@font-face{font-family:Manrope;src:url('assets/manrope.ttf') format('truetype');font-weight:200 800;font-display:swap}
:root{--forest:#153d36;--deep:#102c28;--paper:#fafbf8;--gold:#efc588;--text:#203b35;--muted:#5c706a;--line:#d5ddd7;--header:90px;--footer:66px;--gutter:clamp(24px,6vw,112px)}
*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:var(--header);scroll-snap-type:y proximity}body{margin:0;font-family:Manrope,Arial,sans-serif;color:var(--text);background:var(--paper);-webkit-font-smoothing:antialiased}a{color:inherit;text-decoration:none}button,input,select,textarea{font:inherit}button,summary{cursor:pointer}button:disabled{cursor:default}h1,h2,h3,p,figure{margin:0}a,button,summary,input,select,textarea{-webkit-tap-highlight-color:transparent}:focus-visible{outline:3px solid #b67a2e;outline-offset:5px}[hidden]{display:none!important}.skip-link{position:fixed;left:20px;top:-80px;padding:14px 20px;background:white;z-index:100}.skip-link:focus{top:12px}.site-header{position:fixed;inset:0 0 auto;height:var(--header);background:var(--deep);color:white;display:flex;align-items:center;gap:36px;padding:0 var(--gutter);z-index:30;border-bottom:1px solid #ffffff19}.brand{display:flex;gap:13px;align-items:center;flex-shrink:0;font-size:14px;font-weight:550;line-height:1.25}.brand-mark{font-family:Georgia,serif;font-size:43px;color:var(--gold);position:relative;padding-right:12px;border-right:1px solid #ffffff35}.brand-mark span{font-size:30px;margin-left:-8px}.brand-bottom{display:block;font-size:25px;font-weight:750;letter-spacing:-1px}.desktop-nav{display:flex;align-items:center;gap:28px;margin-left:auto;font-size:14px}.desktop-nav a{padding:10px 0;border-bottom:1px solid transparent}.desktop-nav a:hover,.desktop-nav a[aria-current]{color:var(--gold);border-bottom-color:var(--gold)}.header-phone{font-size:14px;white-space:nowrap;border:1px solid #789086;padding:13px 17px}.header-phone span{margin-left:15px}.menu-toggle{display:none}#mobile-menu{position:absolute;inset:var(--header) 0 auto;background:var(--deep);padding:20px var(--gutter);border-bottom:1px solid #789086;max-height:calc(100svh - var(--header) - var(--footer));overflow:auto}#mobile-menu a{display:block;padding:14px 0;border-bottom:1px solid #ffffff22}.screen{position:relative;min-height:100svh;padding:calc(var(--header) + 48px) var(--gutter) calc(var(--footer) + 48px);display:flex;align-items:center;scroll-snap-align:start;scroll-margin-top:0}.section-inner{width:100%;max-width:1440px;margin:0 auto}.split{display:grid;grid-template-columns:1fr 1.1fr;align-items:center;gap:9%}.section-copy{min-width:0}.intro-label{font-size:14px;font-weight:600;color:var(--muted);margin-bottom:26px}.screen h1{font-size:clamp(48px,5.8vw,92px);font-weight:650;letter-spacing:-.065em;line-height:1.06}.screen h2{font-size:clamp(38px,4.3vw,66px);font-weight:600;letter-spacing:-.055em;line-height:1.1}.body-copy{font-size:16px;line-height:1.85;color:var(--muted);max-width:470px;margin-top:26px}.button{display:inline-flex;justify-content:space-between;align-items:center;gap:30px;min-height:54px;background:var(--gold);color:var(--deep);padding:17px 23px;border:0;font-size:14px;font-weight:750}.button:hover{background:#ffdbab}.button span{font-size:20px}.text-link{display:inline-flex;align-items:center;gap:26px;font-size:14px;font-weight:700;margin-top:28px;padding-bottom:9px;border-bottom:1px solid currentColor}.quiet-note{font-size:13px;line-height:1.8;color:var(--muted);margin-top:24px}.hero{background:var(--forest);color:white;isolation:isolate}.hero-photo,.hero-shade{position:absolute;inset:0;width:100%;height:100%;z-index:-1}.hero-photo{object-fit:cover;object-position:center}.hero-shade{background:linear-gradient(90deg,#071f1bea 0%,#0b241dbe 35%,#0b241d28 76%)}.hero-content{padding:25px 0}.hero .intro-label{color:#f1d6ad}.hero-description{font-size:17px;line-height:1.8;color:#e4eae3;margin-top:27px}.hero-actions{display:flex;align-items:center;gap:30px;margin-top:32px}.secondary-link{font-size:14px;border-bottom:1px solid #ffffff77;padding:10px 0}.hero-signoff{display:flex;align-items:center;gap:18px;margin-top:47px;font-size:15px;font-weight:650}.hero-signoff small{font-size:13px;font-weight:400;color:#d0dad3;display:block;margin-top:4px}.small-rule{height:1px;width:36px;background:var(--gold)}.image-note{position:absolute;bottom:calc(var(--footer) + 16px);right:var(--gutter);font-size:12px;color:#e4eae3}.about{background:#edf2ee}.local-panel{background:var(--forest);color:var(--paper);min-height:490px;display:flex;flex-direction:column;padding:32px}.local-panel-top{display:flex;justify-content:space-between;gap:20px;font-size:13px;color:#cadbd1}.address-display{flex:1;display:flex;justify-content:center;flex-direction:column;padding:30px 0;font-size:25px}.address-number{font-family:Georgia,serif;font-size:clamp(95px,10vw,170px);line-height:1.15;letter-spacing:-8px;color:var(--gold)}.suite{font-size:14px;color:#cadbd1;margin-top:10px}.local-panel-bottom{border-top:1px solid #ffffff35;padding-top:22px;display:grid;gap:15px;font-size:13px;color:#cadbd1}.local-panel-bottom a{color:var(--gold);font-size:14px}.local-panel-bottom a span{float:right}.person-line{display:flex;align-items:center;gap:16px;margin-top:28px}.initials{width:54px;height:54px;border:1px solid #9aafa4;display:grid;place-items:center;font-family:Georgia,serif;font-size:22px}.person-line strong{font-size:16px;display:block}.person-line div>span{display:block;font-size:13px;color:var(--muted);margin-top:4px}.questions{background:var(--forest);color:white}.questions .intro-label{color:var(--gold)}.questions .body-copy{color:#cadbd1}.questions .text-link{color:var(--gold)}.faq-list{border-top:1px solid #ffffff38}.faq-list details{border-bottom:1px solid #ffffff38;padding:20px 0}.faq-list summary{display:flex;align-items:center;justify-content:space-between;gap:22px;list-style:none;font-size:15px;font-weight:600;line-height:1.6}.faq-list summary::-webkit-details-marker{display:none}.faq-list summary span{font-size:25px;color:var(--gold);flex-shrink:0;font-weight:400}.faq-list details[open] summary span{transform:rotate(45deg)}.faq-list p{font-size:14px;line-height:1.85;color:#cadbd1;padding:14px 25px 0 0}.contact{background:#e9efe9}.contact-layout{display:grid;grid-template-columns:1fr 1.1fr;gap:40px 8%;align-items:center}.contact-links{margin:27px 0 22px;max-width:430px}.contact-links>a{display:block;border-top:1px solid #becbc1;padding:16px 0}.contact-links small{display:block;font-size:12px;color:var(--muted);margin-bottom:7px}.contact-links>a>span{font-size:22px;letter-spacing:-.5px;display:flex;justify-content:space-between;gap:20px;overflow-wrap:anywhere}.contact address{font-size:14px;line-height:1.8;font-style:normal}.request-card{background:var(--paper);padding:32px;min-width:0;border:1px solid #d4ded4}.form-heading{display:flex;justify-content:space-between;gap:20px;align-items:flex-start}.request-card h3{font-size:25px;line-height:1.25;letter-spacing:-1px}.demo-badge{font-size:12px;padding:4px 8px;border:1px solid #b0bfb0;display:inline-block;white-space:nowrap}.form-help{font-size:14px;line-height:1.7;color:var(--muted);margin:15px 0 22px}.form-row{display:grid;grid-template-columns:1fr 1fr;gap:16px}.request-card label{display:block;font-size:14px;font-weight:600;min-width:0;margin-bottom:17px}.request-card input,.request-card select,.request-card textarea{display:block;width:100%;min-width:0;margin-top:8px;padding:12px;border:1px solid #b8c7bc;background:white;border-radius:0;font-size:16px;color:var(--text);min-height:46px}.request-card textarea{resize:vertical;min-height:95px;max-height:220px}.form-button{width:100%;background:var(--forest);color:white}.form-button:hover{background:#24584d}.form-note{font-size:12px;line-height:1.6;color:var(--muted);margin-top:13px}.concept-footer{grid-column:1/-1;font-size:12px;color:var(--muted);line-height:1.7}.request-card dl>div{border-bottom:1px solid var(--line);padding:12px 0}.request-card dt{font-size:12px;color:var(--muted)}.request-card dd{margin:6px 0 0;font-size:15px;overflow-wrap:anywhere;white-space:pre-wrap}#preview-title{margin-top:18px}.chapter-controls{position:fixed;inset:auto 0 0;height:var(--footer);display:flex;align-items:center;gap:30px;padding:0 var(--gutter);background:var(--paper);border-top:1px solid var(--line);z-index:30}.chapter-status{display:flex;gap:24px;align-items:center;min-width:230px;font-size:12px}.total{color:#74877d;margin-left:6px}#chapter-label{color:var(--muted)}.progress-track{height:2px;background:#dfe6df;flex:1}.progress-track span{display:block;height:100%;width:16.6667%;background:var(--forest);transition:width .25s}.concept-label{font-size:12px;color:var(--muted)}.page-buttons{display:flex;gap:8px}.page-buttons button{display:flex;justify-content:center;align-items:center;gap:18px;min-width:44px;min-height:42px;padding:0 13px;font-size:20px;background:transparent;border:1px solid #bbc9bd;color:var(--text)}.page-buttons button>span{font-size:12px}.page-buttons button:disabled{opacity:.3}.page-buttons button:hover:not(:disabled){background:#e7eee7}
#inquiry-fields{border:0;margin:0;padding:0;min-width:0}
@media(min-width:1500px){.screen{padding-top:calc(var(--header) + 70px);padding-bottom:calc(var(--footer) + 70px)}}
@media(max-width:1100px){.desktop-nav{gap:20px}.header-phone{display:none}.split{gap:6%;grid-template-columns:1fr 1.15fr}.service-list{gap:28px 22px}.service-list h3{font-size:21px}.contact-layout{gap:35px 5%}.request-card{padding:26px}}
@media(max-width:760px){:root{--header:76px;--footer:62px;--gutter:24px}html{scroll-snap-type:none}.site-header{gap:20px}.brand{font-size:12px}.brand-bottom{font-size:22px}.brand-mark{font-size:37px}.desktop-nav{display:none}.menu-toggle{display:flex;flex-direction:column;justify-content:center;gap:7px;margin-left:auto;width:44px;height:44px;background:transparent;border:1px solid #789086;padding:11px}.menu-toggle span{height:1px;width:100%;background:white}.screen{padding-top:calc(var(--header) + 36px);padding-bottom:calc(var(--footer) + 40px)}.screen h1{font-size:clamp(46px,9.5vw,72px)}.screen h2{font-size:clamp(38px,8.5vw,58px)}.split,.contact-layout{grid-template-columns:1fr;gap:35px}.hero-content{padding:20px 0}.hero-shade{background:linear-gradient(90deg,#071f1bea,#0b241d88),linear-gradient(0deg,#071f1b66,transparent)}.hero-photo{object-position:62% center}.hero-description{font-size:16px}.hero-description br{display:none}.hero-actions{align-items:flex-start;flex-direction:column;gap:13px}.hero-signoff{margin-top:30px}.intro-label{margin-bottom:20px}.service-list{gap:25px}.local-panel{min-height:365px;order:2}.address-number{font-size:105px}.about .section-copy{order:1}.contact-links>a>span{font-size:21px}.chapter-status{min-width:0;flex:1;gap:14px}.progress-track,.concept-label{display:none}.chapter-controls{gap:12px}.page-buttons button{min-height:44px}.concept-footer{margin-top:0}.request-card{padding:25px}.body-copy{margin-top:22px}.faq-list details{padding:18px 0}}
@media(max-width:420px){:root{--gutter:20px}.service-list,.form-row{grid-template-columns:1fr}.service-list h3{font-size:23px}.hero h1{font-size:45px}.chapter-status{gap:10px;font-size:11px}.page-buttons button{padding:0 10px;gap:8px}.request-card{padding:21px}.contact-links>a>span{font-size:18px}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}.progress-track span{transition:none}}

/* Individual service content. */
.service-tonal{background:#edf2ee}
.service-count{display:inline-block;margin-left:24px;color:var(--muted);font-size:12px;font-weight:500}
.service-line{font-size:22px;line-height:1.5;letter-spacing:-.5px;margin-top:25px;max-width:440px}
.service-slide .body-copy{margin-top:17px}
.service-slide .quiet-note{max-width:450px}
.service-panel{background:var(--forest);color:white;padding:clamp(28px,3.5vw,54px);min-width:0}
.service-panel-brand{color:var(--gold);font-size:14px;margin-bottom:32px}
.service-panel h3{font-size:clamp(28px,2.8vw,42px);line-height:1.2;letter-spacing:-1px;max-width:360px}
.service-panel dl{margin:30px 0 0}
.service-panel dl>div{border-top:1px solid #ffffff38;padding:20px 0}
.service-panel dl>div:last-child{padding-bottom:0}
.service-panel dt{font-size:16px;font-weight:650}
.service-panel dd{font-size:15px;line-height:1.8;color:#cadbd1;margin:7px 0 0}
.service-photo{min-width:0}
.service-photo img{display:block;width:100%;height:clamp(340px,54vh,620px);object-fit:cover;object-position:76% center}
.service-photo figcaption{display:flex;justify-content:space-between;flex-wrap:wrap;gap:10px;padding-top:15px;font-size:14px}
.service-photo figcaption span{font-size:12px;color:var(--muted)}
@media(max-width:760px){.service-panel{padding:28px}.service-line{font-size:21px}.service-photo img{height:370px}.service-panel-brand{margin-bottom:24px}}

/* GMS Auto movement: vertical chapters, horizontal service slides. */
html{scroll-snap-type:y mandatory;scroll-padding:0}
html.chapter-animating{scroll-snap-type:none;scroll-behavior:auto}
.screen{height:100dvh;min-height:100dvh;overflow:hidden;scroll-snap-stop:always}
.section-inner{max-height:100%;min-height:0;overflow-y:auto;overscroll-behavior-y:contain;scrollbar-width:thin}
.services-chapter{padding-top:calc(var(--header) + 24px);padding-bottom:calc(var(--footer) + 24px)}
.services-inner{display:flex;flex-direction:column;gap:24px;scrollbar-width:none}
.services-inner::-webkit-scrollbar{display:none}
.hero-content{scrollbar-width:none}
.hero-content::-webkit-scrollbar{display:none}
.services-toolbar{display:flex;justify-content:space-between;align-items:center;gap:20px;flex-shrink:0}
.services-toolbar label{display:flex;align-items:center;gap:18px;font-size:14px;color:var(--muted)}
.services-toolbar select{font:inherit;font-size:16px;padding:12px;border:1px solid var(--line);color:var(--text);background:white;max-width:290px;min-height:46px}
.service-controls{display:flex;align-items:center;gap:10px}
.service-controls>span{font-size:13px;color:var(--muted);margin-right:10px}
.service-controls button{width:44px;height:44px;font-size:20px;border:1px solid var(--line);color:var(--text);background:transparent}
.service-controls button:disabled{opacity:.3;cursor:default}
.service-controls button:hover:not(:disabled){background:#e7eee7}
.has-service-slider .service-stage{display:grid;overflow:hidden;isolation:isolate;flex-shrink:0}
.has-service-slider .service-slide{grid-area:1/1;min-width:0;opacity:0;visibility:hidden;transition:transform .56s cubic-bezier(.65,0,.35,1),opacity .35s,visibility .56s}
.has-service-slider .service-slide.is-active{opacity:1;visibility:visible}
.service-slide .split{min-height:100%;gap:7%}
.service-slide h2{font-size:clamp(36px,3.8vw,60px)}
.service-hint{font-size:13px;color:var(--muted);display:flex;align-items:center;flex-wrap:wrap;gap:12px;flex-shrink:0}
.service-hint>span:first-child{font-size:22px}
.touch-hint{display:none}
@media(max-width:760px),(hover:none) and (pointer:coarse){
 html{scroll-behavior:auto}
 .screen{height:auto;min-height:100svh;overflow:visible}
 .section-inner,.hero-content{max-height:none;overflow:visible;overscroll-behavior-y:auto}
 .has-service-slider .service-stage{touch-action:pan-y}
 .touch-hint{display:inline}
 .mobile-nav-hint #next:not(:disabled){animation:mobile-navigation-cue 1.15s ease-in-out .7s 5}
}
@media(max-width:760px){
 .services-toolbar{align-items:flex-end;gap:12px}
 .services-toolbar label{display:block;flex:1;min-width:0}
 .services-toolbar select{display:block;margin-top:8px;width:100%;max-width:100%}
 .service-controls{gap:5px}.service-controls>span{display:none}
 .service-slide .split{gap:25px}
}
@keyframes mobile-navigation-cue{0%,100%{background:transparent;border-color:#bbc9bd;box-shadow:0 0 0 0 #efc58800}45%{background:#f7e7cf;border-color:#b67a2e;box-shadow:0 0 0 5px #efc58830}}
@media(prefers-reduced-motion:reduce){.has-service-slider .service-slide{transition:none}.mobile-nav-hint #next:not(:disabled){animation:none}}

/* Local mortgage estimator, chapter two. */
.calculator{background:#edf2ee}
.calculator-inner{scrollbar-width:none}.calculator-inner::-webkit-scrollbar{display:none}
.calculator-heading{display:flex;align-items:flex-end;justify-content:space-between;gap:28px;margin-bottom:28px}
.calculator-heading .intro-label{margin-bottom:12px}.calculator-heading h2{font-size:clamp(32px,3.1vw,48px)}
.calculator-heading>p{font-size:14px;line-height:1.8;color:var(--muted);max-width:310px}
.calculator-layout{display:grid;grid-template-columns:1.1fr 1fr;gap:5%;align-items:start}
.calculator-assumptions{font-size:13px;line-height:1.6;color:var(--muted);margin-bottom:18px}
.calculator-fields{display:grid;grid-template-columns:1fr 1fr;gap:18px}
.calculator-fields label{font-size:14px;font-weight:600;min-width:0}
.calculator-fields input,.calculator-fields select{display:block;width:100%;min-width:0;min-height:46px;margin-top:7px;border:1px solid #b8c7bc;background:white;color:var(--text);padding:11px 12px;font-size:16px;border-radius:0}
.input-hint{display:block;font-size:12px;line-height:1.7;color:var(--muted);font-weight:400;margin-top:6px}
.calculator-costs{border-top:1px solid #becbc1;border-bottom:1px solid #becbc1;margin-top:22px;padding:16px 0}
.calculator-costs summary{font-size:14px;font-weight:600}.calculator-costs .calculator-fields{margin-top:18px}
.compare-toggle{display:flex;align-items:center;gap:10px;font-size:14px;margin:20px 0;cursor:pointer}
.compare-toggle input{width:18px;height:18px;accent-color:var(--forest);flex-shrink:0}
.calculator-result{background:var(--forest);color:white;padding:28px 32px;min-width:0}
.result-label{font-size:14px;color:#d4e0d8}.result-amount{display:flex;align-items:baseline;flex-wrap:wrap;gap:10px;margin:10px 0 22px}
.result-amount>span{font-size:clamp(36px,3.8vw,58px);letter-spacing:-2px;color:var(--gold);font-weight:650;overflow-wrap:anywhere}.result-amount small{font-size:13px;color:#d4e0d8}
.payment-breakdown{margin:0 0 24px}.payment-breakdown>div{display:flex;justify-content:space-between;gap:20px;padding:8px 0;font-size:14px}.payment-breakdown dd{margin:0;font-variant-numeric:tabular-nums}.payment-breakdown dt{color:#d4e0d8}.payment-breakdown .loan-amount-row{border-top:1px solid #ffffff38;margin-top:9px;padding-top:16px}
.calculator-result .button{width:100%;font-size:13px;gap:16px}
.comparison-result{border-top:1px solid #ffffff38;padding:18px 0 22px;font-size:14px;line-height:1.7}.comparison-result strong{font-size:28px;color:var(--gold);display:block;margin:4px 0}.comparison-result small{display:block;color:#d4e0d8;font-size:12px;margin-top:8px}
.calculator-error{color:#9b2822;font-size:14px;line-height:1.6;margin-top:14px}
.calculator-fields [aria-invalid="true"]{border-color:#9b2822;outline:1px solid #9b2822}
.calculator-disclaimer{font-size:12px;color:var(--muted);line-height:1.8;margin-top:22px;max-width:1050px}.calculator-disclaimer a{text-decoration:underline}
@media(min-width:1101px) and (max-width:1350px){.desktop-nav{gap:18px}.site-header{gap:22px}.header-phone{padding:12px}}
@media(max-width:760px){.calculator-heading{display:block}.calculator-heading>p{margin-top:18px}.calculator-layout{grid-template-columns:1fr;gap:28px}.calculator-result{padding:26px}.result-amount>span{font-size:44px}}
@media(max-width:420px){.calculator-fields{grid-template-columns:1fr}.calculator-result{padding:22px}.result-amount>span{font-size:38px}.calculator-heading h2{font-size:34px}}