:root{
  --espresso:#29231f;
  --brown:#5c4b3e;
  --coffee:#6f4e37;
  --camel:#b49678;
  --taupe:#d3c2af;
  --sand:#e6dace;
  --cream:#f6f0e7;
  --ivory:#fdfaf5;
  --white:#fffdfa;
  --muted:#71675f;
  --line:rgba(50,40,32,.14);
  --shadow:0 30px 80px rgba(55,43,34,.14);
}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{margin:0;background:var(--ivory);color:var(--espresso);font-family:'DM Sans',system-ui,-apple-system,sans-serif;line-height:1.6;-webkit-font-smoothing:antialiased}
a{color:inherit;text-decoration:none}
img{display:block;max-width:100%}
button,input,select,textarea{font:inherit}
button{border:0}
.container{width:min(1180px,calc(100% - 44px));margin-inline:auto}

.site-header{position:sticky;top:0;z-index:50;background:rgba(253,250,245,.88);backdrop-filter:blur(18px);border-bottom:1px solid rgba(59,48,39,.09)}
.nav-wrap{min-height:84px;display:flex;align-items:center;gap:30px}
.brand{display:flex;align-items:center;gap:13px;margin-right:auto}
.brand-monogram,.footer-monogram{width:43px;height:43px;border:1px solid rgba(41,35,31,.4);border-radius:50%;display:grid;place-items:center;font-family:'Italiana',serif;font-size:1.05rem;letter-spacing:.02em}
.brand-copy{display:flex;flex-direction:column;line-height:1.15}.brand-copy strong{font-size:.96rem}.brand-copy small{margin-top:5px;font-size:.65rem;letter-spacing:.05em;text-transform:uppercase;color:var(--muted)}
.nav-links{display:flex;gap:27px;font-size:.85rem;font-weight:600}.nav-links a{position:relative}.nav-links a:after{content:"";position:absolute;left:0;right:100%;bottom:-7px;height:1px;background:var(--espresso);transition:.25s}.nav-links a:hover:after{right:0}
.button{display:inline-flex;align-items:center;justify-content:center;gap:12px;min-height:54px;padding:0 25px;border-radius:2px;background:var(--espresso);color:white;font-size:.87rem;font-weight:700;letter-spacing:.01em;cursor:pointer;transition:.25s ease}.button:hover{transform:translateY(-2px);box-shadow:0 12px 26px rgba(41,35,31,.15)}.button-small{min-height:44px;padding:0 18px}

.hero{overflow:hidden;background:var(--cream);padding:62px 0 0}
.hero-shell{display:grid;grid-template-columns:1.02fr .84fr;gap:75px;align-items:center;padding-bottom:75px}
.eyebrow{margin:0 0 18px;font-size:.72rem;text-transform:uppercase;letter-spacing:.19em;font-weight:700;color:#8d765f}.eyebrow.light{color:#d8c5b2}
.hero h1,.display-title{font-family:'Italiana',Georgia,serif;font-weight:400;line-height:.98;letter-spacing:-.018em}
.hero h1{max-width:700px;margin:0 0 28px;font-size:clamp(4rem,7vw,7rem)}
.hero h1 em,.display-title em{font-weight:400;color:var(--coffee)}
.hero-lead{max-width:620px;margin:0 0 32px;color:#60564e;font-size:1.05rem}
.hero-actions{display:flex;align-items:center;gap:28px;flex-wrap:wrap}.text-link{font-size:.88rem;font-weight:700;border-bottom:1px solid rgba(41,35,31,.35);padding-bottom:3px}.text-link span{display:inline-block;margin-left:6px;transition:.2s}.text-link:hover span{transform:translate(3px,-3px)}
.mini-proof{display:flex;align-items:center;gap:14px;margin-top:38px;font-size:.72rem;letter-spacing:.12em;text-transform:uppercase;color:#6f6359;font-weight:700}.mini-proof i{width:3px;height:3px;border-radius:50%;background:#9a8775}
.hero-portrait-wrap{position:relative;padding:16px 28px 56px 0}.portrait-frame{position:relative;z-index:2;height:600px;background:#dbcbbb;overflow:hidden}.portrait-frame:before{content:"";position:absolute;inset:13px;border:1px solid rgba(255,255,255,.55);z-index:2;pointer-events:none}.portrait{width:100%;height:100%;object-fit:cover;object-position:center 30%}
.portrait-caption{position:absolute;z-index:4;right:-10px;top:0;background:var(--ivory);padding:10px 16px;font-size:.64rem;letter-spacing:.13em;text-transform:uppercase;font-weight:700;box-shadow:0 12px 40px rgba(50,40,32,.08)}
.portrait-card{position:absolute;z-index:5;right:-2px;bottom:0;width:min(320px,85%);background:#fffaf3;padding:21px 24px;box-shadow:var(--shadow);border-left:3px solid var(--coffee)}.portrait-card span,.portrait-card strong,.portrait-card a{display:block}.portrait-card-kicker{font-size:.64rem;text-transform:uppercase;letter-spacing:.14em;color:#8e7a67}.portrait-card strong{margin:5px 0 7px;font-family:'Italiana',serif;font-size:1.45rem}.portrait-card a{font-size:.78rem;color:#665b52}
.hero-marquee{border-top:1px solid rgba(54,42,34,.12);border-bottom:1px solid rgba(54,42,34,.12);overflow:hidden;background:#dfd0c0}.marquee-track{width:max-content;padding:14px 0;font-size:.66rem;letter-spacing:.18em;font-weight:700;color:#5c4e43;white-space:nowrap;animation:marquee 32s linear infinite}@keyframes marquee{to{transform:translateX(-50%)}}

.section{padding:118px 0}.intro-section{background:var(--ivory)}
.intro-grid{display:grid;grid-template-columns:1.15fr .85fr;gap:90px;align-items:end}.display-title{margin:0;font-size:clamp(3.1rem,5.5vw,5.5rem)}.intro-copy{padding-bottom:8px}.intro-copy p{margin:0 0 26px;color:var(--muted);font-size:1.02rem}
.loan-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:18px;margin-top:72px}.loan-card{position:relative;min-height:450px;padding:30px 28px;background:#f7f1e9;border:1px solid rgba(67,53,43,.1);display:flex;flex-direction:column;transition:.3s}.loan-card:hover{transform:translateY(-7px);box-shadow:0 28px 60px rgba(55,43,34,.1)}.loan-card-featured{background:#d4c1ad}.loan-number{font-size:.68rem;letter-spacing:.14em;color:#8e7b69;font-weight:700}.featured-pill{position:absolute;right:20px;top:22px;background:#fffaf4;border-radius:999px;padding:7px 11px;font-size:.58rem;letter-spacing:.08em;text-transform:uppercase;font-weight:700}.loan-icon{width:72px;height:72px;border:1px solid rgba(52,42,34,.28);border-radius:50%;display:grid;place-items:center;margin:54px 0 26px;font-family:'Italiana',serif;font-size:2.1rem}.loan-card h3{font-family:'Italiana',serif;font-size:2.35rem;font-weight:400;margin:0 0 14px}.loan-card p{margin:0 0 22px;color:#6c625a;font-size:.9rem}.loan-tags{display:flex;gap:7px;flex-wrap:wrap;margin-top:auto;margin-bottom:24px}.loan-tags span{border:1px solid rgba(48,39,32,.19);border-radius:999px;padding:6px 9px;font-size:.62rem;font-weight:700}.card-link{padding-top:18px;border-top:1px solid rgba(48,39,32,.15);font-size:.78rem;font-weight:700}.card-link span{float:right}.program-note{margin-top:14px;color:#8a8179;font-size:.67rem}

.about-section{background:#ded0c1;padding:108px 0}.about-grid{display:grid;grid-template-columns:.86fr 1fr;gap:100px;align-items:center}.about-photo-panel{position:relative}.about-photo{position:relative;z-index:2;width:86%;height:620px;object-fit:cover;object-position:center 35%;box-shadow:0 30px 70px rgba(63,46,34,.15)}.about-photo-shape{position:absolute;z-index:1;width:73%;height:82%;right:0;bottom:-25px;border:1px solid rgba(83,63,48,.3)}.about-copy p{color:#655b53}.about-copy .display-title{margin-bottom:28px}.signature{font-family:'Italiana',serif;font-size:3.5rem;color:var(--coffee);margin:25px 0 22px;font-style:italic}.about-contact-row{display:grid;grid-template-columns:1fr 1.4fr;border-top:1px solid rgba(61,47,37,.2);padding-top:22px;gap:25px}.about-contact-row a{font-size:.68rem;text-transform:uppercase;letter-spacing:.1em;color:#77695d}.about-contact-row strong{font-size:.81rem;text-transform:none;letter-spacing:0;color:var(--espresso)}

.process-section{background:#2f2924;color:#fff}.process-section .eyebrow{color:#cfb79f}.process-heading{margin-bottom:58px}.process-heading .display-title em{color:#ceb395}.process-list{border-top:1px solid rgba(255,255,255,.18)}.process-item{display:grid;grid-template-columns:70px 1fr 1.2fr;gap:35px;align-items:center;padding:28px 0;border-bottom:1px solid rgba(255,255,255,.16)}.process-item>span{font-size:.67rem;letter-spacing:.15em;color:#cbb8a5}.process-item h3{margin:0;font-family:'Italiana',serif;font-weight:400;font-size:2rem}.process-item p{margin:0;color:#c9c0b9;font-size:.87rem}

.contact-section{background:#ad9179;padding:104px 0}.contact-grid{display:grid;grid-template-columns:.8fr 1.15fr;gap:78px;align-items:start}.contact-intro{position:sticky;top:125px;color:#fff}.contact-intro h2{font-family:'Italiana',serif;font-weight:400;line-height:1;font-size:clamp(3.3rem,5vw,5rem);margin:0 0 22px}.contact-intro>p{color:#f2e8df}.direct-contact{margin:42px 0 30px;border-top:1px solid rgba(255,255,255,.35)}.direct-contact a{display:flex;justify-content:space-between;gap:18px;padding:14px 0;border-bottom:1px solid rgba(255,255,255,.3);font-size:.74rem}.direct-contact span{text-transform:uppercase;letter-spacing:.12em}.direct-contact strong{font-weight:600}.secure-note{font-size:.69rem!important;opacity:.78}
.form-card{background:var(--ivory);padding:35px;box-shadow:0 30px 70px rgba(62,44,31,.13)}form{display:grid;gap:15px}.field-row{display:grid;grid-template-columns:1fr 1fr;gap:14px}label{display:grid;gap:7px;font-size:.68rem;text-transform:uppercase;letter-spacing:.08em;font-weight:700;color:#6d6158}input,select,textarea{width:100%;border:0;border-bottom:1px solid #c9bbae;border-radius:0;background:transparent;padding:11px 2px 12px;color:var(--espresso);outline:none;text-transform:none;letter-spacing:0;font-weight:500}input:focus,select:focus,textarea:focus{border-color:var(--espresso)}textarea{resize:vertical}.consent-check{display:grid;grid-template-columns:18px 1fr;align-items:start;gap:10px;margin-top:4px;text-transform:none;letter-spacing:0;font-weight:500;font-size:.68rem;line-height:1.5;color:#756b63}.consent-check input{width:16px;height:16px;margin-top:3px;accent-color:var(--coffee)}.button-full{width:100%;margin-top:6px}.button-dark{min-height:58px}.form-note{margin:0;text-align:center;font-size:.63rem;color:#8a817a;text-transform:none;letter-spacing:0}

.faq-section{background:var(--ivory)}.faq-grid{display:grid;grid-template-columns:.7fr 1.2fr;gap:95px}.faq-heading p:last-child{color:var(--muted)}.accordion details{border-top:1px solid var(--line);padding:23px 0}.accordion details:last-child{border-bottom:1px solid var(--line)}summary{cursor:pointer;list-style:none;font-weight:600;padding-right:40px;position:relative}summary::-webkit-details-marker{display:none}summary:after{content:"+";position:absolute;right:2px;top:-5px;font-family:'Italiana',serif;font-size:1.8rem;font-weight:400}.accordion details[open] summary:after{content:"–"}.accordion p{max-width:720px;margin:15px 0 0;color:var(--muted);font-size:.88rem}

.site-footer{background:#211d19;color:#f4ece4;padding:56px 0 28px}.footer-top{display:flex;align-items:center;justify-content:space-between;gap:30px;padding-bottom:30px;border-bottom:1px solid rgba(255,255,255,.14)}.footer-brand-block{display:flex;align-items:center;gap:14px}.footer-monogram{border-color:rgba(255,255,255,.5)}.footer-brand-block div{display:flex;flex-direction:column}.footer-brand-block span{font-size:.66rem;color:#bfb4aa}.footer-links{display:flex;gap:24px;font-size:.75rem}.legal-card{display:grid;grid-template-columns:150px 1fr;gap:42px;padding:35px 0 30px}.equal-housing-badge{border:1px solid rgba(255,255,255,.32);padding:19px;text-align:center;align-self:start}.house-symbol{display:block;font-size:2.2rem;line-height:1}.equal-housing-badge strong{font-size:.65rem;line-height:1.2;letter-spacing:.08em}.legal-copy{color:#bdb3aa;font-size:.66rem;line-height:1.65}.legal-copy p{margin:0 0 10px}.legal-copy strong{color:#f7f0e9}.legal-links{display:flex;gap:18px;flex-wrap:wrap;margin-top:16px}.legal-links a{color:#efe4d9;text-decoration:underline;text-underline-offset:3px}.footer-bottom{display:flex;justify-content:space-between;gap:20px;padding-top:20px;border-top:1px solid rgba(255,255,255,.12);font-size:.62rem;color:#9f958d}
.mobile-contact-bar{display:none}.toast{position:fixed;left:50%;bottom:28px;z-index:100;transform:translate(-50%,20px);background:#201c18;color:#fff;padding:14px 18px;box-shadow:var(--shadow);opacity:0;pointer-events:none;transition:.25s;font-size:.8rem}.toast.show{opacity:1;transform:translate(-50%,0)}
.reveal{opacity:0;transform:translateY(22px);transition:opacity .75s ease,transform .75s ease}.reveal.visible{opacity:1;transform:none}

@media(max-width:980px){.nav-links{display:none}.hero-shell{grid-template-columns:1fr 1fr;gap:38px}.portrait-frame{height:520px}.loan-grid{grid-template-columns:1fr}.loan-card{min-height:350px}.loan-icon{margin-top:35px}.about-grid,.contact-grid,.faq-grid{grid-template-columns:1fr;gap:55px}.about-photo{width:72%;height:540px}.contact-intro{position:static}.process-item{grid-template-columns:50px 1fr}.process-item p{grid-column:2}.legal-card{grid-template-columns:120px 1fr}}
@media(max-width:720px){body{padding-bottom:64px}.container{width:min(100% - 28px,1180px)}.site-header{position:relative}.nav-wrap{min-height:72px}.site-header .button-small{display:none}.brand-copy small{font-size:.58rem}.hero{padding-top:35px}.hero-shell{grid-template-columns:1fr;padding-bottom:42px}.hero h1{font-size:3.75rem}.hero-lead{font-size:.96rem}.hero-portrait-wrap{padding:0 18px 55px 0}.portrait-frame{height:510px}.portrait-card{right:0}.portrait-caption{right:0;top:-12px}.section{padding:82px 0}.intro-grid{grid-template-columns:1fr;gap:35px}.display-title{font-size:3.25rem}.loan-grid{margin-top:45px}.about-section{padding:82px 0}.about-photo{width:90%;height:470px}.about-grid{gap:60px}.about-contact-row{grid-template-columns:1fr}.process-item{grid-template-columns:40px 1fr;gap:18px;padding:24px 0}.process-item h3{font-size:1.7rem}.contact-section{padding:80px 0}.contact-intro h2{font-size:3.6rem}.form-card{padding:25px 20px}.field-row{grid-template-columns:1fr}.faq-grid{gap:45px}.footer-top,.footer-bottom{align-items:flex-start;flex-direction:column}.footer-links{flex-direction:column;gap:8px}.legal-card{grid-template-columns:1fr;gap:24px}.equal-housing-badge{width:130px}.mobile-contact-bar{display:grid;grid-template-columns:.8fr 1.2fr;position:fixed;left:0;right:0;bottom:0;z-index:70;background:#211d19;border-top:1px solid rgba(255,255,255,.12)}.mobile-contact-bar a{min-height:64px;display:grid;place-items:center;color:white;font-size:.76rem;font-weight:700}.mobile-contact-bar a:last-child{background:var(--coffee)}.reveal{opacity:1;transform:none}}
@media(max-width:430px){.hero h1{font-size:3.25rem}.portrait-frame{height:440px}.portrait-card{width:88%;padding:18px 19px}.display-title{font-size:2.85rem}.about-photo{height:430px}.contact-intro h2{font-size:3.15rem}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}.marquee-track{animation:none}.reveal{opacity:1;transform:none;transition:none}.button,.text-link span{transition:none}}

/* Subtle coffee-brown brand accents */
.button-dark,.site-header .button-small{background:var(--coffee);border-color:var(--coffee);color:#fffdfa}
.button-dark:hover,.site-header .button-small:hover{background:#5f422f;border-color:#5f422f}
.loan-card-featured{border-top:3px solid var(--coffee)}

.hidden-field{position:absolute!important;width:1px!important;height:1px!important;padding:0!important;margin:-1px!important;overflow:hidden!important;clip:rect(0,0,0,0)!important;white-space:nowrap!important;border:0!important}
button:disabled{opacity:.65;cursor:wait}