top:1px solid #24455538}
.guide-faq details{border-bottom:1px solid #24455538}
.guide-faq summary{padding:22px 30px 22px 0;cursor:pointer;font-size:18px;line-height:1.45;color:#193848}
.guide-faq p{font-size:16px;max-width:660px;padding-right:15px}
.source-note{padding-top:30px;font-size:13px;line-height:1.8;color:#9eb2c0}
.light .source-note{color:#49616f}
.source-note a{text-decoration:underline;text-underline-offset:4px}
.next-step{border-radius:28px;padding:42px;display:flex;align-items:center;justify-content:space-between;gap:35px}
.next-step h2{max-width:700px;font-size:clamp(35px,4vw,55px);margin-bottom:18px}
.next-step p{max-width:650px;font-size:16px;color:#b6c4cf;margin-bottom:0}
.next-step .button{flex-shrink:0;font-size:14px;max-width:300px}
.marketing-layout{display:grid;grid-template-columns:minmax(0,1.1fr) minmax(0,.9fr);gap:7%;align-items:center}
.marketing-still{margin:0;border-radius:28px;overflow:hidden;position:relative;border:1px solid #ffffff25;background:#121923}
.marketing-still img{width:100%;height:620px;object-fit:cover;display:block;filter:saturate(.78)}
.marketing-still figcaption{position:absolute;bottom:0;left:0;right:0;padding:30px 24px 20px;font-size:10px;letter-spacing:.12em;color:#fff;background:linear-gradient(transparent,#071018e8)}
.marketing-copy>p{color:#b6c4cf;font-size:16px}
.editorial-points>p{padding:20px 0;margin:0;border-top:1px solid #ffffff25;color:#b6c4cf;font-size:16px}
.editorial-points strong{color:#e1edf3;font-weight:500}
.light .editorial-points>p{border-color:#24455538}
.light .editorial-points strong{color:#193848}
.pathway-index{padding-bottom:50px}
.pathway-row{padding:40px 0;display:grid;grid-template-columns:180px minmax(0,1fr) auto;gap:30px;align-items:center;border-top:1px solid #ffffff25}
.pathway-row h2{font:39px/1.1 var(--serif);font-weight:400;letter-spacing:-.035em;margin:0 0 16px}
.pathway-row p{color:#b6c4cf;font-size:16px;max-width:650px;margin:0}
.pathway-row .button{font-size:13px}
.broker-editorial{display:grid;grid-template-columns:minmax(250px,.75fr) minmax(0,1fr);gap:9%;align-items:center;padding-bottom:110px}
.broker-portrait{border-radius:28px;background:radial-gradient(ellipse at 50% 65%,#43566b66,#111923 70%);overflow:hidden;border:1px solid #ffffff25}
.broker-portrait img{width:100%;height:580px;object-fit:cover;object-position:50% 24%;display:block}
.broker-editorial h2{font:clamp(40px,5vw,65px)/1.05 var(--serif);font-weight:400;letter-spacing:-.05em}
.broker-editorial p:not(.eyebrow){font-size:17px;color:#b6c4cf}
.resource-tools{padding:26px;border:1px solid #ffffff25;border-radius:24px;background:#ffffff06;margin-bottom:30px}
.resource-tools label{display:block;font-size:14px;color:#bdcdd8}
.resource-tools input{display:block;width:100%;padding:14px 16px;margin-top:10px;font-size:17px;color:#edf4f6;border:1px solid #ffffff30;border-radius:13px;background:#07101990;min-height:52px}
.filter-group{display:flex;flex-wrap:wrap;gap:10px;margin:20px 0 16px}
.filter-group button{min-height:48px;padding:10px 16px;font-size:14px;border:1px solid #ffffff30;border-radius:12px;color:#c9d5dd}
.filter-group button[aria-pressed=true]{background:#dcecf2;color:#152b39;border-color:#dcecf2}
.resource-count{font-size:14px;color:#a4bdca;margin:0}
.resource-grid{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:18px}
.resource-item{border-radius:24px;padding:30px;display:flex;flex-direction:column;align-items:flex-start}
.resource-item h2{font:31px/1.15 var(--serif);font-weight:400;letter-spacing:-.025em;margin:28px 0 18px}
.resource-item p{color:#b6c4cf;font-size:16px;line-height:1.8}
.resource-item .text-button{margin-top:auto;font-size:14px}
.resource-empty{margin-top:25px;font-size:16px}
.contact-layout{display:grid;grid-template-columns:minmax(0,.75fr) minmax(0,1.1fr);gap:6%;align-items:start}
.contact-person{border-radius:28px;overflow:hidden}
.contact-person>img{display:block;width:100%;height:340px;object-fit:cover;object-position:50% 20%;background:radial-gradient(#43566b66,#111923)}
.contact-person>div{padding:30px}
.contact-person h2{font:44px/1.06 var(--serif);font-weight:400;letter-spacing:-.04em;margin:22px 0}
.channel-list{display:grid;gap:0}
.channel-list a{border-top:1px solid #ffffff25;display:grid;gap:4px;padding:16px 0;overflow-wrap:anywhere}
.channel-list span{font-size:12px;color:#a7bfcf}
.channel-list strong{font-size:17px;font-weight:400;color:#e7f3f8}
.contact-person .social-links a{min-height:48px;display:flex;align-items:center;font-size:14px}
.brief-form h2{font:35px/1.1 var(--serif);font-weight:400;margin:15px 0 18px}
.brief-form .form-heading p{font-size:15px;color:#adc1ce;line-height:1.7;margin-bottom:30px}
.brief-form label{font-size:12px;letter-spacing:.03em;text-transform:none;line-height:1.5}
.brief-form input,.brief-form textarea,.brief-form select{font-size:16px;min-height:48px;padding:12px 0}
.brief-form .button{font-size:14px;margin-top:20px}
.brief-fields{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:0 22px}
.topic-context{border:1px solid #ffffff25;border-radius:16px;padding:20px;margin-bottom:22px;background:#ffffff05}
.topic-context label{margin-bottom:8px}
.field-help{font-size:15px;color:#dcecf2;margin:0 0 16px}
.brief-result{border-radius:24px;padding:30px;margin-top:25px}
.brief-result h2{font:34px/1.1 var(--serif);font-weight:400}
.brief-result dl{margin:0 0 25px}
.brief-result dl>div{padding:14px 0;border-top:1px solid #ffffff25}
.brief-result dt{font-size:12px;color:#a7bfcf}
.brief-result dd{font-size:16px;margin:5px 0 0;overflow-wrap:anywhere;white-space:pre-wrap}
.brief-result h3{font:26px/1.2 var(--serif);font-weight:400}
.brief-result p{color:#b6c4cf;font-size:16px;line-height:1.7}
.brief-result .notice{font-size:14px;color:#e5cba7;margin:20px 0}
.brief-result .text-button{font-size:14px}
.price-tool{padding:30px;border:1px solid #24455538;border-radius:24px;background:#fff9;color:#193848}
.price-tool label{display:block;font-size:14px;margin:22px 0 0}
.price-tool input{width:100%;display:block;padding:13px 15px;font-size:18px;min-height:50px;background:#fff;border:1px solid #24455550;border-radius:12px;color:#183949;margin-top:8px}
.price-output{padding:23px 0 8px;font:27px/1.25 var(--serif);color:#193848!important;margin:0}
.editorial-columns{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:35px}
.editorial-columns article{border-top:1px solid #ffffff25;padding-top:22px}
.editorial-columns span{font-size:12px;color:var(--mint)}
.editorial-columns h3{font:33px/1.1 var(--serif);font-weight:400;letter-spacing:-.025em;margin:24px 0 18px}
.editorial-columns p{font-size:16px;color:#b6c4cf;line-height:1.8}
.city-card{position:relative}
.city-card h2{font:36px/1.1 var(--serif);font-weight:400;margin:36px 0 20px}
.city-card p{font-size:15px;line-height:1.75}
.city-guide .page-hero{max-width:900px}
.city-guide .section-wrap{padding-inline:0}
.city-guide .light{padding-inline:35px;border-radius:25px}
.city-guide .next-step h2{margin-top:0}
.info-card{position:relative}
.content-section .info-card h2,.content-section .info-card h3{font:30px/1.12 var(--serif);font-weight:400;letter-spacing:-.025em}
.info-card p{font-size:15px}
.light .info-card p{color:#435865}
.legal-content{max-width:820px;padding-bottom:70px}
.legal-preview-notice{max-width:820px;margin-bottom:34px;font-size:15px;line-height:1.7}
.legal-content h2{font:34px/1.15 var(--serif);font-weight:400;margin-top:45px}
.legal-content p,.legal-content li{font-size:16px;line-height:1.8;color:#b6c4cf}
.legal-content a{text-decoration:underline;text-underline-offset:4px}
.footer-links a{min-height:40px;display:flex;align-items:center}
@media(max-width:1000px){.pathway-row{grid-template-columns:150px minmax(0,1fr)}.pathway-row .button{grid-column:2;justify-self:start}.marketing-layout{gap:45px;grid-template-columns:1fr}.marketing-still img{height:440px}.contact-layout{gap:35px;grid-template-columns:minmax(0,.8fr) minmax(0,1.2fr)}.broker-editorial{gap:6%}}
@media(max-width:720px){.next-step{display:block;padding:28px}.next-step .button{margin-top:28px}.resource-grid,.contact-layout,.broker-editorial,.editorial-columns{grid-template-columns:1fr}.broker-editorial{gap:40px;padding-bottom:70px}.broker-portrait img{height:450px}.resource-item{padding:25px}.resource-tools{padding:20px}.pathway-row{grid-template-columns:1fr;gap:22px;padding:32px 0}.pathway-row .button{grid-column:auto}.pathway-row h2{font-size:34px}.contact-person>img{height:300px}.contact-person>div{padding:25px}.contact-person{display:grid;grid-template-columns:minmax(120px,.65fr) minmax(0,1fr)}.contact-person>img{height:100%;min-height:420px}.contact-person h2{font-size:35px}.channel-list strong{font-size:14px}.contact-person .social-links{gap:16px;flex-wrap:wrap}.guide-faq summary{font-size:17px}.city-guide .light{padding-inline:22px}.brief-form label{font-size:14px}.journey-steps h3{font-size:27px}}
@media(max-width:480px){.contact-person{display:block}.contact-person>img{height:290px;min-height:0}.brief-fields{grid-template-columns:1fr}.resource-tools input{font-size:16px}.filter-group{gap:8px}.filter-group button{padding-inline:11px;font-size:13px}.marketing-still img{height:330px}.marketing-still figcaption{font-size:8px}.prep-list,.price-tool{padding:23px}.journey-steps li{gap:15px;grid-template-columns:32px minmax(0,1fr)}.brief-result{padding:23px}}
@media(prefers-reduced-motion:reduce){.journey-steps,.marketing-still{transform:none}}
@media(max-width:720px){.contact-person.contact-phone-card{display:block}.contact-person.contact-phone-card>img{height:390px;min-height:0}}
@media(max-width:480px){.contact-person.contact-phone-card>img{height:370px}}
@media(max-width:620px){.heloc-debt input:not([type=checkbox]),.heloc-input-grid input{font-size:16px;min-height:48px}.heloc-debt label,.heloc-input-grid label{font-size:12px;letter-spacing:0}.heloc-check{min-height:48px}.heloc-mode button{font-size:13px;min-height:48px}}

/* layout.css */
/* Layout milestone: editorial structure, static first, motion only by enhancement. */
.layout-v2 { --section-space:clamp(64px,8vw,112px); }
.layout-v2 .section-wrap { width:min(1400px,100%); }
.layout-v2 .page-shell { padding-top:150px; padding-bottom:40px; }
.layout-v2 .page-hero { max-width:none; padding-bottom:0; display:grid; grid-template-columns:minmax(0,1.15fr) minmax(0,.85fr); gap:0 8%; align-items:start; }
.layout-v2 .page-hero.reveal,.layout-v2 .hero-copy.reveal,.layout-v2 .intent-choices.reveal { opacity:1; transform:none; transition:none; }
.layout-v2 .reveal { transition-duration:.35s; }
.layout-v2 .page-hero>.eyebrow { grid-column:1/-1; margin-bottom:28px; }
.layout-v2 .page-hero h1 { grid-column:1; grid-row:2/4; font-size:clamp(44px,5.3vw,76px); line-height:1.07; margin:0; max-width:800px; letter-spacing:-.045em; text-wrap:balance; }
.layout-v2 .page-hero>p:not(.eyebrow) { grid-column:2; font-size:18px; line-height:1.75; margin:4px 0 24px; max-width:570px; }
.layout-v2 .page-hero>.button { grid-column:2; justify-self:start; margin:0; }
.layout-v2 .page-contents { display:flex; flex-wrap:wrap; align-items:center; gap:8px 24px; margin-top:42px; padding:20px 0; border-top:1px solid var(--line); border-bottom:1px solid var(--line); }
.layout-v2 .page-contents>span { font-size:11px; letter-spacing:.13em; color:#a6b6c3; margin-right:10px; }
.layout-v2 .page-contents a { display:inline-flex; align-items:center; min-height:48px; font-size:15px; color:#dce9ef; border-bottom:1px solid transparent; }
.layout-v2 .page-contents a:hover { color:var(--mint); border-color:var(--mint); }
.layout-v2 .content-section { padding-block:var(--section-space); }
.layout-v2 .content-section h2 { font-size:clamp(36px,4.1vw,58px); line-height:1.12; letter-spacing:-.035em; text-wrap:balance; }
.layout-v2 .content-section p,.layout-v2 .pathway-row p,.layout-v2 .info-card p,.layout-v2 .editorial-points p,.layout-v2 .detail-panel p { font-size:16px; line-height:1.8; }
.layout-v2 .content-section .eyebrow,.layout-v2 .eyebrow,.layout-v2 .card-index { font-size:11px; line-height:1.6; letter-spacing:.13em; }
.layout-v2 .button,.layout-v2 .text-button { font-size:15px; min-height:50px; line-height:1.4; }
.layout-v2 .button { gap:20px; }
.layout-v2 .button,.layout-v2 .header-cta { border:1px solid #ffffff28; box-shadow:inset 0 1px 0 #ffffff70,0 3px 0 #02060a66,0 12px 24px #0002; transition:transform .18s ease,box-shadow .18s ease,background .18s ease; }
.layout-v2 .button.secondary { box-shadow:inset 0 1px 0 #ffffff28,0 3px 0 #02060a44,0 12px 24px #0002; }
.layout-v2 .button:active,.layout-v2 .header-cta:active { transform:translateY(2px); box-shadow:inset 0 1px 0 #ffffff35,0 1px 0 #02060a66,0 5px 12px #0002; }
.layout-v2 .button:focus-visible,.layout-v2 .header-cta:focus-visible { outline:2px solid var(--mint); outline-offset:5px; }
.pathway-actions { display:flex; flex-wrap:wrap; align-items:center; gap:14px; margin-top:30px; }
.layout-v2 .button span { flex-shrink:0; }
.layout-v2 .site-nav a { font-size:13px; min-height:44px; display:flex; align-items:center; }
.layout-v2 .header-cta { min-height:48px; font-size:13px; }
.layout-v2 .next-step { padding:clamp(26px,4vw,50px); border-radius:24px; box-shadow:none; background:linear-gradient(120deg,#192731,#101820); }
.layout-v2 .next-step h2 { font-size:clamp(32px,3.7vw,50px); }
.layout-v2 .next-step p { max-width:650px; }
.layout-v2 .split-content { gap:8%; }
.layout-v2 .content-section.light { background:#eef1ef; }
.layout-v2 .light .info-card { background:#ffffff9c; border:1px solid #26445026; border-radius:20px; min-height:0; padding:30px; }
.layout-v2 .info-card h3 { font:32px/1.18 var(--serif); letter-spacing:-.025em; font-weight:400; margin:34px 0 18px; }
.layout-v2 .light .info-card .card-index { color:#465f6a; }
.layout-v2 .section-intro { margin-bottom:40px; max-width:800px; }
.layout-v2 .section-intro p:not(.eyebrow) { max-width:650px; color:#adbeca; font-size:17px; }
.layout-v2 .section-intro h2 { font:clamp(36px,4vw,58px)/1.1 var(--serif); font-weight:400; letter-spacing:-.035em; margin:15px 0 20px; }
.layout-v2 .finance-grid { display:grid; grid-template-columns:repeat(2,minmax(0,1fr)); gap:20px; }
.layout-v2 .pathway-index { padding-top:35px; padding-bottom:var(--section-space); }
.layout-v2 .pathway-row { padding:30px; border:1px solid #c5e1eb30; border-radius:22px; background:linear-gradient(140deg,#1d2a34,#10161e); display:flex; flex-direction:column; align-items:flex-start; gap:24px; }
.layout-v2 .pathway-row h3 { font:34px/1.15 var(--serif); font-weight:400; letter-spacing:-.025em; margin:0 0 16px; }
.layout-v2 .pathway-row .button { margin-top:auto; }
.layout-v2 .loan-family+.loan-family { margin-top:48px; padding-top:40px; border-top:1px solid #24455538; }
.layout-v2 .loan-family-heading { display:flex; justify-content:space-between; align-items:end; gap:30px; margin-bottom:24px; }
.layout-v2 .loan-family h3 { font:30px/1.2 var(--serif); font-weight:400; margin:0; color:#183543; letter-spacing:-.02em; }
.layout-v2 .loan-family-heading>p { max-width:500px; margin:0; font-size:16px; }
.layout-v2 .loan-card-grid { perspective:none; align-items:start; }
.layout-v2 .loan-card { transform:none; border-radius:18px; box-shadow:0 12px 26px #132c3910; }
.layout-v2 .loan-card summary { min-height:124px; padding:24px 20px; grid-template-columns:24px minmax(0,1fr) 20px; gap:10px; }
.layout-v2 .loan-card-title strong { font-size:29px; }
.layout-v2 .loan-card-title small { font-size:14px; line-height:1.5; }
.layout-v2 .loan-card-number { font-size:11px; }
.layout-v2 .loan-card-body p,.layout-v2 .loan-card-body dd { font-size:16px; line-height:1.8; color:#c3d0d9; }
.layout-v2 .loan-card-body dt { font-size:11px; }
.layout-v2 .loan-card-grid.two-up { grid-template-columns:repeat(2,minmax(0,1fr)); }
.layout-v2 .loan-card-grid.project-capital { grid-template-columns:minmax(0,1fr) minmax(0,1fr); }
.layout-v2 .program-related { padding:20px; display:flex; flex-direction:column; align-items:start; justify-content:center; border-left:1px solid #29495835; }
.layout-v2 .program-related p { color:#435865; margin-bottom:12px; }
.layout-v2 .program-related a { color:#254b5d; }
.layout-v2 .contact-layout { padding-top:36px; gap:5%; }
.layout-v2 .contact-person.contact-phone-card>img { height:330px; }
.layout-v2 .contact-person h2 { font-size:38px; margin-top:15px; }
.layout-v2 .channel-list span { font-size:14px; }
.layout-v2 .channel-list a { min-height:64px; }
.layout-v2 .brief-form label { font-size:15px; letter-spacing:0; }
.layout-v2 .brief-form .form-heading p { font-size:16px; }
.layout-v2 .brief-form .form-heading h2 { font-size:34px; }
.layout-v2 .preview-form input,.layout-v2 .preview-form select,.layout-v2 .preview-form textarea { font-size:16px; min-height:48px; }
.layout-v2 .broker-editorial { padding-top:34px; padding-bottom:var(--section-space); }
.layout-v2 .broker-portrait img { height:490px; }
.layout-v2 .journey-steps li { padding-block:27px; }
.layout-v2 .journey-steps h3 { font-size:29px; }
.layout-v2 .source-note { padding-top:32px; font-size:14px; padding-bottom:32px; }
.layout-v2 .site-footer { font-size:13px; line-height:1.8; }
.layout-v2 .footer-links { gap:12px 24px; font-size:14px; }
.layout-v2 .footer-links a { min-height:48px; }
.layout-v2 .legal-note,.layout-v2 .footer-fine { font-size:12px; color:#a6b6c3; }
/* Home: compact editorial chapters between two selected photographic moments. */
.layout-v2 .arrival-welcome { min-height:0; padding-block:clamp(64px,7vw,100px); gap:7%; }
.layout-v2 .hero h1 { font-size:clamp(46px,5.3vw,76px); line-height:1.08; letter-spacing:-.045em; }
.layout-v2 .hero-lede { font-size:18px; max-width:620px; }
.layout-v2 .hero-note { font-size:12px; line-height:1.7; margin-top:30px; }
.layout-v2 .arrival-note { padding-left:30px; }
.layout-v2 .arrival-note p { font:34px/1.2 var(--serif); margin-block:24px; }
.intent-choices { border-left:1px solid var(--line); padding-left:32px; }
.intent-choices a { display:grid; grid-template-columns:minmax(0,1fr) 22px; gap:10px 18px; padding:26px 0; border-bottom:1px solid var(--line); min-height:120px; }
.intent-choices a>span { grid-column:1/-1; font-size:11px; letter-spacing:.12em; color:#a6b9c6; }
.intent-choices strong { font:31px/1.2 var(--serif); font-weight:400; color:#e7eff2; }
.intent-choices b { font-size:22px; color:var(--mint); font-weight:400; }
.intent-choices a:hover strong { color:var(--mint); }
.lead-dialog-open { overflow:hidden; }
.lead-dialog { width:min(680px,calc(100% - 32px)); max-height:calc(100svh - 32px); overflow:auto; overscroll-behavior:contain; margin:auto; padding:clamp(28px,5vw,48px); border:1px solid #b8d4e43d; border-radius:26px; background:linear-gradient(145deg,#1b2934,#0d151e); color:#edf4f7; box-shadow:0 30px 100px #0009; }
.lead-dialog:not([open]) { display:none; }
.lead-dialog::backdrop { background:#02060bcc; backdrop-filter:blur(12px); }
.lead-dialog .dialog-close { position:sticky; top:0; margin:-14px -12px 4px auto; display:grid; place-items:center; width:48px; height:48px; border:1px solid #ffffff35; border-radius:50%; background:#14232ff5; font-size:27px; z-index:3; }
.lead-dialog fieldset { border:0; margin:0; padding:0; min-width:0; }
.lead-dialog h2 { font:clamp(32px,4vw,46px)/1.13 var(--serif); font-weight:400; letter-spacing:-.03em; margin:18px 0 22px; }
.lead-dialog h3 { font:30px/1.2 var(--serif); font-weight:400; margin:25px 0 18px; }
.lead-dialog p { font-size:16px; line-height:1.75; color:#bbccd7; }
.lead-dialog label { font-size:15px; color:#dce7ec; display:block; margin-bottom:22px; }
.lead-dialog input,.lead-dialog select { width:100%; display:block; margin-top:10px; min-height:52px; padding:12px; border:1px solid #ffffff3b; border-radius:12px; background:#07131b; color:#eef5f8; font-size:16px; }
.lead-dialog input::placeholder { color:#8fa5b4; opacity:1; }
.lead-dialog .dialog-fields { display:grid; grid-template-columns:1fr 1fr; gap:0 18px; margin-top:26px; }
.lead-dialog .dialog-note,.lead-dialog .dialog-privacy { font-size:14px; line-height:1.7; color:#aebfcc; }
.lead-dialog .button { width:100%; justify-content:center; margin-block:12px; }
.lead-dialog .lookup-status { font-size:15px; line-height:1.7; color:#c9deea; min-height:48px; }
.lead-dialog .dialog-privacy { margin-top:28px; margin-bottom:0; }
.lead-dialog .dialog-privacy a,.map-attribution a { text-decoration:underline; text-underline-offset:4px; }
.lead-dialog dl { margin:25px 0; }
.lead-dialog dl>div { padding:14px 0; border-top:1px solid #ffffff25; }
.lead-dialog dt { color:#a9becb; font-size:13px; }
.lead-dialog dd { margin:6px 0 0; font-size:16px; overflow-wrap:anywhere; }
.address-options { list-style:none; margin:0 0 20px; padding:7px; border:1px solid #bfd4df45; border-radius:16px; background:#08151f; }
.address-options li { min-height:50px; padding:14px; color:#d8e7f0; font-size:16px; line-height:1.6; cursor:pointer; border-radius:10px; }
.address-options li:hover,.address-options li[aria-selected=true] { background:#d6f0f11c; color:#fff; }
.lead-dialog .selected-address { font-size:18px; color:#e7f2f7; margin-bottom:8px; }
.floating-map { position:relative; height:300px; margin:12px -20px 0; isolation:isolate; background:radial-gradient(ellipse at center,#243e4d55,transparent 70%); }
.floating-map iframe { display:block; border:0; width:100%; height:100%; filter:invert(.88) hue-rotate(180deg) saturate(.3); -webkit-mask-image:radial-gradient(ellipse at 50% 50%,#000 40%,#000b 59%,transparent 76%); mask-image:radial-gradient(ellipse at 50% 50%,#000 40%,#000b 59%,transparent 76%); }
.lead-dialog .map-attribution { font-size:12px; color:#b9cbd6; line-height:1.7; text-align:center; margin:5px 0 12px; }
.map-attribution a:not([href]) { display:none; }
.floating-map .map-unavailable { position:absolute; inset:0; display:grid; place-content:center; padding:36px; text-align:center; font-size:16px; }
@media(max-width:900px) { .intent-choices { border-left:0; border-top:1px solid var(--line); padding-left:0; display:grid; grid-template-columns:1fr 1fr; gap:28px; } }
@media(max-width:620px) { .intent-choices { grid-template-columns:1fr; gap:0; } .intent-choices a { min-height:0; padding:24px 0; } .intent-choices strong { font-size:28px; } .lead-dialog { padding:22px; border-radius:22px; } .lead-dialog .dialog-fields { grid-template-columns:1fr; } .lead-dialog .dialog-close { margin:-8px -8px 0 auto; } .floating-map { height:260px; margin-inline:-12px; } }
.layout-v2 .signal-strip { font-size:11px; letter-spacing:.07em; }
.layout-v2 .pathways { padding-block:var(--section-space); }
.layout-v2 .section-heading h2,.layout-v2 .approach h2,.layout-v2 .equity-copy h2,.layout-v2 .teaser-copy h2,.layout-v2 .reduced-strip h2,.layout-v2 .contact-intro h2 { font-size:clamp(38px,4.2vw,60px); line-height:1.12; letter-spacing:-.035em; }
.layout-v2 .section-heading>p,.layout-v2 .pathway-card p,.layout-v2 .approach-intro>p:not(.eyebrow),.layout-v2 .approach-steps p,.layout-v2 .step-detail,.layout-v2 .teaser-copy>p:not(.eyebrow),.layout-v2 .equity-copy>p:not(.eyebrow),.layout-v2 .equity-card p,.layout-v2 .reduced-strip p:not(.eyebrow),.layout-v2 .contact-intro>p:not(.eyebrow) { font-size:16px; line-height:1.8; }
.layout-v2 .pathway-card { min-height:280px; padding:28px; transition:border-color .25s,background .25s; }
.layout-v2 .pathway-card:hover { transform:none; }
.layout-v2 .pathway-card h3 { margin-top:42px; }
.layout-v2 .pathway-card p { max-width:330px; padding-right:8px; }
.layout-v2 .approach,.layout-v2 .dscr-teaser,.layout-v2 .equity-panel,.layout-v2 .contact-section { padding-block:var(--section-space); }
.layout-v2 .dscr-teaser { gap:6%; }
.layout-v2 .teaser-art,.layout-v2 .teaser-art img { min-height:0; }
.layout-v2 .teaser-art img { width:100%; height:auto; object-fit:contain; }
.layout-v2 .art-label { display:none; }
.layout-v2 .art-note { font-size:11px; }
.layout-v2 .equity-card { box-shadow:none; border-radius:22px; }
.layout-v2 .equity-card strong { margin-top:40px; }
.layout-v2 .equity-questions { list-style:none; margin:0; padding:0; }
.layout-v2 .equity-questions li { display:grid; grid-template-columns:30px minmax(0,1fr); gap:20px; padding:24px 0; border-top:1px solid #24455538; }
.layout-v2 .equity-questions li>span { font-size:12px; color:#45636f; padding-top:5px; }
.layout-v2 .equity-questions h3 { font:29px/1.2 var(--serif); font-weight:400; margin:0 0 10px; color:#183543; }
.layout-v2 .equity-questions p { font-size:16px; line-height:1.8; color:#435865; margin:0; }
.layout-v2 .mini-facts span { font-size:13px; }
.layout-v2 .reduced-strip { padding-block:72px; }
.layout-v2 .reduced-strip h2 { font-size:clamp(34px,3.5vw,48px); }
.layout-v2 .contact-links { grid-template-columns:1fr; max-width:430px; gap:12px; margin-top:30px; }
.layout-v2 .contact-links span { font-size:11px; }
.layout-v2 .contact-links strong { font-size:17px; }
.layout-v2 .social-links { font-size:15px; flex-wrap:wrap; }
.layout-v2 .preview-form label { font-size:14px; letter-spacing:0; text-transform:none; }
.layout-v2 .preview-form .form-status { font-size:14px; }
.pinned-panel { background:#080e15; color:#f4f5f3; position:relative; }
.pinned-stage { position:relative; display:grid; grid-template-columns:1.15fr 1fr; align-items:center; gap:6%; overflow:hidden; }
.pinned-media { display:block; width:100%; height:550px; object-fit:cover; }
.pinned-copy { padding:60px 8% 60px 0; }
.pinned-copy h2 { font:600 clamp(44px,5.2vw,80px)/1.07 var(--serif); letter-spacing:-.045em; margin:20px 0 24px; text-wrap:balance; }
.pinned-copy>p:not(.eyebrow) { font-size:18px; line-height:1.7; max-width:550px; }
.pinned-caption { position:absolute; left:24px; bottom:12px; font-size:12px; color:#edf4f6; text-shadow:0 1px 7px #000; margin:0; max-width:calc(100% - 48px); }
.pinned-panel.is-pinned { height:180svh; }
.is-pinned .pinned-stage { position:sticky; top:0; height:100svh; min-height:0; display:block; isolation:isolate; }
.is-pinned .pinned-media { position:absolute; inset:0; height:100%; object-fit:cover; z-index:-2; }
.is-pinned .pinned-stage::after { content:""; position:absolute; inset:0; background:linear-gradient(90deg,#03080dc9,#03080d45 75%),linear-gradient(180deg,#03080d50,transparent 50%,#03080d85); z-index:-1; pointer-events:none; }
.is-pinned .pinned-copy { position:absolute; left:8%; right:7%; top:45%; padding:0; max-width:900px; transform:translateY(var(--panel-copy-y,25svh)); will-change:transform; }
.is-pinned .pinned-copy .eyebrow { color:#dae8ee; }
.is-pinned .pinned-copy h2 { max-width:950px; }
.is-pinned .pinned-caption { left:8%; bottom:24px; }
.panel-followup { display:flex; align-items:center; justify-content:space-between; gap:30px; padding-block:32px; border-bottom:1px solid var(--line); }
.panel-followup p { color:#b6c4cf; font-size:16px; line-height:1.8; max-width:680px; margin:0; }
.panel-followup a { flex-shrink:0; }
@media(min-width:901px) { .layout-v2 .seller-film { width:calc(100% - 8%); margin:0 auto; border-radius:24px; overflow:clip; } .layout-v2 .seller-film.motion-enabled { height:190svh; } .layout-v2 .seller-film .film-stage { height:85svh; min-height:620px; } }
@media(max-width:1000px) { .layout-v2 .page-hero { gap:0 5%; } .layout-v2 .page-hero h1 { font-size:54px; } .layout-v2 .page-hero>p:not(.eyebrow) { font-size:17px; } .layout-v2 .loan-family-heading { display:block; } .layout-v2 .loan-family-heading>p { margin-top:14px; } .layout-v2 .loan-card-grid { grid-template-columns:1fr; } }
@media(max-width:900px) { .layout-v2 .site-nav a { font-size:16px; min-height:50px; } .layout-v2 .page-hero { display:block; } .layout-v2 .page-hero h1 { max-width:850px; font-size:clamp(43px,7.5vw,66px); } .layout-v2 .page-hero>p:not(.eyebrow) { margin-top:24px; } .layout-v2 .page-hero>.eyebrow { margin-bottom:22px; } .layout-v2 .contact-layout { grid-template-columns:1fr; gap:35px; } .layout-v2 .contact-person.contact-phone-card { display:grid; grid-template-columns:minmax(120px,.6fr) minmax(0,1fr); } .layout-v2 .contact-person.contact-phone-card>img { height:100%; max-height:420px; padding:14px 8px 0; } .pinned-stage { grid-template-columns:1fr; gap:0; } .pinned-copy { padding:40px 7%; } .pinned-media { height:380px; } .layout-v2 .arrival-note { display:none; } .layout-v2 .arrival-welcome { grid-template-columns:1fr; } }
@media(max-width:620px) { .layout-v2 .section-wrap { padding-inline:22px; } .layout-v2 .page-shell { padding-top:125px; padding-bottom:24px; } .layout-v2 .page-hero h1 { font-size:clamp(39px,10vw,54px); line-height:1.13; } .layout-v2 .page-hero>p:not(.eyebrow),.layout-v2 .hero-lede { font-size:17px; } .layout-v2 .page-contents { margin-top:30px; gap:0 20px; padding-block:12px; } .layout-v2 .page-contents>span { flex-basis:100%; margin-block:5px; } .layout-v2 .page-contents a { font-size:14px; } .layout-v2 .finance-grid,.layout-v2 .loan-card-grid.two-up,.layout-v2 .loan-card-grid.project-capital { grid-template-columns:1fr; } .layout-v2 .pathway-row { padding:25px; gap:22px; } .layout-v2 .program-related { border-left:0; border-top:1px solid #29495835; padding:22px 0 0; } .layout-v2 .loan-card summary { min-height:110px; } .layout-v2 .loan-card-title strong { font-size:28px; } .layout-v2 .content-section h2 { font-size:36px; } .layout-v2 .section-heading h2,.layout-v2 .approach h2,.layout-v2 .teaser-copy h2,.layout-v2 .equity-copy h2,.layout-v2 .contact-intro h2 { font-size:38px; } .layout-v2 .hero h1 { font-size:46px; } .layout-v2 .hero-actions { align-items:stretch; } .layout-v2 .hero-actions .button { justify-content:space-between; } .layout-v2 .section-heading>p { max-width:520px; } .layout-v2 .pathway-card { min-height:0; padding:26px; } .layout-v2 .pathway-card h3 { margin-top:30px; } .layout-v2 .contact-person>div { padding:24px 18px; } .layout-v2 .contact-person h2 { font-size:29px; } .layout-v2 .channel-list strong { font-size:15px; } .layout-v2 .contact-person .social-links { gap:0 16px; } .layout-v2 .contact-person .social-links a { font-size:14px; } .layout-v2 .broker-portrait img { height:390px; } .layout-v2 .signal-strip { white-space:normal; justify-content:space-between; font-size:10px; } .layout-v2 .signal-strip span { max-width:125px; } .is-pinned .pinned-copy { left:7%; right:7%; top:42%; } .pinned-copy h2 { font-size:clamp(39px,9vw,54px); line-height:1.13; } .pinned-copy>p:not(.eyebrow) { font-size:17px; } .is-pinned .pinned-caption { left:7%; right:7%; font-size:11px; max-width:none; } .panel-followup { display:block; } .panel-followup a { margin-top:16px; } }
@media(max-width:360px) { .layout-v2 .section-wrap { padding-inline:18px; } .layout-v2 .hero h1 { font-size:40px; } .layout-v2 .contact-person.contact-phone-card { grid-template-columns:1fr; } .layout-v2 .contact-person.contact-phone-card>img { height:240px; } .layout-v2 .next-step { padding:24px; } .layout-v2 .button { font-size:14px; gap:12px; } }
@media(max-width:620px) { .layout-v2 .contact-person.contact-phone-card { display:block; } .layout-v2 .contact-person.contact-phone-card>img { width:100%; height:300px; min-height:0; max-height:none; object-fit:contain; padding:18px 12px 0; } .layout-v2 .contact-person.contact-phone-card>div { padding:26px; } }
@media(max-height:620px),(prefers-reduced-motion:reduce) { .pinned-panel.is-pinned { height:auto; } .is-pinned .pinned-stage { position:relative; height:auto; display:grid; } .is-pinned .pinned-media { position:static; height:360px; z-index:auto; } .is-pinned .pinned-stage::after { display:none; } .is-pinned .pinned-copy { position:static; transform:none; padding:35px 7%; max-width:none; } .is-pinned .pinned-caption { position:static; padding:0 7% 25px; } .layout-v2 .seller-film.motion-enabled { height:auto; } .layout-v2 .seller-film .film-stage { position:relative; height:650px; min-height:0; } }