:root{--navy:#0E2147;--navy2:#18306a;--purple:#703996;--pink:#D0283F;--pink2:#b51f34;--ink:#1d2030;--gray:#5d6272;--line:#e3e6ee;--lt:#f5f6fa;--r:18px;--shadow:0 14px 40px rgba(14,33,71,.14)}
*{box-sizing:border-box}
html{scroll-behavior:smooth;scroll-padding-top:90px;-webkit-text-size-adjust:100%}
body{margin:0;font-family:"Open Sans",system-ui,-apple-system,"Segoe UI",Roboto,sans-serif;font-size:18px;line-height:1.6;color:var(--ink);background:#fff}
img{max-width:100%;height:auto;display:block}
a{color:var(--purple)}
h1,h2,h3,h4{font-family:"Oswald","Arial Narrow",Arial,sans-serif;font-weight:600;text-transform:uppercase;letter-spacing:.5px;line-height:1.1;color:var(--navy);margin:0 0 .5em}
h1{font-size:clamp(34px,5vw,58px)}
h2{font-size:clamp(28px,3.4vw,40px)}
h3{font-size:22px}
p{margin:0 0 1em}
:focus-visible{outline:3px solid #FFC93C;outline-offset:2px}
.skip{position:absolute;left:-999px;top:0;background:#fff;padding:8px 14px;z-index:999}
.skip:focus{left:8px}
.wrap{max-width:1180px;margin:0 auto;padding:0 22px}
.center{text-align:center}
/* buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:8px;min-height:52px;padding:0 30px;border-radius:999px;font-weight:700;font-size:16px;text-transform:uppercase;letter-spacing:.8px;text-decoration:none;border:0;cursor:pointer;transition:transform .15s,box-shadow .15s,background .15s;font-family:inherit}
.btn:hover{transform:translateY(-1px)}
.btn-pink{background:var(--pink);color:#fff!important;box-shadow:0 8px 22px rgba(208,40,63,.35)}
.btn-pink:hover{background:var(--pink2)}
.btn-navy{background:var(--navy);color:#fff!important}
.btn-ghost{background:#fff;color:var(--navy)!important;border:2px solid var(--navy)}
.btn-sm{min-height:44px;padding:0 20px;font-size:14px}
/* top bar + header */
.topbar{background:var(--navy);color:#fff;font-size:14px}
.topbar-in{display:flex;justify-content:space-between;gap:12px;padding-top:7px;padding-bottom:7px}
.topbar a{color:#fff;font-weight:700;text-decoration:none}
.site-head{background:#fff;position:sticky;top:0;z-index:50;box-shadow:0 2px 14px rgba(14,33,71,.08)}
.admin-bar .site-head{top:32px}
.head-in{display:flex;align-items:center;justify-content:space-between;gap:16px;padding-top:8px;padding-bottom:8px}
.brand img{height:76px;width:auto}
.nav{display:flex;align-items:center;gap:22px}
.nav a{color:var(--navy);text-decoration:none;font-weight:700;font-size:14px;text-transform:uppercase;letter-spacing:.6px;white-space:nowrap}
.nav a:not(.btn):hover,.nav a[aria-current]:not(.btn){color:var(--purple);box-shadow:inset 0 -3px 0 var(--pink)}
.mnav{display:none;position:relative}
.mnav summary{list-style:none;cursor:pointer;width:48px;height:48px;border-radius:12px;display:flex;flex-direction:column;justify-content:center;align-items:center;gap:5px;background:var(--lt)}
.mnav summary::-webkit-details-marker{display:none}
.mnav summary span{display:block;width:24px;height:3px;border-radius:2px;background:var(--navy)}
.mnav-panel{position:absolute;right:0;top:58px;width:min(86vw,320px);background:#fff;border-radius:16px;box-shadow:var(--shadow);padding:12px;display:flex;flex-direction:column;gap:4px}
.mnav-panel a:not(.btn){padding:13px 14px;border-radius:10px;color:var(--navy);font-weight:700;text-decoration:none;font-size:17px}
.mnav-panel a[aria-current]:not(.btn){background:var(--lt);color:var(--purple)}
.mnav-panel .btn{margin-top:6px}
/* hero: Home Value style */
.hero{position:relative;min-height:min(78vh,700px);display:flex;align-items:center;justify-content:center;text-align:center;color:#fff;background:#0E2147 var(--hero) center/cover no-repeat;padding:70px 20px}
.hero:before{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(14,33,71,.55),rgba(14,33,71,.62) 60%,rgba(14,33,71,.72))}
.hero-short{min-height:440px}
.hero-in{position:relative;max-width:760px;width:100%}
.eyebrow{display:block;font-size:14px;font-weight:700;letter-spacing:3px;text-transform:uppercase;margin-bottom:12px;opacity:.95}
.hero h1{color:#fff;text-shadow:0 2px 18px rgba(0,0,0,.35)}
.pill{background:#fff;border-radius:999px;box-shadow:0 18px 50px rgba(0,0,0,.28);display:flex;align-items:center;justify-content:space-between;gap:18px;padding:12px 12px 12px 30px;max-width:640px;margin:26px auto 0}
.pill .pill-logo{height:84px;width:auto}
.pill-text{color:var(--navy);font-weight:700;font-size:18px;text-align:left;line-height:1.3}
.pill-text small{display:block;color:var(--gray);font-weight:600;font-size:14px}
.steps{margin:18px auto 0;font-size:17px;font-weight:600;text-shadow:0 1px 8px rgba(0,0,0,.45)}
.steps span{white-space:nowrap}
.steps span+span:before{content:"·";margin:0 10px;opacity:.7}
/* sections */
.sec{padding:76px 0}
.sec-lt{background:var(--lt)}
.sec-navy{background:var(--navy);color:#fff}
.sec-navy h2,.sec-navy h3{color:#fff}
.lead{font-size:20px;color:var(--gray);max-width:720px;margin:0 auto 34px}
.sec-navy .lead{color:#dfe4f2}
.kicker{display:block;color:var(--pink);font-weight:700;letter-spacing:2.5px;text-transform:uppercase;font-size:14px;margin-bottom:8px}
.trust{background:#fff;border-bottom:1px solid var(--line)}
.trust ul{list-style:none;margin:0;padding:20px 0;display:grid;grid-template-columns:repeat(4,1fr);gap:16px}
.trust li{display:flex;align-items:center;gap:10px;font-weight:700;color:var(--navy);font-size:16px;line-height:1.3}
.trust li:before{content:"✓";flex:none;width:30px;height:30px;border-radius:50%;background:var(--purple);color:#fff;display:grid;place-items:center;font-size:16px}
.cards{display:grid;grid-template-columns:repeat(3,1fr);gap:24px}
.card{background:#fff;border-radius:var(--r);overflow:hidden;box-shadow:0 6px 24px rgba(14,33,71,.08);border:1px solid var(--line);display:flex;flex-direction:column}
.card img{aspect-ratio:3/2;object-fit:cover;width:100%}
.card-b{padding:22px 24px 26px}
.card-b p{color:var(--gray);margin:0}
.card-b h3{margin-bottom:8px}
.prices{display:grid;grid-template-columns:repeat(3,1fr);gap:22px;max-width:980px;margin:0 auto}
.price{background:#fff;border-radius:var(--r);padding:28px 24px;text-align:center;border:2px solid var(--line)}
.price.hot{border-color:var(--purple);box-shadow:var(--shadow)}
.price h3{font-size:20px;margin-bottom:6px}
.price .amt{font-family:"Oswald",sans-serif;font-size:46px;font-weight:700;color:var(--purple);line-height:1.1}
.price .amt small{font-size:18px;color:var(--gray);font-weight:500}
.price p{color:var(--gray);margin:8px 0 0;font-size:16px}
.note{background:#fff7e6;border:1px solid #f3d38a;border-radius:14px;padding:16px 20px;max-width:860px;margin:28px auto 0;font-size:17px}
.note strong{color:var(--navy)}
.how{display:grid;grid-template-columns:repeat(3,1fr);gap:24px;counter-reset:s}
.how li{list-style:none;background:#fff;border-radius:var(--r);padding:30px 24px;text-align:center;border:1px solid var(--line)}
.how li:before{counter-increment:s;content:counter(s);display:grid;place-items:center;width:58px;height:58px;margin:0 auto 14px;border-radius:50%;background:var(--pink);color:#fff;font-family:"Oswald",sans-serif;font-size:28px;font-weight:700}
.how p{color:var(--gray);margin:0}
.how{padding:0;margin:0}
.area{display:grid;grid-template-columns:1fr 1fr;gap:40px;align-items:center}
.chips{display:flex;flex-wrap:wrap;gap:10px;margin:14px 0 0;padding:0;list-style:none}
.chips li{background:#fff;border:2px solid var(--navy);color:var(--navy);border-radius:999px;padding:7px 16px;font-weight:700;font-size:15px}
.chips.main li{background:var(--navy);color:#fff}
.area-box{background:#fff;border-radius:var(--r);padding:30px;box-shadow:var(--shadow)}
.area-box h3{margin-top:18px;color:var(--navy)}
.area-box h3:first-child{margin-top:0}
.cta-band{background:linear-gradient(120deg,var(--navy),var(--purple));color:#fff;text-align:center;padding:64px 0}
.cta-band h2{color:#fff}
.cta-band .btns{display:flex;flex-wrap:wrap;gap:14px;justify-content:center;margin-top:20px}
.cta-band .btn-ghost{border-color:#fff;background:transparent;color:#fff!important}
.split{display:grid;grid-template-columns:1fr 1fr;gap:44px;align-items:center}
.split img{border-radius:var(--r);box-shadow:var(--shadow)}
.ticks{list-style:none;padding:0;margin:0 0 20px}
.ticks li{padding-left:34px;position:relative;margin-bottom:10px}
.ticks li:before{content:"✓";position:absolute;left:0;top:1px;width:24px;height:24px;border-radius:50%;background:var(--purple);color:#fff;display:grid;place-items:center;font-size:13px;font-weight:700}
.ticks.no li:before{content:"✕";background:var(--pink)}
/* pricing tables */
.ptabs{display:flex;flex-wrap:wrap;gap:10px;justify-content:center;margin-bottom:30px}
.ptabs a{padding:10px 18px;border-radius:999px;background:#fff;border:2px solid var(--navy);color:var(--navy);text-decoration:none;font-weight:700;font-size:15px}
.ptabs a:hover{background:var(--navy);color:#fff}
.pgroup{background:#fff;border-radius:var(--r);border:1px solid var(--line);box-shadow:0 6px 24px rgba(14,33,71,.06);margin:0 auto 26px;max-width:900px;overflow:hidden}
.pgroup h3{background:var(--navy);color:#fff;margin:0;padding:16px 24px;font-size:21px}
.pgroup table{width:100%;border-collapse:collapse}
.pgroup td{padding:14px 24px;border-top:1px solid var(--line);vertical-align:top}
.pgroup tr:first-child td{border-top:0}
.pgroup td:last-child{text-align:right;white-space:nowrap;font-weight:700;color:var(--purple);font-size:19px}
.pgroup td small{display:block;color:var(--gray);font-size:14px;font-weight:400}
.pgroup td:last-child small{color:var(--gray);font-weight:600}
/* form card below picture */
.form-sec{padding:0 0 80px;background:var(--lt)}
.form-card{position:relative;z-index:2;background:#fff;border-radius:22px;box-shadow:var(--shadow);max-width:860px;margin:-70px auto 0;padding:40px 44px}
.form-card>h2{text-align:center}
.form-card>p{text-align:center;color:var(--gray)}
.f-row2{display:grid;grid-template-columns:1fr 1fr;gap:0 20px}
.f{display:block;margin:0 0 18px;border:0;padding:0;min-width:0}
.f>span,.f legend span{display:block;font-weight:700;color:var(--navy);margin-bottom:6px;font-size:16px}
.f em{font-style:normal;font-weight:400;color:var(--gray);font-size:14px}
.f input[type=text],.f input[type=tel],.f input[type=email],.f input[type=number],.f select,.f textarea{width:100%;font:inherit;font-size:17px;padding:13px 15px;border:2px solid #cfd4e0;border-radius:12px;background:#fff;color:var(--ink)}
.f input:focus,.f select:focus,.f textarea:focus{border-color:var(--purple);outline:0;box-shadow:0 0 0 4px rgba(112,57,150,.15)}
.f input[type=file]{font-size:15px;width:100%;max-width:100%;min-width:0}
.f-opts{display:flex;flex-wrap:wrap;gap:10px}
.f-opts label{display:flex;align-items:center;gap:8px;border:2px solid #cfd4e0;border-radius:999px;padding:8px 16px;font-weight:600;font-size:16px;cursor:pointer}
.f-opts label:has(input:checked){border-color:var(--purple);background:#f4ecfa}
.f-opts input{width:18px;height:18px;accent-color:var(--purple)}
.f-consent label{display:flex;gap:10px;align-items:flex-start;font-size:16px}
.f-consent input{width:20px;height:20px;margin-top:3px;accent-color:var(--purple);flex:none}
.hp{position:absolute!important;left:-9999px!important;height:1px;overflow:hidden}
.f-submit{width:100%;min-height:58px;font-size:18px}
.fine{font-size:14px;color:var(--gray);text-align:center;margin-top:12px}
.msg-ok,.msg-err{border-radius:14px;padding:16px 20px;margin-bottom:22px;font-size:17px}
.msg-ok{background:#e9f8ef;border:2px solid #2e9e5b}
.msg-err{background:#fdecee;border:2px solid var(--pink)}
.contact-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:22px;max-width:980px;margin:0 auto}
.cbox{background:#fff;border-radius:var(--r);padding:30px 24px;text-align:center;border:1px solid var(--line);box-shadow:0 6px 24px rgba(14,33,71,.06)}
.cbox .ic{width:60px;height:60px;border-radius:50%;background:var(--purple);color:#fff;display:grid;place-items:center;margin:0 auto 14px;font-size:26px}
.cbox a{font-weight:700;font-size:17px;text-decoration:none;overflow-wrap:anywhere}
.groups{display:grid;grid-template-columns:1fr 1fr;gap:22px;max-width:900px;margin:0 auto 10px}
.group{background:#fff;border-radius:var(--r);padding:26px;border:2px solid var(--line)}
.group.pref{border-color:var(--purple)}
.tag{display:inline-block;background:var(--purple);color:#fff;border-radius:999px;font-size:13px;font-weight:700;padding:3px 12px;text-transform:uppercase;letter-spacing:1px;margin-bottom:8px}
/* footer */
.site-foot{background:#0a1834;color:#cfd6e8;padding:60px 0 24px;font-size:16px}
.site-foot a{color:#fff}
.site-foot h3{color:#fff;font-size:18px}
.foot-grid{display:grid;grid-template-columns:1.4fr 1fr 1fr;gap:40px}
.foot-logo{background:#fff;border-radius:14px;padding:10px 14px;width:220px;margin-bottom:16px}
.sister a{font-weight:700}
.foot-legal{border-top:1px solid rgba(255,255,255,.15);margin-top:36px;padding-top:20px;font-size:14px;color:#aab3cb}
.foot-legal p{margin:0 0 6px}
.sticky-cta{display:none}
/* mobile */
@media(max-width:1120px){.nav{display:none}.mnav{display:block}}
@media(max-width:1020px){.cards{grid-template-columns:1fr 1fr}.trust ul{grid-template-columns:1fr 1fr}}
@media(max-width:700px){
body{font-size:17px;padding-bottom:58px}
.topbar-in span{display:none}.topbar-in{justify-content:center}
.eyebrow{font-size:12px;letter-spacing:2px}
.brand img{height:52px}
.hero{background-image:var(--hero-m);min-height:560px;padding:56px 18px}
.hero-short{min-height:470px}
.pill{flex-direction:column;border-radius:28px;padding:20px 18px 18px;gap:14px}
.pill .pill-logo{height:72px}
.pill-text{text-align:center}
.pill .btn{width:100%}
.steps span{display:block;white-space:normal}.steps span+span:before{content:none}
.sec{padding:56px 0}
.cards,.prices,.how,.area,.split,.contact-grid,.groups,.foot-grid,.f-row2{grid-template-columns:1fr}
.trust ul{grid-template-columns:1fr}
.form-card{margin-top:-50px;padding:28px 20px;border-radius:18px}
.pgroup td{padding:12px 16px}.pgroup h3{padding:14px 16px}
.sticky-cta{display:grid;grid-template-columns:1fr 1fr 1.5fr;position:fixed;left:0;right:0;bottom:0;z-index:60;box-shadow:0 -6px 20px rgba(0,0,0,.2);padding-bottom:env(safe-area-inset-bottom);background:var(--navy)}
.sticky-cta a{padding:17px 6px;text-align:center;color:#fff;text-decoration:none;font-weight:700;text-transform:uppercase;font-size:15px;letter-spacing:.8px}
.s-call{background:var(--navy)}.s-text{background:var(--navy2)}.s-req{background:var(--pink)}
}
/* Who We Serve dropdown */
.dd{position:relative}
.dd-btn{background:none;border:0;padding:8px 0;cursor:pointer;font:inherit;color:var(--navy);font-weight:700;font-size:14px;text-transform:uppercase;letter-spacing:.6px;white-space:nowrap}
.dd-btn span{font-size:11px;margin-left:2px}
.dd-cur .dd-btn,.dd:hover .dd-btn,.dd:focus-within .dd-btn{color:var(--purple)}
.dd-cur .dd-btn{box-shadow:inset 0 -3px 0 var(--pink)}
.dd-menu{position:absolute;left:50%;top:100%;transform:translateX(-50%);min-width:240px;background:#fff;border-radius:14px;box-shadow:0 18px 44px rgba(14,33,71,.2);padding:8px;display:none;flex-direction:column;z-index:70;border-top:4px solid var(--pink)}
.dd-menu:before{content:"";position:absolute;left:0;right:0;top:-18px;height:18px}
.dd:hover .dd-menu,.dd:focus-within .dd-menu{display:flex}
.nav .dd-menu a{padding:12px 14px;border-radius:10px;box-shadow:none!important}
.nav .dd-menu a:hover,.nav .dd-menu a[aria-current]{background:var(--lt);color:var(--purple)}
.mnav-group{display:block;padding:12px 14px 4px;font-size:13px;font-weight:700;letter-spacing:1.5px;text-transform:uppercase;color:var(--gray)}
.mnav-panel a.mnav-sub{padding-left:28px}
/* For Realtors / 203(k) */
.lc{text-transform:none}
.loans{display:grid;grid-template-columns:repeat(3,1fr);gap:22px}
.loan{background:#fff;border-radius:var(--r);padding:26px 24px;border:2px solid var(--line);border-top:6px solid var(--purple)}
.loan p{color:var(--gray);margin:0}
.agent-band{display:grid;grid-template-columns:1.1fr 1fr;gap:44px;align-items:center}
.agent-band img{border-radius:var(--r);box-shadow:0 18px 50px rgba(0,0,0,.35)}
.sec-navy .ticks li:before{background:var(--pink)}
.sec-navy a:not(.btn){color:#fff}
.badge{display:inline-block;background:var(--pink);color:#fff;border-radius:999px;font-size:13px;font-weight:700;padding:4px 14px;text-transform:uppercase;letter-spacing:1.5px;margin-bottom:12px}
@media(max-width:1020px){.loans{grid-template-columns:1fr 1fr}}
@media(max-width:700px){.loans,.agent-band{grid-template-columns:1fr}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}.btn{transition:none}}