:root{--navy:#122d36;--ink:#18343c;--cream:#f7f5ef;--gold:#d9bb82;--muted:#5c6b6c;--line:#d9dfdb}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:95px}body{margin:0;background:var(--cream);color:var(--ink);font-family:Arial,Helvetica,sans-serif;font-size:16px;line-height:1.65}a{color:inherit;text-decoration:none}img{display:block;max-width:100%;object-fit:cover}button,input{font:inherit}button,a,input,summary{-webkit-tap-highlight-color:transparent}a:focus-visible,button:focus-visible,summary:focus-visible,input:focus-visible{outline:3px solid #af791e;outline-offset:5px}button,a,summary{touch-action:manipulation}button{cursor:pointer}h1,h2,h3,p{margin-top:0}h1,h2,h3{font-family:Georgia,'Times New Roman',serif;font-weight:400;line-height:1.08;letter-spacing:-.045em}h1{font-size:clamp(52px,5.6vw,90px);margin-bottom:25px}h2{font-size:clamp(36px,3.7vw,56px);margin-bottom:25px}h3{font-size:28px;letter-spacing:-.025em}em{font-weight:400;color:var(--gold)}p{margin-bottom:22px}header{height:100px;display:flex;align-items:center;justify-content:space-between;padding:0 4.5%;background:var(--cream);border-bottom:1px solid var(--line)}.brand{display:flex;align-items:center;gap:14px;font-size:13px;font-weight:700;letter-spacing:1.5px;line-height:1.5}.brand-mark{font:58px/.8 Georgia;letter-spacing:-8px;margin-right:8px}.brand-mark span{color:#9f7c3c}.brand small{display:block;font-size:8px;font-weight:400;letter-spacing:1.7px;margin-top:7px}header nav{display:flex;align-items:center;gap:29px;font-size:12px}header nav a:hover,.text-link:hover{text-decoration:underline;text-underline-offset:6px}.nav-contact{border:1px solid var(--ink);padding:12px 20px}.nav-contact span{margin-left:20px}.menu-toggle{display:none}.hero{display:grid;grid-template-columns:1fr 1fr;background:var(--navy);color:white;min-height:650px}.hero-copy{padding:65px 8% 38px 9%}.eyebrow{font-size:10px;letter-spacing:2.3px;line-height:1.6;font-weight:700;margin-bottom:22px}.hero .eyebrow{color:#d7c5a6}.hero-intro{max-width:410px;color:#d0dbdb;font-size:15px;line-height:1.8}.actions{display:flex;align-items:center;gap:24px;flex-wrap:wrap}.button{display:inline-flex;align-items:center;justify-content:space-between;gap:32px;font-size:12px;padding:17px 23px;font-weight:600;border:1px solid transparent;line-height:1.5;transition:background .2s,transform .2s}.button:hover{transform:translateY(-2px)}.gold{background:var(--gold);color:#18343c}.gold:hover{background:#e6ca99}.dark{background:var(--navy);color:white}.outline{border-color:var(--ink);background:transparent}.text-link{font-size:12px;font-weight:600}.hero .actions{gap:18px}.hero .text-link{font-size:11px}.hero-signature{display:flex;align-items:center;gap:15px;font-size:9px;letter-spacing:1.5px;margin-top:40px;color:#d4dede}.hero-signature small{display:block;letter-spacing:.3px;font-size:11px;margin-top:3px}.line{width:35px;height:1px;background:var(--gold)}.hero-photo{position:relative;overflow:hidden}.hero-photo>img{height:100%;width:100%;object-position:center 52%}.hero-photo:after{content:'';position:absolute;inset:50% 0 0;background:linear-gradient(transparent,rgba(8,29,36,.75));pointer-events:none}.photo-caption{position:absolute;left:35px;bottom:35px;z-index:1}.photo-caption span{display:block;font-size:9px;letter-spacing:1.7px;margin-bottom:8px}.photo-caption strong{font:27px Georgia}.photo-index{position:absolute;right:25px;top:25px;writing-mode:vertical-rl;color:#fff;font-size:9px;letter-spacing:2px;text-shadow:0 1px 4px #000}.promise-strip{display:flex;align-items:center;justify-content:space-evenly;padding:24px 5%;gap:20px;border-bottom:1px solid var(--line);font-size:11px;letter-spacing:.3px}.promise-strip i{font-size:16px;color:#aa8950}.section{padding:95px 7.5%}.intro{display:grid;grid-template-columns:1fr 1fr;gap:9%}.intro p:not(.eyebrow){font-size:15px;color:var(--muted)}.lead{font-size:19px!important;line-height:1.7;color:var(--ink)!important}.intro .lead{margin-top:2px}.places{background:#eaece5}.section-heading{display:flex;justify-content:space-between;align-items:end;gap:40px;margin-bottom:35px}.section-heading h2{margin-bottom:0}.section-heading>p{font-size:13px;color:var(--muted);margin:0}.place-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:23px}.place-card{position:relative;height:405px;overflow:hidden;color:white}.place-card:after{content:'';position:absolute;inset:25% 0 0;background:linear-gradient(transparent,rgba(5,28,35,.85))}.place-card img{width:100%;height:100%;transition:transform .4s}.place-card:hover img{transform:scale(1.04)}.place-card>div{position:absolute;bottom:27px;left:26px;right:20px;z-index:1}.place-card small{font-size:9px;letter-spacing:1.8px}.place-card h3{font-size:30px;margin:10px 0 15px}.place-card span{font-size:11px}.under-row{display:flex;justify-content:space-between;align-items:center;gap:30px;margin-top:30px;font-size:11px}.under-row>span{max-width:400px;color:var(--muted)}.seller-feature{padding:75px 9%;background:var(--navy);color:white;display:grid;grid-template-columns:1fr 1fr;gap:12%}.seller-number{font:italic 65px/1.12 Georgia;align-self:center;border-top:1px solid #647577;border-bottom:1px solid #647577;padding:45px 0;letter-spacing:-3px}.seller-feature p:not(.eyebrow){color:#c4d0d0;font-size:14px}.seller-feature h2{font-size:43px}.seller-feature .eyebrow{color:var(--gold)}.tool-teaser{display:grid;grid-template-columns:1fr 1fr;gap:13%;align-items:center}.tool-teaser p:not(.eyebrow){font-size:15px;color:var(--muted);max-width:420px}.estimate-card{background:#fff;padding:35px;border:1px solid #d8dfda;box-shadow:15px 15px 0 #e9ece5;transform:rotate(-2deg)}.estimate-top{display:flex;justify-content:space-between;font-size:10px;letter-spacing:1px;border-bottom:1px solid var(--line);padding-bottom:23px}.estimate-illustration{display:grid;grid-template-columns:1fr auto;gap:16px;margin:28px 0}.estimate-illustration span{font-size:13px}.estimate-illustration strong{font:24px Georgia}.mini-bars{display:flex;gap:5px;height:12px;margin:30px 0}.mini-bars i:nth-child(1){background:var(--navy);width:62%}.mini-bars i:nth-child(2){background:#577d80;width:18%}.mini-bars i:nth-child(3){background:var(--gold);width:12%}.mini-bars i:nth-child(4){background:#b5c5bd;width:8%}.estimate-card p{margin-bottom:5px;font-family:Georgia;font-size:20px!important;color:var(--ink)!important}.estimate-card small{font-size:10px;color:var(--muted)}.meet{display:grid;grid-template-columns:.85fr 1.15fr;gap:12%;align-items:center;padding-top:40px}.portrait-wrap{position:relative;padding:0 25px 25px 0}.portrait-wrap:after{content:'';position:absolute;inset:25px 0 0 25px;background:var(--gold);z-index:-1}.portrait-wrap img{width:100%;max-height:500px;object-position:top}.portrait-wrap span{position:absolute;bottom:0;right:30px;writing-mode:vertical-rl;transform:translate(50px,-40px);font-size:9px;letter-spacing:2px}.meet p:not(.eyebrow){font-size:14px;color:var(--muted)}.contact{background:#e6e9e1;display:grid;grid-template-columns:1fr 1fr;gap:10%}.contact h2{font-size:68px}.contact em{color:#967342}.contact p{font-size:14px;color:var(--muted)}.contact-links{align-self:center}.contact-links>a{display:grid;grid-template-columns:1fr auto;border-bottom:1px solid #bbc8c1;padding:25px 0}.contact-links small{font-size:9px;letter-spacing:1.5px;grid-column:1}.contact-links strong{font-size:clamp(15px,1.9vw,25px);font-weight:400}.contact-links>a>span{grid-column:2;grid-row:1/3;align-self:center;font-size:24px}.contact-links p{margin-top:24px;font-size:12px}footer{padding:55px 7.5% 20px;background:var(--navy);color:#dce4e3;font-size:12px}.footer-top{display:grid;grid-template-columns:1.2fr 1fr 1fr;gap:30px;padding-bottom:40px}.footer-brand{font:30px Georgia;color:white}.footer-brand span{display:block;font:8px Arial;letter-spacing:2px;margin-top:12px}.footer-top p{margin:12px 0}.footer-top img{height:62px;object-fit:contain;object-position:left}.footer-bottom{display:flex;justify-content:space-between;gap:20px;border-top:1px solid #53676a;padding-top:22px;font-size:10px}.skip{position:fixed;top:-100px;left:20px;z-index:100;background:#fff;padding:12px}.skip:focus{top:10px}.page-intro,.calc-intro{padding:75px 7.5%;background:var(--navy);color:#fff}.page-intro .lead{color:#d6dfde!important}.page-intro h1{font-size:70px}.article{max-width:1000px;margin:auto}.article h1{font-size:60px}.guide-row{display:grid;grid-template-columns:70px 1fr;gap:25px;border-top:1px solid var(--line);padding:32px 0}.guide-row>span{font:30px Georgia;color:#9a7b44}.guide-row p{margin-bottom:0;color:var(--muted)}.guide-row h3{margin-bottom:12px}.note{padding:25px;background:#e8ece6;font-size:13px;margin:30px 0}.area-hero{display:grid;grid-template-columns:1.1fr 1fr;background:var(--navy);color:white}.area-hero>div{padding:75px 12%}.area-hero img{width:100%;height:480px}.area-hero h1{font-size:65px}.area-hero .lead{color:#dce4e3!important}.calc-intro{padding-bottom:45px}.calc-intro h1{font-size:60px}.calc-intro>p:last-child{color:#d4dedb;margin:0}.calculator{display:grid;grid-template-columns:1.15fr 1fr;gap:6%;padding-top:55px;padding-bottom:55px}.form-heading{display:flex;align-items:center;justify-content:space-between;gap:15px}.form-heading h2{font-size:34px;margin:0}.reset{border:0;background:transparent;text-decoration:underline;font-size:11px;color:var(--ink);padding:10px}.muted{font-size:12px;color:var(--muted);margin-top:12px}.field-grid{display:grid;grid-template-columns:1fr 1fr;gap:20px;margin:25px 0}.field-grid label{font-size:12px;font-weight:600}.input-wrap{display:flex;align-items:center;border:1px solid #bac6c0;background:white;margin-top:7px}.input-wrap input{border:0;background:transparent;width:100%;min-width:0;padding:13px 9px;font-size:16px;color:var(--ink)}.input-wrap>span{font-size:10px;white-space:nowrap;padding-right:10px;font-weight:400;color:var(--muted)}.calc-result{background:var(--navy);color:white;padding:35px;align-self:start}.calc-result .eyebrow{color:var(--gold);margin-bottom:10px}.total{font:clamp(38px,4.7vw,65px) Georgia}.result-sub{font-size:10px;color:#d2dedd;margin-top:8px}.cost-bar{display:flex;height:8px;gap:3px;margin:25px 0}.cost-bar span{min-width:1px}dl{margin:0}dl>div{display:flex;justify-content:space-between;gap:12px;margin-bottom:11px;font-size:12px}dt:before{content:'';display:inline-block;width:7px;height:7px;background:var(--swatch);margin-right:10px}dd{margin:0}.loan-summary{border-top:1px solid #5a7276;padding-top:25px;margin-top:25px;display:grid;grid-template-columns:1fr 1fr;gap:20px}.loan-summary small{display:block;font-size:8px;letter-spacing:1px;color:#ccd8d6}.loan-summary strong{font-size:17px;font-weight:400}.savings{color:var(--gold);font-size:12px;margin-top:20px}.result-contact{display:block;font-size:11px;padding-top:17px;border-top:1px solid #5a7276}.schedule-section{padding-top:20px}.schedule-section h2{font-size:38px}summary{list-style:none;cursor:pointer;border-top:1px solid var(--line);border-bottom:1px solid var(--line);padding:22px 0;font-size:14px;display:flex;justify-content:space-between}summary::-webkit-details-marker{display:none}.table-scroll{max-height:450px;overflow:auto}table{width:100%;border-collapse:collapse;font-size:12px}th,td{text-align:right;padding:12px;border-bottom:1px solid var(--line);white-space:nowrap}th:first-child,td:first-child{text-align:left}th{position:sticky;top:0;background:#e9ece6}caption{text-align:left;padding:15px 0;font-size:11px}.assumptions{max-width:850px;margin-top:40px}.assumptions h3{font-size:24px}.assumptions p{font-size:12px;color:var(--muted)}#calc-error{font-size:12px;color:#a32920;margin-top:10px}.embedded header,.embedded footer,.embedded .calc-intro,.embedded .result-contact{display:none}.embedded .calculator{padding:25px 3%}.embedded .schedule-section{padding:25px 3%}@media(min-width:1500px){body{max-width:1800px;margin:auto}.hero-copy{padding-top:90px}}@media(max-width:1000px){header{padding:0 4%;height:85px}header nav{gap:16px;font-size:11px}.brand{font-size:11px}.brand small{font-size:7px}.hero-copy{padding:45px 8%}.hero{min-height:620px}.hero .actions{align-items:flex-start;flex-direction:column}.hero h1{font-size:62px}.hero-signature{margin-top:25px}.section{padding:65px 6%}.place-card{height:330px}.place-card h3{font-size:25px}.place-card>div{left:19px}.seller-number{font-size:50px}.seller-feature{gap:8%;padding:65px 7%}.seller-feature h2{font-size:38px}.tool-teaser{gap:8%}.meet{gap:8%}.calculator{gap:4%}.calc-result{padding:25px}.area-hero h1{font-size:50px}.footer-brand{font-size:25px}.schedule-section{padding-top:20px}}
@media(max-width:760px){html{scroll-padding-top:20px}header{height:80px;position:relative;z-index:5}.brand{font-size:11px}.brand-mark{font-size:45px}.brand small{font-size:6.5px}.menu-toggle{display:block;background:none;border:1px solid #bcc9c3;font-size:11px;padding:10px 12px;color:var(--ink)}.menu-toggle span{margin-left:8px}header nav{display:none;position:absolute;top:80px;left:0;right:0;background:var(--cream);padding:20px 6%;border-bottom:1px solid var(--line);box-shadow:0 12px 20px #122d3615}header nav.open{display:flex;flex-direction:column;align-items:stretch;gap:8px}header nav a{padding:10px}.hero{grid-template-columns:1fr}.hero-copy{padding:45px 7% 35px}.hero h1{font-size:65px}.hero-intro{max-width:450px}.hero .actions{flex-direction:row;align-items:center}.hero-photo{height:330px}.hero-photo>img{object-position:center 50%}.hero-signature{margin-top:30px}.photo-caption{left:25px;bottom:25px}.promise-strip{font-size:10px;justify-content:center;flex-wrap:wrap;gap:10px;padding:18px}.promise-strip i:last-of-type,.promise-strip span:last-child{display:none}.section{padding:55px 7%}.intro,.tool-teaser,.meet,.contact{grid-template-columns:1fr;gap:25px}.intro h2{margin-bottom:5px}.eyebrow{font-size:9px}.section-heading{align-items:start;gap:20px;flex-direction:column}.section-heading p br{display:none}.place-grid{grid-template-columns:1fr;gap:20px}.place-card{height:360px}.place-card img{object-position:center 45%}.place-card h3{font-size:34px}.under-row{flex-direction:column;align-items:start;gap:16px}.seller-feature{grid-template-columns:1fr;padding:55px 7%;gap:30px}.seller-number{font-size:38px;padding:25px 0}.seller-number br{display:none}.seller-number em:before{content:' '}.seller-feature h2{font-size:40px}.estimate-card{margin:15px 8px 5px 0;padding:28px}.meet{padding-top:25px}.portrait-wrap{max-width:360px;margin-bottom:20px}.contact h2{font-size:58px}.contact-links strong{font-size:21px}.contact-links>a{padding:20px 0}.footer-top{grid-template-columns:1fr;gap:28px}.footer-bottom{flex-direction:column;font-size:10px}.footer-top>div:last-child{border-top:1px solid #53676a;padding-top:25px}.area-hero{grid-template-columns:1fr}.area-hero>div{padding:50px 7%}.area-hero h1{font-size:53px}.area-hero img{height:330px}.page-intro{padding:50px 7%}.page-intro h1{font-size:52px}.guide-row{grid-template-columns:35px 1fr;gap:15px}.article h1{font-size:44px}.calculator{grid-template-columns:1fr;gap:30px}.calc-intro{padding:45px 7%}.calc-intro h1{font-size:49px}.calc-result{padding:28px}.total{font-size:56px}.field-grid{gap:18px 12px}.input-wrap input{padding-left:9px}.input-wrap>span{padding-right:6px;font-size:9px}.schedule-section{padding-top:0}.schedule-section h2{font-size:34px}.embedded .calculator{padding:20px 5%}.embedded .schedule-section{padding:20px 5%}.form-heading h2{font-size:30px}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{transition:none!important}}@media print{header,footer,.calc-intro,.button,.result-contact{display:none}.calculator{display:block;padding:0}.calc-result{background:white;color:black}.calc-result .eyebrow,.result-sub,.loan-summary small,.savings{color:black}.field-grid{grid-template-columns:repeat(5,1fr);gap:8px}.input-wrap input{font-size:12px}#calculator-form{margin-bottom:20px}.table-scroll{max-height:none;overflow:visible}.schedule-section{padding:20px 0}.assumptions{break-before:avoid}}

/* Video and social discovery */
.social-links{display:flex;flex-wrap:wrap;gap:12px 24px;margin:28px 0;font-size:14px;font-weight:700}.social-links a{text-decoration:none;border-bottom:1px solid currentColor;padding-bottom:5px}.social-links a:hover{opacity:.7}.social-links a:focus-visible{outline:2px solid currentColor;outline-offset:6px}footer>.social-links{margin:24px 0 32px}.video-feature{display:grid;grid-template-columns:minmax(0,1fr) minmax(240px,360px);align-items:center;gap:clamp(32px,7vw,110px);background:#e9eee9}.video-feature p{max-width:620px}.video-player{width:100%;max-width:360px;aspect-ratio:9/16;background:#122d36;border-radius:14px;overflow:hidden;box-shadow:0 18px 40px #122d3625}.video-player iframe{display:block;width:100%;height:100%;border:0}.watch-page h1{font-size:clamp(38px,4.4vw,66px);line-height:1.1}.video-meta{font-size:13px}.video-resources{max-width:1000px}.video-callout{background:#e9eee9}@media(max-width:760px){.video-feature{grid-template-columns:1fr;gap:28px}.video-player{justify-self:center;max-width:320px}.watch-page h1{font-size:40px}.social-links{gap:16px}header nav{gap:16px}}

.watch-page h1 em{color:#8a682f}

.prose h2{font-size:clamp(32px,3.2vw,48px)}.prose h3{margin-top:38px;font-size:29px}.prose p,.prose li{line-height:1.85}.prose li{margin-bottom:12px}.prose a,.article a:not(.button):not(.text-link){text-decoration:underline;text-underline-offset:3px}.article-byline{font-size:12px;color:#5c6b6c}.guide-cards{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:24px}.guide-card{display:block;padding:32px;background:#fff;border:1px solid #d9dfdb}.guide-card h2{font-size:32px}.guide-card:hover{border-color:#9f7c3c}.guide-card p:not(.eyebrow){font-size:14px}.resource-teaser{background:#e6e9e1}@media(max-width:1000px){.guide-cards{grid-template-columns:repeat(2,minmax(0,1fr))}}@media(max-width:760px){.guide-cards{grid-template-columns:1fr}}

/* Introduce Alex in the first screen. */
.hero-agent{display:flex;align-items:center;gap:20px;margin:0 0 24px;max-width:470px}.hero-agent>img{width:112px;height:112px;flex:0 0 112px;border-radius:50%;object-fit:cover;object-position:center 24%;border:3px solid var(--gold)}.hero-agent>span{display:flex;flex-direction:column;gap:5px}.hero-agent strong{font:28px/1.15 Georgia,serif}.hero-agent>span>span{font-size:12px;line-height:1.6;color:#e2e9e7;max-width:260px}.hero-agent small{font-size:11px;color:var(--gold);letter-spacing:.4px}.hero-agent:hover strong{text-decoration:underline;text-underline-offset:5px}.hero-copy{padding-top:45px}.hero h1{font-size:clamp(52px,5vw,78px);margin-bottom:22px}.hero-signature{margin-top:26px}@media(min-width:1500px){.hero-copy{padding-top:55px}}@media(max-width:760px){.hero-copy{padding-top:30px}.hero .eyebrow{margin-bottom:16px}.hero h1{font-size:54px;margin-bottom:22px}.hero-agent{gap:15px;margin-bottom:22px}.hero-agent>img{width:88px;height:88px;flex-basis:88px}.hero-agent strong{font-size:25px}.hero-agent>span>span{font-size:11px}.hero-agent small{font-size:10px}.hero-intro{font-size:14px;line-height:1.65}}

/* Client reviews */
.hero-review-link{display:inline-block;margin:-6px 0 22px;color:var(--gold);font-size:12px;text-decoration:underline;text-underline-offset:4px}
.testimonials{background:#eeeae1;scroll-margin-top:30px}
.reviews-heading{display:flex;align-items:end;justify-content:space-between;gap:36px;margin-bottom:36px}
.reviews-heading h2{margin-bottom:0}
.reviews-heading>div:last-child{max-width:430px;font-size:15px;line-height:1.75}
.review-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:22px}
.review-card{margin:0;background:#faf8f2;padding:30px;display:flex;flex-direction:column;border-top:3px solid var(--gold)}
.review-context{font-size:10px;letter-spacing:1.7px;font-weight:bold}
.review-card blockquote{margin:24px 0 32px;flex:1}
.review-card blockquote p{font:26px/1.4 Georgia,serif;margin:0}
.review-card figcaption{display:flex;flex-direction:column;gap:8px;font-size:12px}
.review-card figcaption strong{font-size:14px}
.review-card figcaption a{text-decoration:underline;text-underline-offset:3px}
.review-note{font-size:12px;line-height:1.6;margin:24px 0 0}
@media(max-width:760px){.reviews-heading{display:block}.reviews-heading>div:last-child{margin-top:24px}.review-grid{grid-template-columns:1fr}.review-card{padding:26px}.review-card blockquote p{font-size:25px}}

@media(min-width:761px) and (max-width:1200px){header{height:auto;min-height:100px;padding-top:18px;padding-bottom:18px;gap:20px}header nav{gap:13px;flex-wrap:wrap;justify-content:flex-end}header .brand{flex-shrink:0}.nav-contact{padding:8px 10px}.nav-contact span{margin-left:8px}}

/* Monthly newsletter */
.newsletter{display:grid;grid-template-columns:1fr 1fr;gap:64px;align-items:center;border-bottom:1px solid var(--line);background:#eee9df;scroll-margin-top:24px}.newsletter-copy{max-width:520px}.newsletter-copy h2{margin-bottom:20px}.newsletter-copy .lead{font-size:22px}.newsletter-copy p:last-child{margin-bottom:0}.newsletter-signup{min-width:0;background:#fff;padding:32px;border:1px solid var(--line);border-top:4px solid var(--gold)}.newsletter-signup h3{font-size:30px;margin-bottom:12px}.newsletter-signup>p{font-size:14px}.newsletter-embed{width:100%;min-height:180px}.newsletter-embed iframe{max-width:100%;border:0}.newsletter-signup .newsletter-note,.newsletter-signup .newsletter-fallback{font-size:12px;color:var(--muted);margin:12px 0 0}.newsletter-signup a{text-decoration:underline;text-underline-offset:3px}@media(max-width:800px){.newsletter{grid-template-columns:1fr;gap:28px}.newsletter-signup{padding:22px 16px}.newsletter-copy .lead{font-size:20px}}