@font-face{font-family:Editorial;src:local('Baskerville'),local('Baskerville Old Face'),local('Palatino Linotype');font-display:swap}
:root{--ink:#17333c;--navy:#132c35;--paper:#f5f2eb;--cream:#e9dfcd;--gold:#a78b5c;--muted:#566669;--line:#d5d6cc;--serif:Editorial,'Iowan Old Style','Palatino Linotype',Palatino,Georgia,serif;--sans:'Aptos','Segoe UI',Arial,sans-serif}
*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:100px}body{margin:0;background:var(--paper);color:var(--ink);font-family:var(--sans);font-size:16px;line-height:1.65;-webkit-font-smoothing:antialiased}body.modal-open{overflow:hidden}button,input,select,textarea{font:inherit}button,a,input,select,textarea{-webkit-tap-highlight-color:transparent}button{cursor:pointer}a{color:inherit;text-decoration:none}button{color:inherit}img{display:block;max-width:100%}button:focus-visible,a:focus-visible,input:focus-visible,select:focus-visible,textarea:focus-visible,summary:focus-visible,[tabindex]:focus-visible{outline:3px solid #b58d45;outline-offset:5px}::selection{background:#d2bd93;color:var(--navy)}h1,h2,h3,p{margin-top:0}h1,h2,h3{font-weight:400}h1,h2{font-family:var(--serif);letter-spacing:-.045em;line-height:1.08}h2{font-size:clamp(38px,4.3vw,64px);margin-bottom:30px}h3{line-height:1.25}p{margin-bottom:20px}.section-wrap{width:min(1280px,calc(100% - 112px));margin-inline:auto}.eyebrow{font-size:10px;font-weight:600;letter-spacing:.18em;line-height:1.7;text-transform:uppercase;margin-bottom:28px;color:#6f735e}.eyebrow.light{color:#e6ddc9}.button{display:inline-flex;justify-content:space-between;align-items:center;gap:36px;border:1px solid transparent;padding:15px 23px;min-height:52px;font-size:13px;line-height:1.4;font-weight:600;transition:background .2s,transform .2s}.button span{font-size:19px;font-weight:400}.button:hover{transform:translateY(-2px)}.button-dark{background:var(--ink);color:var(--paper)}.button-dark:hover{background:#284853}.button-cream{background:var(--cream);color:var(--navy)}.button-cream:hover{background:#f5eddf}.text-link{display:inline-flex;align-items:center;justify-content:space-between;gap:25px;font-size:13px;font-weight:600;border:0;border-bottom:1px solid #a2aaa5;background:none;padding:8px 0;line-height:1.6}.text-link span{font-size:21px;font-weight:400}.text-link:hover{border-color:currentColor}.light-link{color:#fff;border-color:#ffffff65}.skip{position:fixed;left:20px;top:-100px;z-index:100;background:var(--paper);padding:12px 20px}.skip:focus{top:12px}.sr-only{position:absolute;width:1px;height:1px;padding:0;margin:-1px;overflow:hidden;clip:rect(0,0,0,0);white-space:nowrap;border:0}
.site-header{height:99px;display:flex;align-items:center;justify-content:space-between;padding:0 48px;gap:35px;position:sticky;top:0;z-index:20;background:rgba(245,242,235,.97);border-bottom:1px solid #deddd5;backdrop-filter:blur(15px)}.wordmark{display:block;flex-shrink:0;line-height:1.15}.wordmark>span{font-family:var(--serif);font-size:28px;letter-spacing:-1px}.wordmark em{font-weight:400}.brand-dot{color:var(--gold)}.wordmark small{display:block;font-size:8px;letter-spacing:.22em;font-weight:600;margin-top:9px}.site-header nav{display:flex;align-items:center;gap:28px;font-size:12px}.site-header nav>a{padding:12px 0;position:relative}.site-header nav>a:after{content:'';position:absolute;left:0;right:100%;bottom:7px;height:1px;background:var(--ink);transition:right .2s}.site-header nav>a:hover:after{right:0}.site-header .button{min-height:45px;padding:11px 19px;gap:20px}.menu-toggle{display:none}
.hero{min-height:700px;height:calc(100svh - 99px);max-height:1000px;position:relative;color:white;overflow:hidden}.hero-media,.hero-shade,.hero-media img,.hero-media video{position:absolute;inset:0;width:100%;height:100%}.hero-media img,.hero-media video{object-fit:cover;object-position:center}.hero-media video{opacity:0;transition:opacity 1.2s}.hero-media video.playing{opacity:1}.hero-shade{background:linear-gradient(90deg,rgba(5,25,33,.67) 0%,rgba(5,25,33,.40) 48%,rgba(5,25,33,.04) 100%),linear-gradient(0deg,rgba(5,25,33,.55),transparent 30%)}.hero-content{position:relative;width:min(1280px,calc(100% - 112px));margin:0 auto;padding-top:clamp(90px,13vh,150px);z-index:1}.hero .eyebrow{display:flex;gap:15px;align-items:center}.hero .eyebrow>span{width:28px;height:1px;background:var(--cream)}.hero h1{font-size:clamp(55px,6.4vw,96px);max-width:950px;line-height:1.06;margin-bottom:30px;letter-spacing:-.045em}.hero-description{font-size:15px;line-height:1.85;max-width:450px;color:#f0efea;margin-bottom:30px}.hero-actions{display:flex;align-items:center;gap:30px}.hero-bottom{position:absolute;bottom:27px;left:56px;right:56px;display:flex;justify-content:space-between;align-items:end;gap:25px;font-size:10px}.scroll-cue{display:flex;align-items:center;gap:17px;font-size:11px}.scroll-cue>span{border:1px solid #ffffff60;border-radius:50%;width:33px;height:33px;display:grid;place-items:center;font-size:18px}.hero-caption{display:flex;align-items:center;gap:25px;letter-spacing:.12em}.motion-toggle{background:transparent;color:white;border:0;border-left:1px solid #ffffff50;padding:8px 0 8px 20px;font-size:10px;letter-spacing:.02em}.motion-toggle span{padding-left:8px}
.intro{padding-block:110px;display:grid;grid-template-columns:.72fr 1.6fr;gap:80px}.intro>.eyebrow{padding-top:12px}.intro>div{max-width:740px}.intro h2{font-size:clamp(38px,4.2vw,63px)}.intro p:not(.eyebrow){font-size:16px;color:var(--muted);max-width:620px}.explorer-section{background:var(--navy);color:var(--paper);padding:90px 0 100px}.explorer-heading{display:flex;justify-content:space-between;align-items:end;gap:50px;margin-bottom:50px}.explorer-heading .eyebrow{color:#c4b592}.explorer-heading h2{margin-bottom:0}.explorer-heading>p{font-size:14px;line-height:1.85;color:#bfc9c8;max-width:360px;margin-bottom:7px}.explorer-layout{display:grid;grid-template-columns:1fr 1fr;gap:90px;align-items:start}.plan-tabs{border-top:1px solid #ffffff28}.plan-tabs button{display:flex;align-items:center;gap:24px;width:100%;text-align:left;background:none;border:0;border-bottom:1px solid #ffffff28;padding:25px 0;color:#a5b5b7;transition:color .2s}.plan-tabs button[aria-selected=true],.plan-tabs button:hover{color:#f4e9d5}.plan-number{font-size:10px;align-self:start;margin-top:10px;letter-spacing:.1em;color:#b5b19d}.plan-tabs button>.plan-label{font-family:var(--serif);font-size:29px;line-height:1.3}.plan-tabs small{display:block;font-family:var(--sans);font-size:12px;font-weight:400;margin-top:8px;color:#bdc9c7}.tab-arrow{margin-left:auto;font-size:30px;opacity:.35;transition:transform .3s,opacity .3s}.plan-tabs [aria-selected=true] .tab-arrow{opacity:1;transform:rotate(45deg)}.plan-panel{background:#1d3942;border:1px solid #ffffff20;padding:34px 36px 28px}.panel-top{display:flex;justify-content:space-between;align-items:center;font-size:9px;letter-spacing:.16em;color:#d8c6a3;margin-bottom:22px}.mini-horizon{display:block;width:35px;height:16px;border-bottom:1px solid #bcaa87;border-top:1px solid #bcaa8744;transform:skew(-20deg)}.plan-panel h3{font-family:var(--serif);font-size:35px;letter-spacing:-.025em;margin-bottom:19px}.plan-panel>p{font-size:13px;line-height:1.8;color:#c5cfcd}.scenario-options label{display:block;font-size:11px;color:#c5cfcd;margin-bottom:7px}.scenario-options select{width:100%;background:#132c35;color:#f3eee5;border:1px solid #617077;padding:12px;font-size:13px;border-radius:0}.plan-panel .scenario-note{min-height:43px;font-size:11px;margin-top:13px;line-height:1.7;color:#b8c7c4}.panel-cta{width:100%;margin:2px 0 17px}.fine-print{font-size:10px!important;line-height:1.65!important;color:var(--muted);margin:0}.plan-panel>.fine-print{color:#b3c2be}
.team-section{display:grid;grid-template-columns:1fr 1fr;gap:100px;padding-block:120px;align-items:center}.team-image{position:relative;aspect-ratio:4/5;background:#ded7c8;overflow:hidden}.team-image>img{width:100%;height:100%;object-fit:cover;object-position:50% 34%}.photo-label{position:absolute;left:0;right:0;bottom:0;display:flex;justify-content:space-between;gap:15px;padding:24px;color:white;background:linear-gradient(transparent,#0c2029c9);font-size:9px;letter-spacing:.1em;padding-top:60px}.photo-label span:last-child{font-size:10px;letter-spacing:0}.team-story h2{font-size:clamp(38px,4vw,60px)}.team-story>p:not(.eyebrow){font-size:14px;color:var(--muted);max-width:470px}.team-story .large-copy{font-size:21px!important;line-height:1.5;color:var(--ink)!important;margin-bottom:25px}.team-note{display:flex;gap:22px;align-items:center;margin-top:35px;border-top:1px solid var(--line);padding-top:25px}.team-note p{font-size:11px;line-height:1.65;margin:0}.small-star{font-size:40px;font-weight:200;color:var(--gold)}.section-heading{display:flex;justify-content:space-between;align-items:end;gap:60px;margin-bottom:55px}.section-heading h2{margin-bottom:0}.section-heading>p{max-width:330px;font-size:14px;color:var(--muted);margin-bottom:5px}.financing-section{border-top:1px solid var(--line);padding-top:90px;padding-bottom:120px}.financing-grid{display:grid;grid-template-columns:.9fr 1fr;gap:90px;align-items:start}.financing-art{position:sticky;top:125px}.financing-art img{width:100%;aspect-ratio:4/5;object-fit:cover}.image-note{display:block;padding-top:14px;font-size:11px;color:var(--muted)}.loan-accordion{border-top:1px solid var(--line)}details summary{cursor:pointer;list-style:none}details summary::-webkit-details-marker{display:none}.loan-accordion summary{display:grid;grid-template-columns:25px 1fr 24px;gap:16px;padding:25px 0;align-items:center}.loan-accordion summary>span:first-child{font-size:10px;color:#84775e;align-self:start;padding-top:7px}.loan-accordion h3{font-family:var(--serif);font-size:30px;letter-spacing:-.02em;margin:0}.plus{width:18px;height:18px;position:relative}.plus:before,.plus:after{position:absolute;content:'';background:var(--ink);height:1px;width:16px;top:8px;left:0;transition:transform .25s}.plus:after{transform:rotate(90deg)}details[open] .plus:after{transform:rotate(0)}.loan-accordion details{border-bottom:1px solid var(--line)}.details-body{padding:0 0 28px 41px;font-size:13px;color:var(--muted)}.details-body ul{padding-left:15px;font-size:12px;line-height:1.9;margin:0 0 16px}.details-body .text-link{font-size:12px;color:var(--ink)}.perspective-section{height:640px;position:relative;color:white;overflow:hidden}.perspective-visual,.perspective-overlay,.perspective-visual img,.perspective-visual video{position:absolute;inset:0;width:100%;height:100%}.perspective-visual img,.perspective-visual video{object-fit:cover}.perspective-visual video{opacity:0;transition:opacity 1s}.perspective-visual video.playing{opacity:1}.perspective-overlay{background:linear-gradient(90deg,#071b25be,#071b2566)}.perspective-content{position:relative;padding-top:125px}.perspective-content h2{font-size:clamp(40px,4.5vw,66px);max-width:850px}.perspective-content>p:not(.eyebrow){max-width:550px;font-size:15px;line-height:1.8;color:#ecebe2}.place-line{display:flex;gap:29px;margin-top:45px;font-size:9px;letter-spacing:.15em;color:#e7d8ba;flex-wrap:wrap}
.numbers-section{padding-block:115px;display:grid;grid-template-columns:.9fr 1fr;gap:110px;align-items:center}.numbers-intro>p:not(.eyebrow){max-width:390px;font-size:14px;color:var(--muted)}.calculator-disclaimer{font-size:11px!important;max-width:350px!important;margin-top:28px}.calculator{background:#ede9df;border:1px solid #d9d7ca;padding:35px}.calculator-fields{display:grid;grid-template-columns:1fr 1fr;gap:18px}.calculator label{display:flex;flex-direction:column;font-size:11px;gap:6px}.input-unit{display:flex;align-items:center;background:var(--paper);border:1px solid #c2c9bf;padding:0 12px}.input-unit>span{font-size:13px;color:#6c746c}.input-unit input{width:100%;min-width:0;padding:11px 7px;border:0;background:none;color:var(--ink);font-size:16px;outline-offset:0}.calculator select{height:49px;background:var(--paper);border:1px solid #c2c9bf;border-radius:0;padding:8px 12px;color:var(--ink);font-size:15px}.payment-result{border-top:1px solid #c8ccbf;margin-top:28px;padding-top:25px}.payment-result>span{font-size:9px;letter-spacing:.1em}.payment-result>div{display:flex;align-items:baseline;gap:14px;margin:7px 0}.payment-result strong{font-size:49px;font-weight:400;font-family:var(--serif);line-height:1.2;letter-spacing:-.04em}.payment-result>div>span{font-size:12px;color:var(--muted)}.payment-result p{font-size:11px}.calculator .text-link{margin-top:22px;font-size:12px}.process-section{padding-top:75px;padding-bottom:105px;border-top:1px solid var(--line)}.process-list{display:grid;grid-template-columns:1fr 1fr 1fr;padding:0;list-style:none;gap:55px;margin:0}.process-list li{border-top:1px solid #bdc5bb;padding-top:24px}.process-list li>span{font-size:10px;color:var(--gold)}.process-list h3{font-family:var(--serif);font-size:28px;margin-top:23px;margin-bottom:15px;letter-spacing:-.02em}.process-list p{font-size:13px;color:var(--muted);max-width:310px;margin-bottom:0}.people-section{padding-block:85px 100px;border-top:1px solid var(--line)}.people-grid{display:grid;grid-template-columns:1fr 1fr 1fr;gap:30px}.person>img{aspect-ratio:4/4.7;object-fit:cover;width:100%;object-position:center 25%;background:#d1d0c5}.person-info{display:flex;justify-content:space-between;align-items:start;gap:15px;padding-top:23px}.person h3{font-family:var(--serif);font-size:27px;letter-spacing:-.02em;margin-bottom:8px}.person p{font-size:11px;margin-bottom:3px}.person small{font-size:9px;color:var(--muted)}.person-info>a{font-size:26px;line-height:1;border:1px solid #bdc6bd;width:37px;height:37px;display:grid;place-items:center}.person-info>a:hover{background:var(--ink);color:white}.questions-section{border-top:1px solid var(--line);padding-block:90px 110px;display:grid;grid-template-columns:1fr 1fr;gap:90px}.faq-list{border-top:1px solid var(--line)}.faq-list details{border-bottom:1px solid var(--line)}.faq-list summary{padding:21px 0;display:flex;justify-content:space-between;gap:20px;align-items:center;font-size:14px}.faq-list summary>span{font-size:21px;color:var(--gold)}.faq-list details[open] summary>span{transform:rotate(45deg)}.faq-list p{font-size:13px;color:var(--muted);padding-right:25px;margin-bottom:22px}.contact-section{background:var(--navy);color:var(--paper);padding-block:90px}.contact-layout{display:grid;grid-template-columns:1.2fr .8fr;gap:100px;align-items:center}.contact-layout h2{font-size:clamp(43px,5.4vw,77px)}.contact-layout>div>p:not(.eyebrow){color:#bfcbc7;font-size:14px;margin-bottom:29px}.direct-contact>span{font-size:9px;letter-spacing:.15em;display:block;color:#d7c4a3;margin-bottom:23px}.direct-contact>a{display:flex;justify-content:space-between;border-bottom:1px solid #ffffff35;padding:16px 0;font-size:14px}.direct-contact>a>span{font-size:21px}.direct-contact>p{font-size:12px!important;line-height:1.8;margin-top:29px;margin-bottom:0!important}.site-footer{padding-block:45px 30px}.footer-top{display:flex;justify-content:space-between;align-items:center;margin-bottom:35px}.back-top{font-size:11px}.site-footer>p{font-size:9px;color:var(--muted);max-width:1000px;line-height:1.8}.footer-links{display:flex;gap:25px;font-size:10px;flex-wrap:wrap}.footer-links button{background:none;border:0;padding:0;text-decoration:underline;font-size:10px}.site-footer .preview-note{margin:25px 0 0;padding-top:17px;border-top:1px solid var(--line);font-size:9px;max-width:none}
dialog{border:0;padding:0;background:var(--paper);color:var(--ink);width:min(570px,calc(100% - 32px));max-height:90svh;box-shadow:0 20px 100px #0005}dialog::backdrop{background:#071c28b3;backdrop-filter:blur(5px)}.dialog-close{position:absolute;right:17px;top:11px;border:0;background:none;font-size:30px;width:40px;height:40px;z-index:1}.dialog-content{padding:42px}.dialog-content .eyebrow{font-size:9px}.dialog-content h2{font-size:48px;margin-bottom:20px}.dialog-content>p:not(.eyebrow){font-size:13px;color:var(--muted)}#contact-form{display:grid;gap:15px}#contact-form label{font-size:11px;display:grid;gap:6px}#contact-form input,#contact-form textarea,#contact-form select{width:100%;border:1px solid #b9c2b6;background:#fcfaf6;padding:11px;border-radius:0;color:var(--ink);font-size:14px}#contact-form textarea{resize:vertical}#email-status{font-size:11px;margin:0;color:var(--muted)}
@media(min-width:1600px){.hero-content{padding-top:140px}.hero-bottom{left:max(56px,calc((100% - 1280px)/2));right:max(56px,calc((100% - 1280px)/2))}}
@media(max-width:1100px){.site-header{padding:0 30px;gap:25px}.site-header nav{gap:18px}.site-header nav>a{font-size:11px}.wordmark>span{font-size:25px}.section-wrap,.hero-content{width:calc(100% - 80px)}.hero-bottom{left:40px;right:40px}.explorer-layout,.team-section,.financing-grid,.numbers-section,.questions-section{gap:50px}.hero{min-height:670px}.hero-content{padding-top:110px}.hero h1{font-size:70px}.hero-caption>span{display:none}.intro{gap:45px}.person h3{font-size:23px}.people-grid{gap:22px}.plan-tabs button>.plan-label{font-size:25px}.plan-panel{padding:28px}.contact-layout{gap:65px}}
@media(max-width:850px){.site-header{height:83px;padding-inline:26px}.menu-toggle{display:flex;flex-direction:column;justify-content:center;gap:6px;border:0;background:none;width:44px;height:44px;align-items:center}.menu-toggle>span:not(.sr-only){height:1px;width:23px;background:var(--ink);transition:transform .2s}.menu-toggle[aria-expanded=true]>span:first-child{transform:translateY(3.5px) rotate(45deg)}.menu-toggle[aria-expanded=true]>span:nth-child(2){transform:translateY(-3.5px) rotate(-45deg)}.site-header nav{display:none;position:absolute;left:0;right:0;top:82px;background:var(--paper);padding:15px 28px 28px;border-bottom:1px solid var(--line);box-shadow:0 20px 25px #132c3510}.site-header nav.open{display:flex;align-items:stretch;flex-direction:column;gap:0}.site-header nav>a{padding-block:15px;font-size:15px;border-bottom:1px solid var(--line)}.site-header nav .button{margin-top:20px}.hero{height:calc(100svh - 83px);min-height:680px}.hero h1{font-size:60px}.hero-content{padding-top:115px}.hero-actions{gap:23px}.hero-actions .text-link{font-size:11px}.intro{grid-template-columns:1fr;gap:15px;padding-block:75px}.intro>.eyebrow{padding:0;margin-bottom:10px}.intro h2{font-size:49px}.explorer-heading{gap:25px}.explorer-heading h2{font-size:48px}.explorer-heading>p{max-width:280px;font-size:12px}.explorer-layout{gap:30px;grid-template-columns:1fr 1.1fr}.plan-tabs button{gap:13px;padding-block:23px}.plan-tabs button>.plan-label{font-size:22px}.plan-tabs small{font-size:10px}.plan-panel{padding:24px}.plan-panel h3{font-size:30px}.plan-panel>p{font-size:12px}.tab-arrow{font-size:23px}.team-section{padding-block:85px;gap:35px}.team-story h2{font-size:43px}.team-story>p:not(.eyebrow){font-size:12px}.team-story .large-copy{font-size:18px!important}.team-note{margin-top:20px;padding-top:20px}.team-story .text-link{font-size:11px}.section-heading>p{max-width:260px;font-size:12px}.financing-grid{gap:40px}.loan-accordion h3{font-size:25px}.loan-accordion summary{gap:10px;grid-template-columns:20px 1fr 18px}.details-body{padding-left:30px;font-size:12px}.numbers-section{gap:40px}.calculator{padding:25px}.calculator-fields{gap:12px}.payment-result strong{font-size:43px}.process-list{gap:30px}.process-list h3{font-size:25px}.process-list p{font-size:12px}.people-grid{gap:20px}.person h3{font-size:22px}.person-info{gap:8px}.person p{font-size:10px}.person-info>a{width:30px;height:30px;font-size:23px}.questions-section{gap:45px}.contact-layout{gap:50px}.photo-label{padding:40px 18px 18px;flex-direction:column;gap:4px}}
@media(max-width:640px){html{scroll-padding-top:83px}.section-wrap,.hero-content{width:calc(100% - 44px)}h2{font-size:43px}.eyebrow{font-size:9px;margin-bottom:22px}.site-header{padding-inline:22px}.wordmark>span{font-size:25px}.wordmark small{font-size:7px}.hero{height:calc(100svh - 83px);min-height:630px;max-height:850px}.hero-media img,.hero-media video{object-position:62% center}.hero-shade{background:linear-gradient(90deg,#09212aca,#09212a55),linear-gradient(0deg,#09212a85,transparent 40%)}.hero-content{padding-top:90px}.hero h1{font-size:clamp(43px,10.6vw,64px);line-height:1.07;letter-spacing:-.05em;margin-bottom:25px}.hero-description{font-size:13px;line-height:1.9;max-width:330px;margin-bottom:28px}.hero-actions{align-items:start;flex-direction:column;gap:17px}.hero-actions .button{font-size:12px;padding-inline:20px;gap:28px}.hero-actions .text-link{font-size:11px}.hero-bottom{left:22px;right:22px;bottom:23px}.scroll-cue{font-size:10px;gap:11px}.hero-caption{gap:0}.motion-toggle{padding-left:12px;font-size:9px}.intro{padding-block:66px}.intro h2{font-size:43px}.intro p:not(.eyebrow){font-size:14px}.explorer-section{padding-block:65px}.explorer-heading{display:block;margin-bottom:30px}.explorer-heading h2{font-size:46px;margin-bottom:20px}.explorer-heading>p{font-size:13px;max-width:none}.explorer-layout{grid-template-columns:1fr;gap:25px}.plan-tabs{display:grid;grid-template-columns:1fr 1fr;border:1px solid #ffffff28}.plan-tabs button{padding:18px 14px;gap:10px;position:relative;align-items:start;border-bottom:0;min-height:112px}.plan-tabs button:nth-child(odd){border-right:1px solid #ffffff28}.plan-tabs button:nth-child(-n+2){border-bottom:1px solid #ffffff28}.plan-tabs button[aria-selected=true]{background:#29434b}.plan-tabs button>.plan-label{font-size:21px;line-height:1.2}.plan-number{display:none}.plan-tabs small{font-size:10px;margin-top:9px;line-height:1.4;max-width:140px}.tab-arrow{font-size:20px;align-self:start;position:absolute;right:8px;bottom:6px}.plan-panel{padding:26px 24px}.plan-panel h3{font-size:34px}.plan-panel>p{font-size:13px}.plan-panel .scenario-note{min-height:0}.team-section{grid-template-columns:1fr;padding-block:70px;gap:40px}.team-image{aspect-ratio:4/4.5}.photo-label{flex-direction:row}.team-story h2{font-size:46px}.team-story>p:not(.eyebrow){font-size:14px;max-width:none}.team-story .large-copy{font-size:21px!important}.team-note{margin-top:30px}.team-story .text-link{font-size:12px}.section-heading{display:block;margin-bottom:32px}.section-heading h2{font-size:43px}.section-heading>p{font-size:13px;max-width:330px;margin-top:25px}.financing-section{padding-block:65px}.financing-grid{grid-template-columns:1fr;gap:30px}.financing-art{position:relative;top:auto}.financing-art img{aspect-ratio:5/4;object-position:center 55%}.loan-accordion summary{padding-block:23px}.loan-accordion h3{font-size:29px}.details-body{font-size:13px}.perspective-section{height:620px}.perspective-content{padding-top:95px}.perspective-content h2{font-size:42px;max-width:440px}.perspective-content>p:not(.eyebrow){font-size:14px;max-width:340px}.perspective-overlay{background:linear-gradient(90deg,#071b25db,#071b2580)}.perspective-visual img,.perspective-visual video{object-position:60% center}.place-line{font-size:8px;gap:15px 20px;margin-top:35px;max-width:300px}.numbers-section{padding-block:65px;grid-template-columns:1fr;gap:25px}.numbers-intro h2{font-size:44px}.numbers-intro>p:not(.eyebrow){max-width:none}.calculator-disclaimer{margin-top:20px}.calculator{padding:24px}.calculator-fields{gap:15px}.calculator label{font-size:10px}.payment-result strong{font-size:48px}.process-section{padding-block:60px}.process-section .section-heading .text-link{margin-top:23px}.process-list{grid-template-columns:1fr;gap:25px}.process-list li{display:grid;grid-template-columns:28px 1fr;gap:10px 12px;padding-top:22px}.process-list li>span{padding-top:6px}.process-list h3{font-size:28px;margin:0}.process-list p{grid-column:2;margin:0;max-width:none;font-size:13px}.people-section{padding-block:65px}.people-grid{grid-template-columns:1fr;gap:35px}.person{display:grid;grid-template-columns:125px 1fr;gap:20px;align-items:center}.person>img{aspect-ratio:4/5;object-position:center 20%}.person-info{padding-top:0}.person h3{font-size:25px}.person p{font-size:11px}.person small{font-size:9px}.person-info>a{width:30px;flex-shrink:0}.questions-section{padding-block:60px;grid-template-columns:1fr;gap:20px}.questions-section h2{font-size:42px}.faq-list summary{font-size:13px}.contact-section{padding-block:65px}.contact-layout{grid-template-columns:1fr;gap:45px}.contact-layout h2{font-size:54px}.direct-contact{border-top:1px solid #ffffff30;padding-top:30px}.site-footer{padding-top:35px}.footer-top{align-items:start;gap:30px}.site-footer .wordmark>span{font-size:22px}.site-footer .wordmark small{font-size:6px}.back-top{font-size:9px;max-width:90px;text-align:right}.footer-links{gap:14px;font-size:9px}.dialog-content{padding:35px 26px}.dialog-content h2{font-size:42px}}
.email-fallback{display:flex;justify-content:space-between;align-items:center;gap:12px;flex-wrap:wrap;border-top:1px solid var(--line);padding-top:10px}.email-fallback>a{font-size:11px;text-decoration:underline;overflow-wrap:anywhere}.email-fallback .text-link{font-size:11px}
@media(max-width:370px){.person{grid-template-columns:100px minmax(0,1fr);gap:15px}.person-info{position:relative;display:block;padding-bottom:40px}.person-info>a{position:absolute;bottom:0;left:0}.person h3{font-size:23px}.hero h1{font-size:39px}.plan-tabs button>.plan-label{font-size:19px}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*:before,*:after{animation:none!important;transition:none!important}}body.reduce-motion{scroll-behavior:auto}body.reduce-motion *{animation:none!important;transition:none!important}

/* Team film and direct, single-color headings. */
#hero-film{position:absolute;inset:0;overflow:hidden;opacity:0;transition:opacity .8s}
#hero-film.playing{opacity:1}
#hero-film iframe{position:absolute;top:50%;left:50%;transform:translate(-50%,-50%);border:0;max-width:none;pointer-events:none}
.hero h1{max-width:800px;color:#fff}
.hero-description{max-width:420px}
.hero-shade{background:linear-gradient(90deg,rgba(5,25,33,.78),rgba(5,25,33,.42) 51%,rgba(5,25,33,.12)),linear-gradient(0deg,rgba(5,25,33,.5),transparent 35%)}
.hero-content{padding-top:clamp(90px,13vh,150px)}
.hero-media img{object-position:50% center}
.plan-tabs button>.plan-label{font-family:var(--serif);font-size:29px;line-height:1.3}
.plan-tabs button{gap:20px}
.plan-tabs button[aria-selected=true]{color:var(--paper)}
.explorer-heading h2{max-width:560px}
.loan-accordion summary{grid-template-columns:1fr 24px}
.details-body{padding-left:0}
.loan-accordion h3{font-size:28px}
.perspective-content h2{max-width:700px}
.perspective-content>.text-link{margin-top:8px}
.team-note{padding-top:20px}
.people-section .section-heading h2{max-width:650px}
.contact-layout h2{max-width:690px}
.dialog-content h2{font-size:40px}
@media(max-width:1000px){.plan-tabs button>.plan-label{font-size:23px}.loan-accordion h3{font-size:24px}}
@media(max-width:640px){.hero h1{font-size:clamp(43px,11.3vw,68px);letter-spacing:-.04em}.hero-content{padding-top:80px}.hero-description{max-width:310px}.hero-shade{background:linear-gradient(90deg,#09212acb,#09212a66),linear-gradient(0deg,#09212a99,transparent 65%)}.plan-tabs button>.plan-label{font-size:21px}.loan-accordion summary{grid-template-columns:1fr 18px}.loan-accordion h3{font-size:27px}.explorer-heading h2{font-size:43px}.contact-layout h2{font-size:48px}.dialog-content h2{font-size:36px}}
@media(max-width:370px){.plan-tabs button>.plan-label{font-size:19px}.hero h1{font-size:40px}}

/* Let the responsive crop determine height instead of the HTML size hints. */
.financing-art img,.person>img{height:auto}
.dialog-phone{display:block;margin-top:12px;text-decoration:underline;text-underline-offset:4px;color:var(--ink);font-weight:600}

/* A single team section with a sourced client review and compact profiles. */
.team-section{display:block;padding-block:100px}
.team-intro{display:grid;grid-template-columns:1fr 1fr;gap:75px;align-items:center}
.team-image{aspect-ratio:1/1.06}
.team-story>p:not(.eyebrow){max-width:none;line-height:1.8}
.team-story h2{max-width:520px}
.client-review{margin:28px 0 0;padding-top:24px;border-top:1px solid var(--line)}
.review-label{font-size:9px;letter-spacing:.14em;color:var(--muted);margin-bottom:15px}
.client-review blockquote{margin:0;font-family:var(--serif);font-size:25px;line-height:1.4;letter-spacing:-.015em}
.client-review blockquote p{margin-bottom:18px}
.client-review figcaption{display:flex;flex-direction:column;gap:5px;font-size:11px}
.client-review figcaption>span{font-weight:600}
.client-review figcaption a{font-size:10px;color:var(--muted);text-decoration:underline;text-underline-offset:3px;width:fit-content}
.team-section .people-grid{margin-top:42px;padding-top:32px;border-top:1px solid var(--line);gap:25px;scroll-margin-top:125px}
.team-section .person{display:grid;grid-template-columns:82px minmax(0,1fr);gap:17px;align-items:center}
.team-section .person>img{width:82px;aspect-ratio:4/5;object-position:center 20%}
.team-section .person-info{padding:0;gap:8px;align-items:center;min-width:0}
.team-section .person h3{font-size:23px;margin-bottom:6px}
.team-section .person p{font-size:10px;line-height:1.5}
.team-section .person small{font-size:9px}
.team-section .person-info>a{width:28px;height:32px;font-size:21px;flex-shrink:0}
.team-section .person-info>a:focus-visible{outline-offset:2px}

/* Keep a direct call within reach, including on phones. */
.header-phone{display:flex;gap:8px;align-items:center;white-space:nowrap;font-size:11px;font-weight:600;order:2}
.header-phone svg{flex-shrink:0}
.site-header nav{margin-left:auto;order:1;gap:22px}
.menu-toggle{order:3}
.site-header{gap:25px}

.application-row{display:flex;align-items:center;justify-content:space-between;gap:35px;margin-top:45px;padding-top:32px;border-top:1px solid #ffffff30}
.application-row h3{font-family:var(--serif);font-size:28px;margin-bottom:6px}
.application-row p{font-size:12px;color:#bfcbc7;margin:0}
.application-links{display:flex;gap:30px;font-size:13px}
.application-links a{padding-block:8px;border-bottom:1px solid #ffffff65;display:flex;gap:25px;align-items:center}
.application-links a>span{font-size:20px}

.contact-methods{margin-block:26px 25px}
.contact-call{display:grid;grid-template-columns:1fr auto;gap:3px 16px;padding:19px 22px;background:var(--navy);color:var(--paper)}
.contact-call>span:first-child{font-size:11px}
.contact-call strong{grid-row:2;font-weight:400;font-family:var(--serif);font-size:28px;line-height:1.3}
.contact-call>span:last-child{grid-column:2;grid-row:1/3;align-self:center;font-size:25px}
.contact-emails{display:grid;grid-template-columns:1fr 1fr;gap:18px;margin-top:16px}
.contact-emails>a{display:flex;flex-direction:column;gap:4px;padding-bottom:12px;border-bottom:1px solid var(--line)}
.contact-emails span{font-size:13px;font-weight:600}
.contact-emails small{font-size:10px;overflow-wrap:anywhere}
.contact-context{padding:12px 14px;background:#e9e6dc;font-size:12px!important;line-height:1.7}
.draft-helper{border-top:1px solid var(--line);border-bottom:1px solid var(--line);padding-block:16px}
.draft-helper summary{display:flex;justify-content:space-between;gap:15px;font-size:13px;font-weight:600;align-items:center}
.draft-helper summary>span{font-size:20px;font-weight:400}
.draft-helper[open] summary>span{transform:rotate(45deg)}
.draft-helper>p{font-size:12px;color:var(--muted);margin:16px 0}
.draft-helper[open]{padding-bottom:20px}
.dialog-apply{display:flex;flex-direction:column;gap:8px;margin-top:22px}
.dialog-apply>span{font-size:11px;color:var(--muted);margin-bottom:3px}
.dialog-apply>a{font-size:12px;text-decoration:underline;text-underline-offset:4px;width:fit-content}

@media(max-width:1100px){.site-header{gap:16px}.site-header nav{gap:15px}.header-phone{font-size:10px}.team-intro{gap:40px}.team-section .person{grid-template-columns:65px minmax(0,1fr);gap:12px}.team-section .person>img{width:65px}.team-section .person h3{font-size:20px}.team-section .people-grid{gap:18px}.team-section .person-info>a{width:25px;font-size:19px}.client-review blockquote{font-size:23px}}
@media(max-width:850px){.header-phone{margin-left:auto;min-width:36px;min-height:44px;justify-content:center}.header-phone>span{display:none}.site-header nav{margin-left:0}.site-header nav.open{gap:0}.site-header{gap:12px}.team-intro{grid-template-columns:.9fr 1fr;gap:30px;align-items:start}.team-image{aspect-ratio:4/5}.team-section .people-grid{grid-template-columns:1fr;gap:18px}.team-section .person{grid-template-columns:65px 1fr}.team-section .person h3{font-size:23px}.team-section .person-info{justify-content:space-between}.team-section .person-info>a{width:32px}.team-section{padding-block:75px}.application-row{align-items:start;flex-direction:column;gap:20px}.application-links{gap:35px}}
@media(max-width:640px){.team-intro{grid-template-columns:1fr;gap:30px}.team-image{aspect-ratio:5/4;object-position:50% 34%}.team-story h2{font-size:44px}.team-story>p:not(.eyebrow){font-size:14px}.client-review{margin-top:25px}.client-review blockquote{font-size:25px}.team-section .people-grid{margin-top:30px;padding-top:26px}.team-section .person{grid-template-columns:75px minmax(0,1fr);gap:20px}.team-section .person>img{width:75px}.team-section .person-info{position:static;display:flex;padding:0}.team-section .person-info>a{position:static}.site-header{padding-inline:20px;gap:8px}.menu-toggle{width:36px}.header-phone{min-width:30px}.application-links{flex-direction:column;gap:12px;width:100%}.application-links a{justify-content:space-between}.dialog-content h2{font-size:34px}.contact-call{padding:16px 18px}.contact-emails{grid-template-columns:1fr;gap:12px}.contact-emails>a{flex-direction:row;justify-content:space-between;align-items:center;gap:12px}.contact-emails small{font-size:9px}.contact-call strong{font-size:26px}}
@media(max-width:370px){.site-header{padding-inline:16px}.site-header .wordmark>span{font-size:21px}.site-header .wordmark small{font-size:6px;letter-spacing:.18em}.contact-emails>a{flex-direction:column;align-items:start}.contact-call{grid-template-columns:1fr}.contact-call>span:last-child{display:none}.contact-call strong{font-size:24px;white-space:nowrap}.hero{min-height:680px}.hero-description{font-size:12px}.team-section .person{gap:15px}.team-section .person h3{font-size:22px}}

.detail-motion{position:absolute;right:clamp(22px,5vw,72px);bottom:26px;z-index:3;color:#fff;background:rgba(7,27,37,.55);border:1px solid #ffffff65;padding:12px 16px;display:flex;gap:14px;align-items:center;font-size:11px;cursor:pointer}.detail-motion[hidden]{display:none}.detail-motion:focus-visible{outline:2px solid #fff;outline-offset:4px}

/* Plain labels and a single generous tap target for each team profile. */
.button{justify-content:center}
.scroll-cue{padding-block:10px;text-decoration:underline;text-underline-offset:5px}
.contact-call{grid-template-columns:1fr}
.team-section .person{display:block}
.person-profile{display:grid;grid-template-columns:96px minmax(0,1fr);gap:18px;align-items:center;width:100%;padding:8px 0;border:0;background:transparent;text-align:left;border-radius:0}
.person-profile>img{width:96px;height:122px;object-fit:cover;object-position:center 20%;transition:filter .2s}
.team-section .person-profile .person-info{display:flex;flex-direction:column;align-items:flex-start;gap:0;position:static;padding:0}
.person-name{font-family:var(--serif);font-size:23px;line-height:1.2;letter-spacing:-.025em;margin-bottom:7px}
.person-role{font-size:11px;line-height:1.5;margin-bottom:4px}
.team-section .person-profile small{font-size:10px;color:var(--muted)}
.person-action{font-size:12px;font-weight:600;text-decoration:underline;text-underline-offset:4px;margin-top:12px;line-height:1.5}
.person-profile:hover .person-action{text-decoration-thickness:2px}
.person-profile:hover>img{filter:brightness(1.05)}
.profile-dialog{width:min(780px,calc(100vw - 40px));max-width:none;padding:0;max-height:90svh;overflow:auto}
.profile-close{display:block;margin:12px 18px 12px auto;min-height:44px;padding:8px 14px;border:1px solid var(--line);background:transparent;font-size:12px}
.profile-layout{display:grid;grid-template-columns:.9fr 1.1fr;align-items:center}
.profile-layout>img{width:100%;height:auto;aspect-ratio:4/5;object-fit:cover;object-position:center 20%}
.profile-copy{padding:28px 32px 36px}
.profile-copy .eyebrow{margin-bottom:20px}
.profile-copy h2{font-size:42px;margin-bottom:18px}
.profile-copy p{font-size:14px;line-height:1.8}
.profile-copy .profile-role{font-size:13px;margin-bottom:4px}
.profile-copy .profile-credential{font-size:11px;color:var(--muted);margin-bottom:24px}
.profile-copy [hidden]{display:none}
@media(max-width:1100px) and (min-width:851px){.person-profile{grid-template-columns:76px minmax(0,1fr);gap:13px}.person-profile>img{width:76px;height:100px}.person-name{font-size:21px}}
@media(max-width:640px){.person-profile{grid-template-columns:90px minmax(0,1fr);gap:22px}.person-profile>img{width:90px;height:116px}.profile-layout{grid-template-columns:1fr}.profile-layout>img{width:140px;height:178px;aspect-ratio:auto;margin:0 auto}.profile-copy{padding:24px}.profile-copy h2{font-size:36px}.profile-copy .eyebrow{margin-bottom:14px}.profile-dialog{max-height:90svh}.person-name{font-size:25px}}
@media(max-width:370px){.person-profile{gap:16px}.person-name{font-size:22px}.person-role{font-size:10px}}