/* Shared coastal design. Original logos and portraits remain placed image assets. */
:root{--navy:#102356;--teal:#26abaf;--orange:#ef5322;--amber:#f5911c;--ink:#153356;--muted:#4b617c;--line:#dce5ed;--radius:14px;--radius-sm:10px;--max:1180px}
body{color:var(--ink);line-height:1.55;background:#fff}
.container{width:min(var(--max),calc(100% - 64px))}
.site-header{position:relative;background:#fff;backdrop-filter:none;border-bottom:1px solid #dce6ef}
.nav-wrap{min-height:104px;padding-block:5px;gap:19px}
.brand{flex-basis:94px}
.brand img{width:94px;height:auto}
.main-nav{position:static;display:flex;flex-direction:row;gap:20px;margin-left:auto;padding:0;max-height:none;overflow:visible;box-shadow:none;border:0;border-radius:0}
.main-nav.open{display:flex}
.nav-link{font-size:13px;font-weight:700;white-space:nowrap;padding:12px 0;color:#102356}
.nav-link.active:after{height:2px;bottom:3px;left:0;right:0;background:var(--orange);border-radius:0}
.header-actions{gap:10px}
.header-actions .btn{font-size:12px;padding:10px 13px;min-height:40px}
.lang-toggle{background:#eef2f7;border:0;border-radius:12px;min-height:36px;min-width:44px;font-size:12px;padding:8px 11px}
.menu-toggle{display:none}
.desktop-only{display:inline-flex}
.btn{border-radius:10px;box-shadow:none;font-size:14px}
.btn-primary{background:linear-gradient(180deg,#da3d0d,#c63008);color:#fff;box-shadow:inset 0 1px #ffffff40,0 3px 9px #cc390d18}
.btn-secondary,.btn-ghost{border-color:#25487d;color:var(--navy)}
.btn:hover{transform:none;box-shadow:0 3px 12px #08245426}
.btn-lg{font-size:15px;padding:13px 18px}
.section{padding:48px 0}
.section-soft{background:#f5f7f8}
.section-dark{background:linear-gradient(110deg,#082957,#102d55)}
.eyebrow{font-size:12px;letter-spacing:.09em;margin-bottom:10px;color:#145477}
.section-heading{max-width:760px;margin-bottom:25px}
h2,h3{color:var(--navy)}
.section-heading h2,.split-heading h2,.two-col h2,.cta-section h2,.realtor-band h2,.team-copy h2{font-family:Georgia,'Times New Roman',serif;font-size:clamp(28px,3.1vw,39px);line-height:1.12;letter-spacing:-.035em}
.section-dark h2,.section-dark h3{color:#fff}
.section-dark .number-grid>div>span{color:#32c7d2}
.section-heading p,.two-col p,.realtor-band p,.team-copy p{color:var(--muted);font-size:16px}
.subhero{position:relative;isolation:isolate;overflow:hidden;padding:53px 0 47px;background:#f0f6f7}
.subhero:before{content:'';position:absolute;z-index:-2;left:0;top:0;width:100%;height:200%;background:url('../img/coastal-scenes.webp') center top/cover no-repeat}
.subhero:after{content:'';position:absolute;z-index:-1;inset:0;background:linear-gradient(90deg,#fffffff5,#ffffffee 35%,#ffffffbd 72%,#ffffff55)}
.subhero .narrow{max-width:1180px}
.subhero h1{font-family:Georgia,'Times New Roman',serif;font-size:clamp(35px,4.4vw,54px);font-weight:700;line-height:1.08;letter-spacing:-.04em;max-width:870px;color:#102356;margin:0 0 16px}
.subhero .lead{font-size:17px;line-height:1.5;max-width:790px;color:#264668;margin:0}
.cards{gap:19px}
.choice-card,.loan-card,.detail-card,.resource-card,.info-panel,.calc-card,.contact-card{border-radius:14px;padding:25px;box-shadow:0 3px 13px #1023560a}
.choice-card{min-height:210px}
.choice-card:hover{transform:none}
.choice-card h3,.loan-card h3,.detail-card h3,.resource-card h3{font-family:Georgia,'Times New Roman',serif;font-size:24px;line-height:1.17;margin:10px 0}
.choice-card p,.loan-card p,.detail-card p,.resource-card p{font-size:15px;line-height:1.6}
.choice-card .icon{background:#e9f7f8;color:#126477}
.choice-card .arrow{color:#cf3c0c}
.loan-card span,.detail-card>span,.resource-card>span{color:#b33e15}
.number-grid{gap:25px}
.number-grid>div>span{font-family:Georgia,'Times New Roman',serif;font-size:34px}
.number-grid h3{font-size:18px;line-height:1.3}
.number-grid p{font-size:15px}
.split-heading{gap:28px;margin-bottom:25px}
.text-link{color:#145b80;text-decoration:underline;text-underline-offset:4px}
.realtor-band{border-radius:14px;padding:30px;background:linear-gradient(110deg,#f0f6f6,#fff6ee)}
.two-col,.contact-grid{gap:42px}
.cta-section{background:linear-gradient(110deg,#de5110,#c83408 70%,#e96513);padding:31px 0;color:#fff}
.cta-section h2,.cta-section .eyebrow,.cta-section p{color:#fff}
.cta-section h2{font-size:32px}
.cta-section p{font-size:15px}
.cta-section .btn-outline-light{color:#fff;border-color:#fff}
.cta-section .btn-primary{background:#fff;color:#102356}
.faq-wrap summary{color:var(--navy);font-size:16px}
.faq-wrap details{padding:18px 0}
.faq-wrap details p{font-size:15px}
.team-grid{grid-template-columns:.8fr 1.2fr;gap:55px}
.team-grid.reverse .portrait-frame{order:2}
.portrait-frame{max-width:350px;padding:7px;border-radius:15px}
.team-copy h2{font-size:37px}
.contact-card h2{font-family:Georgia,'Times New Roman',serif;font-size:27px}
.contact-card label,.calc-card label{font-size:14px}
.contact-card input,.contact-card select,.contact-card textarea,.calc-card input,.calc-card select{font-size:16px;color:#193a5a;border-radius:9px}
.calc-result{background:#eef7f9;border-radius:10px}
.calc-result strong{font-family:Georgia,'Times New Roman',serif}
.blueprint-grid .detail-card h3{margin-top:0}
.blueprint-grid .detail-card{scroll-margin-top:25px}
.source-link{display:inline-block;font-size:13px;margin-top:20px}
.site-footer{padding:25px 0 20px;background:#fff;color:#102356;border-top:1px solid #e3e9ef}
.footer-grid{grid-template-columns:1.1fr 1fr 1fr 1.35fr;gap:26px}
.footer-grid>div{display:flex;flex-direction:column;align-items:flex-start}
.footer-logo{width:100px;height:auto;filter:none;display:block}
.site-footer h4{font-size:14px;margin:0 0 8px;color:#102356}
.site-footer p{font-size:12px;line-height:1.6;margin:0;color:#395571}
.site-footer a{color:#143e68}
.site-footer .muted,.site-footer .small{color:#395571;font-size:12px}
.housing-logo{width:36px;height:auto;order:1;margin:12px 0 0}
.footer-bottom{margin-top:19px;padding-top:15px;border-top:1px solid #dce5ee;font-size:12px;color:#395571}
.footer-links{gap:15px}
.site-footer :focus-visible{outline-color:#08717a}
.reveal{animation:none}
.no-js .main-nav{display:flex}
.no-js .menu-toggle,.no-js .lang-toggle{display:none}
@media(max-width:1120px){
  .container{width:calc(100% - 56px)}
  .nav-wrap{gap:14px;min-height:96px}
  .main-nav{gap:14px}
  .nav-link{font-size:12px}
  .header-actions .btn{font-size:11px;padding-inline:10px}
  .brand{flex-basis:84px}.brand img{width:84px}
  .header-actions .btn-primary{display:none}
  .footer-grid{grid-template-columns:repeat(2,minmax(0,1fr))}
}
@media(max-width:900px){
  .main-nav{position:absolute;left:28px;right:28px;top:100%;display:none;flex-direction:column;align-items:stretch;background:#fff;border:1px solid #dce5ed;border-radius:12px;padding:12px;box-shadow:0 8px 18px #10235616;max-height:calc(100dvh - 190px);overflow-y:auto;z-index:60}
  .menu-toggle{display:block;margin-left:auto;cursor:pointer}
  .main-nav.open{display:flex}
  .nav-link{font-size:14px;min-height:44px;white-space:normal;padding:10px}
  .nav-link.active:after{left:10px;right:auto;width:30px;bottom:2px}
  .desktop-only{display:none}
  .no-js .nav-wrap{flex-wrap:wrap}
  .no-js .main-nav{position:static;order:3;width:100%;margin:0;padding:0;border:0;box-shadow:none;max-height:none;overflow:visible;gap:0}
  .cards-4{grid-template-columns:repeat(2,minmax(0,1fr))}
  .two-col,.contact-grid,.team-grid{grid-template-columns:1fr;gap:30px}
  .team-grid.reverse .portrait-frame{order:0}
  .team-grid .portrait-frame{max-width:300px}
  .cta-inner,.realtor-band{grid-template-columns:1fr;gap:17px}
  .number-grid{grid-template-columns:repeat(2,minmax(0,1fr))}
}
@media(max-width:600px){
  .container{width:calc(100% - 36px)}
  .nav-wrap{min-height:101px;padding:5px 0;gap:12px}
  .brand{flex-basis:90px}.brand img{width:90px}
  .main-nav{left:18px;right:18px}
  .lang-toggle{min-width:44px;min-height:44px}
  .section{padding:32px 0}
  .subhero{padding:34px 0}
  .subhero h1{font-size:clamp(32px,9vw,43px);line-height:1.08}
  .subhero .lead{font-size:16px}
  .section-heading h2,.split-heading h2,.two-col h2,.realtor-band h2,.team-copy h2{font-size:29px}
  .cards-3,.cards-4,.number-grid{grid-template-columns:1fr}
  .choice-card,.loan-card,.detail-card,.resource-card,.info-panel,.calc-card,.contact-card{padding:22px}
  .footer-grid{grid-template-columns:1fr;gap:21px}
  .footer-bottom{display:block}.footer-links{margin-top:12px;gap:13px}
  .site-footer{padding:24px 0 112px}
  .mobile-cta{grid-template-columns:minmax(0,1.6fr) minmax(0,1fr)}
  .mobile-cta .btn{font-size:12px;padding:10px 8px}
  .split-heading{display:block}
  .btn{min-height:44px}
}
@media(min-width:601px){.mobile-cta{display:none}}
@media(pointer:coarse){.btn,.menu-toggle,.lang-toggle{min-height:44px}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*::before,*::after{animation:none!important;transition:none!important}}
@media print{.site-footer{padding-bottom:20px}.mobile-cta{display:none!important}.subhero:before{display:none}.subhero:after{display:none}.subhero{background:#fff}}