:root{--blue:#082e87;--navy:#092459;--gold:#dbb650;--cream:#f8f6ef;--ink:#162543;--muted:#5f6878;--line:#dce0e7}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:100px}body{margin:0;color:var(--ink);font-family:Arial,Helvetica,sans-serif;background:#fff}button,a{-webkit-tap-highlight-color:transparent}a{color:inherit;text-decoration:none}button{font:inherit;cursor:pointer}button:focus-visible,a:focus-visible,summary:focus-visible{outline:3px solid #c69923;outline-offset:5px}button{color:inherit}p{line-height:1.75}h1,h2,h3,p{margin-top:0}h1,h2{font-family:Georgia,'Times New Roman',serif;font-weight:400;letter-spacing:-.045em}h2{font-size:clamp(36px,4vw,58px);line-height:1.12;margin-bottom:24px}h2 em{color:var(--blue);font-weight:400}h3{font-size:19px;letter-spacing:-.02em}small{font-size:10px;letter-spacing:2px}.topline{padding:11px 5.5%;background:var(--blue);color:white;font-size:11px;letter-spacing:.4px;display:flex;justify-content:space-between}.topline a{font-size:12px}header{display:flex;align-items:center;justify-content:space-between;padding:20px 5.5%;background:#fff;position:sticky;top:0;z-index:10;border-bottom:1px solid #e7e9ef}.brand{display:flex;align-items:center;gap:12px;color:var(--blue);font-family:Georgia,serif;font-size:21px;font-weight:bold;letter-spacing:.2px}.brand small{display:block;text-align:center;font:9px Arial,sans-serif;letter-spacing:3px;margin-top:5px}.monogram{font-size:43px;line-height:1;position:relative;border-bottom:3px solid var(--gold)}.monogram span{position:absolute;top:-14px;left:1px;font-size:35px;color:#b68c20}nav{display:flex;align-items:center;gap:30px;font-size:13px}nav button,footer button{border:0;background:none;padding:0}nav a:not(.button):hover,footer a:hover,footer button:hover{text-decoration:underline;text-underline-offset:5px}.button{display:inline-flex;align-items:center;justify-content:center;gap:25px;background:var(--blue);color:white;border:1px solid var(--blue);padding:19px 25px;font-size:13px;font-weight:600;transition:transform .2s,background .2s;min-height:48px}.button:hover{transform:translateY(-3px);background:#17469f}.button.small{padding:13px 21px}.button.gold{background:var(--gold);border-color:var(--gold);color:#122751}.button.gold:hover{background:#ebc969}.button.outline{background:transparent;border-color:#829ac8}.button.outline:hover{background:#ffffff12}.button span{font-size:20px;line-height:1}.menu-toggle{display:none}.hero{background:var(--blue);color:#fff;display:grid;grid-template-columns:1fr 1fr;padding:65px 5.5% 0;gap:35px;overflow:hidden}.eyebrow{font-size:10px;letter-spacing:2px;font-weight:600;line-height:1.6;margin-bottom:27px}.eyebrow span{display:inline-block;width:6px;height:6px;background:var(--gold);border-radius:50%;margin-right:7px}.eyebrow.blue{color:var(--blue)}h1{font-size:clamp(62px,6.8vw,104px);line-height:1.01;margin-bottom:27px}h1 em{color:#e9c66d;font-weight:400}.lead{max-width:460px;font-size:15px;color:#dce5f6;line-height:1.8}.actions{display:flex;gap:12px;margin-top:30px;flex-wrap:wrap}.hero-note{margin-top:27px;display:flex;align-items:center;gap:10px;font-size:11px;color:#dce5f6}.hero-note span{color:var(--gold)}.hero-note i{height:3px;width:3px;background:#b2c2e0;border-radius:50%;margin:0 7px}.hero-visual{align-self:stretch;position:relative;min-height:485px;background:#f9f6ee;overflow:hidden;border-radius:180px 180px 0 0}.hero-visual img{width:100%;height:auto;display:block;position:absolute;top:25%;transform:scale(1.04)}.hero-visual:before{content:'';position:absolute;inset:0;background:linear-gradient(145deg,#eee4cb,#fffdf7 50%,#e8dfc8)}.image-caption{position:absolute;bottom:0;left:0;right:0;background:var(--navy);padding:32px 35px}.image-caption>span{font-size:9px;letter-spacing:2px;color:#d6bb77}.image-caption p{font:30px/1.2 Georgia,serif;margin:15px 0 0}.image-caption a{position:absolute;right:32px;bottom:38px;border:1px solid #7790bb;border-radius:50%;width:45px;height:45px;display:grid;place-items:center}.hero-bottom{grid-column:1/-1;display:flex;justify-content:space-between;border-top:1px solid #ffffff30;margin-top:23px;padding:23px 0;font-size:9px;letter-spacing:2px;color:#d4def3}.hero-bottom a{letter-spacing:.5px}.hero-bottom a span{margin-left:25px}.section{padding:90px 7%}.intro{display:grid;grid-template-columns:1fr 1fr;gap:25px 70px}.intro-copy{padding-top:30px;color:var(--muted);font-size:15px}.intro-copy p:first-child{color:var(--ink);font-size:18px}.benefits{grid-column:1/-1;display:grid;grid-template-columns:repeat(3,1fr);margin-top:20px;border-top:1px solid var(--line)}.benefits article{padding:35px 30px 0 0}.benefits article+article{padding-left:35px;border-left:1px solid var(--line)}.feature-number{font:italic 23px Georgia,serif;color:#ad8420;display:block;margin-bottom:25px}.benefits p{font-size:14px;color:var(--muted);max-width:280px;margin:0}.process{background:var(--cream)}.section-heading{display:flex;align-items:center;justify-content:space-between;gap:30px}.section-heading>p{font-size:14px;color:var(--muted)}.steps{list-style:none;padding:0;margin:35px 0 40px;display:grid;grid-template-columns:repeat(3,1fr);gap:34px 45px;counter-reset:steps}.steps li{border-top:1px solid #cbd1dc;padding-top:22px}.steps li>span{display:block;color:var(--blue);font:italic 28px Georgia,serif;margin-bottom:18px}.steps h3{margin-bottom:12px}.steps p{color:var(--muted);font-size:14px;max-width:300px;margin:0}.fee-note{display:flex;align-items:flex-start;gap:25px;background:#fff;padding:28px 32px;border-left:3px solid var(--gold)}.fee-icon{border:1px solid #d8c594;color:var(--blue);padding:10px 15px;border-radius:50%;font-size:21px}.fee-note h3{margin-bottom:8px}.fee-note p{font-size:13px;color:var(--muted);max-width:820px;margin-bottom:12px}.fee-note a{color:var(--blue);font-size:12px;text-decoration:underline;text-underline-offset:4px}.listing-section{display:grid;grid-template-columns:1fr 1fr;gap:80px;align-items:center}.listing-section>div>p:not(.eyebrow):not(.status){font-size:15px;color:var(--muted);max-width:460px}.listing-art{min-height:370px;background:#edf1f9;display:flex;flex-direction:column;justify-content:center;align-items:center;position:relative;overflow:hidden;border-radius:2px}.listing-art:before,.listing-art:after{content:'';position:absolute;border:1px solid #d0d9ed;width:330px;height:330px;border-radius:50%}.listing-art:after{width:440px;height:440px}.house-outline{width:120px;height:108px;border:2px solid #b38c2b;border-top:0;position:relative;margin-top:35px;display:grid;place-items:center}.house-outline:before{content:'';position:absolute;width:84px;height:84px;border-top:2px solid #b38c2b;border-left:2px solid #b38c2b;transform:rotate(45deg);top:-43px}.house-outline span{font:83px Georgia,serif;color:var(--blue)}.listing-art p{font-size:10px!important;letter-spacing:3px;line-height:1.8;text-align:center;margin-top:30px;color:var(--blue)!important;position:relative}.status{font-size:11px;color:var(--muted);margin:19px 0 0}.status span{display:inline-block;background:#b18a28;width:6px;height:6px;border-radius:50%;margin-right:6px}.apply-banner{background:var(--blue);color:#fff;display:flex;align-items:center;justify-content:space-between;gap:35px}.apply-banner h2{font-size:clamp(40px,4.5vw,66px)}.apply-banner h2 em{color:#e4c36c}.apply-banner p:not(.eyebrow){color:#dce5f6;font-size:14px;margin-bottom:0}.apply-banner .form-note{font-size:11px!important;text-align:center;margin-top:15px}.faq{display:grid;grid-template-columns:1fr 1.2fr;gap:70px}.faq>div>p:not(.eyebrow){color:var(--muted);font-size:14px}.faq>div>p a{display:inline-block;margin-top:10px;color:var(--blue)}details{border-bottom:1px solid var(--line)}details:first-child{border-top:1px solid var(--line)}summary{cursor:pointer;padding:24px 28px 24px 0;font-size:15px;list-style:none;position:relative;line-height:1.5}summary::-webkit-details-marker{display:none}summary:after{content:'+';position:absolute;right:0;top:22px;color:var(--blue);font-size:22px}details[open] summary:after{content:'−'}details p{font-size:14px;color:var(--muted);padding-right:20px}details a{text-decoration:underline}.contact{background:var(--cream);display:grid;grid-template-columns:1fr 1fr;gap:45px;align-items:center}.contact h2{margin-bottom:15px}.contact p:not(.eyebrow){font-size:14px;color:var(--muted);margin-bottom:0}.contact-links a{display:block;border-bottom:1px solid #d7dbe3;padding:23px 0}.contact-links small{display:block;font-size:9px;color:var(--muted);margin-bottom:11px}.contact-links span{font-size:clamp(13px,1.4vw,20px);color:var(--blue);overflow-wrap:anywhere}footer{padding:45px 5.5% 20px}.footer-top,.footer-bottom{display:flex;align-items:center;justify-content:space-between;gap:20px}.footer-top p{font:italic 19px Georgia,serif;color:var(--muted);margin:0}.footer-top>a:last-child{font-size:12px}.footer-bottom{border-top:1px solid var(--line);padding-top:20px;margin-top:35px;font-size:10px;color:var(--muted)}.footer-bottom p{margin:0}.footer-bottom div{display:flex;gap:25px}.skip{position:fixed;top:-100px;left:20px;z-index:50;background:white;padding:15px}.skip:focus{top:10px}dialog{border:0;padding:55px;max-width:560px;width:calc(100% - 32px);color:var(--ink);box-shadow:0 30px 90px #00153966;max-height:90vh;overflow:auto}dialog::backdrop{background:#061c4cbf;backdrop-filter:blur(5px)}.close-dialog{position:absolute;right:15px;top:10px;background:none;border:0;font-size:32px;padding:5px 12px}.dialog-symbol{display:block;font-size:45px;color:#b78a20;margin-bottom:18px}dialog h2{font-size:42px}dialog>p:not(.eyebrow){font-size:14px;color:var(--muted)}.dialog-actions{display:flex;flex-direction:column;gap:22px;margin-top:25px}.text-link,.dialog-phone{font-size:12px;color:var(--blue)}.dialog-phone{display:block;margin-top:25px;text-align:center}.reveal{animation:rise .65s ease-out both}@keyframes rise{from{opacity:0;transform:translateY(18px)}to{opacity:1;transform:translateY(0)}}
@media(min-width:1500px){header,.topline,.hero,.section,footer{padding-left:max(7%,calc((100vw - 1350px)/2));padding-right:max(7%,calc((100vw - 1350px)/2))}}@media(max-width:1000px){nav{gap:17px}.brand{font-size:17px}.hero{gap:25px;padding-top:50px}.hero-visual{min-height:455px}.actions{gap:10px}.actions .button{padding:16px}.section{padding:70px 6%}.intro,.listing-section,.faq{gap:40px}.hero-visual img{top:28%}.contact-links span{font-size:14px}}@media(max-width:760px){.topline{font-size:9px;justify-content:center;padding:10px 15px}.topline a{display:none}header{padding:18px 6%}.brand{font-size:18px}.menu-toggle{display:block;border:0;background:none;color:var(--blue);font-size:25px;padding:8px}nav{display:none;position:absolute;top:100%;left:0;right:0;background:#fff;padding:22px 6%;box-shadow:0 15px 20px #06235415;align-items:stretch;gap:22px}nav.open{display:flex;flex-direction:column}nav button{text-align:left}.hero{grid-template-columns:1fr;padding:45px 6% 0;gap:35px}h1{font-size:70px}.eyebrow{font-size:9px;letter-spacing:1.5px}.lead{font-size:14px}.hero-visual{min-height:340px;border-radius:100px 100px 0 0}.hero-visual img{top:12%}.image-caption{padding:23px 27px}.image-caption p{font-size:25px}.image-caption a{bottom:26px}.hero-bottom{margin-top:0;font-size:8px;letter-spacing:.5px;gap:15px}.hero-bottom a span{margin-left:10px}.section{padding:60px 6%}.intro,.listing-section,.faq,.contact{grid-template-columns:1fr;gap:25px}.intro-copy{padding-top:0}.benefits{grid-template-columns:1fr;gap:25px;margin-top:5px;padding-top:25px}.benefits article,.benefits article+article{padding:0 0 20px;border:0;border-bottom:1px solid var(--line)}.benefits p{max-width:none}.feature-number{margin-bottom:15px}.section-heading{display:block}.section-heading>p{margin-bottom:30px}.steps{grid-template-columns:1fr 1fr;gap:30px 25px}.steps h3{font-size:16px}.steps p{font-size:13px}.fee-note{padding:25px 20px;gap:15px}.fee-icon{display:none}.listing-art{min-height:285px;order:2;margin-top:10px}.listing-section .button{margin-top:10px}.apply-banner{display:block}.apply-banner>div+div{margin-top:25px;display:inline-block}.faq{gap:25px}.contact-links a:first-child{padding-top:0}.contact-links span{font-size:16px}.footer-top{align-items:flex-start;flex-direction:column}.footer-top p{font-size:17px}.footer-bottom{align-items:flex-start;flex-direction:column}.footer-bottom div{flex-wrap:wrap;gap:20px}dialog{padding:40px 25px}dialog h2{font-size:36px}}@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*:before,*:after{animation:none!important;transition:none!important}}
.image-caption p{padding-right:48px;font-size:clamp(23px,2.25vw,30px)}