:root{--paper:#ffffff;--light:#ffffff;--ink:#1d1d1d;--muted:#666666;--line:#d7d7d7;--accent:#29abe2;--olive:#087cac;--dark:#1d1d1d;--serif:Georgia,"Times New Roman",serif;--sans:Arial,Helvetica,sans-serif}
*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:105px}body{margin:0;background:var(--paper);color:var(--ink);font:15px/1.65 var(--sans)}button,input,select{font:inherit}button,a,input,select,summary{-webkit-tap-highlight-color:transparent}button,a{touch-action:manipulation}button{cursor:pointer;border:0}a{color:inherit;text-decoration:none}p{margin:0 0 1rem}h1,h2,h3{line-height:1.1;font-weight:400;margin:0}h1,h2{font-family:var(--serif);letter-spacing:-.045em}h2{font-size:clamp(34px,4vw,52px)}h2 em{color:var(--olive);font-weight:400}h3{font-size:21px;letter-spacing:-.02em}img{max-width:100%;display:block}svg{width:18px;height:18px;fill:none;stroke:currentColor;stroke-width:1.6;stroke-linecap:round;stroke-linejoin:round;flex-shrink:0}[hidden]{display:none!important}a:focus-visible,button:focus-visible,input:focus-visible,select:focus-visible,summary:focus-visible{outline:3px solid #8e8e8e;outline-offset:4px;border-radius:4px}.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}.skip-link{position:fixed;left:20px;top:-100px;background:var(--accent);padding:10px 16px;z-index:100}.skip-link:focus{top:20px}.wrap{width:min(1160px,calc(100% - 96px));margin:0 auto}.preview-bar{padding:5px 24px;background:#e8e8e8;color:#4d4d4d;display:flex;justify-content:center;align-items:center;gap:8px;font-size:11px;line-height:1.5;min-height:30px}.preview-note{margin-left:4px;color:#5f5f5f}.status-dot{width:6px;height:6px;border-radius:50%;background:#949494;display:inline-block;flex-shrink:0}.site-header{position:sticky;top:0;background:rgba(245,242,235,.97);backdrop-filter:blur(12px);border-bottom:1px solid #31313114;z-index:30}.header-inner{width:min(1440px,calc(100% - 80px));margin:auto;min-height:84px;display:flex;align-items:center;justify-content:space-between;gap:30px}.brand{display:flex;align-items:center;gap:12px}.brand-mark{display:grid;align-items:center;position:relative;line-height:1;letter-spacing:-.09em;font:italic 25px var(--serif);width:45px;height:45px;border:1px solid #424242;border-radius:50%;text-align:center;background:var(--dark);color:var(--paper)}.brand-mark span{position:absolute;color:var(--accent);right:9px;bottom:12px;font-style:normal}.brand-copy{display:flex;flex-direction:column;gap:5px;line-height:1.1}.brand-copy strong{font:600 19px var(--serif)}.brand-copy>span{font-size:10px;letter-spacing:.035em;color:var(--muted)}nav{display:flex;gap:30px;align-items:center}nav a{font-size:12px;color:#656565}nav a:hover{color:var(--ink)}.menu-button{display:none;background:transparent;padding:12px}.menu-button>span:not(.sr-only){width:22px;height:1px;background:var(--ink);display:block;margin:5px}.button{display:inline-flex;justify-content:center;align-items:center;gap:24px;min-height:49px;border:1px solid transparent;border-radius:6px;padding:13px 21px;font-size:12px;line-height:1.5;font-weight:600;transition:background .15s,transform .15s;color:var(--ink)}.button:hover{transform:translateY(-1px)}.button-accent{background:var(--accent)}.button-accent:hover{background:#e6e6e6}.button-dark{background:var(--ink);color:var(--light)}.button-dark:hover{background:#3e3e3e}.button-outline-light{border-color:#616161;color:#eeeee6;background:transparent}.button-outline-light:hover{background:#ffffff0f}.header-contact{min-height:41px;border-radius:30px;font-size:11px;gap:10px;padding:9px 17px}.header-contact svg{width:14px;height:14px}
.hero{background:var(--dark);color:var(--light);position:relative;overflow:hidden}.hero-glow{position:absolute;inset:0;background:radial-gradient(ellipse at 69% 32%,#76767645,transparent 48%),linear-gradient(100deg,#1d1d1d,#2a2a2a);pointer-events:none}.hero-grid{position:relative;display:grid;grid-template-columns:1.12fr 1fr;gap:56px;align-items:center;padding-top:78px;padding-bottom:68px}.pill{display:inline-flex;align-items:center;gap:8px;font-size:10px;text-transform:uppercase;letter-spacing:.1em;border:1px solid #5a5a5a;border-radius:30px;padding:8px 12px;margin-bottom:26px;color:#d4d4d4;line-height:1.2}.pill .status-dot{background:var(--accent)}h1{font-size:clamp(54px,5.3vw,77px);line-height:.98;margin-bottom:25px}h1 em{color:var(--accent);display:block;white-space:nowrap}.hero-lede{font-size:14px;line-height:1.9;color:#c9c9c9;max-width:445px;margin-bottom:28px}.hero-actions{display:flex;gap:12px;flex-wrap:wrap}.hero-assurances{display:flex;flex-wrap:wrap;gap:23px;margin-top:23px;color:#bebebe;font-size:10px}.hero-assurances b{color:var(--accent);margin-right:5px;font-weight:400}.hero-license{font-size:9px;color:#b4b4b4;margin:17px 0 0;max-width:440px}.hero-visual{position:relative;padding:0 0 70px 35px}.hero-photo{margin:0;border-radius:10px;overflow:hidden;height:356px;position:relative;box-shadow:0 22px 70px #1515154f}.hero-photo img{width:100%;height:100%;object-fit:cover;object-position:65% center}.hero-photo:after{content:"";position:absolute;inset:0;background:linear-gradient(0deg,#121212bf,transparent 40%);pointer-events:none}.hero-photo figcaption{position:absolute;bottom:20px;left:23px;right:23px;display:flex;justify-content:space-between;font-size:8px;letter-spacing:.11em;z-index:1;color:#dbdbdb}.plan-card{position:relative;margin-top:-53px;margin-left:-35px;width:min(347px,100%);padding:22px 25px 17px;background:var(--light);color:var(--ink);border-radius:9px;box-shadow:0 24px 45px #15151544}.card-top{display:flex;justify-content:space-between;align-items:center;gap:8px;color:var(--muted);font-size:10px}.small-pill{font-size:9px;line-height:1.3;border:1px solid var(--line);padding:5px 8px;border-radius:20px;white-space:nowrap;color:#6a6a6a}.plan-amount{display:flex;align-items:baseline;gap:6px;line-height:1.2;margin:15px 0 5px}.plan-amount>span:first-child{font:46px var(--serif);letter-spacing:-.045em}.plan-amount>span:last-child{font-size:12px;color:var(--muted)}.card-subtitle{font-size:9px;color:var(--muted);margin-bottom:14px}dl{margin:0}.plan-card dl>div{display:flex;justify-content:space-between;gap:10px;align-items:center;border-top:1px solid #e8e8df;padding:10px 0;font-size:10px}.plan-card dt{color:var(--muted)}dd{margin:0}.plan-card dd{font-weight:600}.card-link{font-size:10px;color:#616161;display:flex;align-items:center;justify-content:space-between;padding:11px 0 0;border-top:1px solid #e8e8df;font-weight:600}.card-disclaimer{font-size:8px;color:#767676;line-height:1.5;margin:9px 0 0}.visual-caption{position:absolute;bottom:37px;right:0;display:flex;gap:9px;align-items:center;font-size:9px;color:#bdbdbd}.caption-line{width:24px;height:1px;background:#8f8f8f}.hero-bottom{position:relative;display:flex;gap:24px;align-items:center;padding-bottom:28px;color:#a8a8a8;font-size:8px;letter-spacing:.12em;line-height:1.5}.bottom-line{flex:1;height:1px;background:#4e4e4e}.trust-strip{border-bottom:1px solid var(--line)}.trust-grid{display:grid;grid-template-columns:1fr 1fr 1.25fr;gap:40px;padding-top:27px;padding-bottom:27px}.trust-grid>div{display:flex;gap:9px;flex-direction:column;justify-content:center;align-items:center;border-right:1px solid var(--line);line-height:1.3}.trust-grid>div:last-child{border:0}.trust-grid strong{font:23px var(--serif)}.trust-grid span{font-size:9px;color:var(--muted);text-align:center}
.section{padding-top:87px;padding-bottom:87px}.eyebrow{font-size:9px;color:#6d6d6d;letter-spacing:.14em;text-transform:uppercase;font-weight:600;margin-bottom:18px;line-height:1.5}.split-heading{display:grid;grid-template-columns:1.4fr .85fr;gap:85px;align-items:end;margin-bottom:38px}.split-heading>p{color:var(--muted);font-size:13px;line-height:1.9;margin-bottom:3px}.goal-picker{display:grid;grid-template-columns:repeat(3,1fr);gap:13px}.goal{display:flex;align-items:center;justify-content:space-between;gap:14px;padding:23px 19px;background:var(--light);border:1px solid var(--line);border-radius:8px;text-align:left;color:var(--ink)}.goal.active{border-color:#828282;background:#efefef}.goal-number{font:20px var(--serif);color:#979797}.goal>span:nth-child(2){flex:1}.goal strong{display:block;font-size:13px;font-weight:500;margin-bottom:7px;line-height:1.4}.goal small{font-size:10px;color:var(--muted);display:block;line-height:1.4}.goal>span:last-child{font-size:15px;color:#616161}.goal-detail{display:flex;justify-content:space-between;align-items:center;gap:45px;margin-top:27px;padding:25px 28px;border-left:2px solid #979797;background:#e6e6e673}.goal-detail .eyebrow{margin-bottom:9px;font-size:8px}.goal-detail h3{font:23px var(--serif);margin-bottom:10px}.goal-detail p:last-child{margin:0;color:var(--muted);font-size:12px;max-width:655px}.goal-detail .button{flex-shrink:0}
.calculator-section{padding:83px 0 66px;background:#ececec;border-top:1px solid #dfdfdf;border-bottom:1px solid #dfdfdf}.calculator-tabs{display:inline-flex;gap:4px;padding:5px;border:1px solid #d6d6d6;border-radius:8px;background:#e4e4e4;margin-bottom:23px}.calc-tab{font-size:11px;color:#636363;padding:10px 19px;border-radius:5px;background:transparent;display:flex;gap:12px;align-items:center}.calc-tab.active{background:var(--light);color:var(--ink);box-shadow:0 2px 5px #24242410}.calculator-shell{display:grid;grid-template-columns:1fr 1fr;border:1px solid #dcdcdc;border-radius:12px;overflow:hidden;background:var(--light);box-shadow:0 10px 40px #25252506}.calculator-inputs{padding:32px 36px}.calc-input-heading{display:flex;align-items:center;justify-content:space-between;gap:12px;margin-bottom:8px}.calc-input-heading h3{font:25px var(--serif)}.reset-button{font-size:10px;background:transparent;color:#737373;padding:3px}.reset-button span{margin-left:5px}.form-note{font-size:9px;color:#6e6e6e;line-height:1.7;margin-bottom:22px}.field-grid{display:grid;grid-template-columns:1fr 1fr;gap:17px}.field.full{grid-column:1/-1}.field{display:flex;flex-direction:column;min-width:0}.field>span{font-size:10px;color:#6c6c6c;margin-bottom:6px;font-weight:500;display:flex;align-items:center;justify-content:space-between;gap:5px}.input-wrap{display:flex;align-items:center;gap:10px;border:1px solid #dbdbdb;border-radius:6px;padding:0 12px;min-height:47px;background:#fafbf6}.input-wrap>span{font-size:13px;color:#757575}.input-wrap:focus-within{border-color:#8b8b8b;box-shadow:0 0 0 2px #d3d3d333}.input-wrap input{width:100%;min-width:0;border:0;outline:none;background:transparent;color:var(--ink);padding:10px 0;font-size:17px;line-height:1.2;font-variant-numeric:tabular-nums;-moz-appearance:textfield}.input-wrap input:focus-visible{outline:2px solid #8e8e8e;outline-offset:1px}.input-wrap input::-webkit-inner-spin-button{opacity:.3}.field select{width:100%;min-height:47px;border:1px solid #dbdbdb;border-radius:6px;padding:10px 12px;background:#fafbf6;font-size:15px;color:var(--ink)}.field small{font-size:9px;line-height:1.55;color:#757575;margin:5px 0 0}.assumption-tag{border:1px solid #dadada;border-radius:20px;font-size:8px;padding:2px 6px;color:#6e6e6e;white-space:nowrap}.cost-details{margin-top:24px;border-top:1px solid var(--line)}.cost-details summary{display:flex;justify-content:space-between;list-style:none;cursor:pointer;font-size:11px;padding:17px 0;color:#515151;font-weight:500}.cost-details summary::-webkit-details-marker,.faq-list summary::-webkit-details-marker{display:none}.cost-details[open] summary>span{transform:rotate(45deg)}.costs-grid{gap:16px}.costs-grid .field>span{font-size:9px;line-height:1.4;min-height:26px;justify-content:flex-start;align-items:end}.costs-grid .input-wrap{min-height:42px}.costs-grid input{font-size:14px}.cost-details .form-note{margin:14px 0 0}.form-error{font-size:11px;color:#913c2e;background:#f9e9e3;padding:10px 12px;border-radius:5px;margin:15px 0 0}.calculator-results{background:#2a2a2a;color:var(--light);padding:35px 36px;display:flex;flex-direction:column;justify-content:space-between;gap:15px;position:relative;min-width:0}.result-heading{display:flex;justify-content:space-between;align-items:center;gap:10px}.calculator-results .eyebrow{color:#c4c4c4;font-size:8px;margin:0}.dark-pill{border-color:#5e5e5e;color:#c9c9c9}.result-amount{display:flex;gap:8px;align-items:baseline;margin:25px 0 6px;line-height:1.1}.result-amount>span:first-child{font:64px var(--serif);letter-spacing:-.05em}.result-amount>span:last-child{font-size:11px;color:#b8b8b8}.result-intro{font-size:11px;color:#b7b7b7;line-height:1.7;margin-bottom:25px}.payment-bar{display:flex;height:8px;gap:3px;border-radius:4px;overflow:hidden;margin-bottom:24px}.payment-bar>span{transition:width .15s;min-width:0}.payment-bar>span:first-child{background:var(--accent)}.payment-bar>span:nth-child(2){background:#929292}.payment-bar>span:last-child{background:#5f5f5f}.payment-breakdown>div{display:flex;justify-content:space-between;align-items:center;gap:20px;font-size:11px;padding:11px 0;border-bottom:1px solid #4b4b4b}.payment-breakdown dt{display:flex;align-items:center;gap:8px;color:#cecece}.payment-breakdown dd{font-variant-numeric:tabular-nums}.legend-dot{width:6px;height:6px;border-radius:50%;display:inline-block}.dot-pi{background:var(--accent)}.dot-tax{background:#929292}.dot-other{background:#7d7d7d}.loan-details{display:grid;grid-template-columns:1fr 1fr;gap:25px;padding-top:22px}.loan-details>div{display:flex;flex-direction:column;gap:6px}.loan-details span{font-size:9px;color:#adadad}.loan-details strong{font:19px var(--serif)}.estimate-note{font-size:9px;color:#b8b8b8;margin:18px 0 0;line-height:1.8}.result-actions{margin-top:20px;display:flex;gap:15px;align-items:center;flex-wrap:wrap}.result-actions .button{flex:1;font-size:11px;padding:12px 14px;gap:12px;min-width:200px}.share-button{font-size:9px;display:flex;gap:7px;align-items:center;background:transparent;color:#c9c9c9;padding:8px 0}.share-button:disabled{opacity:.5;cursor:default}.share-button svg{width:12px;height:12px}.share-status{font-size:9px;color:#d0d0d0;margin:0}.share-fallback{display:flex;gap:15px;flex-direction:column;font-size:12px;color:var(--ink);word-break:break-all}.share-fallback input{font-size:11px;padding:10px;border:1px solid var(--line);border-radius:5px;width:100%}.calculator-disclosure{font-size:9px;color:#6d6d6d;line-height:1.9;margin:18px 0 0}.strategy-title{font:32px var(--serif);letter-spacing:-.03em;margin:21px 0 14px}.comparison-grid{display:grid;grid-template-columns:1fr 1fr;gap:10px;margin:18px 0}.comparison-grid>div{border:1px solid #5d5d5d;border-radius:7px;padding:14px 12px}.comparison-grid>div>span{display:block;font-size:9px;color:#c8c8c8;line-height:1.5;margin-bottom:8px}.comparison-grid strong{font:32px/1.1 var(--serif);letter-spacing:-.04em;display:block}.comparison-grid small{font-size:8px;color:#bababa;line-height:1.5;display:block;margin-top:6px}.comparison-grid p{font-size:8px;color:#bababa;margin:10px 0 0;line-height:1.7}.comparison-grid .highlight-comparison{border-color:#c5c5c5;background:#3b3b3b}.highlight-comparison strong{color:var(--accent)}.buydown-years>div{display:flex;justify-content:space-between;align-items:center;gap:10px;padding:10px 0;border-bottom:1px solid #4d4d4d;font-size:10px}.buydown-years span small{display:block;font-size:8px;color:#acacac;margin-top:3px}.buydown-years strong{font-size:11px;font-weight:400}.subsidy-summary{display:flex;justify-content:space-between;align-items:center;gap:10px;margin-top:18px;font-size:9px;color:#c7c7c7}.subsidy-summary strong{font:20px 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.result-actions .button,.goal small,.card-top,.plan-card dl>div,.result-intro,.buydown-years>div,.buydown-years strong,.subsidy-summary,.share-button{font-size:14px}
.brand-copy>span,.hero-assurances,.hero-license,.eyebrow,.pill,.small-pill,.card-subtitle,.card-disclaimer,.form-note,.field small,.assumption-tag,.calculator-results .eyebrow,.comparison-grid>div>span,.comparison-grid small,.comparison-grid p,.buydown-years span small,.estimate-note,.credit-status,.share-status,.calculator-disclosure,.experience-note,.quiet-link,.region-note,.area-heading,.local-notes>span,.resource-label,.prep-banner>span,.footer-disclosures p,.footer-bottom,.equal-housing,.hero-bottom,.visual-caption,.hero-photo figcaption,.trust-grid span,.reset-button{font-size:12px}
.loan-details span{font-size:12px}.result-amount>span:last-child{font-size:14px}.trust-grid strong{font-size:22px}.result-heading{flex-wrap:wrap}.hero-bottom{letter-spacing:.04em}.hero-bottom>span:last-child{max-width:none}.plan-card{width:min(370px,100%)}.comparison-grid>div{min-width:0}.field>span{flex-wrap:wrap}.goal strong{line-height:1.4}.goal-detail .button{max-width:none}.goal-detail{gap:24px}.costs-grid .field>span{min-height:44px}.hero-photo figcaption{letter-spacing:.035em}.hero-photo figcaption>span{max-width:90%}.team-card-top{flex-wrap:wrap}.loan-details strong{font-size:24px}
@media(max-width:860px){.hero-grid{grid-template-columns:1fr 1fr;gap:30px}.hero-bottom{flex-wrap:wrap}.hero-bottom .bottom-line{min-width:20px}.goal{align-items:start}.goal>span:last-child{display:none}.goal-number{display:none}.comparison-grid{grid-template-columns:1fr}.comparison-grid strong{font-size:35px}.hero-assurances{gap:10px}.header-contact svg{display:none}.brand-copy>span{font-size:12px}.hero-visual{padding-left:0}.plan-card{margin-left:0}.visual-caption{position:static;margin-top:18px;text-align:left;justify-content:start}}
@media(max-width:700px){.header-contact{font-size:12px;padding:8px 10px}.brand-copy>span{font-size:12px;max-width:160px;line-height:1.4}.brand-copy strong{font-size:18px}.header-inner{min-height:80px}.hero-grid{grid-template-columns:1fr;gap:30px}.hero-actions .button{font-size:14px;min-height:49px}.hero-actions{flex-direction:column;align-items:stretch}.hero-bottom{flex-direction:column;align-items:start;gap:9px}.hero-bottom .bottom-line{width:100%;flex:auto}.hero-bottom>span:last-child{text-align:left}.hero-visual{padding-bottom:0}.hero-photo{height:275px}.plan-card{margin-top:-45px;margin-left:0;width:calc(100% - 20px)}.hero-photo figcaption{bottom:70px;font-size:12px}.visual-caption{margin-top:20px}.trust-grid{grid-template-columns:1fr;gap:16px}.trust-grid>div{border:0;align-items:start;border-bottom:1px solid var(--line);padding-bottom:15px}.trust-grid>div:last-child{padding-bottom:0}.trust-grid span{text-align:left;max-width:none}.goal-number{display:block;font-size:24px}.goal>span:last-child{display:block}.goal-detail .button{align-self:stretch}.calculator-tabs{flex-direction:column}.calc-tab{font-size:14px;padding:12px}.result-actions .button{font-size:14px}.comparison-grid{grid-template-columns:1fr 1fr}.loan-grid{grid-template-columns:1fr}.loan-card h3{font-size:29px}.loan-card p{font-size:16px}.prep-banner>p,.faq-list summary{font-size:14px}.washington-copy .button{font-size:14px}.resource-card h3{font-size:30px}.footer-top .brand-copy>span{max-width:none}.footer-bottom{flex-direction:column;gap:15px}.equal-housing{max-width:none}.preview-bar{font-size:12px}.calculator-results .eyebrow{font-size:12px}.result-heading .small-pill{font-size:12px}.share-button{font-size:14px;min-height:44px}.form-error{font-size:14px}.goal-detail p:last-child{font-size:16px}}
@media(max-width:380px){.header-contact{display:none}.brand-copy>span{max-width:none}.hero-copy h1{font-size:43px}.comparison-grid{grid-template-columns:1fr}.field-grid{grid-template-columns:1fr}.field.full{grid-column:1}.costs-grid .field>span{min-height:0}.result-amount>span:first-child{font-size:51px}.calculator-inputs,.calculator-results{padding:23px}.plan-card{width:100%}.team-card{padding:24px}}
h1 em{white-space:normal}

/* Uppercase monogram sizing across header and footer. */
.brand-mark{font-size:20px}
@media(max-width:900px){.brand-mark{font-size:18px}}
@media(max-width:400px){.brand-mark{font-size:17px}}

.calculator-tabs{flex-wrap:wrap;gap:8px}.calculator-tabs .calc-tab{flex:1 1 180px;white-space:normal;min-height:48px;font-size:14px}.buydown-years strong{white-space:normal;text-align:right}.buydown-years small{display:block}

/* Calculator choices are part of the calculator's top panel. */
.calculator-shell>.calculator-tabs{grid-column:1/-1;display:grid;grid-template-columns:repeat(4,minmax(0,1fr));width:100%;margin:0;padding:18px 22px;gap:10px;border:0;border-bottom:1px solid #bdbdbd;border-radius:0;background:#e1e1e1;box-sizing:border-box}
.calc-options-label{grid-column:1/-1;font-size:14px;font-weight:700;color:#373737;line-height:1.4}
.calculator-shell .calc-tab{justify-content:center;min-width:0;min-height:52px;padding:12px 10px;border:1px solid #aaaaaa;border-radius:7px;background:#f8faf4;color:#3c3c3c;font-size:15px;font-weight:600;line-height:1.35;text-align:center;box-shadow:none;transition:background .15s,border-color .15s}
.calculator-shell .calc-tab:hover{background:#f0f0f0;border-color:#5b5b5b}
.calculator-shell .calc-tab.active{background:#2a2a2a;color:#ffffff;border-color:#2a2a2a;box-shadow:inset 0 -4px 0 #29abe2}
.calculator-shell .calc-tab:focus-visible{outline:3px solid #5b5b5b;outline-offset:3px}
@media(max-width:700px){.calculator-shell>.calculator-tabs{grid-template-columns:repeat(2,minmax(0,1fr));padding:16px;gap:8px}.calculator-shell .calc-tab{font-size:14px}}

.calculator-overview{display:grid;grid-template-columns:1fr minmax(320px,420px);gap:48px;align-items:center;margin-bottom:32px}
.calculator-overview-copy>p:last-child{max-width:490px;font-size:16px;line-height:1.7;color:var(--muted)}
.rate-snapshot{padding:26px;background:var(--light);border:1px solid #d6d6d6;border-radius:16px;box-shadow:0 12px 32px #25252506;min-width:0}
.rate-snapshot-heading{display:flex;align-items:center;gap:15px;margin-bottom:20px}.rate-snapshot-icon{display:grid;place-items:center;flex:0 0 48px;height:48px;border-radius:12px;background:#e6e6e6;color:#373737;font:26px var(--serif)}
.rate-snapshot-heading h3{margin:0;font:30px var(--serif);letter-spacing:-.03em}.rate-snapshot-heading p{font-size:14px;color:var(--muted);margin:5px 0 0}
.rate-snapshot-list{margin:0 0 22px}.rate-snapshot-list>div{display:flex;justify-content:space-between;align-items:center;gap:15px;padding:13px 0;border-bottom:1px solid #dfdfdf}.rate-snapshot-list dt{font-size:16px;color:#5b5b5b}.rate-snapshot-list dd{margin:0;font:28px var(--serif);color:#2a2a2a;white-space:nowrap}.rate-snapshot-list>div:first-child dt,.rate-snapshot-list>div:first-child dd{color:#565656}
.rate-snapshot-source{display:block;border-radius:10px;background:#ebebeb;padding:15px 17px;text-decoration:none;color:#373737}.rate-snapshot-source strong{display:block;font-size:14px;line-height:1.4}.rate-snapshot-source span{display:block;font-size:12px;line-height:1.6;margin-top:4px}.rate-snapshot-source:hover{background:#e1e1e1}.rate-snapshot-source:focus-visible{outline:3px solid #5b5b5b;outline-offset:3px}.rate-snapshot-note{font-size:12px;line-height:1.6;color:#686868;margin:15px 0 0}
@media(max-width:860px){.calculator-overview{gap:26px;grid-template-columns:1fr minmax(290px,380px)}}
@media(max-width:700px){.calculator-overview{grid-template-columns:1fr;gap:24px}.rate-snapshot{padding:22px}.rate-snapshot-heading h3{font-size:28px}}

.rate-live-widget{display:flex;justify-content:center;max-width:100%;margin:0 0 18px;min-height:330px}.rate-live-widget .mnd-rates-widget{flex-shrink:0}.rate-live-widget .w-header,.rate-live-widget .w-footer{line-height:1.4}

.blog-page{padding-top:64px;padding-bottom:64px}.blog-heading{max-width:780px;margin-bottom:36px}.blog-heading h1{font-size:clamp(38px,5vw,62px);line-height:1.1;margin:15px 0 22px}.blog-heading>p:last-child{font-size:18px;line-height:1.65;color:var(--muted);max-width:640px}.blog-post-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:22px}.blog-post-card{display:flex;flex-direction:column;border:1px solid var(--line);border-radius:12px;background:var(--light);padding:26px;min-width:0}.blog-post-card h2{font:30px var(--serif);line-height:1.2;letter-spacing:-.025em;margin:18px 0 15px}.blog-post-card h2 a{text-decoration:none;color:var(--ink)}.blog-post-card h2 a:hover{text-decoration:underline}.blog-post-card p{font-size:16px;line-height:1.6;color:var(--muted);margin:0 0 24px}.blog-post-meta{font-size:12px;line-height:1.6;color:#686868;display:block;margin-bottom:18px}.blog-post-card .text-link{margin-top:auto;align-self:start}.blog-category{font-size:12px;font-weight:600;background:#e8e8e8;color:#454545;padding:7px 10px;border-radius:5px;align-self:start}.blog-next-step{display:flex;justify-content:space-between;align-items:center;gap:24px;background:#e8e8e8;border-radius:12px;padding:28px;margin-top:36px}.blog-next-step h2{font:30px var(--serif);margin:0 0 10px}.blog-next-step p{font-size:16px;line-height:1.6;margin:0}.blog-next-step>div:last-child{display:flex;flex-wrap:wrap;gap:10px}.blog-home-link{margin:24px 0 0}.related-posts{border-top:1px solid var(--line);margin-top:36px;padding-top:24px}.related-posts h2{font:30px var(--serif)}.related-posts li{margin:12px 0}.related-posts a{font-size:16px;line-height:1.6}nav a[aria-current="page"]{text-decoration:underline;text-underline-offset:6px}
@media(max-width:900px){.blog-post-grid{grid-template-columns:1fr 1fr}.blog-next-step{align-items:start;flex-direction:column}}
@media(max-width:600px){.blog-page{padding-top:36px;padding-bottom:36px}.blog-post-grid{grid-template-columns:1fr}.blog-post-card{padding:24px}.blog-next-step{padding:24px}}

/* Visual system matched to Cory's Williams Ave seller's guide:
   charcoal / white / cyan, tracked sans headings, fine square frames. */
:root{--paper:#ffffff;--light:#ffffff;--ink:#1d1d1d;--muted:#606060;--line:#d5d5d5;--accent:#29abe2;--olive:#087cac;--dark:#1d1d1d;--sans:"Montserrat",Arial,Helvetica,sans-serif;--serif:"Montserrat",Arial,Helvetica,sans-serif}
body{font-size:16px}.site-header{background:rgba(255,255,255,.98);border-bottom:1px solid #d5d5d5}.preview-bar{background:#1d1d1d;color:#e0e0e0;border-bottom:1px solid #29abe2}.status-dot{background:#29abe2}
h1,h2,h3{font-family:var(--sans);font-style:normal;font-weight:500;letter-spacing:.045em}h1 em,h2 em{font-style:normal}h2{text-transform:uppercase;font-size:clamp(28px,3.2vw,42px);line-height:1.2;letter-spacing:.075em}h1{line-height:1.12}.hero-copy h1{font-size:clamp(38px,4.4vw,62px);text-transform:uppercase;letter-spacing:.065em;line-height:1.15}.hero-copy h1 em{color:#29abe2;letter-spacing:.035em}.hero-glow{background:#1d1d1d}.hero-grid{padding-top:64px;padding-bottom:58px}.hero-lede{color:#dddddd;max-width:490px}.hero-assurances,.hero-license,.hero-bottom,.visual-caption{color:#c7c7c7}.hero-photo{border-radius:0;box-shadow:none;border:1px solid #29abe2;height:390px}.hero-photo:after{background:linear-gradient(0deg,#000000a6,transparent 55%)}.hero-photo figcaption{color:#ffffff;letter-spacing:.13em}.hero-visual{padding-left:0;padding-bottom:0}.plan-card{margin:18px 0 0;width:100%;border:1px solid #29abe2;border-radius:0;padding:22px 26px;box-shadow:none}.plan-amount{font-family:var(--sans);font-weight:500;letter-spacing:.02em}.visual-caption{position:static;margin-top:18px}.caption-line,.bottom-line{background:#29abe2}
.brand-mark{font-family:var(--sans);font-weight:600;font-style:normal;font-size:17px;letter-spacing:-.04em;border-color:#29abe2;color:#29abe2}.brand-mark span{color:#087cac}.brand-copy strong{font-family:var(--sans);font-size:18px;letter-spacing:.05em;font-weight:600}.brand-copy>span{color:#555555}.pill,.small-pill{border-radius:0}.hero .pill{border-color:#29abe2;color:#ffffff;letter-spacing:.13em}.eyebrow{color:#087cac;letter-spacing:.16em}.button{border-radius:0;font-weight:600;letter-spacing:.045em}.button-accent{background:#29abe2;color:#0f1720}.button-accent:hover{background:#63c6ef}.button-dark{background:#1d1d1d;color:#ffffff}.button-dark:hover{background:#383838}.button-outline-light{border-color:#29abe2;color:#ffffff}.button-outline-light:hover{background:#29abe21a}
.goal,.loan-card,.team-card,.resource-card,.prep-banner,.areas-panel,.blog-post-card,.blog-next-step,.rate-snapshot,.calculator-shell,.guide-cta{border-radius:0;box-shadow:none}.goal.active{background:#eef7fb;border-color:#087cac}.goal-number,.goal>span:last-child{color:#087cac}.goal-detail{background:#f4f4f4;border-left:2px solid #29abe2}.goal-detail h3,.loan-card h3,.resource-card h3{font-family:var(--sans);font-weight:500;letter-spacing:.025em}.loan-card.accent-card{background:#eef7fb;border-color:#29abe2}.loan-card>a,.text-link,.resource-link{color:#087cac}.prep-banner{background:#f5f5f5}.team-card.cory-card{background:#1d1d1d;border:1px solid #29abe2}.team-card h3{font-family:var(--sans);font-weight:500;font-size:30px;letter-spacing:.04em}.cory-card>p:not(.team-role),.cory-card .team-role{color:#dedede}.cory-card .team-role span,.cory-card .team-contact{color:#73d0f4}.cory-card .team-contact{border-color:#5e5e5e}.team-avatar{background:#eef7fb;color:#087cac;border-color:#29abe2}
.calculator-section{background:#f3f3f3;border-color:#dadada}.calculator-results{background:#1d1d1d}.calculator-shell{border:1px solid #a9a9a9}.calculator-shell>.calculator-tabs{background:#e9e9e9;border-bottom:1px solid #29abe2;padding:18px 22px}.calc-options-label{color:#333333;font-weight:600;letter-spacing:.13em;text-transform:uppercase;font-size:13px}.calculator-shell .calc-tab{background:#ffffff;border-color:#aaa;color:#303030;border-radius:0}.calculator-shell .calc-tab:hover{background:#eaf6fc;border-color:#087cac}.calculator-shell .calc-tab.active{background:#1d1d1d;color:#ffffff;border-color:#1d1d1d;box-shadow:inset 0 -4px 0 #29abe2}.input-wrap,select{background:#ffffff;border-radius:0;border-color:#c9c9c9}.input-wrap:focus-within{border-color:#087cac;box-shadow:0 0 0 2px #29abe22b}.input-wrap>span,.field small,.reset-button{color:#656565}.calculator-results .eyebrow,.dark-pill{color:#73d0f4}.comparison-grid>div{border-radius:0;border-color:#666666}.comparison-grid .highlight-comparison{background:#25313a;border-color:#29abe2}.comparison-grid>div>span,.comparison-grid small,.comparison-grid p,.share-button{color:#dadada}.credit-status{border-radius:0;background:#25313a;border-color:#29abe2;color:#e4f7ff}.credit-status.shortfall{background:#494030;border-color:#b9a47a;color:#fff0ce}.result-amount,.comparison-grid strong{font-family:var(--sans);letter-spacing:.01em}.payment-bar{border-radius:0}#bar-pi{background:#29abe2}#bar-tax{background:#b0dced}#bar-other{background:#777777}.dot-pi{background:#29abe2}.dot-tax{background:#b0dced}.dot-other{background:#777777}
.rate-snapshot{border-color:#29abe2}.rate-snapshot-heading h3{font-family:var(--sans);font-size:25px;font-weight:500;letter-spacing:.03em}.rate-snapshot-icon{border-radius:0;background:#eef7fb;color:#087cac;font-family:var(--sans)}.rate-snapshot-source{border-radius:0;background:#eef7fb;color:#17435a}.rate-snapshot-source:hover{background:#daeff9}.rate-snapshot-note{color:#606060}
.washington-section,.contact-section{background:#1d1d1d;background-image:none}.areas-panel{border-color:#29abe2;background:#252525}.washington-copy .eyebrow,.contact-inner .eyebrow{color:#73d0f4}.washington-copy>p:not(.eyebrow):not(.region-note),.contact-inner>p:not(.eyebrow),.areas-panel>p,.local-notes>span,.region-note,.area-heading{color:#d8d8d8}.local-notes{border-color:#666666}.local-notes strong{color:#73d0f4}.area-chips span{border-color:#777777;color:#ededed;background:transparent}.resource-card{background:#ffffff}.resource-card:hover{background:#f1f8fb;border-color:#29abe2}.resource-label{color:#087cac}.site-footer{background:#f3f3f3;border-top:1px solid #29abe2}
.blog-heading h1,.guide-page h1,.policy-page h1{font-family:var(--sans);font-weight:500;letter-spacing:.025em;line-height:1.18}.blog-heading h1{font-size:clamp(34px,4.5vw,54px)}.guide-page h1,.policy-page h1{font-size:clamp(32px,4vw,46px)}.blog-post-card h2{font-family:var(--sans);font-size:25px;font-weight:500;line-height:1.3;text-transform:none;letter-spacing:.015em}.blog-category{background:#eef7fb;color:#176180;border-radius:0}.blog-next-step{background:#f1f1f1;border-left:2px solid #29abe2}.blog-next-step h2{font-family:var(--sans);font-size:26px;letter-spacing:.035em}.guide-content h2,.policy-content h2,.related-posts h2{font-family:var(--sans);font-size:26px;line-height:1.3;letter-spacing:.03em;text-transform:none}.guide-callout{background:#eef7fb;border-color:#29abe2}.guide-cta{background:#1d1d1d;border:1px solid #29abe2}.guide-cta p{color:#dddddd}.guide-cta h2{color:#ffffff}
a:focus-visible,button:focus-visible,input:focus-visible,select:focus-visible,summary:focus-visible{outline-color:#087cac}
@media(max-width:700px){.hero-copy h1{font-size:clamp(34px,7.2vw,48px)}.hero-grid{padding-top:38px;padding-bottom:36px}.hero-visual{width:100%;padding:0}.hero-photo{height:300px}.hero-photo figcaption{bottom:20px}.plan-card{width:100%;margin:16px 0 0}.hero-actions{flex-direction:column}.calculator-shell>.calculator-tabs{padding:16px}.team-card h3{font-size:28px}.blog-post-card h2{font-size:26px}}
@media(max-width:380px){.hero-copy h1{font-size:33px}.brand-copy strong{font-size:16px}.hero-photo{height:250px}}

/* Coordinated studio portraits for the lending team. */
.team-card-top{display:flex;flex-direction:column;align-items:flex-start;gap:18px;margin-bottom:24px}
.team-headshot{display:block;width:100%;height:auto;aspect-ratio:1/1;object-fit:cover;object-position:center;border:1px solid var(--accent);background:#333333}
.team-card-top .small-pill{align-self:flex-start}
@media(max-width:700px){.team-headshot{max-width:420px;margin-inline:auto}}

/* Keep the uppercase initials centered and visible on the charcoal circle. */
.brand-mark{display:flex;align-items:center;justify-content:center;flex-shrink:0;color:#29abe2;background:#1d1d1d;font-family:var(--sans);font-weight:700;font-style:normal;line-height:1;letter-spacing:0;text-transform:uppercase}

/* Spacious live rate card, matching the supplied snapshot layout. */
.rate-snapshot{padding:30px;border:1px solid #d7dfe3;border-radius:18px;background:#fff;box-shadow:0 8px 30px #1d1d1d05}
.rate-snapshot-heading{margin-bottom:28px;gap:14px}
.rate-snapshot-icon{border-radius:12px;background:#eef7fb;color:#1d1d1d}
.rate-snapshot-icon svg{width:26px;height:26px}
.rate-snapshot-heading h3{font-size:25px;letter-spacing:-.025em;font-weight:600}
.rate-snapshot-heading p{font-size:14px;line-height:1.5}
.rate-snapshot-list{margin-bottom:24px}
.rate-snapshot-list>div{padding:17px 0;gap:14px;border-color:#e5e5e5}
.rate-snapshot-list dt{font-size:16px;line-height:1.5}
.rate-snapshot-list dd{font-family:Georgia,'Times New Roman',serif;font-size:29px;font-weight:500;line-height:1.2;letter-spacing:-.02em;font-variant-numeric:tabular-nums}
.rate-snapshot-list>div:first-child dt,.rate-snapshot-list>div:first-child dd{color:#087cac}
.rate-snapshot-source{display:flex;align-items:center;gap:14px;padding:17px 15px;border-radius:12px;background:#f1f6f8;color:#1d1d1d}
.rate-snapshot-source>div{flex:1;min-width:0}
.rate-snapshot-source>svg{width:19px;height:19px;color:#75828a}
.rate-snapshot-source strong{font-size:14px}
.rate-snapshot-source span{font-size:12px;color:#68747b}
.rate-snapshot-source .rate-feed-indicator{display:block;margin:0;flex:0 0 10px;width:10px;height:10px;border-radius:50%;background:#89939a;box-shadow:0 0 0 5px #89939a15}
.rate-snapshot-source.feed-connected .rate-feed-indicator{background:#45a271;box-shadow:0 0 0 5px #45a27120}
.rate-snapshot-note{font-size:12px;margin-top:17px}
@media(max-width:700px){.rate-snapshot{padding:24px}.rate-snapshot-heading h3{font-size:25px}.rate-snapshot-list>div{padding:18px 0}}