@font-face{font-family:"Liberation Serif";src:url('/assets/LiberationSerif-Regular.ttf') format('truetype');font-weight:400;font-style:normal;font-display:swap}
@font-face{font-family:"Liberation Serif";src:url('/assets/LiberationSerif-Bold.ttf') format('truetype');font-weight:700;font-style:normal;font-display:swap}
@font-face{font-family:"Liberation Sans";src:url('/assets/LiberationSans-Regular.ttf') format('truetype');font-weight:400;font-style:normal;font-display:swap}
@font-face{font-family:"Liberation Sans";src:url('/assets/LiberationSans-Bold.ttf') format('truetype');font-weight:700;font-style:normal;font-display:swap}
:root{--ink:#183C3E;--deep-teal:#183C3E;--teal:#116B6E;--orange:#CD5426;--copper:#B75C38;--muted:#536564;--paper:#FFFFFF;--sand:#F3F2ED;--line:#D2DBD7;--sans:"Liberation Sans",Arial,sans-serif;--serif:"Liberation Serif",Georgia,serif;--ease:cubic-bezier(.2,.65,.3,1)}
*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:100px}body{margin:0;padding:12px 12px 0;background:var(--paper);color:var(--ink);font-family:var(--sans);font-size:16px;line-height:1.75;-webkit-font-smoothing:antialiased}body.menu-open{overflow:hidden}button,input,select{font:inherit}button{cursor:pointer;border-radius:0}a{color:inherit;text-decoration:none}p{margin:0 0 1.35em}h1,h2,h3{line-height:1.2;margin:0 0 .65em;font-weight:400}h1,h2,h3{font-family:var(--serif);font-weight:400;text-transform:none}h1{font-size:clamp(42px,5.4vw,78px);letter-spacing:.035em;line-height:1.12}h2{font-size:clamp(32px,3.6vw,50px);letter-spacing:.015em}h3{font-size:25px;font-weight:400;letter-spacing:-.02em}img{max-width:100%;height:auto;display:block}figure{margin:0}figcaption{font-size:11px;letter-spacing:.1em;text-transform:uppercase;margin-top:12px;color:var(--muted)}a,button{touch-action:manipulation;-webkit-tap-highlight-color:transparent}a:focus-visible,button:focus-visible,summary:focus-visible,input:focus-visible,select:focus-visible{outline:3px solid var(--teal);outline-offset:5px}::selection{background:var(--teal);color:white}[hidden]{display:none!important}.sr-only{position:absolute;width:1px;height:1px;overflow:hidden;clip-path:inset(50%);white-space:nowrap}.wrap{width:min(1180px,calc(100% - 112px));margin-inline:auto}.section{padding-block:106px}.eyebrow{font-size:10px;font-weight:600;letter-spacing:.24em;line-height:1.8;text-transform:uppercase;margin:0 0 23px;color:var(--teal)}.lead{font-size:20px;font-weight:400;line-height:1.7}.small{font-size:12px;line-height:1.7;color:var(--muted)}.split{display:grid;grid-template-columns:1fr 1fr;gap:100px;align-items:center}.button-row{display:flex;align-items:center;flex-wrap:wrap;gap:22px}.button{min-height:52px;display:inline-flex;justify-content:center;align-items:center;gap:24px;padding:16px 28px;border:1px solid transparent;font-size:11px;font-weight:600;letter-spacing:.14em;line-height:1.5;text-transform:uppercase;transition:background .3s,color .3s,border-color .3s}.button span{font-size:17px;line-height:1}.button-white{background:var(--paper);color:var(--ink)}.button-dark{background:var(--ink);color:var(--paper)}.button-outline{border-color:#ffffffa8;color:white;background:transparent}.button-line{border-color:var(--line)}.button:hover{background:var(--copper);border-color:var(--teal);color:white}.text-link{display:inline-flex;align-items:center;gap:28px;padding:10px 0 8px;border-bottom:1px solid currentColor;font-size:11px;line-height:1.7;font-weight:600;letter-spacing:.13em;text-transform:uppercase;transition:color .25s,gap .25s}.text-link span{font-size:19px;font-weight:400;line-height:1}.text-link:hover{color:var(--teal);gap:34px}.center-action{text-align:center;margin-top:50px}.index{display:block;font-size:12px;letter-spacing:.1em;color:var(--teal);margin-bottom:24px}.skip-link{position:fixed;z-index:200;top:15px;left:50%;transform:translate(-50%,-200%);background:white;color:var(--ink);padding:10px 20px}.skip-link:focus{transform:translate(-50%,0)}
/* A consistent navigation system on every page. */
.site-header{position:absolute;top:12px;left:12px;right:12px;z-index:30;display:flex;align-items:center;gap:35px;height:110px;padding:0 42px;color:white;transition:background .35s,color .35s,box-shadow .35s}.site-header.is-scrolled{position:fixed;top:0;left:0;right:0;height:84px;background:var(--paper);color:var(--ink);box-shadow:0 1px 0 #262a2614;animation:header-in .35s var(--ease)}.brand{display:inline-flex;align-items:center;gap:12px;flex-shrink:0}.brand img{width:62px;height:47px;object-fit:contain}.brand>span{display:flex;flex-direction:column;align-items:center}.brand strong{font-family:var(--serif);font-size:27px;letter-spacing:.11em;font-weight:500;line-height:1.2}.brand small{font-size:8px;letter-spacing:.43em;line-height:2.1;font-weight:600;margin-left:.43em}.site-header:not(.is-scrolled) .brand img{filter:brightness(0) invert(1)}.desktop-nav{display:flex;gap:28px;margin-left:auto;align-items:center}.desktop-nav a,.header-contact{font-size:10px;letter-spacing:.15em;font-weight:600;text-transform:uppercase;white-space:nowrap}.desktop-nav a{padding:12px 0;border-bottom:1px solid transparent}.desktop-nav a:hover{border-color:currentColor}.header-actions{display:flex;gap:30px;align-items:center}.header-contact{padding:13px 0;border-bottom:1px solid #ffffff80}.is-scrolled .header-contact{border-color:var(--line)}.header-contact span{margin-left:8px}.menu-toggle{width:40px;height:42px;border:0;background:none;color:inherit;display:flex;flex-direction:column;justify-content:center;gap:8px;padding:6px}.menu-toggle span{height:1px;background:currentColor;width:28px;display:block;transition:width .25s}.menu-toggle:hover span:last-child{width:20px}.navigation-dialog{position:fixed;inset:12px;margin:0;width:calc(100% - 24px);max-width:none;max-height:calc(100dvh - 24px);height:calc(100dvh - 24px);border:0;background:var(--paper);color:var(--ink);padding:32px 5%;overflow:auto}.navigation-dialog::backdrop{background:#183C3Ed9;backdrop-filter:blur(8px)}.menu-head{display:flex;align-items:center;justify-content:space-between}.menu-close{display:flex;align-items:center;gap:20px;background:none;border:0;color:var(--ink);text-transform:uppercase;font-size:11px;letter-spacing:.15em;padding:10px}.menu-close span{font-size:35px;font-weight:200}.menu-grid{display:grid;grid-template-columns:1.2fr .8fr;gap:10%;max-width:1160px;margin:65px auto}.menu-grid ul{margin:0;padding:0;list-style:none}.menu-grid li a{display:flex;align-items:center;gap:25px;font-size:clamp(20px,2.6vw,36px);font-weight:400;line-height:1.3;padding:16px 0;border-bottom:1px solid var(--line)}.menu-grid li a>span:first-child{font-size:10px;color:var(--teal);letter-spacing:.1em}.menu-grid li a>span:last-child{margin-left:auto;font-size:22px}.menu-grid a:hover{color:var(--teal)}.menu-aside img{width:100%;height:230px;object-fit:cover;margin-bottom:27px}.menu-aside p{font-size:27px;line-height:1.3;text-transform:uppercase;font-weight:400}.menu-aside>a{display:block;font-size:15px;padding:3px 0;overflow-wrap:anywhere}.menu-aside>span{font-size:10px;letter-spacing:.08em;text-transform:uppercase;display:block;margin-top:23px;color:var(--muted)}
/* Colorado landscapes: slow movement, crossfades, and explicit controls. */
.home-hero{position:relative;min-height:680px;height:calc(100svh - 24px);max-height:1150px;overflow:hidden;background:var(--deep-teal);color:white;isolation:isolate}.hero-slide{position:absolute;inset:0;opacity:0;transition:opacity 1.8s ease;z-index:-3;overflow:hidden}.hero-slide.active{opacity:1}.hero-slide img{width:100%;height:100%;object-fit:cover;object-position:center 46%;transform:scale(1.025)}.hero-slide.active img{animation:landscape-drift 17s linear both}.paused .hero-slide img{animation-play-state:paused}.hero-shade{position:absolute;inset:0;z-index:-1;background:none}.home-hero:after{content:'';position:absolute;inset:0;z-index:-2;background:transparent}.home-hero-content{position:absolute;top:49%;left:50%;transform:translate(-50%,-50%);text-align:center;width:calc(100% - 100px);max-width:1100px}.home-hero-content .eyebrow{color:#fff;margin-bottom:28px;letter-spacing:.29em}.home-hero-content h1{margin-bottom:25px;font-size:clamp(56px,7.4vw,102px);font-weight:400;letter-spacing:.04em;line-height:1.16}.home-hero-content>p:not(.eyebrow){font-size:15px;letter-spacing:.035em;line-height:1.9;margin:0 0 32px}.hero-actions{display:flex;justify-content:center;gap:15px}.hero-actions .button{min-width:200px}.hero-bottom{position:absolute;left:42px;right:42px;bottom:34px;display:grid;grid-template-columns:1fr 1fr 1fr;align-items:center;gap:20px;font-size:9px;letter-spacing:.17em;text-transform:uppercase}.scroll-cue{justify-self:center;white-space:nowrap;display:flex;align-items:center;gap:18px}.scroll-cue span{font-size:21px}.slideshow-controls{display:flex;align-items:center;justify-content:flex-end;gap:3px}.slide-dot{width:32px;height:44px;padding:10px 5px;background:none;border:0}.slide-dot span{display:block;height:2px;background:#ffffff66;transition:background .3s}.slide-dot.active span{background:white}#motion-toggle{width:44px;height:44px;border:1px solid #ffffff60;border-radius:50%;background:transparent;color:white;font-size:13px;margin-left:12px}#motion-toggle:hover{background:#ffffff25}.image-caption{position:absolute;bottom:25px;right:30px;left:30px;font-size:9px;letter-spacing:.14em;text-transform:uppercase;color:white;text-align:right;text-shadow:0 1px 3px #000}.page-hero{min-height:520px;height:62svh;max-height:720px;position:relative;isolation:isolate;color:white;overflow:hidden;background:var(--deep-teal)}.page-hero>img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;z-index:-3;object-position:center 48%}.page-hero .hero-shade{background:none}.page-hero-content{position:absolute;left:50%;top:55%;transform:translate(-50%,-50%);text-align:center;width:min(1120px,calc(100% - 100px))}.page-hero-content .eyebrow{color:white;margin-bottom:22px}.page-hero h1{margin:0;font-size:clamp(40px,5vw,68px)}.page-hero.compact{min-height:440px;height:53svh;max-height:610px}.breadcrumbs{display:flex;align-items:center;gap:14px;font-size:10px;line-height:1.7;letter-spacing:.07em;padding-block:24px;border-bottom:1px solid var(--line);flex-wrap:wrap;color:var(--muted)}.breadcrumbs a:hover{text-decoration:underline;color:var(--ink)}.breadcrumbs+.section{padding-top:80px}
/* Open editorial layouts let photography and substance share the page. */
.section-heading{max-width:760px;text-align:center;margin:0 auto 56px}.section-heading>p:last-child{max-width:630px;margin:24px auto 0;color:var(--muted)}.journey-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}.photo-card{position:relative;display:block;aspect-ratio:.79;overflow:hidden;isolation:isolate;color:white;background:var(--deep-teal)}.photo-card img{width:100%;height:100%;object-fit:cover;position:absolute;inset:0;z-index:-2;transition:transform .9s var(--ease)}.photo-card-shade{position:absolute;inset:0;z-index:-1;background:none}.photo-card-content{position:absolute;bottom:38px;left:32px;right:32px}.photo-card .eyebrow{color:white;font-size:9px;margin-bottom:10px;letter-spacing:.2em}.photo-card h3{font-size:29px;font-weight:400;margin-bottom:0;max-width:85%}.circle-arrow{position:absolute;right:0;bottom:3px;font-size:22px}.photo-card:hover img{transform:scale(1.04)}.photo-card:hover .circle-arrow{transform:translate(2px,-2px)}.about-feature{display:grid;grid-template-columns:.87fr 1fr;gap:100px;align-items:center}.about-feature:not(.about-full){padding-top:25px}.portrait-block{position:relative}.portrait-block>img{width:100%;max-height:650px;object-fit:cover;object-position:center 25%;background:var(--sand)}.portrait-caption{display:block;border-bottom:1px solid var(--line);font-size:10px;letter-spacing:.12em;text-transform:uppercase;padding:18px 0}.about-copy .lead{margin-top:28px;font-size:21px}.about-copy>p:not(.eyebrow):not(.lead){color:var(--muted)}.about-contact{margin-top:40px;display:flex;flex-direction:column;gap:5px}.about-contact a{font-size:22px;font-weight:400;letter-spacing:.02em}.about-contact span{font-size:11px;color:var(--muted)}.about-full{align-items:start}.about-full .portrait-block{position:sticky;top:115px}.about-full .about-copy .prose p{font-size:16px;color:var(--muted)}.loan-feature{background:var(--sand)}.loan-feature .split{align-items:start;grid-template-columns:.8fr 1.2fr;gap:100px}.loan-feature .split>div>p:not(.eyebrow){max-width:390px;color:var(--muted)}.loan-rows>a{display:flex;align-items:start;gap:28px;border-bottom:1px solid var(--line);padding:29px 0}.loan-rows>a:first-child{padding-top:0}.row-number{color:var(--teal);font-size:11px;padding-top:7px}.loan-rows h3{font-size:23px;margin-bottom:8px}.loan-rows p{font-size:13px;color:var(--muted);margin:0}.loan-rows>a>span:last-child{margin-left:auto;font-size:22px;transition:transform .3s}.loan-rows>a:hover>span:last-child{transform:translate(3px,-3px)}.communities-section{padding-bottom:0}.county-grid{display:grid;grid-template-columns:1fr 1fr;gap:16px}.county-grid .photo-card{aspect-ratio:1.22}.county-grid .photo-card-content{bottom:45px;left:50px;right:50px}.county-grid h3{font-size:40px;text-transform:uppercase;line-height:1.1}.county-grid .circle-arrow{font-size:28px}.communities-section>.county-grid{margin-top:60px}.article-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:36px}.article-grid article>a:first-child{display:block;overflow:hidden;margin-bottom:27px}.article-grid img{width:100%;height:auto;aspect-ratio:1.45;object-fit:cover;transition:transform .8s}.article-grid article>a:hover img{transform:scale(1.035)}.article-grid .eyebrow{font-size:9px;margin-bottom:15px}.article-grid h3{font-size:26px;line-height:1.3;font-weight:400}.article-grid article>p:not(.eyebrow){font-size:14px;color:var(--muted)}.article-grid .text-link{font-size:10px}.number-band{background:var(--ink);color:white;padding:70px 0}.number-band>.wrap{display:flex;align-items:center;justify-content:space-between;gap:60px}.number-band .eyebrow{color:#c8a88d;margin-bottom:16px}.number-band h2{font-size:35px;line-height:1.3;margin:0}.number-band .button{flex-shrink:0}.closing{height:580px;min-height:500px;position:relative;isolation:isolate;color:white;overflow:hidden;background:var(--deep-teal)}.closing>img{width:100%;height:100%;object-fit:cover;position:absolute;inset:0;z-index:-3}.closing-shade{position:absolute;inset:0;background:none;z-index:-1}.closing-content{text-align:center;position:absolute;top:50%;left:50%;transform:translate(-50%,-50%);width:min(800px,calc(100% - 60px))}.closing-content .eyebrow{color:white}.closing h2{font-size:clamp(36px,4.7vw,64px);font-weight:400;letter-spacing:.035em;line-height:1.2;margin-bottom:25px}.closing-content>p:not(.eyebrow){font-size:15px;margin-bottom:33px}.closing .button{min-width:175px}.three-columns{display:grid;grid-template-columns:repeat(3,1fr);gap:50px}.three-columns>div{border-top:1px solid var(--line);padding-top:28px}.three-columns p{font-size:14px;color:var(--muted)}.three-columns h3{font-size:25px}.values-section{background:var(--sand)}.landscape-story img{width:100%;aspect-ratio:1.15;object-fit:cover}.landscape-story p:not(.eyebrow){color:var(--muted)}.landscape-story .eyebrow{font-size:9px;line-height:2}.wide-photo{height:520px;position:relative;overflow:hidden;background:var(--deep-teal)}.wide-photo>img{height:100%;width:100%;object-fit:cover}.wide-photo:after{content:'';position:absolute;inset:60% 0 0;background:linear-gradient(transparent,#14221c70)}.wide-photo .image-caption{z-index:1}
/* Purposeful loan, advisor, and community detail pages. */
.filter-bar{display:flex;justify-content:center;gap:8px;flex-wrap:wrap;margin-bottom:45px}.filter-bar button{border:1px solid var(--line);background:transparent;color:var(--ink);padding:11px 20px;font-size:10px;text-transform:uppercase;letter-spacing:.1em;min-height:44px}.filter-bar button[aria-pressed=true],.filter-bar button:hover{background:var(--ink);color:white;border-color:var(--ink)}.loan-grid{display:grid;grid-template-columns:repeat(3,1fr);border-top:1px solid var(--line);border-left:1px solid var(--line)}.loan-card{display:flex;flex-direction:column;padding:38px 32px 36px;border-bottom:1px solid var(--line);border-right:1px solid var(--line);min-height:350px}.loan-card .index{margin-bottom:32px}.loan-card .eyebrow{font-size:8px;letter-spacing:.15em;margin-bottom:14px}.loan-card h2{font-size:27px;line-height:1.25;letter-spacing:0;font-weight:400}.loan-card>p:not(.eyebrow){font-size:13px;color:var(--muted)}.loan-card .text-link{align-self:flex-start;margin-top:auto;font-size:9px}.article-layout{display:grid;grid-template-columns:minmax(0,1fr) 310px;gap:100px;align-items:start}.prose{font-size:16px}.prose h2{font-size:30px;margin:48px 0 24px;line-height:1.3}.prose h3{font-size:23px;margin-top:35px}.prose>.lead{font-size:22px;font-weight:400;margin-bottom:40px}.prose p{margin-bottom:1.6em}.prose ul,.prose ol{padding-left:23px;margin:0 0 30px}.prose li{padding-left:5px;margin:9px 0;color:var(--muted)}.prose li::marker{color:var(--teal)}.prose a:not(.button):not(.text-link){text-decoration:underline;text-underline-offset:4px}.prose details{border-top:1px solid var(--line)}.prose details:last-child{border-bottom:1px solid var(--line)}summary{cursor:pointer;list-style:none;position:relative;padding:22px 36px 22px 0;font-size:16px;font-weight:450;line-height:1.6}summary::-webkit-details-marker{display:none}summary:after{content:'+';position:absolute;right:5px;top:21px;font-size:23px;font-weight:400;line-height:1.2;color:var(--teal)}details[open]>summary:after{content:'−'}.prose details p{color:var(--muted);font-size:15px;padding-right:25px;margin-bottom:25px}.prose .byline{margin-top:45px;border-top:1px solid var(--line);padding-top:25px;font-size:11px;color:var(--muted);line-height:1.8}.article-end{display:flex;gap:25px;flex-wrap:wrap;padding-top:15px}.article-end .text-link{font-size:9px}.advisor{position:sticky;top:115px;background:var(--sand);padding:28px}.advisor img{width:100%;aspect-ratio:1.08;object-fit:cover;object-position:50% 26%;margin-bottom:27px}.advisor .eyebrow{font-size:8px;letter-spacing:.15em;margin-bottom:14px}.advisor h2{font-size:34px;margin-bottom:20px}.advisor>p:not(.eyebrow):not(.small){font-size:13px;color:var(--muted)}.advisor .button{font-size:9px;letter-spacing:.08em;padding:14px 16px;gap:15px;width:100%}.advisor-phone{display:block;font-size:21px;font-weight:400;margin:22px 0 9px}.advisor .small{font-size:10px}.advisor hr{height:1px;border:0;background:var(--line);margin:26px 0 20px}.advisor .text-link{font-size:9px;gap:12px}.partner-grid{display:grid;grid-template-columns:1fr 1fr;gap:50px 75px}.partner-grid>div{border-top:1px solid var(--line);padding-top:32px}.partner-grid h2{font-size:29px}.partner-grid p{color:var(--muted);font-size:15px}.contact-layout{display:grid;grid-template-columns:.75fr 1.25fr;gap:100px;align-items:start}.contact-person{max-width:370px}.contact-person img{width:100%;aspect-ratio:.87;object-fit:cover;object-position:center 25%;margin-bottom:30px}.contact-person h2{font-size:30px}.contact-person p{font-size:13px;color:var(--muted)}.contact-details h2{font-size:44px}.contact-details .lead{font-size:19px;margin-bottom:35px}.contact-method{border-top:1px solid var(--line);padding:21px 0;display:flex;flex-direction:column;gap:4px}.contact-method>span{font-size:10px;letter-spacing:.12em;text-transform:uppercase;color:var(--muted)}.contact-method>a{font-size:clamp(16px,2vw,25px);font-weight:400;overflow-wrap:anywhere}.contact-details>p:not(.eyebrow):not(.lead){font-size:13px;color:var(--muted);margin:15px 0 35px}.contact-next{border-top:1px solid var(--line);padding-top:28px}.contact-next h3{font-size:25px}.contact-next p{font-size:14px;color:var(--muted)}.contact-next .button-row{gap:12px;margin-bottom:20px}.contact-next .button{font-size:9px;padding:15px 17px;gap:15px}.contact-next .small{font-size:11px}.contact-address{margin-top:35px}.contact-address p{font-size:13px;color:var(--muted)}.contact-address .eyebrow{font-size:10px;margin-bottom:14px;color:var(--teal)}.legal-prose{max-width:900px}.legal-prose>div:first-of-type{display:grid;grid-template-columns:1fr 1fr;gap:50px}.legal-prose>div:first-of-type h2{margin-top:0}.legal-prose table{border-collapse:collapse;width:100%;font-size:12px;margin:25px 0;display:block;overflow:auto}.legal-prose th,.legal-prose td{border-bottom:1px solid var(--line);text-align:left;padding:15px}.legal-prose th{font-weight:600}.credits-page{max-width:900px}.credit{margin-top:65px;border-top:1px solid var(--line);padding-top:35px}.credit h2{font-size:29px}.credit img{width:100%;max-height:340px;object-fit:cover;margin:25px 0}.credit p{font-size:13px;color:var(--muted);overflow-wrap:anywhere}.credit a{text-decoration:underline;text-underline-offset:3px}
/* Editable, local payment illustration. */
.calculator-layout{display:grid;grid-template-columns:.8fr 1.2fr;gap:80px;align-items:start}.calculator-layout>div>p:not(.eyebrow){color:var(--muted);font-size:15px}.calculator-note{border-left:2px solid var(--copper);padding-left:19px;font-size:12px!important;margin:30px 0}.calculator{background:var(--sand);padding:40px}.calc-fields{display:grid;grid-template-columns:1fr 1fr;gap:24px}.calc-fields label{font-size:11px;display:block;font-weight:500;line-height:1.5;margin-bottom:10px}.input-wrap{display:flex;align-items:center;border-bottom:1px solid var(--teal);background:#ffffff91;min-width:0;height:51px;padding:0 12px;gap:4px}.input-wrap span{font-size:14px;color:var(--muted)}.input-wrap input,.input-wrap select{width:100%;min-width:0;background:transparent;border:0;border-radius:0;color:var(--ink);font-size:20px;font-weight:400;padding:9px 5px;line-height:1.5}.input-wrap select{font-size:16px;appearance:auto}.input-wrap input:focus,.input-wrap select:focus{outline-offset:0}.input-wrap:focus-within{border-color:var(--teal)}.input-wrap input:user-invalid{color:#9e3c2a}.calc-extras{margin:25px 0 0;border-block:1px solid var(--line)}.calc-extras summary{font-size:12px;padding-block:21px}.calc-extras .calc-fields{padding:4px 0 25px}.calc-result{padding:30px 0 0}.calc-result .eyebrow{font-size:9px;margin-bottom:12px;display:block}.calc-result>p:nth-child(2){margin:0 0 15px;line-height:1.3}.calc-result output{font-size:55px;font-weight:400;letter-spacing:-.03em}.calc-result small{font-size:12px;color:var(--muted)}#payment-breakdown{font-size:11px;line-height:1.8;color:var(--muted);margin-bottom:0}#calc-error{font-size:12px;color:#992f20;padding-top:15px}
/* The same identity and disclosures at the end of every journey. */
.site-footer{padding:74px 0 25px}.footer-top{display:flex;justify-content:space-between;align-items:center;gap:35px;border-bottom:1px solid var(--line);padding-bottom:40px}.footer-tagline{font-size:11px;color:var(--muted);margin:18px 0 0;letter-spacing:.05em}.footer-contact{display:flex;flex-direction:column;gap:7px;text-align:right}.footer-contact a:first-child{font-size:28px;font-weight:400;letter-spacing:.03em}.footer-contact a:last-child{font-size:13px;overflow-wrap:anywhere}.footer-grid{display:grid;grid-template-columns:1fr .8fr 1fr;gap:60px;padding:38px 0}.footer-grid p{font-size:12px;line-height:1.9;color:var(--muted)}.footer-grid strong{font-weight:600;color:var(--ink)}.footer-grid nav{display:flex;flex-direction:column;gap:8px}.footer-grid nav a{font-size:12px}.footer-grid nav a:hover{color:var(--teal)}.footer-grid .button{font-size:9px;padding:14px 20px;gap:15px;min-height:48px}.footer-grid .small{font-size:10px;margin-top:13px}.disclosures{border-block:1px solid var(--line);padding:23px 0 10px}.disclosures p{font-size:10px;line-height:1.85;color:var(--muted)}.footer-bottom{display:flex;justify-content:space-between;gap:25px;padding-top:23px;font-size:9px;color:var(--muted)}.footer-bottom nav{display:flex;gap:18px;flex-wrap:wrap}.footer-bottom a:hover{text-decoration:underline}
@keyframes landscape-drift{from{transform:scale(1.025)}to{transform:scale(1.1)}}@keyframes header-in{from{transform:translateY(-100%)}to{transform:translateY(0)}}@keyframes settle-in{from{opacity:.45;transform:translateY(15px)}to{opacity:1;transform:translateY(0)}}.reveal-in{animation:settle-in .8s var(--ease) both}
@media(min-width:1700px){.wrap{width:min(1340px,calc(100% - 140px))}.site-header{padding-inline:60px}.home-hero-content h1{font-size:100px}.hero-bottom{left:60px;right:60px}.photo-card h3{font-size:34px}}
@media(max-width:1150px){.wrap{width:calc(100% - 72px)}.site-header{padding:0 28px;gap:25px}.desktop-nav{gap:20px}.desktop-nav a,.header-contact{font-size:9px;letter-spacing:.1em}.brand img{width:53px}.brand strong{font-size:24px}.header-actions{gap:20px}.split,.about-feature,.loan-feature .split{gap:60px}.article-layout{gap:50px;grid-template-columns:minmax(0,1fr) 280px}.article-grid{gap:24px}.photo-card-content{left:24px;right:24px;bottom:30px}.photo-card h3{font-size:25px}.county-grid h3{font-size:34px}.county-grid .photo-card-content{left:30px;right:30px}.calculator-layout,.contact-layout{gap:45px}.calculator{padding:30px}.footer-grid{gap:35px}.loan-card{padding:30px 25px}.loan-card h2{font-size:24px}.menu-grid{gap:7%}}
@media(max-width:900px){.desktop-nav{display:none}.header-actions{margin-left:auto}.section{padding-block:80px}.site-header{height:95px}.home-hero-content{width:calc(100% - 60px)}.home-hero-content h1{font-size:68px}.hero-bottom{left:28px;right:28px;grid-template-columns:1fr auto}.scroll-cue{display:none}.about-feature,.loan-feature .split{gap:40px}.about-copy h2{font-size:36px}.about-copy .lead{font-size:18px}.about-copy p{font-size:14px}.journey-grid{gap:12px}.journey-grid .photo-card{aspect-ratio:.66}.photo-card .eyebrow{font-size:8px}.photo-card h3{font-size:23px}.photo-card-content{left:18px;right:18px}.circle-arrow{font-size:18px;bottom:-2px}.loan-feature h2{font-size:36px}.loan-rows>a{gap:15px}.loan-rows h3{font-size:22px}.article-grid{gap:22px}.article-grid h3{font-size:22px}.article-grid article>p:not(.eyebrow){font-size:13px}.number-band h2{font-size:29px}.number-band>.wrap{gap:35px}.number-band .button{font-size:9px;padding:15px 20px}.footer-grid{grid-template-columns:1fr 1fr}.footer-grid>div:last-child{grid-column:1/-1;display:grid;grid-template-columns:1fr 1fr;column-gap:30px}.footer-grid>div:last-child p:first-child{margin-bottom:0}.footer-grid>div:last-child .button{grid-column:2;grid-row:1/3;align-self:center;justify-self:end}.footer-grid>div:last-child .small{grid-column:2;text-align:right}.footer-bottom{flex-direction:column;gap:12px}.article-layout{grid-template-columns:minmax(0,1fr) 245px;gap:40px}.advisor{padding:22px}.advisor .button{font-size:8px;gap:10px;padding-inline:10px}.advisor h2{font-size:29px}.loan-grid{grid-template-columns:1fr 1fr}.three-columns{gap:30px}.three-columns h3{font-size:22px}.calculator-layout{grid-template-columns:1fr;gap:35px}.calculator-layout>div{max-width:700px}.calculator-layout>div h2 br{display:none}.calculator{max-width:700px;width:100%}.contact-layout{grid-template-columns:.7fr 1.3fr;gap:35px}.contact-details h2{font-size:36px}.contact-person h2{font-size:25px}.menu-grid{margin-top:50px}.menu-aside img{height:190px}.menu-aside>a{font-size:13px}.page-hero h1{font-size:55px}}
@media(max-width:650px){body{padding:7px 7px 0}.wrap{width:calc(100% - 40px)}.section{padding-block:65px}.site-header{top:7px;left:7px;right:7px;height:86px;padding:0 19px;gap:10px}.site-header.is-scrolled{height:76px;padding:0 22px}.brand{gap:8px}.brand img{width:45px;height:38px}.brand strong{font-size:22px;letter-spacing:.08em}.brand small{font-size:7px;letter-spacing:.35em;margin-left:.35em}.header-contact{display:none}.header-actions{gap:0}.menu-toggle{width:34px}.home-hero{height:calc(100svh - 14px);min-height:650px;max-height:960px}.home-hero-content{top:47%;width:calc(100% - 34px)}.home-hero-content .eyebrow{font-size:8px;letter-spacing:.16em;margin-bottom:28px}.home-hero-content h1{font-size:clamp(42px,11vw,62px);letter-spacing:.025em;line-height:1.22;margin-bottom:23px}.home-hero-content>p:not(.eyebrow){font-size:13px;margin-bottom:29px}.hero-actions{gap:11px;flex-direction:column;align-items:center}.hero-actions .button{font-size:9px;min-height:49px;width:210px;padding:14px 17px}.hero-bottom{bottom:23px;left:20px;right:20px;grid-template-columns:1fr;gap:8px;text-align:center;justify-items:center}.hero-bottom>span{font-size:8px;letter-spacing:.12em}.slideshow-controls{justify-content:center}.slide-dot{width:29px;height:40px}#motion-toggle{width:36px;height:36px;margin-left:10px}.page-hero{height:58svh;min-height:410px}.page-hero.compact{min-height:370px;height:50svh}.page-hero-content{top:57%;width:calc(100% - 38px)}.page-hero h1{font-size:clamp(32px,8vw,48px);line-height:1.2;letter-spacing:.025em;overflow-wrap:break-word}.page-hero-content .eyebrow{font-size:8px;letter-spacing:.18em;margin-bottom:19px}.image-caption{font-size:7px;bottom:18px;left:20px;right:20px;letter-spacing:.08em}.breadcrumbs{font-size:8px;gap:9px;padding-block:19px}.breadcrumbs+.section{padding-top:52px}.section-heading{margin-bottom:36px}.eyebrow{font-size:9px;letter-spacing:.19em;margin-bottom:19px}h2{font-size:31px;line-height:1.25}h3{font-size:24px}.section-heading>p:last-child{font-size:14px;margin-top:20px}.journey-grid{grid-template-columns:1fr;gap:16px}.journey-grid .photo-card{aspect-ratio:1.2}.photo-card-content{left:27px;right:27px;bottom:30px}.photo-card h3{font-size:29px}.photo-card .eyebrow{font-size:8px;letter-spacing:.18em}.circle-arrow{font-size:25px;bottom:2px}.about-feature{grid-template-columns:1fr;gap:38px}.about-feature:not(.about-full){padding-top:0}.portrait-block{max-width:450px}.portrait-block>img{max-height:520px}.portrait-caption{font-size:8px;letter-spacing:.08em;padding-block:15px}.about-copy h2{font-size:32px}.about-copy .lead{font-size:19px}.about-copy>p:not(.eyebrow):not(.lead){font-size:14px}.about-contact{margin-top:30px}.about-full .portrait-block{position:static}.about-full .about-copy .prose p{font-size:15px}.split,.loan-feature .split{grid-template-columns:1fr;gap:40px}.loan-feature h2{font-size:32px}.loan-feature .split>div>p:not(.eyebrow){font-size:14px}.loan-rows>a{padding-block:24px}.loan-rows h3{font-size:23px}.loan-rows p{font-size:12px}.county-grid{grid-template-columns:1fr;gap:12px}.county-grid .photo-card{aspect-ratio:1.1}.county-grid h3{font-size:33px}.county-grid .photo-card-content{left:27px;right:27px;bottom:34px}.communities-section>.county-grid{margin-top:40px}.communities-section{padding-bottom:0}.article-grid{grid-template-columns:1fr;gap:43px}.article-grid img{aspect-ratio:1.5}.article-grid article>a:first-child{margin-bottom:23px}.article-grid .eyebrow{font-size:9px}.article-grid h3{font-size:27px}.article-grid article>p:not(.eyebrow){font-size:14px}.article-grid .text-link{font-size:10px}.center-action{margin-top:36px}.number-band{padding-block:48px}.number-band>.wrap{flex-direction:column;align-items:flex-start;gap:25px}.number-band h2{font-size:29px}.number-band .eyebrow{font-size:8px}.number-band .button{font-size:9px}.closing{height:490px;min-height:460px}.closing-content{width:calc(100% - 36px)}.closing h2{font-size:clamp(29px,8vw,40px);letter-spacing:.025em}.closing-content .eyebrow{font-size:8px}.closing-content>p:not(.eyebrow){font-size:13px;max-width:290px;margin:0 auto 28px}.closing .button{font-size:10px;min-height:49px}.three-columns{grid-template-columns:1fr;gap:24px}.three-columns>div{padding-top:25px}.three-columns .index{margin-bottom:14px}.three-columns h3{font-size:25px}.landscape-story img{aspect-ratio:1.25}.landscape-story p.lead{font-size:18px}.wide-photo{height:350px}.filter-bar{gap:7px;margin-bottom:30px}.filter-bar button{font-size:8px;padding:10px 13px;min-height:43px}.loan-grid{grid-template-columns:1fr}.loan-card{min-height:280px;padding:30px}.loan-card .index{margin-bottom:24px}.loan-card h2{font-size:28px}.loan-card .eyebrow{font-size:8px}.loan-card>p:not(.eyebrow){font-size:14px}.article-layout{grid-template-columns:1fr;gap:45px}.prose{font-size:15px}.prose>.lead{font-size:20px}.prose h2{font-size:27px;margin-top:38px}.prose summary{font-size:15px}.prose details p{font-size:14px}.advisor{position:static;max-width:450px;padding:30px}.advisor img{height:220px;aspect-ratio:auto;object-position:center 25%}.advisor h2{font-size:32px}.advisor .button{font-size:10px;padding:15px 20px}.advisor>p:not(.eyebrow):not(.small){font-size:14px}.advisor .text-link{font-size:10px}.partner-grid{grid-template-columns:1fr;gap:32px}.partner-grid h2{font-size:28px}.partner-grid .index{margin-bottom:20px}.contact-layout{grid-template-columns:1fr;gap:40px}.contact-person{max-width:390px}.contact-person img{max-height:440px}.contact-person h2{font-size:28px}.contact-details h2{font-size:32px}.contact-details .lead{font-size:18px}.contact-method>a{font-size:20px}.contact-next .button-row{align-items:stretch;flex-direction:column}.contact-address{margin-top:30px}.legal-prose>div:first-of-type{grid-template-columns:1fr;gap:10px}.legal-prose table{font-size:10px}.legal-prose th,.legal-prose td{padding:10px}.credit h2{font-size:26px}.calculator-layout{gap:30px}.calculator-layout>div h2{font-size:32px}.calculator{padding:24px 20px}.calc-fields{gap:20px 15px}.calc-fields label{font-size:10px;min-height:30px;display:flex;align-items:flex-end;margin-bottom:7px}.input-wrap{padding:0 8px;height:49px}.input-wrap input{font-size:18px;padding-inline:2px}.input-wrap select{font-size:14px;padding-inline:0}.calc-extras summary{font-size:11px;padding-right:25px}.calc-result output{font-size:47px}.calc-result small{font-size:10px}.calc-result .eyebrow{font-size:8px}.site-footer{padding-top:55px}.footer-top{flex-direction:column;align-items:flex-start;gap:25px;padding-bottom:30px}.footer-contact{text-align:left}.footer-contact a:first-child{font-size:25px}.footer-contact a:last-child{font-size:12px}.footer-grid{grid-template-columns:1fr;gap:22px;padding:30px 0}.footer-grid>div:last-child{display:block;grid-column:auto}.footer-grid>div:last-child .button{margin-top:3px}.footer-grid>div:last-child .small{text-align:left}.footer-grid nav{display:grid;grid-template-columns:1fr 1fr;gap:10px;padding-bottom:10px}.disclosures p{font-size:9px}.footer-bottom{font-size:8px;padding-bottom:12px}.footer-bottom nav{gap:10px 15px}.navigation-dialog{inset:7px;padding:23px;width:calc(100% - 14px);height:calc(100dvh - 14px);max-height:calc(100dvh - 14px)}.menu-close{font-size:0;gap:0;padding:5px}.menu-close span{font-size:33px}.menu-grid{grid-template-columns:1fr;margin-top:38px;gap:35px}.menu-grid li a{font-size:24px;padding:17px 0;gap:18px}.menu-grid .eyebrow{font-size:8px}.menu-aside img{display:none}.menu-aside p{font-size:23px}.menu-aside>a{font-size:13px}.menu-aside>span{font-size:8px;margin-bottom:15px}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*:before,*:after{animation:none!important;transition:none!important}.hero-slide img{transform:none!important}}

/* Approved flyer direction: the original typefaces and five-color palette. */
h1,h2,h3{letter-spacing:-.02em;font-weight:400}
.home-hero-content h1,.page-hero h1,.closing h2{letter-spacing:-.025em;line-height:1.08;font-weight:400}
.home-hero-content h1{margin-bottom:28px}
.county-grid h3{text-transform:none;font-size:46px;letter-spacing:-.02em}
.menu-aside p{font-family:var(--serif);text-transform:none;font-size:34px}
.menu-grid li a{font-family:var(--serif);font-weight:400;letter-spacing:-.01em}
.brand>span{border-left:1px solid var(--copper);padding-left:13px;align-items:flex-start}
.brand strong{font-family:var(--serif);font-size:27px;letter-spacing:.075em;line-height:1.1;font-weight:700}
.brand small{font-family:var(--serif);font-weight:400;font-size:9px;letter-spacing:.49em;line-height:2;margin-left:.15em;color:var(--teal)}
.site-header{background:var(--paper);color:var(--ink);border-bottom:1px solid var(--line)}
.site-header.is-scrolled{background:var(--paper);box-shadow:0 4px 18px #183C3E08}
.site-header:not(.is-scrolled) .brand img{filter:none}
.desktop-nav a{font-size:12px;font-weight:700;letter-spacing:.075em}
.header-contact{display:inline-flex;align-items:center;gap:9px;background:var(--orange);color:white;font-size:19px;line-height:1.2;font-weight:700;letter-spacing:0;text-transform:none;border:1px solid var(--orange);border-radius:999px;padding:14px 22px;transition:background .25s,border-color .25s}
.header-contact:hover{background:var(--teal);border-color:var(--teal)}
.is-scrolled .header-contact{border-color:var(--orange)}
.home-hero,.page-hero{margin-top:110px}
.home-hero{height:calc(100svh - 134px);min-height:620px}
.home-hero-content{top:47%}
.page-hero-content{top:51%}
.home-hero-content>p:not(.eyebrow){font-size:18px;line-height:1.65;letter-spacing:.01em}
.home-hero-content .eyebrow{font-size:11px;letter-spacing:.18em}
.hero-actions{gap:18px}
/* White/orange labels use large bold type; smaller labels stay teal for contrast. */
body .button{font-family:var(--sans);font-size:19px;font-weight:700;letter-spacing:0;text-transform:none;line-height:1.25;min-height:56px;padding:16px 25px;gap:18px;border-radius:999px;background:var(--orange);border-color:var(--orange);color:white;text-align:center;white-space:normal}
body .button span{font-size:22px;flex-shrink:0}
body .button-outline{background:transparent;border-color:#ffffffc9;color:white}
body .button-line{background:transparent;border-color:var(--teal);color:var(--teal)}
body .button:hover{background:var(--teal);border-color:var(--teal);color:white}
.hero-actions .button{min-width:240px;width:auto}
.text-link{font-family:var(--sans);font-size:13px!important;letter-spacing:.015em;text-transform:none;font-weight:700;border-color:var(--copper);padding-bottom:7px}
.eyebrow{font-weight:700;color:var(--teal)}
#welcome .section-heading h2,.loan-feature .split>div:first-child h2,.contact-person h2,.contact-next h3{color:var(--orange)}
.section-heading>p:last-child{font-size:18px;line-height:1.7}
.about-copy .lead{font-family:var(--serif);font-size:27px;line-height:1.5;color:var(--ink);border-left:2px solid var(--copper);padding-left:24px}
.about-contact{border-top:1px solid var(--copper);padding-top:23px}
.about-contact a,.footer-contact a:first-child,.advisor-phone{font-family:var(--serif);font-size:28px}
.portrait-block>img{border-radius:8px}
.portrait-caption{border-bottom-color:var(--copper)}
.photo-card{border-radius:10px}
.photo-card h3{font-family:var(--serif);font-size:33px;font-weight:400;line-height:1.15}
.photo-card .eyebrow{color:white}
.county-grid .photo-card h3{font-size:46px}
.photo-card .circle-arrow{width:43px;height:43px;display:grid;place-items:center;border:1px solid #ffffff88;border-radius:50%;font-size:24px;bottom:1px}
.photo-card h3{max-width:calc(100% - 52px)}
.article-grid img,.landscape-story img,.menu-aside img{border-radius:8px}
.article-grid h3{font-size:30px}
.article-grid article>p:not(.eyebrow){font-size:16px}
.index,.row-number{font-family:var(--sans);display:inline-grid;place-items:center;width:46px;height:38px;border-radius:999px;background:var(--orange);color:white;font-size:19px;font-weight:700;line-height:1;letter-spacing:0;padding:0;flex-shrink:0}
.row-number{margin-top:3px}
.loan-rows>a{gap:23px;padding-block:28px}
.loan-rows h3{font-size:28px}
.loan-rows p{font-size:15px}
.loan-grid{gap:24px;border:0}
.loan-card{background:var(--sand);border:0;border-top:3px solid var(--teal);border-radius:9px;padding:32px;min-height:355px}
.loan-card h2{font-family:var(--serif);font-size:32px;letter-spacing:-.02em;text-transform:none}
.loan-card .eyebrow{font-size:10px;letter-spacing:.1em}
.loan-card>p:not(.eyebrow){font-size:15px}
.loan-card .index{margin-bottom:25px}
.filter-bar{gap:12px}
.filter-bar button{border:1px solid var(--line);border-radius:999px;font-size:19px;font-weight:700;letter-spacing:0;text-transform:none;line-height:1.25;min-height:49px;padding:12px 22px;color:var(--teal);background:var(--paper)}
.filter-bar button[aria-pressed=true]{background:var(--orange);border-color:var(--orange);color:white}
.filter-bar button:hover{background:var(--teal);border-color:var(--teal);color:white}
.three-columns>div,.partner-grid>div{background:var(--sand);border:0;border-top:3px solid var(--teal);padding:28px;border-radius:9px}
.three-columns{gap:25px}
.three-columns h3{font-size:28px}
.three-columns p{font-size:15px}
.values-section{background:var(--paper)}
.values-section .split{padding-block:5px;border-top:1px solid var(--copper)}
.number-band{background:var(--deep-teal);border-bottom:2px solid var(--copper)}
.number-band .eyebrow{color:#D2E6E1}
.number-band h2{font-size:40px}
.number-band .button-outline{background:var(--orange);border-color:var(--orange);color:white;font-size:19px}
.closing{border-bottom:2px solid var(--copper)}
.closing-content>p:not(.eyebrow){font-size:18px}
.advisor{background:var(--sand);border-top:3px solid var(--teal);border-radius:9px;padding:28px}
.advisor img{border-radius:6px}
.advisor h2{color:var(--orange);font-size:37px}
.advisor .eyebrow{font-size:10px;letter-spacing:.08em}
.advisor>p:not(.eyebrow):not(.small){font-size:15px}
.advisor .small{font-size:12px}
.advisor .button{min-width:0;width:100%;font-size:19px;letter-spacing:0;padding:14px 16px;gap:10px}
.prose h2{font-size:34px}
.prose summary,.calc-extras summary{font-family:var(--sans);font-weight:700}
.prose .byline{border-top-color:var(--copper);font-size:12px}
.contact-method>a{font-family:var(--serif);font-size:28px;letter-spacing:0}
.contact-method>span{color:var(--teal);font-weight:700}
.contact-next{border-top-color:var(--copper)}
.contact-next .button-row{align-items:stretch;gap:14px}
.contact-next .button{flex:1 1 240px;font-size:19px}
.contact-person img{border-radius:8px}
.calculator{background:var(--sand);border-top:3px solid var(--teal);border-radius:10px;padding:38px}
.calculator-note{border-left-color:var(--copper)}
.calc-fields label{font-size:13px;font-weight:700;color:var(--ink)}
.input-wrap{border:1px solid #A9BCB7;border-radius:6px;background:white;min-height:53px}
.input-wrap input,.input-wrap select{font-family:var(--sans);font-weight:400}
.input-wrap:focus-within{border-color:var(--teal)}
.calc-result{border-top:1px solid var(--copper);margin-top:26px}
.calc-result output{font-family:var(--serif);font-size:64px;font-weight:400;color:var(--ink)}
.calc-result .eyebrow{font-size:11px}
.calc-extras summary{font-size:14px}
.calc-extras{border-bottom:0}
#payment-breakdown{font-size:12px}
.site-footer{background:var(--deep-teal);color:white;padding-inline:0}
.site-footer .brand img{filter:none;background:var(--sand);padding:6px;width:74px;height:54px;border-radius:8px}
.site-footer .brand small{color:#D2E6E1}
.site-footer .footer-tagline,.site-footer .footer-grid p,.site-footer .small,.site-footer .disclosures p,.site-footer .footer-bottom{color:#D2E0DC}
.site-footer .footer-grid strong{color:white}
.footer-top,.disclosures{border-color:#B75C3870}
.footer-grid nav a:hover,.footer-bottom a:hover{color:white;text-decoration:underline;text-underline-offset:4px}
.site-footer .button:hover{background:white;color:var(--deep-teal);border-color:white}
.footer-grid{grid-template-columns:1fr .8fr 1.1fr;gap:40px}
.footer-grid .button{width:100%;font-size:19px}
.footer-grid p{font-size:13px}
.footer-grid nav a{font-size:14px}
.disclosures p{font-size:11px}
.footer-bottom{font-size:10px}
.credit{border-top-color:var(--copper)}
.credit h2{color:var(--orange);font-size:32px}
.legal-prose h2{color:var(--ink)}
@media(max-width:1150px){.site-header{gap:23px}.desktop-nav{gap:19px}.desktop-nav a{font-size:11px}.header-actions{gap:20px}.header-contact{padding:12px 18px}.brand strong{font-size:25px}.brand small{font-size:8px}.brand>span{padding-left:10px}.brand img{width:51px}.photo-card h3{font-size:28px}.county-grid .photo-card h3{font-size:39px}.article-grid h3{font-size:27px}.advisor{padding:23px}.footer-grid{gap:30px}.three-columns>div{padding:24px}.three-columns h3{font-size:26px}}
@media(max-width:1100px){.desktop-nav{display:none}.header-actions{margin-left:auto}}
@media(max-width:900px){.home-hero,.page-hero{margin-top:95px}.home-hero{height:calc(100svh - 119px);min-height:620px}.home-hero-content h1{font-size:76px}.header-contact{padding:13px 21px}.section-heading>p:last-child{font-size:17px}.about-copy .lead{font-size:23px;padding-left:18px}.photo-card-content{left:20px;right:20px}.photo-card h3{font-size:26px;max-width:100%;padding-bottom:52px}.photo-card .circle-arrow{right:auto;left:0;bottom:0}.county-grid .photo-card h3{padding-bottom:0;max-width:calc(100% - 45px);font-size:37px}.county-grid .photo-card .circle-arrow{left:auto;right:0}.number-band>.wrap{align-items:flex-start;flex-direction:column;gap:30px}.number-band h2{font-size:37px}.footer-grid{grid-template-columns:1fr 1fr}.footer-grid>div:last-child .button{max-width:330px}.advisor .button{font-size:19px;gap:9px;padding:14px 12px}.advisor h2{font-size:32px}.advisor .eyebrow{font-size:9px}.calc-fields label{font-size:13px}.contact-next .button{flex-basis:100%}.loan-card h2{font-size:30px}.three-columns{gap:20px}.three-columns>div{padding:24px 20px}}
@media(max-width:650px){.site-header{height:86px;padding-inline:18px}.site-header.is-scrolled{height:76px;padding-inline:21px}.brand{gap:10px}.brand img{width:43px;height:37px}.brand strong{font-size:23px;letter-spacing:.055em}.brand small{font-size:7px;letter-spacing:.43em}.brand>span{padding-left:10px}.header-contact{display:none}.home-hero,.page-hero{margin-top:86px}.home-hero{height:calc(100svh - 100px);min-height:630px}.home-hero-content{top:44%;width:calc(100% - 38px)}.home-hero-content h1{font-size:clamp(42px,11vw,62px);line-height:1.12;margin-bottom:24px}.home-hero-content .eyebrow{font-size:9px;letter-spacing:.13em;margin-bottom:23px}.home-hero-content>p:not(.eyebrow){font-size:16px;line-height:1.6;margin-bottom:27px}.hero-actions{gap:12px}.hero-actions .button{width:min(100%,300px);min-width:0;padding:15px 21px;min-height:54px;font-size:19px}.page-hero-content{top:52%}.page-hero h1{font-size:clamp(37px,10vw,48px);line-height:1.13}.page-hero-content .eyebrow{font-size:9px;letter-spacing:.11em}h2{font-size:36px}.section-heading>p:last-child{font-size:16px}.section-heading{margin-bottom:38px}.about-copy h2,.loan-feature h2,.contact-details h2,.calculator-layout>div h2{font-size:36px}.about-copy .lead{font-size:25px}.about-contact a{font-size:28px}.photo-card-content{left:27px;right:27px;bottom:31px}.photo-card h3{font-size:32px;padding-bottom:0;max-width:calc(100% - 50px)}.photo-card .circle-arrow{left:auto;right:0;width:40px;height:40px}.county-grid .photo-card h3{font-size:37px}.photo-card .eyebrow{font-size:9px}.article-grid h3{font-size:30px}.article-grid article>p:not(.eyebrow){font-size:16px}.text-link{font-size:13px!important}.loan-rows>a{gap:16px}.row-number{width:40px;height:34px;font-size:19px}.loan-rows h3{font-size:27px}.loan-rows p{font-size:14px}.loan-card{padding:28px;min-height:320px}.loan-card h2{font-size:32px}.loan-card>p:not(.eyebrow){font-size:15px}.loan-grid{gap:20px}.filter-bar{gap:10px}.filter-bar button{font-size:19px;padding:12px 18px;min-height:48px}.three-columns{gap:23px}.three-columns>div,.partner-grid>div{padding:26px}.three-columns h3,.partner-grid h2{font-size:30px}.index{margin-bottom:20px}.number-band h2{font-size:35px}.number-band .button-outline{font-size:19px;width:100%;max-width:340px}.closing h2{font-size:clamp(35px,10vw,46px)}.closing-content>p:not(.eyebrow){font-size:16px}.closing .button{min-height:54px;font-size:19px}.advisor{padding:28px}.advisor h2{font-size:36px}.advisor .eyebrow{font-size:10px}.advisor .button{font-size:19px;padding:15px 21px}.prose h2{font-size:32px}.prose summary{font-size:16px}.contact-person h2{font-size:32px}.contact-method>a{font-size:25px;overflow-wrap:anywhere}.contact-next .button{flex:auto;width:100%;font-size:19px;padding:16px 23px}.calculator{padding:26px 20px}.calc-fields{gap:22px 14px}.calc-fields label{font-size:12px;line-height:1.3;min-height:32px}.calc-extras summary{font-size:14px}.calc-result output{font-size:56px}.calc-result .eyebrow{font-size:10px}.footer-grid{grid-template-columns:1fr;gap:23px}.footer-grid>div:last-child{display:block}.footer-grid>div:last-child .button{max-width:100%;font-size:19px}.footer-contact a:first-child{font-size:29px}.footer-grid nav a{font-size:14px}.footer-grid p{font-size:13px}.disclosures p{font-size:11px}.footer-bottom{font-size:10px}.menu-grid li a{font-size:28px;gap:15px}.menu-aside p{font-size:31px}.menu-grid .eyebrow{font-size:10px}.credit h2{font-size:30px}.legal-prose table{font-size:12px}}

.home-hero :focus-visible,.page-hero :focus-visible,.closing :focus-visible,.number-band :focus-visible,.site-footer :focus-visible{outline-color:white}

@media(max-width:650px){.input-wrap select{font-size:16px}}

/* The application is a visible top-level action on desktop and mobile. */
.header-contact span{margin-left:0}
@media(max-width:650px){
 .site-header,.site-header.is-scrolled{display:grid;grid-template-columns:minmax(0,1fr) 40px;grid-template-rows:43px 49px;gap:12px 12px;height:146px;padding:17px 18px 20px}
 .site-header .brand{grid-row:1;grid-column:1;justify-self:start}
 .header-actions{display:contents}
 .site-header .menu-toggle{grid-row:1;grid-column:2;justify-self:end}
 .site-header .header-contact{display:flex;grid-row:2;grid-column:1/-1;justify-content:center;min-height:49px;font-size:19px;padding:12px 20px}
 .home-hero,.page-hero{margin-top:146px}
 .home-hero{height:calc(100svh - 160px)}
}

/* Chris's Colorado photographs: natural color and shading confined to the copy. */
.home-hero:after{content:none}
.home-hero .hero-shade{background:linear-gradient(90deg,rgba(0,0,0,.70),rgba(0,0,0,.63) 32%,rgba(0,0,0,.34) 51%,transparent 75%)}
.home-hero-content{left:clamp(42px,6vw,110px);top:49%;transform:translateY(-50%);text-align:left;width:min(650px,calc(100% - 84px));max-width:none}
.home-hero-content h1{font-size:clamp(56px,6.6vw,94px);text-shadow:0 2px 16px #0003}
.home-hero-content>p:not(.eyebrow){max-width:430px;text-shadow:0 1px 6px #0006}
.hero-actions{justify-content:flex-start}
.hero-actions .button-outline{background:#0002}
.hero-slide img{object-position:50% 50%}
.hero-slide img[src*="pikes-peak"]{object-position:60% 50%}
.hero-bottom>span,.scroll-cue,.slideshow-controls{background:#0009;border-radius:999px;padding:5px 14px;width:fit-content;max-width:100%}
.slideshow-controls{justify-self:end;padding:0 6px 0 8px}
.hero-bottom>span{line-height:1.6;letter-spacing:.09em}
.scroll-cue{letter-spacing:.09em}
.page-hero .hero-shade,.closing-shade{background:none}
.page-hero-content,.closing-content{isolation:isolate}
.page-hero-content:before,.closing-content:before{content:'';position:absolute;inset:-55px -90px;z-index:-1;pointer-events:none;background:radial-gradient(ellipse,rgba(0,0,0,.74) 0%,rgba(0,0,0,.64) 58%,rgba(0,0,0,.28) 78%,transparent 100%)}
.page-hero-content{width:min(820px,calc(100% - 100px))}
.page-hero-content .eyebrow,.page-hero-content h1,.closing-content h2,.closing-content>p{text-shadow:0 2px 8px #0006}
.image-caption{left:auto;background:#0009;border-radius:999px;padding:6px 13px;max-width:calc(100% - 40px);font-size:10px;letter-spacing:.07em;line-height:1.6}
.photo-card-shade{background:linear-gradient(180deg,transparent 35%,rgba(0,0,0,.12) 50%,rgba(0,0,0,.78) 100%)}
.wide-photo:after{content:none}
.full-frame img{width:100%;height:auto;aspect-ratio:auto;object-fit:contain}
.page-hero.framed-hero{display:grid;grid-template-columns:.85fr 1.15fr;align-items:center;gap:35px;height:auto;min-height:0;max-height:none;background:var(--sand);color:var(--ink);padding:38px clamp(28px,4vw,64px);overflow:visible}
.framed-hero .page-hero-content{position:static;transform:none;width:auto;text-align:left}
.framed-hero .page-hero-content:before{content:none}
.framed-hero .page-hero-content .eyebrow{color:var(--teal);text-shadow:none}
.framed-hero .page-hero-content h1{text-shadow:none;font-size:clamp(40px,4.5vw,66px)}
.framed-hero figure{min-width:0}
.framed-hero figure img{width:100%;height:auto;aspect-ratio:auto;border-radius:8px}
.framed-hero figcaption{font-size:10px;letter-spacing:.07em;margin-top:14px}
.heritage-story{padding-bottom:0}
.owned-photo-grid{display:grid;grid-template-columns:1fr 1fr;gap:35px;margin-top:35px}
.owned-photo-grid figure img{width:100%;height:auto;aspect-ratio:auto;border-radius:8px}
.owned-photo-grid figcaption{font-size:12px;letter-spacing:.025em;text-transform:none}
/* The supplied photographs replace the property placeholders in both card rows. */
.journey-grid .photo-card{display:flex;flex-direction:column;aspect-ratio:auto;background:var(--sand);color:var(--ink)}
.journey-grid .photo-card img{position:static;z-index:auto;width:100%;height:auto;aspect-ratio:auto;object-fit:contain;transform:none}
.journey-grid .photo-card-shade{display:none}
.journey-grid .photo-card-content{position:relative;inset:auto;padding:28px;flex:1}
.journey-grid .photo-card .eyebrow{color:var(--teal)}
.journey-grid .photo-card h3{font-size:30px;max-width:calc(100% - 50px);padding-bottom:0}
.journey-grid .photo-card .circle-arrow{right:25px;left:auto;bottom:28px;color:var(--orange);border-color:var(--copper)}
.article-grid article>a:first-child{margin-bottom:12px}
.article-grid img{aspect-ratio:auto;object-fit:contain;transform:none}
.article-grid article>p.article-photo-caption{font-size:12px;line-height:1.5;color:var(--muted);margin-bottom:24px}
.county-grid .photo-card{display:flex;flex-direction:column;aspect-ratio:auto;background:var(--sand);color:var(--ink)}
.county-grid .photo-card img{position:static;z-index:auto;width:100%;height:auto;aspect-ratio:auto;object-fit:contain;transform:none}
.county-grid .photo-card-shade{display:none}
.county-grid .photo-card-content{position:relative;inset:auto;padding:30px;flex:1}
.county-grid .photo-card .eyebrow{color:var(--teal)}
.county-grid .photo-card .circle-arrow{left:auto;right:28px;bottom:30px;color:var(--orange);border-color:var(--copper)}
@media(max-width:900px){
 .home-hero-content{left:36px;width:calc(100% - 72px)}
 .home-hero-content h1{font-size:70px}
 .home-hero .hero-shade{background:linear-gradient(90deg,rgba(0,0,0,.68),rgba(0,0,0,.56) 48%,transparent 100%)}
 .page-hero.framed-hero{grid-template-columns:1fr;gap:28px;padding:40px 36px}
 .framed-hero figure{max-width:740px}
 .framed-hero .page-hero-content h1{font-size:52px}
}
@media(max-width:650px){
 /* Show the photograph unobscured above a solid brand-color copy panel. */
 .home-hero{height:auto;min-height:0;max-height:none}
 .home-hero .hero-slide{height:255px;bottom:auto}
 .home-hero .hero-shade{display:none}
 .home-hero-content{position:relative;left:auto;top:auto;transform:none;width:auto;margin:255px 0 0;padding:30px 24px 118px;text-align:left}
 .home-hero-content h1{font-size:clamp(40px,10.6vw,62px);margin-bottom:20px;text-shadow:none}
 .home-hero-content .eyebrow{font-size:9px;letter-spacing:.10em;margin-bottom:18px}
 .home-hero-content>p:not(.eyebrow){font-size:16px;margin-bottom:25px;text-shadow:none}
 .hero-actions{align-items:stretch}
 .hero-actions .button{width:100%;max-width:360px;min-height:54px}
 .hero-actions .button-outline{background:transparent}
 .hero-bottom{bottom:20px;left:24px;right:24px;gap:10px}
 .hero-bottom>span,.slideshow-controls{background:transparent;padding:0;justify-self:start;text-align:left;border-radius:0}
 .hero-bottom>span{font-size:9px}
 .home-hero .slideshow-controls{gap:5px}
 .page-hero-content{width:calc(100% - 42px)}
 .page-hero-content:before,.closing-content:before{inset:-45px -50px;background:radial-gradient(ellipse,rgba(0,0,0,.76) 0%,rgba(0,0,0,.64) 58%,rgba(0,0,0,.28) 78%,transparent 100%)}
 .page-hero.framed-hero{padding:32px 20px;gap:28px}
 .framed-hero .page-hero-content h1{font-size:clamp(37px,10vw,48px)}
 .image-caption{right:18px;bottom:18px;text-align:left;font-size:9px}
 .owned-photo-grid{grid-template-columns:1fr;gap:28px}
}

/* Union Depot twilight stays in its full frame, with copy beside the photograph. */
.closing.closing-framed{height:auto;min-height:0;max-height:none;display:grid;grid-template-columns:1fr 1.15fr;gap:55px;align-items:center;padding:70px clamp(28px,5vw,80px)}
.closing-framed figure{grid-column:2;grid-row:1;min-width:0}
.closing-framed figure img{width:100%;height:auto;border-radius:8px}
.closing-framed figcaption{color:#D2E0DC;font-size:10px;letter-spacing:.06em;margin-top:16px}
.closing-framed .closing-content{position:static;transform:none;grid-column:1;grid-row:1;width:auto;text-align:left}
.closing-framed .closing-content:before{content:none}
.closing-framed h2{font-size:clamp(37px,4.2vw,60px)}
.closing-framed .closing-content>p:not(.eyebrow){margin-left:0;max-width:400px}
/* Distinct entrances and gentle depth, while full-frame landmarks remain still. */
.headline-line{display:block;overflow:hidden;padding-bottom:.09em;margin-bottom:-.09em}
.intro-animate .headline-line>span{display:block;animation:headline-rise .95s cubic-bezier(.16,1,.3,1) both;animation-delay:calc(90ms + var(--line-index,0)*140ms)}
.intro-animate>.eyebrow{animation:copy-arrive .8s var(--ease) both}
.intro-animate>p:not(.eyebrow){animation:copy-arrive .8s var(--ease) .25s both}
.intro-animate .hero-actions{animation:copy-arrive .85s var(--ease) .4s both}
@keyframes headline-rise{from{transform:translateY(110%);opacity:0}to{transform:translateY(0);opacity:1}}
@keyframes copy-arrive{from{transform:translateY(22px);opacity:0}to{transform:translateY(0);opacity:1}}
.motion-pending[class]{opacity:0;transform:translate3d(0,34px,0);transition:opacity .8s var(--ease),transform .9s var(--ease);transition-delay:var(--reveal-delay,0ms)}
.motion-pending.motion-visible,.motion-pending:focus-within{opacity:1;transform:none}
.motion-pending:focus-within{transition:none}
.scroll-drift>img{transform:translate3d(0,var(--drift-y,0px),0) scale(1.10);will-change:transform}
.scroll-progress{position:fixed;left:0;right:0;top:0;height:3px;background:var(--orange);transform:scaleX(0);transform-origin:left;z-index:120;pointer-events:none}
.photo-card,.loan-card,.article-grid article{transition:transform .35s var(--ease),box-shadow .35s var(--ease)}
.button span,.text-link span,.circle-arrow{transition:transform .3s var(--ease)}
.button:hover span,.button:focus-visible span,.text-link:hover span,.text-link:focus-visible span{transform:translate(3px,-3px)}
.photo-card:focus-visible,.loan-card:focus-within{box-shadow:0 15px 35px #183C3E15}
@media(hover:hover) and (pointer:fine){
 .photo-card:hover,.loan-card:hover{transform:translateY(-6px);box-shadow:0 18px 40px #183C3E1c}
 .article-grid article:hover{transform:translateY(-4px)}
}
@media(max-width:900px){
 .closing.closing-framed{grid-template-columns:1fr;gap:35px;padding:48px 30px}
 .closing-framed figure{grid-column:1;grid-row:1}
 .closing-framed .closing-content{grid-column:1;grid-row:2}
 .closing-framed h2{font-size:clamp(36px,6vw,48px)}
}
@media(max-width:650px){
 .closing.closing-framed{padding:36px 24px;gap:30px}
 .closing-framed figcaption{font-size:9px}
}
@media(prefers-reduced-motion:reduce){
 .motion-pending{opacity:1!important;transform:none!important}
 .scroll-drift>img,.photo-card:hover,.loan-card:hover,.article-grid article:hover,.button span,.text-link span{transform:none!important;will-change:auto}
}
.home-hero.home-hero-framed{display:grid;grid-template-columns:42% 58%;height:auto;min-height:0;max-height:none;align-items:stretch;background:var(--deep-teal)}
.home-hero-framed .hero-visual{grid-column:2;grid-row:1;position:relative;aspect-ratio:4/3;isolation:isolate;overflow:hidden;min-width:0}
.home-hero-framed .hero-slide{height:100%;inset:0;z-index:0}
.home-hero-framed .hero-slide img,.home-hero-framed .hero-slide.active img{animation:none;transform:none;object-fit:cover;object-position:center}
.home-hero-framed .hero-slide img[src*="steel-mill-sunrise"]{object-fit:contain}
.home-hero-framed .home-hero-content{grid-column:1;grid-row:1;position:static;transform:none;left:auto;top:auto;width:auto;max-width:none;margin:0;padding:clamp(30px,4vw,64px);display:flex;flex-direction:column;justify-content:center;text-align:left}
.home-hero-framed .home-hero-content h1{font-size:clamp(43px,4.55vw,72px);line-height:1.1;text-shadow:none;margin-bottom:24px;letter-spacing:0}
.home-hero-framed .home-hero-content .eyebrow{font-size:10px;line-height:1.7;letter-spacing:.13em;margin-bottom:24px}
.home-hero-framed .home-hero-content>p:not(.eyebrow){text-shadow:none;font-size:17px;line-height:1.6;margin-bottom:28px}
.home-hero-framed .hero-actions{justify-content:flex-start;flex-wrap:wrap;gap:12px}
.home-hero-framed .hero-actions .button{min-width:0;width:auto;font-size:19px;padding:14px 23px}
.home-hero-framed .hero-bottom{grid-column:1/-1;grid-row:2;position:static;margin:0;padding:14px clamp(24px,4vw,64px);border-top:1px solid #b75c3866;grid-template-columns:1fr auto 1fr}
.home-hero-framed .hero-bottom>span,.home-hero-framed .scroll-cue,.home-hero-framed .slideshow-controls{background:transparent;padding:0}
.home-hero-framed .slideshow-controls{justify-self:end}
.article-grid article>a:hover img{transform:none}
@media(max-width:1000px){
 .home-hero.home-hero-framed{display:flex;flex-direction:column}
 .home-hero-framed .hero-visual{width:100%;aspect-ratio:4/3;flex:none}
 .home-hero-framed .home-hero-content{padding:36px clamp(24px,6vw,52px);margin:0}
 .home-hero-framed .home-hero-content h1{font-size:clamp(43px,6vw,66px)}
 .home-hero-framed .hero-bottom{display:grid;grid-template-columns:1fr auto;padding:12px clamp(24px,6vw,52px) 20px;gap:15px}
 .home-hero-framed .scroll-cue{display:none}
 .home-hero-framed .hero-bottom>span{font-size:9px;line-height:1.7}
}

/* Final Steel City logo (Oct 26, 2026). Official artwork from the designer's
   "Steel City Logo - Final" set; background panels removed so the logo sits on
   the page. Color version on light backgrounds, one-color white on the footer.
   Minimum digital size per the style guide: 120px wide. */
.brand img.brand-logo{width:auto;height:58px;object-fit:contain;filter:none!important;background:none!important;padding:0!important;border-radius:0!important}
.site-header.is-scrolled .brand img.brand-logo{height:52px}
.site-footer .brand img.brand-logo{height:64px;width:auto}
@media(max-width:1150px){.brand img.brand-logo{height:52px;width:auto}}
@media(max-width:650px){.brand img.brand-logo{height:46px;width:auto}.site-header.is-scrolled .brand img.brand-logo{height:44px}.site-footer .brand img.brand-logo{height:56px}}