@font-face{font-family:'Nunito';src:url(fonts/nunito.woff) format('woff');font-weight:100 900;font-display:swap}
@font-face{font-family:'League Spartan';src:url(fonts/spartan.woff) format('woff');font-weight:100 900;font-display:swap}
@font-face{font-family:'Oswald';src:url(fonts/oswald.woff) format('woff');font-weight:100 900;font-display:swap}
@font-face{font-family:'Fraunces';src:url(fonts/fraunces.woff) format('woff');font-weight:600;font-style:normal;font-display:swap}

  :root{
    --navy:#0f2a43; --navy-stripe:#15344f; --teal:#1a6e62; --mint:#2bb39f; --teal-soft:#dcefeb;
    --cream:#f6f4ee; --cream-2:#eeebe2; --ink:#1c2530; --muted:#5a6675; --ice:#d7e6f2; --steel:#b9c9d8;
    --line:#e4e1d8; --white:#fff; --radius:14px; --shadow:0 6px 24px rgba(15,42,67,.08);
  }
  *{box-sizing:border-box}
  html{scroll-behavior:smooth}
  body{margin:0;font-family:'Nunito',-apple-system,BlinkMacSystemFont,"Segoe UI",Roboto,Arial,sans-serif;color:var(--ink);background:var(--white);line-height:1.6;font-size:17px}
  h1,h2,h3,.brand{font-family:'League Spartan','Nunito',Arial,sans-serif}
  a{color:var(--teal)}
  .wrap{max-width:1080px;margin:0 auto;padding:0 20px}
  .todo{background:#fff3c4;border:1px dashed #d4a800;color:#6b5400;padding:1px 6px;border-radius:4px;font-size:.85em;font-weight:700}
  .tag{font-family:'Oswald',Arial,sans-serif;text-transform:uppercase;letter-spacing:.1em;font-weight:600;font-size:.8rem;color:var(--teal);margin:0 0 10px}

  header.top{position:sticky;top:0;z-index:10;background:rgba(255,255,255,.96);backdrop-filter:saturate(1.4) blur(6px);border-bottom:1px solid var(--line)}
  .top .wrap{display:flex;align-items:center;justify-content:space-between;height:64px}
  .brand{font-weight:700;color:var(--navy);text-decoration:none;font-size:1.15rem;line-height:1.1}
  .brand small{display:block;font-family:'Oswald',Arial,sans-serif;font-weight:500;color:var(--muted);font-size:.7rem;letter-spacing:.08em;text-transform:uppercase;margin-top:3px}
  .top nav a{color:var(--ink);text-decoration:none;margin-left:22px;font-size:.93rem;font-weight:600}
  .top nav a.btn-sm{background:var(--navy);color:#fff;padding:9px 16px;border-radius:999px}
  .top nav{display:flex;align-items:center;white-space:nowrap}
  .you-line{font-weight:700;color:#fff;margin:-6px 0 18px;font-size:1.05rem}
  .rev-asof{font-size:.85rem;color:var(--muted);margin:12px 0 0;text-align:right}.rev-leave{margin-top:10px}
  .nav-sub{position:relative;display:flex;align-items:center}.nav-sub>ul{display:none;position:absolute;right:-8px;top:100%;background:#fff;border:1px solid var(--line);border-radius:12px;list-style:none;margin:0;padding:8px 0;min-width:210px;box-shadow:0 10px 24px rgba(15,42,67,.12);z-index:20}
  .nav-sub:hover>ul,.nav-sub:focus-within>ul{display:block}.top nav .nav-sub>ul a{display:block;margin:0;padding:8px 16px;white-space:nowrap}
  @media (max-width:820px){.top nav .nav-sub{display:none}}.brand{white-space:nowrap}
  @media (max-width:1360px){.top nav a.nav-x{display:none}.top nav a{margin-left:18px}}
  @media (max-width:1040px){.top nav a.nav-y{display:none}}
  @media (max-width:820px){.top nav a:not(.btn-sm){display:none}}
  @media (max-width:560px){.hide-sm{display:none}.brand small{font-size:.62rem;letter-spacing:.05em}.top nav a.btn-sm{padding:9px 18px}}

  .hero{background:repeating-linear-gradient(135deg,var(--navy) 0 54px,var(--navy-stripe) 54px 108px);color:#fff;padding:72px 0 68px}
  .hero .grid{display:grid;grid-template-columns:1.3fr .7fr;gap:44px;align-items:center}
  .hero .tag{color:var(--mint)}
  .hero h1{font-size:clamp(2.1rem,4.8vw,3.3rem);line-height:1.08;margin:0 0 18px;font-weight:700}
  .hero p.lead{font-size:1.15rem;color:var(--ice);max-width:34em;margin:0 0 28px}
  .ctas{display:flex;flex-wrap:wrap;gap:12px}
  .btn{display:inline-flex;align-items:center;gap:8px;padding:14px 24px;border-radius:999px;font-weight:800;text-decoration:none;font-size:1rem;border:2px solid transparent;font-family:inherit;cursor:pointer;transition:transform .08s ease}
  .btn:active{transform:translateY(1px)}
  .btn-primary{background:var(--mint);color:#06231e}
  .btn-ghost{border-color:rgba(255,255,255,.55);color:#fff;background:transparent}
  .btn-ghost:hover{background:rgba(255,255,255,.08)}
  .btn-navy{background:var(--navy);color:#fff}
  .btn-outline{border-color:var(--navy);color:var(--navy)}
  .hero-side{text-align:center}
  .avatar{width:250px;height:250px;border-radius:50%;object-fit:cover;border:6px solid var(--mint);box-shadow:0 0 0 8px rgba(43,179,159,.18),0 18px 40px rgba(0,0,0,.3);display:block;margin:0 auto}
  .rating{display:inline-flex;align-items:center;gap:10px;margin-top:22px;background:rgba(255,255,255,.08);border:1px solid rgba(255,255,255,.18);border-radius:999px;padding:8px 18px;color:#fff;text-decoration:none;font-weight:700}
  .rating .stars{color:#ffd166;letter-spacing:2px}
  .rating span.n{color:var(--ice);font-weight:600;font-size:.92rem}
  .hero-nmls{margin-top:10px;color:var(--steel);font-size:.88rem}
  @media (max-width:860px){.hero{padding:44px 0 52px}.hero .grid{grid-template-columns:1fr;gap:28px}.hero-side{order:-1}.avatar{width:170px;height:170px;border-width:5px}.rating{margin-top:16px}}

  section{padding:68px 0}
  section.alt{background:repeating-linear-gradient(135deg,var(--cream) 0 54px,var(--cream-2) 54px 108px)}
  h2{font-size:clamp(1.65rem,3.2vw,2.2rem);color:var(--navy);margin:0 0 10px;line-height:1.15}
  .sub{color:var(--muted);margin:0 0 32px;max-width:42em}
  .cards{display:flex;flex-wrap:wrap;justify-content:center;gap:18px}
  .cards>.card{flex:1 1 300px;max-width:calc((100% - 36px)/3)}
  @media (max-width:900px){.cards>.card{max-width:calc((100% - 18px)/2)}}
  @media (max-width:600px){.cards>.card{max-width:100%}}
  .card{background:#fff;border:1px solid var(--line);border-radius:var(--radius);padding:22px;box-shadow:var(--shadow);display:flex;flex-direction:column}
  .card .icon{width:46px;height:46px;border-radius:12px;background:var(--teal-soft);color:var(--teal);display:grid;place-items:center;margin-bottom:14px}
  .card .icon svg{width:26px;height:26px}
  .card h3{margin:0 0 8px;font-size:1.12rem;color:var(--navy);line-height:1.25}
  .card p{margin:0 0 12px;color:var(--muted);font-size:.95rem}
  .card .note{margin-top:auto;font-size:.8rem}

  .steps{display:grid;grid-template-columns:repeat(3,1fr);gap:18px;counter-reset:s}
  @media (max-width:760px){.steps{grid-template-columns:1fr}}
  .step{padding:20px 22px;border-left:4px solid var(--teal);background:var(--cream);border-radius:0 var(--radius) var(--radius) 0}
  .step h3{margin:0 0 6px;font-size:1.08rem;color:var(--navy)}
  .step h3::before{counter-increment:s;content:counter(s) ". ";color:var(--teal)}
  .step p{margin:0;color:var(--muted);font-size:.95rem}

  .reviews{display:grid;grid-template-columns:.8fr 1.2fr;gap:28px;align-items:start}
  @media (max-width:860px){.reviews{grid-template-columns:1fr}}
  .score{background:#fff;border:1px solid var(--line);border-radius:var(--radius);padding:28px;box-shadow:var(--shadow);text-align:center}
  .score .big{font-family:'League Spartan',Arial,sans-serif;font-size:3.4rem;font-weight:700;color:var(--navy);line-height:1}
  .score .stars{color:#f2a900;font-size:1.5rem;letter-spacing:3px;margin:6px 0}
  .score p{margin:0 0 18px;color:var(--muted)}
  .quotes{display:grid;gap:14px}
  blockquote{margin:0;background:#fff;border:1px solid var(--line);border-left:4px solid var(--teal);border-radius:var(--radius);padding:16px 20px;color:var(--ink);font-size:1rem}
  blockquote cite{display:block;margin-top:8px;font-style:normal;font-size:.85rem;color:var(--muted);font-weight:700}

  .guides .card{border-top:4px solid var(--teal)}
  .guides .card .tag{margin-bottom:6px}

  .about{display:grid;grid-template-columns:260px 1fr;gap:44px;align-items:start}
  @media (max-width:760px){.about{grid-template-columns:1fr;gap:24px}}
  .about-photo{width:260px;height:260px;border-radius:50%;object-fit:cover;border:6px solid var(--teal);box-shadow:var(--shadow)}
  @media (max-width:760px){.about-photo{width:200px;height:200px;margin:0 auto;display:block}}
  .about p{margin:0 0 14px}
  .creds{display:flex;flex-wrap:wrap;gap:8px;margin:18px 0 0;padding:0;list-style:none}
  .creds li{background:var(--teal-soft);color:#14524a;border-radius:999px;padding:6px 14px;font-size:.88rem;font-weight:700}

  .contact{background:repeating-linear-gradient(135deg,var(--navy) 0 54px,var(--navy-stripe) 54px 108px);color:#fff;text-align:center}
  .contact h2{color:#fff}
  .contact .sub{color:var(--ice);margin-left:auto;margin-right:auto}
  .contact .ctas{justify-content:center}

  footer{background:var(--navy);color:var(--steel);font-size:.88rem;padding:36px 0 40px;border-top:4px solid var(--teal)}
  @media (max-width:768px){footer{padding-bottom:calc(92px + env(safe-area-inset-bottom))}}
  footer a{color:#fff}
  .compliance{border:1px solid rgba(255,255,255,.16);border-radius:10px;padding:18px 20px;line-height:1.75}
  .compliance strong{color:#fff}
  .eho{display:inline-flex;align-items:center;gap:6px;vertical-align:middle}
  .eho svg{width:18px;height:18px}.eho-logo{width:36px;height:38px;flex:0 0 auto}
  .fine{margin-top:16px;color:#93a8bc;font-size:.8rem}

  /* quote form: opens as an overlay via #quote (pure CSS :target, works without JavaScript and in embeds) */
  .modal{position:fixed;inset:0;z-index:50;display:none;align-items:flex-start;justify-content:center;padding:28px 14px;background:rgba(15,42,67,.72);overflow-y:auto}
  .modal:target,.modal.open{display:flex}
  .sheet{background:#fff;border-radius:18px;max-width:560px;width:100%;padding:28px 26px 24px;box-shadow:0 24px 60px rgba(0,0,0,.35);position:relative;border-top:6px solid var(--teal)}
  .sheet h2{font-size:1.6rem;margin-bottom:6px}
  .sheet .sub{margin-bottom:18px;font-size:.95rem}
  .x{position:absolute;top:12px;right:14px;width:38px;height:38px;border-radius:50%;display:grid;place-items:center;text-decoration:none;color:var(--navy);font-size:1.5rem;line-height:1;background:var(--cream)}
  form .row{display:grid;grid-template-columns:1fr 1fr;gap:12px}
  @media (max-width:520px){form .row{grid-template-columns:1fr;gap:0}}
  label{display:block;font-weight:700;font-size:.9rem;color:var(--navy);margin:0 0 12px}
  input,select,textarea{display:block;width:100%;margin-top:5px;font:inherit;font-weight:400;font-size:1rem;color:var(--ink);padding:11px 12px;border:1px solid #cdd6df;border-radius:10px;background:#fff}
  input:focus,select:focus,textarea:focus{outline:3px solid rgba(43,179,159,.35);border-color:var(--teal)}
  textarea{min-height:96px;resize:vertical}
  .hp{position:absolute;left:-9999px}
  .consent{font-size:.8rem;color:var(--muted);margin:4px 0 16px;line-height:1.5}
  .warn{font-size:.82rem;background:var(--cream);border-radius:8px;padding:8px 12px;color:var(--ink);margin:0 0 14px}
  .apply-later{font-size:.85rem;color:var(--muted);margin:14px 0 0;text-align:center}
  form .btn{width:100%;justify-content:center}


  .apply-line{margin:16px 0 0;color:var(--ice);font-size:.95rem}
  .apply-line a{color:#fff;font-weight:700}
  .hero-nmls a{color:var(--steel)}
  .fine-note{margin:18px 0 0;text-align:center;color:var(--muted);font-size:.85rem}
  /* loan cards: requirement reveal (hover on mouse devices, tap/click/keyboard via the button) */
  .loans .card{position:relative;overflow:hidden;padding-bottom:124px}
  .card-actions{position:absolute;left:22px;right:22px;bottom:16px;z-index:3;display:flex;flex-direction:column;gap:8px}
  .qual-btn{white-space:nowrap;display:inline-flex;justify-content:center;align-items:center;font-weight:800;font-size:.9rem;color:#fff;background:var(--navy);border-radius:999px;padding:10px 14px;text-decoration:none;min-height:44px;border:2px solid var(--navy)}
  .qual-btn:hover{background:#15344f}
  .reveal-btn{display:flex;gap:8px;justify-content:center;align-items:center;font:inherit;font-weight:800;font-size:.9rem;color:var(--teal);background:var(--teal-soft);border:0;border-radius:999px;padding:10px 14px;cursor:pointer;min-height:44px}
  .reveal-btn:focus-visible{outline:3px solid var(--mint);outline-offset:2px}
  .reveal-btn i{font-style:normal;transition:transform .2s}
  .reqs{position:absolute;inset:0;z-index:2;overflow-y:auto;background:var(--navy);color:#fff;padding:22px 22px 128px;display:flex;flex-direction:column;justify-content:flex-start}
  .reqs h4{font-family:'Oswald',Arial,sans-serif;text-transform:uppercase;letter-spacing:.1em;font-weight:600;font-size:.78rem;color:var(--mint);margin:0 0 8px}
  .reqs ul{margin:0;padding-left:18px;font-size:15px;line-height:1.45;color:var(--ice)}
  .reqs li{margin-bottom:5px}
  .reqs small{display:block;margin-top:auto;color:var(--steel);font-size:.75rem}
  .js .reqs{opacity:0;visibility:hidden;transform:translateY(12px);transition:opacity .2s,transform .2s,visibility .2s}
  .js .card.open .reqs{opacity:1;visibility:visible;transform:none}
  .js .card.open .reveal-btn{background:var(--mint);color:#06231e}
  .js .card.open .qual-btn{background:#fff;color:var(--navy);border-color:#fff}
  .js .card.open .reveal-btn i{transform:rotate(180deg)}
  @media (hover:hover){.js .loans .card:hover .reqs{opacity:1;visibility:visible;transform:none}.js .loans .card:hover .reveal-btn{background:var(--mint);color:#06231e}.js .loans .card:hover .qual-btn{background:#fff;color:var(--navy);border-color:#fff}}
  .no-js .reqs{position:static;margin:12px -22px 0;padding-bottom:22px}
  .no-js .reveal-btn{display:none}
  .card.hth{border-top:4px solid var(--mint)}
  .card .src{font-size:15px;line-height:1.45;color:var(--teal);font-weight:700;margin:0 0 12px}
  .card .note{margin-top:auto}
  .calc-link{margin:0 0 12px;font-weight:800}
  .gate-calc{margin-top:12px!important}.gate-calc a{color:#fff;font-weight:800}
  .lead{font-size:1.2rem}
  .realtor-line{margin:18px 0 0;color:var(--ice);font-size:.95rem}.realtor-line a{color:var(--mint);font-weight:800}
  .resp-line{margin:12px 0 0;color:var(--mint);font-weight:700;font-size:.95rem}
  .mem-label{font-family:'Oswald',Arial,sans-serif;text-transform:uppercase;letter-spacing:.1em;font-weight:600;font-size:.78rem;color:var(--muted);margin:22px 0 0!important}
  .creds li{background:#fff;border:1.5px solid var(--teal);color:var(--navy)}
  /* gated condo guide */
  .gate{margin-top:34px;display:grid;grid-template-columns:.9fr 1.1fr;gap:28px;align-items:center;background:repeating-linear-gradient(135deg,var(--navy) 0 54px,var(--navy-stripe) 54px 108px);color:#fff;border-radius:18px;padding:30px;border-top:6px solid var(--mint)}
  @media (max-width:820px){.gate{grid-template-columns:1fr;padding:24px 20px}}
  .gate h3{font-size:1.6rem;margin:0 0 10px;line-height:1.15}
  .gate .tag{color:var(--mint)}
  .gate p{color:var(--ice);margin:0 0 10px}
  .gate ul{color:var(--ice);margin:0;padding-left:20px}
  .gate form{background:#fff;color:var(--ink);border-radius:14px;padding:20px}
  .check{display:flex;gap:10px;align-items:flex-start;font-weight:400;font-size:.78rem;color:var(--muted);line-height:1.45}
  .check input{width:18px;height:18px;flex:0 0 18px;margin:2px 0 0}
  /* FAQ */
  .faq{max-width:860px}
  .faq details{background:#fff;border:1px solid var(--line);border-radius:12px;margin-bottom:10px;box-shadow:var(--shadow)}
  .faq summary{cursor:pointer;list-style:none;padding:16px 52px 16px 20px;font-weight:800;color:var(--navy);position:relative;font-size:1.02rem}
  .faq summary::-webkit-details-marker{display:none}
  .faq summary::after{content:"+";position:absolute;right:20px;top:50%;transform:translateY(-50%);font-size:1.5rem;color:var(--teal);font-weight:700}
  .faq details[open] summary::after{content:"−"}
  .faq summary:focus-visible{outline:3px solid var(--mint);border-radius:12px}
  .faq .a{padding:0 20px 16px;color:var(--muted);font-size:.96rem}
  .faq .a p{margin:0 0 8px}
  .faq .asof{font-size:.8rem;color:var(--teal);font-weight:700}
  .foot-links{margin-top:16px;display:flex;flex-wrap:wrap;gap:6px 18px;font-size:.85rem}
  .foot-links strong{color:#fff}

  /* questionnaire */
  .qstep{border:0;margin:0 0 6px;padding:0;min-width:0}
  .qstep legend{font-family:'League Spartan',Arial,sans-serif;font-weight:700;color:var(--navy);font-size:1.2rem;margin:0 0 12px;padding:0}
  .stepno{display:block;font-family:'Oswald',Arial,sans-serif;text-transform:uppercase;letter-spacing:.1em;font-weight:600;font-size:.75rem;color:var(--teal);margin-bottom:4px}
  .opts{display:grid;gap:8px;margin:0 0 14px}
  .opt{display:flex;align-items:center;gap:10px;margin:0;padding:12px 14px;border:1.5px solid #cdd6df;border-radius:12px;font-weight:700;cursor:pointer;min-height:48px}
  .opt input{width:20px;height:20px;margin:0;flex:0 0 20px;accent-color:var(--teal)}
  .opt:has(input:checked){border-color:var(--teal);background:var(--teal-soft)}
  .opt:focus-within{outline:3px solid rgba(43,179,159,.45)}
  .step-nav{display:none;gap:10px;margin-top:6px}
  .step-nav .btn{flex:1;justify-content:center}
  .progress{display:none;height:6px;background:var(--cream-2);border-radius:99px;margin:0 0 16px;overflow:hidden}
  .progress span{display:block;height:100%;width:16%;background:var(--mint);transition:width .2s}
  .js #quote-form .qstep{display:none}
  .js #quote-form .qstep.on{display:block}
  .js #quote-form .step-nav,.js #quote-form .progress{display:flex}
  .js #quote-form.last .step-nav [data-next]{display:none}
  .js #quote-form.first .step-nav [data-back]{visibility:hidden}
  .qstep .err{color:#a1260d;font-weight:700;font-size:.88rem;margin:-6px 0 10px}
  .no-js .qstep{border-bottom:1px solid var(--line);padding-bottom:12px;margin-bottom:16px}
  /* calculator */
  .calc{display:grid;grid-template-columns:1.15fr .85fr;gap:24px;align-items:start}
  @media (max-width:860px){.calc{grid-template-columns:1fr}}
  .calc-in{background:#fff;border:1px solid var(--line);border-radius:var(--radius);padding:22px;box-shadow:var(--shadow)}
  .calc .in{display:flex;align-items:center;margin-top:5px;border:1px solid #cdd6df;border-radius:10px;background:#fff;padding:0 10px}
  .calc .in:focus-within{outline:3px solid rgba(43,179,159,.35);border-color:var(--teal)}
  .calc .in input{border:0;margin:0;padding:11px 4px;outline:none;min-width:0}
  .calc .in i{font-style:normal;color:var(--muted);font-weight:700}
  .calc input::placeholder{color:#8a94a1}
  .calc .pmi{align-self:end;margin-bottom:14px}
  .calc .pmi-row{display:none}.calc.pmi-on .pmi-row{display:grid}
  .calc-out{background:repeating-linear-gradient(135deg,var(--navy) 0 54px,var(--navy-stripe) 54px 108px);color:#fff;border-radius:var(--radius);padding:24px;border-top:6px solid var(--mint)}
  .calc-out .tag{color:var(--mint)}
  .calc-out .total{font-family:'League Spartan',Arial,sans-serif;font-size:2.6rem;font-weight:700;line-height:1}
  .calc-out .hint{color:var(--ice);font-size:.9rem;margin:8px 0 14px}
  .calc-out dl{display:grid;grid-template-columns:1fr auto;gap:6px 12px;margin:0 0 16px;font-size:.95rem}
  .calc-out dt{color:var(--ice)}.calc-out dd{margin:0;font-weight:800;text-align:right}
  .calc-out .disc{font-size:.8rem;color:var(--steel);line-height:1.5;margin:0 0 16px}
  .calc-out .disc strong{color:#fff}
  .lang{margin:0 0 14px}
  .book-line{margin:12px 0 0;color:var(--ice);font-size:.95rem}.book-line a{color:#fff;font-weight:800}

  .vid{margin:0}.vid figcaption{font-size:.9rem;color:var(--muted);margin-top:8px;font-weight:700}
  .vf{position:relative;display:block;width:100%;aspect-ratio:16/9;padding:0;border:0;border-radius:var(--radius);overflow:hidden;cursor:pointer;background:repeating-linear-gradient(135deg,var(--navy) 0 54px,var(--navy-stripe) 54px 108px);box-shadow:var(--shadow)}
  .vf img{width:100%;height:100%;object-fit:cover;display:block}.vf-ph{position:absolute;inset:0}
  .vf svg{position:absolute;left:50%;top:50%;width:68px;height:48px;transform:translate(-50%,-50%);transition:transform .15s}
  .vf:hover svg,.vf:focus-visible svg{transform:translate(-50%,-50%) scale(1.1)}
  .vf:focus-visible{outline:3px solid var(--mint);outline-offset:3px}
  .vf-frame{width:100%;aspect-ratio:16/9;border:0;border-radius:var(--radius);display:block}
  .intro-vid{margin:26px 0 0;max-width:560px}
  .vstrip{margin-top:34px}.vstrip h3{color:var(--navy);margin:0 0 14px}
  .vgrid{display:grid;grid-template-columns:repeat(auto-fit,minmax(260px,1fr));gap:20px}
  .fine-note{font-size:.82rem;color:var(--muted);margin-top:12px}
  .guides .card h3 a{color:inherit;text-decoration:none}.guides .card h3 a:hover{text-decoration:underline}
  .privacy-link,.gate form .privacy-link{font-size:.85rem;margin:-4px 0 12px;color:var(--muted)}
  .live-reviews{margin-top:28px;min-height:1px}
  .mbar{position:fixed;left:0;right:0;bottom:0;display:none;gap:8px;padding:10px 12px calc(10px + env(safe-area-inset-bottom));background:#fff;border-top:1px solid var(--line);z-index:20}
  .mbar a{flex:1;min-height:46px;display:flex;align-items:center;justify-content:center;text-align:center;padding:12px 6px;border-radius:10px;font-weight:800;text-decoration:none;font-size:.95rem}
  .mbar .c{background:var(--navy);color:#fff}.mbar .t{background:var(--teal-soft);color:var(--teal)}.mbar .a{background:var(--mint);color:#06231e}
  @media (max-width:768px){.mbar{display:flex}body{padding-bottom:0}}

  .lp-hero{padding:56px 0 52px}.lp-hero h1{max-width:20em}
  .prose{max-width:820px}.prose h2{margin-top:34px}.prose p,.prose li{color:var(--ink)}.prose li{margin-bottom:8px}
  .prose .asof,.asof{font-size:.82rem;color:var(--teal);font-weight:700}
  .crosslink{margin-top:28px;padding-top:16px;border-top:1px solid var(--line);color:var(--muted)}
  .scenario-wrap{max-width:760px;margin:0 auto}
  .panel{background:#fff;border:1px solid var(--line);border-top:6px solid var(--teal);border-radius:16px;padding:24px;box-shadow:var(--shadow)}
  .row3{display:grid;grid-template-columns:repeat(3,1fr);gap:12px}@media (max-width:620px){.row3{grid-template-columns:1fr;gap:0}}
  .panel .btn{width:100%;justify-content:center}
  .story{background:#fff;border:1px solid var(--line);border-left:4px solid var(--mint);border-radius:var(--radius);padding:18px 22px;margin-top:16px}
  .cheat{padding:44px 0}.cheat-box{display:flex;gap:24px;align-items:center;justify-content:space-between;background:#fff;border:1px solid var(--line);border-left:6px solid var(--mint);border-radius:16px;padding:24px 28px;box-shadow:var(--shadow)}
  .cheat-box h2{margin-bottom:6px}.cheat-box p{margin:0;color:var(--muted)}@media (max-width:700px){.cheat-box{flex-direction:column;align-items:flex-start}}
  .lp-hero .book-line a{color:var(--mint)}
  .book-alt{color:var(--muted);margin:-4px 0 14px}
  .tag.desk{color:#fff;background:rgba(43,179,159,.25);display:inline-block;padding:4px 12px;border-radius:999px}
  .gate-calc{margin-top:12px!important}.gate-calc a{color:#fff;font-weight:800}
  .gate{margin-top:34px;display:grid;grid-template-columns:.9fr 1.1fr;gap:28px;align-items:center;background:repeating-linear-gradient(135deg,var(--navy) 0 54px,var(--navy-stripe) 54px 108px);color:#fff;border-radius:18px;padding:30px;border-top:6px solid var(--mint)}
  @media (max-width:820px){.gate{grid-template-columns:1fr;padding:24px 20px}}
  .gate h3{font-size:1.6rem;margin:0 0 10px;line-height:1.15}
  .gate .tag{color:var(--mint)}
  .gate p{color:var(--ice);margin:0 0 10px}
  .gate ul{color:var(--ice);margin:0;padding-left:20px}
  .gate form{background:#fff;color:var(--ink);border-radius:14px;padding:20px}
  .faq{max-width:860px}
  .faq details{background:#fff;border:1px solid var(--line);border-radius:12px;margin-bottom:10px;box-shadow:var(--shadow)}
  .faq summary{cursor:pointer;list-style:none;padding:16px 52px 16px 20px;font-weight:800;color:var(--navy);position:relative;font-size:1.02rem}
  .faq summary::-webkit-details-marker{display:none}
  .faq summary::after{content:"+";position:absolute;right:20px;top:50%;transform:translateY(-50%);font-size:1.5rem;color:var(--teal);font-weight:700}
  .faq details[open] summary::after{content:"−"}
  .faq summary:focus-visible{outline:3px solid var(--mint);border-radius:12px}
  .faq .a{padding:0 20px 16px;color:var(--muted);font-size:.96rem}
  .faq .a p{margin:0 0 8px}
  .faq .asof{font-size:.8rem;color:var(--teal);font-weight:700}
  .opts{display:grid;gap:8px;margin:0 0 14px}
  .opt{display:flex;align-items:center;gap:10px;margin:0;padding:12px 14px;border:1.5px solid #cdd6df;border-radius:12px;font-weight:700;cursor:pointer;min-height:48px}
  .opt input{width:20px;height:20px;margin:0;flex:0 0 20px;accent-color:var(--teal)}
  .opt:has(input:checked){border-color:var(--teal);background:var(--teal-soft)}
  .opt:focus-within{outline:3px solid rgba(43,179,159,.45)}
/* ===== v20 pages: inline quote preset, compare table, condo law pages ===== */
.pq{padding:56px 0;background:var(--navy);color:#fff}.pq-grid{display:grid;grid-template-columns:.9fr 1.1fr;gap:32px;align-items:start}
.pq .tag{color:var(--gold)}.pq h2{color:#fff;margin:6px 0 10px}.pq p{color:var(--ice,#dce6ef)}.pq-alt a{color:#fff;font-weight:800}
.pq-note{font-size:.88rem}.pq-form{background:#fff;color:var(--ink,#1d2733);border-radius:8px;padding:20px}
.pq-fs{border:0;margin:0 0 6px;padding:0}.pq-fs legend{font-weight:800;color:var(--navy);margin-bottom:8px}
@media (max-width:860px){.pq-grid{grid-template-columns:1fr}.pq{padding:40px 0}}
.cmp{width:100%;border-collapse:collapse;font-size:.94rem;margin:8px 0 6px}.cmp th,.cmp td{border:1px solid var(--line);padding:10px 12px;text-align:left;vertical-align:top}
.cmp thead th{background:var(--navy);color:#fff}.cmp tbody th{background:#f4f7fa;color:var(--navy);width:28%}
.cmp-wrap{overflow-x:auto}.toc{display:flex;flex-wrap:wrap;gap:8px;margin:0 0 8px;padding:0;list-style:none}.toc a{display:inline-block;padding:8px 12px;border:1px solid var(--line);border-radius:999px;text-decoration:none;font-weight:700;color:var(--navy);font-size:.9rem;min-height:24px}
.gate .gate-h{font-size:1.6rem;margin:0 0 10px;line-height:1.15;color:#fff}
.lc-yes{background:#eef6f1;border-left:4px solid #2f7a50;padding:12px 14px;margin:10px 0}

  .crumbs{font-size:.88rem;color:var(--ice);margin-bottom:14px}.crumbs a{color:#fff}
  .article{display:grid;grid-template-columns:minmax(0,1fr) 260px;gap:40px;align-items:start}@media (max-width:860px){.article{grid-template-columns:1fr}}
  .article .prose h2{font-size:1.35rem}
  .rules{background:var(--cream);border-left:4px solid var(--teal);border-radius:0 var(--radius) var(--radius) 0;padding:6px 20px 12px;margin-top:30px}
  .rules h3{color:var(--navy)}
  .next{margin-top:30px}.next a{font-weight:800}
  .more-guides{background:var(--cream);border-radius:var(--radius);padding:18px 20px;position:sticky;top:90px}.more-guides h2{font-size:1.1rem;margin:0 0 8px}.more-guides ul{padding-left:18px;margin:0}.more-guides li{margin:6px 0}
  .slides{list-style:none;padding:0;margin:0;display:flex;gap:16px;overflow-x:auto;scroll-snap-type:x mandatory;padding-bottom:10px}
  .slides li{flex:0 0 min(78%,360px);scroll-snap-align:start}.slides img{width:100%;height:auto;border-radius:12px;box-shadow:var(--shadow);display:block}
  .guide-cards{display:grid;grid-template-columns:repeat(auto-fit,minmax(260px,1fr));gap:24px}
  .guide-cards .card{padding:0 0 20px;overflow:hidden}.guide-cards img{width:100%;height:auto;aspect-ratio:4/5;object-fit:cover;display:block;margin-bottom:14px}
  .guide-cards .card>:not(img){padding:0 20px}.guide-cards h2{font-size:1.2rem;margin:4px 0 8px}.guide-cards h2 a{color:var(--navy)}
  .draft-banner{background:#fff3c4;border:2px dashed #b08900;border-radius:10px;padding:12px 16px;margin-bottom:22px;color:#4a3b00}
  .privacy-link{font-size:.85rem;margin:-4px 0 12px;color:var(--muted)}

  .private-note{display:inline-block;background:rgba(43,179,159,.18);border:1px solid rgba(43,179,159,.55);color:#fff;border-radius:12px;padding:10px 14px;margin:6px 0 0;font-size:.95rem;max-width:44em}
  .modes{display:flex;gap:12px;margin:0 0 18px;flex-wrap:wrap}
  .mode{flex:1 1 260px;display:flex;gap:10px;align-items:flex-start;background:#fff;border:2px solid var(--line);border-radius:14px;padding:14px 16px;cursor:pointer}
  .mode:has(input:checked){border-color:var(--teal);box-shadow:0 0 0 3px rgba(43,179,159,.18)}
  .mode input{margin-top:4px;accent-color:var(--teal)}.mode small{display:block;color:var(--muted);font-weight:600}
  .aff fieldset{border:0;padding:0;margin:0 0 10px}.aff legend{font-family:'League Spartan',Arial,sans-serif;font-weight:700;color:var(--navy);font-size:1.05rem;margin-bottom:6px}
  .aff .fhint{display:block;color:var(--muted);font-size:.8rem;font-weight:600;margin-top:4px;line-height:1.4}
  .aff .only-price,.aff .dpa-row,.aff .pmi-row{display:none}
  .aff.m-price .only-price,.aff.dpa-on .dpa-row,.aff.pmi-on .pmi-row{display:grid}.aff.m-price .only-budget{display:none}
  .tax-note{font-size:.85rem;color:var(--muted);background:var(--cream);border-radius:10px;padding:10px 12px;margin:0 0 10px}
  .calc-out dt.tot,.calc-out dd.tot{border-top:1px solid rgba(255,255,255,.25);padding-top:6px;color:#fff;font-weight:800}
  .calc-out .dti{background:rgba(255,255,255,.07);border-radius:12px;padding:12px 14px;margin:0 0 14px}
  .out-ctas{display:flex;gap:10px;flex-wrap:wrap}.out-ctas .btn{flex:1 1 160px;justify-content:center}
  .btn-ghost-dark{background:transparent;color:#fff;border:2px solid rgba(255,255,255,.6)}
  .calc-out .disc a,.tax-note a{color:inherit;font-weight:800}
  .tax-list li{margin-bottom:10px}
  .prose .tbl{overflow-x:auto;margin:10px 0 18px;-webkit-overflow-scrolling:touch}.prose table{border-collapse:collapse;width:100%;font-size:.88rem;margin:0}
  .prose th{background:var(--navy);color:#fff;text-align:left}.prose th,.prose td{border:1px solid var(--line);padding:7px 8px}.prose td{white-space:nowrap}
  .prose tr:nth-child(even) td{background:var(--cream)}
  .sources{font-size:.85rem;color:var(--muted)}.sources li{margin-bottom:4px}
  .market-list{list-style:none;padding:0}.market-list li{background:#fff;border:1px solid var(--line);border-left:5px solid var(--teal);border-radius:12px;padding:16px 18px;margin-bottom:14px}
  .market-list h2{font-size:1.2rem;margin:4px 0 6px}.market-list h2 a{color:var(--navy)}.market-list p{margin:0;color:var(--muted)}
  .rss-link{font-size:.9rem;font-weight:700}
  .afford-line{margin:10px 0 0;font-weight:700}.afford-line a{color:var(--mint)}
  .toolkit-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(240px,1fr));gap:18px}
  .toolkit-grid .card{max-width:none}

  .flyer-wrap{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1fr);gap:24px;align-items:start}@media (max-width:900px){.flyer-wrap{grid-template-columns:1fr}}
  .flyer-wrap fieldset{border:0;padding:0;margin:0 0 8px}.flyer-wrap legend{font-family:'League Spartan',Arial,sans-serif;font-weight:700;color:var(--navy);margin-bottom:4px}
  .fhint{color:var(--muted);font-size:.82rem;font-weight:600;margin:0 0 8px}
  .flyer-preview{position:sticky;top:90px}
  .flyer{aspect-ratio:8.5/11;background:#fff;border:1px solid var(--line);box-shadow:var(--shadow);border-radius:6px;overflow:hidden;display:flex;flex-direction:column;font-size:clamp(9px,1.25vw,13px)}
  .fl-top{background:repeating-linear-gradient(135deg,#0f2a43 0 54px,#15344f 54px 108px);color:#fff;padding:2.2em 2em 1.6em;border-bottom:.5em solid #2bb39f}
  .fl-tag{color:#2bb39f;font-family:'Oswald',Arial,sans-serif;letter-spacing:.12em;text-transform:uppercase;margin:0 0 .4em;font-size:.95em}
  .fl-head{color:#fff;font-size:1.9em;margin:0 0 .3em;line-height:1.1}.fl-price{font-family:'League Spartan',Arial,sans-serif;font-size:3.2em;font-weight:700;margin:0;line-height:1}
  .fl-hoa{color:#d7e6f2;margin:.4em 0 0;font-weight:700}
  .fl-pay{margin:1.4em 2em 0;background:#f6f4ee;border-left:.4em solid #1a6e62;border-radius:0 .6em .6em 0;padding:1em 1.2em}
  .fl-pay-l{margin:0;color:#1a6e62;font-weight:800}.fl-pay-n{font-family:'League Spartan',Arial,sans-serif;font-size:2.2em;font-weight:700;color:#0f2a43;margin:.1em 0}
  .fl-pay-d{margin:0;font-size:.78em;line-height:1.45;color:#2b3440}
  .fl-people{display:grid;grid-template-columns:1fr 1fr;gap:1em;margin:1.4em 2em 0}
  .fl-p{display:flex;gap:.8em;align-items:center}.fl-p img{width:5.5em;height:5.5em;border-radius:50%;object-fit:cover;border:.25em solid #2bb39f;flex:none}
  .fl-p strong{display:block;color:#0f2a43;font-size:1.15em}.fl-p span{display:block;color:#2b3440;font-size:.85em;line-height:1.35}
  .fl-fine{margin:auto 2em 1.6em;font-size:.7em;line-height:1.45;color:#5a6675;border-top:1px solid #d9dee4;padding-top:.8em}
  .fl-eho{display:inline-flex;align-items:center;gap:.3em;font-weight:800;color:#0f2a43;margin-right:.4em}.fl-eho svg{width:1.4em;height:1.4em}
  @media print{@page{size:letter;margin:0}
    body:has(.flyer) *:not(:has(.flyer)):not(.flyer):not(.flyer *){display:none!important}
    :has(.flyer){margin:0!important;padding:0!important;border:0!important;background:none!important;box-shadow:none!important;min-height:0!important;max-width:none!important;width:auto!important;display:block!important;position:static!important;transform:none!important}
    .flyer [hidden]{display:none}
    .flyer{position:relative;margin:0;aspect-ratio:auto;overflow:hidden;page-break-inside:avoid;width:8.5in;height:11in;border:0;box-shadow:none;border-radius:0;font-size:13px;-webkit-print-color-adjust:exact;print-color-adjust:exact}}

  .hub-stat{background:#fff;border:1px solid var(--line);border-left:5px solid var(--teal);border-radius:12px;padding:14px 18px;margin:0 0 18px}
  .hub-filters{display:grid;grid-template-columns:repeat(auto-fit,minmax(150px,1fr));gap:10px 14px;align-items:end;background:#fff;border:1px solid var(--line);border-radius:14px;padding:16px}
  .hub-filters label{display:flex;flex-direction:column;font-size:.85rem;font-weight:700;gap:4px}
  .hub-filters input,.hub-filters select{font:inherit;font-weight:400;padding:9px 10px;border:1px solid var(--line);border-radius:10px;background:#fff;min-height:44px}
  .btn-reset{font:inherit;font-weight:700;min-height:44px;border:1px solid var(--navy);background:#fff;color:var(--navy);border-radius:999px;cursor:pointer}
  .hub-count{font-weight:700;margin:14px 0 8px}
  .hub-grid{list-style:none;padding:0;margin:0;display:grid;grid-template-columns:repeat(auto-fill,minmax(270px,1fr));gap:14px}
  .hub-card{background:#fff;border:1px solid var(--line);border-radius:14px;padding:16px 18px}.hub-card[hidden]{display:none}
  .hub-card h3{margin:0 0 4px;font-size:1.1rem}.hub-card h3 a{color:var(--navy)}
  .hub-addr,.hub-meta{margin:0 0 4px;font-size:.9rem;color:var(--muted)}
  .hub-badges{margin:8px 0 0;display:flex;flex-wrap:wrap;gap:6px}
  .hb{display:inline-block;font-size:.8rem;font-weight:700;border-radius:999px;padding:3px 10px;background:#eef3f7;color:var(--navy)}
  .hb.ok{background:#e3f4ef;color:#145a50}.hb.warn{background:#fdecea;color:#8a1f12}.hb.mid{background:#fff4dc;color:#6b4a00}
  .hub-disc{background:#fff8e6;border:1px solid #f0d58a;border-radius:12px;padding:14px 16px;font-size:.9rem;margin:18px 0}
  .hub-dl dt{font-weight:800;margin-top:12px}.hub-dl dd{margin:2px 0 0}
  .hub-facts th{background:var(--cream);color:var(--ink);width:28%;vertical-align:top}.hub-facts td{white-space:normal!important}
  .hub-facts small{color:var(--muted)}.hub-fha{margin:0 0 6px;padding-left:18px}.est{margin:0 0 4px}
  .hub-cta{background:var(--navy);color:#fff;border-radius:16px;padding:22px;margin:26px 0}.hub-cta h2{color:#fff;margin-top:0}.hub-cta p{color:#d7e6f2}
  .hub-none{font-weight:700}.hub-h{margin:0 0 10px;font-size:1.35rem}
  .hub-fha-t td:first-child{white-space:normal!important;min-width:180px}.hub-fha-t{font-size:.85rem!important}
  @media (max-width:560px){.hub-facts th{width:auto;display:block;border-bottom:0}.hub-facts td{display:block}.hub-facts tr{display:block}}

  .cc-wrap{max-width:860px}
  .cc-bar{position:sticky;top:64px;z-index:5;background:#fff;border:1px solid var(--line);border-radius:999px;padding:8px 10px 8px 18px;display:flex;gap:10px;align-items:center;flex-wrap:wrap;margin-bottom:18px;box-shadow:0 4px 14px rgba(15,42,67,.08)}
  .cc-bar .btn-reset{min-height:38px;padding:0 16px}.cc-bar strong{color:var(--navy)}
  .cc-q{background:#fff;border:1px solid var(--line);border-left:6px solid var(--teal);border-radius:14px;padding:20px 22px;margin-bottom:18px}
  .cc-num{font-family:Oswald,sans-serif;text-transform:uppercase;letter-spacing:.12em;font-size:.8rem;color:#1a6e62;margin:0 0 6px;font-weight:600}
  .cc-q h2{font-size:1.3rem;margin:0 0 10px}.cc-q h3{font-size:1rem;margin:14px 0 6px}
  .cc-list{list-style:none;padding:0;margin:0}.cc-item{display:flex;gap:10px;align-items:flex-start;padding:8px 0;cursor:pointer}
  .cc-item input{width:22px;height:22px;flex:none;margin-top:2px;accent-color:#1a6e62}.cc-item input:checked+span{text-decoration:line-through;color:var(--muted)}
  .cc-red{background:#fdecea;border-radius:10px;padding:4px 14px 8px;margin-top:12px}.cc-red h3{color:#8a1f12}.cc-red ul{margin:0;padding-left:18px}
  .cc-src{font-size:.85rem;color:var(--muted);margin:10px 0 0}
  .clinic-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(240px,1fr));gap:14px}
  .clinic-card{background:#fff;border:1px solid var(--line);border-radius:14px;padding:18px}
  .clinic-card h3{margin:0 0 6px}.ev{border-left:6px solid var(--teal)}.ev .when{font-weight:800;color:var(--navy)}
  @media print{header.top,footer,.mbar,.cc-bar,.hero .ctas,.hub-cta,.private-note{display:none!important}.cc-q{break-inside:avoid}}

  .dpa-ok{margin:10px 0 0;padding:8px 12px;border-left:2px solid var(--teal);background:#eef4f2;font-size:.9rem;color:#123f39}
  .lc-wrap{max-width:1000px}.lc-article{max-width:820px}
  .lc-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(260px,1fr));gap:16px;margin:0 0 24px}
  .lc-card{display:block;background:#fff;border:1px solid var(--line);border-radius:14px;padding:20px;color:inherit;text-decoration:none;transition:box-shadow .2s,transform .2s}
  .lc-card:hover{box-shadow:0 10px 24px rgba(15,42,67,.1);transform:translateY(-2px)}.lc-card h2,.lc-card h3{margin:0 0 6px;color:var(--navy)}.lc-card h2{font-size:1.2rem}.lc-card p{margin:0;color:var(--muted)}
  .lc-go{display:inline-block;margin-top:10px;font-weight:800;color:#1a6e62}.lc-card-sm h3{font-size:1.02rem}.lc-sub{margin-top:8px}
  section.lc-sec,.lc-sec{padding:0;margin:0 0 26px}.dti-tool .private-note{color:#0b4a43;background:#e6f4f1;border-color:#9fd6cc}.lc-sec h2{font-size:1.3rem;margin:0 0 8px}.lc-sec ul{padding-left:20px;margin:0}.lc-sec li{margin:4px 0}
  .lc-two{display:grid;grid-template-columns:repeat(auto-fit,minmax(260px,1fr));gap:18px}
  .lc-agent{background:#eef6f4;border:1px solid #cfe5df;border-left:6px solid var(--teal);border-radius:14px;padding:14px 18px;margin:22px 0}
  .lc-agent-h{font-family:Oswald,sans-serif;text-transform:uppercase;letter-spacing:.12em;font-size:.8rem;font-weight:600;color:#1a6e62;margin:0 0 4px}.lc-agent p{margin:0}
  .lc-myth{background:#fff8e8;border:1px solid #f0dfb6;border-radius:14px;padding:12px 16px}
  .lc-checked,.lc-small{font-size:.88rem;color:var(--muted)}.lc-checked a{color:#1a5f8a}
  .lc-avail{background:#f3f6fa;border:1px solid var(--line);border-radius:12px;padding:10px 14px;font-weight:700;color:var(--navy)}
  .lc-more{font-weight:700}.lc-cta{margin-top:22px}
  a.gl{color:inherit;text-decoration:underline dotted #1a6e62;text-underline-offset:3px}
  .lc-tbl{width:100%;border-collapse:collapse;background:#fff;font-size:.93rem}.lc-tbl th,.lc-tbl td{border:1px solid var(--line);padding:9px 10px;text-align:left;vertical-align:top}
  .lc-tbl thead th{background:var(--navy);color:#fff}.lc-tbl caption{caption-side:bottom;text-align:left;font-size:.85rem;color:var(--muted);padding-top:6px}
  .dpa-filter .row4{display:grid;grid-template-columns:repeat(auto-fit,minmax(190px,1fr));gap:12px}.dpa-filter label{display:block;font-weight:700}
  .dpa-filter label.check{display:flex;align-items:center;gap:10px;margin-top:12px;font-weight:600;cursor:pointer}.dpa-filter label.check input{width:20px;height:20px;margin:0;accent-color:var(--teal-d,#0f6b62)}
  .dpa-filter select{width:100%;min-height:44px;margin-top:4px;border:1px solid var(--line);border-radius:10px;padding:0 10px;font:inherit;background:#fff}
  .dpa-hint{font-size:.86rem;color:var(--muted);margin:8px 0}.dpa-count{margin:8px 0 0}
  .cbx{position:relative}.cbx label{display:block;font-weight:700}.cbx-in{width:100%;min-height:44px;margin-top:4px;border:1px solid var(--line);border-radius:10px;padding:0 12px;font:inherit;background:#fff;color:var(--ink,#1d2733)}
  .cbx-in:focus{outline:3px solid var(--teal-d,#0f6b62);outline-offset:1px}.cbx-hint{font-size:.8rem;color:var(--muted);margin:4px 0 0;line-height:1.35}
  .cbx-list{position:absolute;z-index:20;left:0;right:0;top:74px;max-height:290px;overflow:auto;margin:0;padding:4px;list-style:none;background:#fff;border:1px solid var(--line);border-radius:10px;box-shadow:0 10px 28px rgba(11,31,51,.16)}
  .cbx-list li{padding:10px 12px;border-radius:7px;cursor:pointer;line-height:1.3}.cbx-list li.on,.cbx-list li:hover{background:#e7f1ef;color:#0b1f33}.cbx-list mark{background:none;color:inherit;font-weight:800;text-decoration:underline}
  .cbx-tag{display:inline-block;margin-left:6px;font-size:.74rem;font-weight:700;color:#0f5f57;background:#e3f0ed;border-radius:4px;padding:1px 6px}.cbx-empty{color:var(--muted);cursor:default}
  .btn-geo{margin-top:8px;min-height:44px;padding:0 14px;border:1px solid var(--navy);border-radius:10px;background:#fff;color:var(--navy);font:inherit;font-weight:700;cursor:pointer}.geo-msg{font-size:.84rem;margin:6px 0 0;color:#33475b}.geo-msg:empty{display:none}
  .dpa-filter select:disabled{background:#f1f1ee;color:#6b7580}.dpa-sub{color:var(--muted);margin:-4px 0 0}
  .dpa-nolocal{margin:14px 0;border-left:3px solid var(--gold,#c6a15b)}.dpa-nolocal p{margin:0 0 12px;font-weight:600}.dpa-nolocal .ctas{display:flex;flex-wrap:wrap;align-items:center;gap:10px 16px}.nl-call{font-weight:800;color:var(--navy);text-decoration:underline}
  .dpa-list{display:grid;grid-template-columns:repeat(auto-fit,minmax(300px,1fr));gap:14px;margin:18px 0}
  .dpa{background:#fff;border:1px solid var(--line);border-radius:14px;padding:16px 18px}.dpa[hidden]{display:none}
  .dpa-top{display:flex;gap:10px;justify-content:space-between;align-items:flex-start}.dpa h3{margin:0;font-size:1.05rem;color:var(--navy)}
  .dpa-run{font-size:.86rem;color:var(--muted);margin:4px 0 8px}.dpa dl{margin:0;font-size:.93rem}.dpa dt{font-weight:800;margin-top:6px}.dpa dd{margin:0}
  .dpa-link{margin:10px 0 0;font-weight:800}
  .st{display:inline-block;white-space:nowrap;border-radius:999px;padding:2px 10px;font-size:.78rem;font-weight:800}
  .st-open{background:#e3f4ea;color:#0f5a32}.st-limited{background:#fdf1dc;color:#6b4200}.st-listed{background:#e8eef5;color:#173a5c}
  .st-unclear{background:#eef0f3;color:#3d4652}.st-closed{background:#fdecea;color:#8a1f12}.st-none{background:#eef0f3;color:#3d4652}
  .dpa-legend{font-size:.85rem;color:var(--muted);line-height:2}
  .sr{position:absolute;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0);white-space:nowrap}
  .dti-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(300px,1fr));gap:16px}.dti-tool fieldset{border:1px solid var(--line);border-radius:14px;padding:12px 14px;background:#fff}
  .dti-tool legend{font-weight:800;padding:0 6px}.dti-row{display:flex;gap:8px;align-items:center;margin:6px 0;flex-wrap:wrap}
  .dti-row input{min-height:42px;border:1px solid var(--line);border-radius:10px;padding:0 10px;font:inherit}.dti-row .nm{flex:1 1 120px;min-width:0}.dti-row .vl{width:120px}
  .dti-row .po{font-size:.88rem;display:flex;gap:6px;align-items:center;white-space:nowrap}.dti-row .po input{min-height:0;width:20px;height:20px;padding:0;margin:0;accent-color:#0f6b62}.dti-row .vl{flex:0 0 110px}.dti-row .x{border:0;background:none;font-size:1.3rem;cursor:pointer;color:var(--muted);min-width:32px;min-height:32px}
  .dti-house{display:block;font-weight:700;margin:14px 0 4px}.dti-house input{display:block;margin-top:4px;min-height:44px;border:1px solid var(--line);border-radius:10px;padding:0 10px;font:inherit;width:220px}
  .dti-out{display:grid;grid-template-columns:repeat(auto-fit,minmax(200px,1fr));gap:12px;margin-top:14px}
  .dti-box{background:var(--navy);color:#fff;border-radius:14px;padding:14px}.dti-alt{background:#1a6e62}.dti-l{margin:0;font-size:.9rem;opacity:.9}.dti-v{margin:2px 0 8px;font-size:2rem;font-weight:800}
  .dti-bar{height:8px;background:rgba(255,255,255,.25);border-radius:4px;overflow:hidden}.dti-bar span{display:block;height:100%;width:0;background:#fff;transition:width .3s}
  .tl{list-style:none;padding:0;margin:0 0 20px;display:grid;grid-template-columns:repeat(auto-fit,minmax(120px,1fr));gap:8px;counter-reset:none}
  .tl a{display:flex;flex-direction:column;align-items:flex-start;gap:4px;background:#fff;border:1px solid var(--line);border-top:4px solid var(--teal);border-radius:12px;padding:10px 12px;text-decoration:none;color:var(--navy);height:100%}
  .tl-n{font-family:Oswald,sans-serif;font-weight:600;color:#1a6e62}.tl-t{font-weight:700;font-size:.92rem;line-height:1.25}
  .vt{display:inline-flex;border:1px solid var(--line);border-radius:999px;padding:4px;background:#fff;margin:0 0 16px}
  .vt-b{border:0;background:none;border-radius:999px;padding:8px 16px;font:inherit;font-weight:800;color:var(--navy);cursor:pointer;min-height:40px}.vt-b[aria-pressed=true]{background:var(--navy);color:#fff}
  .ps{background:#fff;border:1px solid var(--line);border-radius:14px;padding:16px 18px;margin:0 0 12px}.ps h2{font-size:1.2rem;margin:0 0 6px}.ps h3{font-size:.98rem;margin:10px 0 4px}.ps ul{margin:0;padding-left:20px}
  .v-buyer .ps-a,.v-agent .ps-b{display:none}.v-both .ps-b,.v-both .ps-a{display:block}
  .gl-jump{display:flex;flex-wrap:wrap;gap:6px;margin:0 0 16px}.gl-jump a{display:inline-flex;align-items:center;justify-content:center;min-width:36px;min-height:36px;border:1px solid var(--line);border-radius:8px;text-decoration:none;font-weight:800;color:var(--navy);background:#fff}
  .gl-l{font-size:1.4rem;border-bottom:2px solid var(--line);padding-bottom:4px;margin:22px 0 8px}.gl-dl dt{font-weight:800;color:var(--navy);margin-top:10px;scroll-margin-top:80px}.gl-dl dd{margin:2px 0 0}
  .gl-dl dt:target{background:#fff8e8}
  @media print{header.top,footer,.mbar,.lc-cta,.hero .ctas,.dpa-filter{display:none!important}}

/* ===== v11 premium layer ===== */
  :root{--navy:#0b1f33;--navy-stripe:#0b1f33;--navy-2:#12304d;--gold:#c6a15b;--gold-ink:#8a6526;--gold-soft:#f4ecdc;
    --teal:#1a6e62;--mint:#c6a15b;--teal-soft:#eef2f4;--cream:#f8f6f1;--cream-2:#f8f6f1;--line:rgba(11,31,51,.11);--radius:16px;
    --shadow:0 1px 2px rgba(11,31,51,.04),0 10px 30px -12px rgba(11,31,51,.14);--ease:cubic-bezier(.2,.7,.2,1)}
  body{font-size:17px;line-height:1.65;-webkit-font-smoothing:antialiased;text-rendering:optimizeLegibility}
  h1,h2,h3,.brand{font-family:'Fraunces',Georgia,'Times New Roman',serif;font-weight:600;font-optical-sizing:auto;letter-spacing:-.012em}
  h1{line-height:1.06}h2{font-size:clamp(1.7rem,2.9vw,2.35rem);line-height:1.14;color:var(--navy)}
  h3{letter-spacing:-.005em}h4{font-family:inherit;letter-spacing:.01em}
  .tag{font-size:.72rem;letter-spacing:.2em;color:var(--gold-ink);display:flex;align-items:center;gap:12px;font-weight:500}
  .tag::before{content:"";width:28px;height:1px;background:currentColor;flex:none;opacity:.8}
  .hero .tag,.contact .tag,.gate .tag,.lp-hero .tag,.hub-cta .tag{color:var(--gold)}
  section{padding:104px 0}@media (max-width:760px){section{padding:68px 0}}
  .sub,.lead,.prose p,.prose li,.lc-article p,.lc-article li,section .wrap>p{max-width:65ch}
  section.alt{background:var(--cream)}
  main>section+section:not(.alt):not(.contact):not(.hero){border-top:1px solid var(--line)}
  .hero,.contact,.gate{background:radial-gradient(120% 140% at 85% 0%,#163a5c 0%,var(--navy) 55%) !important}
  .gate{border-top:0;border:1px solid rgba(198,161,91,.35)}
  footer{background:var(--navy);border-top:1px solid var(--gold)}
  a{text-underline-offset:.18em;text-decoration-thickness:1px}
  /* cards */
  .card,.panel,.cheat-box,.story,.lc-card,.dpa,.hub-card,.agent-box,blockquote{border:1px solid var(--line);border-radius:16px;box-shadow:var(--shadow);background:#fff}
  .panel{border-top:1px solid var(--line)}.guides .card{border-top:1px solid var(--line)}
  .cheat-box{border-left:1px solid var(--line)}.story,blockquote{border-left:2px solid var(--gold)}
  .card .icon{background:var(--gold-soft);color:var(--gold-ink);border-radius:12px;width:48px;height:48px}
  .card .icon svg{width:24px;height:24px;stroke-width:1.6}
  .card{transition:box-shadow .35s var(--ease),transform .35s var(--ease)}
  @media (hover:hover){.card:hover{transform:translateY(-2px);box-shadow:0 1px 2px rgba(11,31,51,.05),0 18px 40px -16px rgba(11,31,51,.24)}}
  /* buttons */
  .btn{font-weight:700;letter-spacing:.01em;transition:background-color .25s var(--ease),color .25s var(--ease),border-color .25s var(--ease),box-shadow .25s var(--ease),transform .25s var(--ease)}
  .btn-primary{background:var(--navy);color:#fff}
  .btn-primary:hover{background:var(--navy-2);box-shadow:0 10px 24px -10px rgba(11,31,51,.55);transform:translateY(-1px)}
  .hero .btn-primary,.contact .btn-primary,.gate .btn-primary,.hub-cta .btn-primary,.lc-cta .btn-primary,.calc-out .btn-primary,.lp-hero .btn-primary{background:var(--gold);color:var(--navy)}
  .hero .btn-primary:hover,.contact .btn-primary:hover,.gate .btn-primary:hover,.hub-cta .btn-primary:hover,.lc-cta .btn-primary:hover,.calc-out .btn-primary:hover,.lp-hero .btn-primary:hover{background:#d4b274;box-shadow:0 10px 24px -10px rgba(0,0,0,.5)}
  .btn-ghost:hover{background:rgba(255,255,255,.08);border-color:#fff}
  .btn-outline:hover,.btn-navy:hover{transform:translateY(-1px)}
  .top nav a.btn-sm{background:var(--navy);transition:background-color .25s var(--ease)}.top nav a.btn-sm:hover{background:var(--navy-2)}
  .top nav a:not(.btn-sm){transition:color .2s var(--ease)}.top nav a:not(.btn-sm):hover{color:var(--gold-ink)}
  .lp-hero{padding:72px 0 64px}
  /* header: Learn, Condo Hub, Afford, For Realtors, More, Call */
  .top{background:rgba(255,255,255,.94);backdrop-filter:saturate(1.4) blur(8px);border-bottom:1px solid var(--line)}
  .top nav{display:flex;align-items:center}
  .top nav>a,.top nav>.nav-sub,.top nav>.nav-more{margin-left:26px}.top nav>.nav-sub>a{margin:0}
  .top nav a.nav-d,.top nav .nav-sub{display:flex}
  .nav-more{position:relative}.nav-more>summary{list-style:none;cursor:pointer;font-weight:600;font-size:.93rem;color:var(--ink);display:flex;align-items:center;gap:4px;min-height:44px}
  .nav-more>summary::-webkit-details-marker{display:none}.nav-more>summary svg{width:16px;height:16px;transition:transform .2s var(--ease)}.nav-more[open]>summary svg{transform:rotate(180deg)}
  .nav-more>ul,.nav-sub>ul{background:#fff;border:1px solid var(--line);border-radius:14px;list-style:none;margin:0;padding:8px 0;min-width:230px;box-shadow:0 18px 40px -16px rgba(11,31,51,.3);z-index:30}
  .nav-more>ul{position:absolute;right:0;top:calc(100% + 6px)}
  .top nav .nav-more ul a{display:block;margin:0;padding:9px 18px;white-space:nowrap}.top nav .nav-more li.sep{border-top:1px solid var(--line);margin:6px 0}
  .nav-more .m-only{display:none}
  @media (max-width:1100px){.top nav>a,.top nav>.nav-sub,.top nav>.nav-more{margin-left:18px}}
  @media (max-width:940px){.top nav>a.nav-d,.top nav>.nav-sub{display:none!important}.nav-more .m-only{display:block}.top nav>.nav-more>summary{display:flex!important}}
  @media (max-width:820px){.top nav>.nav-more{display:block}.top nav .nav-more a{display:block!important}}
  /* hero: editorial */
  .hero{padding:96px 0 104px}
  .hero .grid{grid-template-columns:1.25fr .75fr;gap:72px;align-items:center}
  .hero h1{font-size:clamp(2.35rem,4.4vw,3.7rem);font-weight:600;letter-spacing:-.02em;max-width:15em;margin-bottom:22px}
  .hero p.lead{color:#d6e1ec;font-size:1.16rem;max-width:36em}
  .hero .you-line{color:#fff;font-family:'Fraunces',Georgia,'Times New Roman',serif;font-style:normal;font-size:1.12rem;border-left:1px solid var(--gold);padding-left:16px;margin:0 0 30px}
  .lp-hero .you-line{margin:20px 0 22px}
  .hero .afford-line a,.hero .realtor-line a{color:var(--gold)}
  .hero-side{position:relative;display:flex;flex-direction:column;align-items:center}
  .hero-frame{position:relative;padding:12px;border:1px solid rgba(198,161,91,.55);border-radius:22px}
  .hero-frame::after{content:"";position:absolute;inset:-9px 9px 9px -9px;border:1px solid rgba(198,161,91,.22);border-radius:24px;pointer-events:none}
  .avatar{width:280px;height:280px;border-radius:14px;border:0;box-shadow:0 30px 60px -24px rgba(0,0,0,.6);object-fit:cover}
  .hero-cap{margin-top:22px;text-align:center}.hero-cap .nm{font-family:'Fraunces',Georgia,'Times New Roman',serif;font-size:1.15rem;color:#fff;display:block}
  .rating{background:transparent;border:1px solid rgba(255,255,255,.22);margin-top:14px}.rating .stars{color:var(--gold)}
  @media (max-width:860px){.hero{padding:48px 0 60px}.hero .grid{grid-template-columns:1fr;gap:34px}.avatar{width:168px;height:168px}.hero-frame{padding:8px}.hero-frame::after{inset:-6px 6px 6px -6px}.hero-cap{margin-top:14px}}
  .about-photo{border:1px solid var(--gold);padding:8px;background:#fff;border-radius:18px}
  .creds li{background:var(--gold-soft);color:#5e4517}
  .lc-agent,.agent-box{border-left:2px solid var(--gold)!important}
  hr,.rule{border:0;height:1px;background:linear-gradient(90deg,transparent,var(--gold),transparent);margin:48px auto;max-width:240px}
  :focus-visible{outline:2px solid var(--teal);outline-offset:3px}
  .hero :focus-visible,.contact :focus-visible,.gate :focus-visible,.lp-hero :focus-visible,.calc-out :focus-visible,footer :focus-visible{outline-color:var(--gold)}
  .card.hth{border-top:2px solid var(--gold)}.calc-out{border-top:1px solid var(--gold);background:radial-gradient(120% 140% at 85% 0%,#163a5c 0%,var(--navy) 55%)}
  .reveal-btn{background:var(--teal-soft);color:var(--navy)}
  .mbar .a{background:var(--gold);color:var(--navy)}
  .sheet{border-top:2px solid var(--gold)}
  @media (max-width:860px){.hero-side{order:-1;flex-direction:row;align-items:center;justify-content:flex-start;gap:16px;text-align:left}
    .avatar{width:84px;height:84px;border-radius:12px}.hero-frame{padding:5px;border-radius:16px}.hero-frame::after{display:none}
    .hero-cap{margin:0;text-align:left}.hero-cap .nm{font-size:1.05rem}.rating{margin-top:6px;padding:5px 12px;font-size:.88rem;gap:6px}.hero-nmls{font-size:.8rem;margin-top:6px}.hero-nmls a{white-space:nowrap}.hero-cap{flex:1;min-width:0}.hero .rating{white-space:nowrap;font-size:.8rem;padding:4px 10px;gap:5px}.hero .rating .stars{letter-spacing:0;font-size:.78rem}.hero .rating span.n{font-size:.78rem}}
  /* motion */
  .rv{opacity:0;transform:translateY(16px);transition:opacity .7s var(--ease),transform .7s var(--ease)}
  .rv.in{opacity:1;transform:none}
  @media (prefers-reduced-motion:reduce){.rv{opacity:1!important;transform:none!important;transition:none!important}.btn,.card,.top nav a{transition:none!important}.card:hover,.btn:hover{transform:none!important}html{scroll-behavior:auto!important}}

/* ===== v12 discipline layer ===== */
  :root{--radius:6px;--shadow:none;--gold-light:#e2c891}
  /* squarer surfaces: 6px radius, 1px hairlines, no drop shadows */
  .card,.panel,.cheat-box,.story,.lc-card,.dpa,.hub-card,.agent-box,blockquote,.score,.calc-in,.calc-out,.step,.gate,.gate form,.faq details,.compliance,
  .cc-q,.cc-red,.clinic-card,.hub-cta,.hub-disc,.hub-filters,.hub-stat,.more-guides,.vf,.vf-frame,.dti-box,.dti-tool fieldset,.lc-agent,.lc-avail,.lc-myth,.ps,
  .market-list li,.mode,.private-note,.tax-note,.calc-out .dti,.draft-banner{border-radius:6px!important;box-shadow:none!important}
  .card .icon{border-radius:4px}.slides img{border-radius:4px}
  .card{transition:border-color .25s var(--ease)}
  @media (hover:hover){.card:hover{transform:none;box-shadow:none!important;border-color:rgba(198,161,91,.7)}}
  .step{border-left:1px solid var(--gold);border-radius:0 6px 6px 0!important}
  .btn,.qual-btn,.reveal-btn,.btn-reset,.cc-bar{border-radius:6px!important}.top nav a.btn-sm{border-radius:6px}
  .vt{border-radius:6px}.vt-b{border-radius:4px}
  .btn-primary:hover,.hero .btn-primary:hover,.contact .btn-primary:hover{box-shadow:none;transform:none}
  .sheet{border-radius:8px;border-top:1px solid var(--gold)}
  .nav-more>ul,.nav-sub>ul{border-radius:6px;box-shadow:0 12px 28px -18px rgba(11,31,51,.35)}
  .about-photo{border-radius:4px}
  input,select,textarea{border-radius:4px}
  /* section labels: a short gold rule above, not beside */
  .tag{display:block}
  .tag::before{content:"";display:block;width:32px;height:1px;background:var(--gold);opacity:1;margin:0 0 14px}
  .contact .tag::before,.hub-cta .tag::before{margin-left:auto;margin-right:auto}
  .tag.desk::before,.calc-out .tag::before,.sheet .tag::before{display:none}
  h1,h2,h3{text-wrap:balance}
  /* hero */
  @media (min-width:861px){.hero:not(.lp-hero) .grid{grid-template-columns:1.3fr .7fr}}
  .hero:not(.lp-hero) .you-line{margin-bottom:26px}
  .router{margin:0 0 22px}
  .router-q{margin:0 0 10px;color:#fff;font-weight:700;font-size:1rem;letter-spacing:.01em}
  .chips{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:10px;max-width:560px}
  .chip{display:flex;align-items:center;min-height:48px;padding:10px 18px;border:1px solid rgba(255,255,255,.42);border-radius:999px;color:#fff;text-decoration:none;font-weight:700;font-size:.98rem;line-height:1.25;transition:background-color .2s var(--ease),color .2s var(--ease),border-color .2s var(--ease)}
  .chip::after{content:"→";margin-left:auto;padding-left:10px;color:var(--gold);transition:color .2s var(--ease)}
  .chip:hover{background:#fff;color:var(--navy);border-color:#fff}.chip:hover::after{color:var(--gold-ink)}
  .hero:not(.lp-hero) .ctas{margin-top:4px}
  .w-narrow{display:none!important}@media (max-width:768px){.w-narrow{display:inline-flex!important}.w-wide{display:none!important}}
  .hero-frame{padding:12px;border-radius:4px}
  .hero-frame::after{border-radius:4px}
  .avatar{width:240px;height:300px;border-radius:2px;object-fit:cover;object-position:50% 22%}
  @media (max-width:860px){.hero:not(.lp-hero){padding:30px 0 40px}.hero:not(.lp-hero) .grid{gap:22px}.hero:not(.lp-hero) .tag::before{margin-bottom:10px}
    .avatar{width:72px;height:90px;border-radius:2px}.hero-frame{padding:4px;border-radius:3px}.hero:not(.lp-hero) h1{font-size:2.05rem;margin-bottom:14px}
    .hero:not(.lp-hero) .you-line{font-size:1.02rem;margin-bottom:20px}.router-q{font-size:.95rem}}
  @media (max-width:560px){.hero:not(.lp-hero) p.lead{display:none}.chip{font-size:.92rem;padding:8px 12px}.chip::after{padding-left:6px}.chips{gap:8px}
    .hero:not(.lp-hero) .ctas{display:grid;grid-template-columns:1fr 1fr;gap:8px}.hero:not(.lp-hero) .ctas .btn{justify-content:center;text-align:center;padding:13px 8px;font-size:.95rem;white-space:nowrap}}
  /* proof strip */
  .proof{background:#071728;border-top:1px solid rgba(198,161,91,.45);border-bottom:1px solid rgba(198,161,91,.25);padding:34px 0;color:#fff}
  .proof-list{list-style:none;margin:0 auto;display:flex;justify-content:space-between;gap:24px}
  .proof-list li{flex:1;border-left:1px solid rgba(255,255,255,.14);padding-left:24px}
  .proof-list li:first-child{border-left:0;padding-left:0}
  .proof-list li>a,.proof-list li>div{display:block;color:inherit;text-decoration:none}
  .proof-list a:hover .pl{text-decoration:underline}
  .pn{display:block;font-family:'Fraunces',Georgia,'Times New Roman',serif;font-weight:600;font-size:clamp(2rem,3.4vw,2.8rem);line-height:1.05;color:var(--gold-light);letter-spacing:-.01em}
  .pl{display:block;margin-top:6px;font-size:.86rem;color:#c9d6e2;letter-spacing:.02em}
  .proof :focus-visible{outline-color:var(--gold)}
  .proof .pr{display:flex;flex-wrap:wrap;gap:4px 16px;margin-top:8px;font-size:.88rem}
  .proof .pr a{display:inline-flex;align-items:center;min-height:32px;color:#fff;font-weight:700;text-decoration:underline;text-decoration-color:rgba(226,200,145,.7)}
  @media (max-width:760px){.proof{padding:10px 0}.proof-list{flex-direction:column;gap:0}
    .proof-list li{border-left:0;padding:12px 0;border-top:1px solid rgba(255,255,255,.12)}.proof-list li:first-child{border-top:0}
    .proof-list li>a,.proof-list li>div{display:flex;flex-wrap:wrap;align-items:baseline;gap:4px 14px}.pn{font-size:1.75rem;min-width:4.6em}.pl{margin:0;flex:1}.proof .pr{flex-basis:100%;margin:0}}
  /* niche doors */
  .doors{display:grid;grid-template-columns:repeat(auto-fit,minmax(300px,1fr));gap:20px;margin-top:30px}
  .door{border-radius:4px;padding:40px 38px;min-height:300px;display:flex;flex-direction:column;color:#e9eef3;border:1px solid transparent;transition:border-color .25s var(--ease)}
  .door-condo{background:var(--navy)}.door-ftb{background:#0d3a35}
  .door .tag{color:var(--gold-light)}.door .tag::before{background:var(--gold-light)}
  .door h3{color:#fff;font-size:clamp(1.45rem,2.2vw,1.85rem);line-height:1.18;margin:0 0 12px}
  .door p{color:#d3dde6;margin:0 0 22px;max-width:46ch}
  .door-ctas{margin-top:auto;display:flex;flex-wrap:wrap;align-items:center;gap:12px 20px}
  .btn-door{background:transparent;color:#fff;border:1px solid var(--gold-light)}
  .btn-door:hover{background:var(--gold-light);color:var(--navy)}
  .door-link{color:#fff;font-weight:700;text-decoration:underline;text-decoration-color:rgba(226,200,145,.7)}
  .door p.door-fine{font-size:.82rem;color:#b9c8d4;margin:16px 0 0}
  @media (hover:hover){.door:hover{border-color:rgba(226,200,145,.6)}}
  .door :focus-visible{outline-color:var(--gold-light)}
  @media (max-width:760px){.door{padding:30px 24px;min-height:0}}
  /* one-question-per-screen form */
  .opt input:focus{outline:none}
  input:focus,select:focus,textarea:focus{outline:2px solid rgba(26,110,98,.45);outline-offset:1px}
  .stepno{font-family:'Nunito',Arial,sans-serif;font-weight:700;letter-spacing:.14em;color:var(--gold-ink)}
  .qstep legend{font-family:'Fraunces',Georgia,'Times New Roman',serif;font-weight:600;font-size:1.35rem}
  .opt{min-height:54px;border-radius:6px;border:1px solid #c9d1da}
  .opt:has(input:checked){border-color:var(--navy);background:#f3f5f8}
  .opt input{accent-color:var(--navy)}
  .opt:focus-within{outline:none}.opt:has(input:focus-visible){outline:2px solid var(--teal);outline-offset:2px}
  .progress{height:3px;border-radius:0;background:#e8e4da}.progress span{background:var(--gold);transition:width .3s var(--ease)}
  .preset-note{margin:0 0 10px;font-size:.92rem;color:var(--muted)}
  .linkbtn{background:none;border:0;padding:4px 2px;font:inherit;font-weight:700;color:var(--teal);text-decoration:underline;cursor:pointer;min-height:24px}
  /* sticky mobile bar: flat, never covers content */
  .mbar{gap:8px;padding:8px 12px calc(8px + env(safe-area-inset-bottom));border-top:1px solid var(--line);background:#fff}
  .mbar a{border-radius:6px;min-height:48px;font-weight:700}
  .mbar .a{background:var(--gold);color:var(--navy)}.mbar .c{background:var(--navy);color:#fff}.mbar .t{background:#fff;color:var(--navy);border:1px solid var(--navy)}
  @media (max-width:768px){body{padding-bottom:calc(64px + env(safe-area-inset-bottom))}html{scroll-padding-bottom:72px}}
  @media (prefers-reduced-motion:reduce){.chip,.door,.progress span{transition:none!important}}

/* ===== v13 ===== */
  .score .big{font-family:'Fraunces',Georgia,'Times New Roman',serif;font-weight:600;letter-spacing:-.01em}
  @media (max-width:760px){
    .score{display:grid;grid-template-columns:auto 1fr;align-items:center;gap:2px 16px;text-align:left;padding:18px 18px 16px}
    .score .big{grid-row:1 / span 2;font-size:3rem;line-height:1}
    .score .stars{margin:0}.score p{margin:0;font-size:.92rem}
    .score .btn{grid-column:1 / -1;justify-content:center;margin:10px 0 0;width:100%}
    .score .btn+.btn{margin-top:8px}
  }

.door-more{display:flex;flex-direction:column;gap:8px;margin:18px 0 0!important;font-size:.93rem;max-width:none!important}
.door-more a{color:#e8cf9b;font-weight:700;text-decoration:underline;text-decoration-color:rgba(232,207,155,.55);text-underline-offset:3px}

/* ===== v20: 6-choice router (3 cols desktop, 2 mobile), hero rating, compact 'Read before you call' row ===== */
  .chips.chips-6{grid-template-columns:repeat(3,minmax(0,1fr));max-width:640px;gap:8px}
  .chips-6 .chip{min-height:44px;padding:8px 14px;font-size:.92rem;border-radius:12px}
  .hero-rating{display:inline-flex;align-items:center;gap:6px;margin-top:10px;padding:5px 12px;border:1px solid rgba(255,255,255,.3);border-radius:999px;color:#fff;text-decoration:none;font-size:.88rem}
  .hero-rating .hr-stars{color:var(--gold);letter-spacing:1px}.hero-rating:hover{background:rgba(255,255,255,.08)}
  .more-help{padding:48px 0}.mh-h{margin:0 0 16px;font-size:1.5rem}
  .mh-row{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:14px}
  .mh-card{display:flex;flex-direction:column;gap:6px;padding:18px 20px;background:#fff;border:1px solid var(--line);border-radius:6px;text-decoration:none;color:var(--ink,#1d2733)}
  .mh-card:hover{border-color:var(--navy)}.mh-t{font-weight:800;color:var(--navy);font-size:1.05rem}.mh-d{font-size:.93rem;color:var(--muted);line-height:1.45}.mh-go{margin-top:auto;font-weight:800;color:var(--navy);text-decoration:underline}
  .ready-small{margin-top:10px}
  @media (max-width:860px){.chips.chips-6{grid-template-columns:repeat(2,minmax(0,1fr))}.mh-row{grid-template-columns:1fr}.hero-rating{margin-top:6px;font-size:.84rem;padding:4px 10px}}
  @media (max-width:560px){.chips-6 .chip{font-size:.86rem;padding:7px 10px;min-height:44px;line-height:1.2}.more-help{padding:36px 0}}

/* ===== v21: proof strip removed; one-line Reviews score with inline buttons; hero pill = in-page link ===== */
  html{scroll-padding-top:80px}
  .hero-rating:focus-visible{outline:2px solid var(--gold);outline-offset:3px;background:rgba(255,255,255,.08)}
  .reviews{display:block}
  .score.score-line{display:flex;flex-wrap:wrap;align-items:center;gap:10px 14px;text-align:left;padding:12px 16px;margin:0 0 16px;box-shadow:none}
  .score-line .sl-txt{margin:0 auto 0 0;font-size:1.05rem;color:var(--navy);line-height:1.3}
  .score-line .sl-txt strong{font-size:1.15rem}
  .score-line .stars{display:inline;font-size:1rem;letter-spacing:1px;margin:0 4px 0 0;color:#f2a900}
  .score-line .btn,.score-line .btn+.btn,.score-line .rev-leave{width:auto;margin:0;min-height:44px;padding:8px 16px;font-size:.92rem;justify-content:center}
  @media (min-width:861px){.reviews .quotes{grid-template-columns:repeat(2,minmax(0,1fr))}}
  @media (max-width:560px){#reviews{padding-top:40px}#reviews .sub{margin-bottom:14px}.score.score-line{padding:10px 12px;gap:8px}.score-line .sl-txt{flex-basis:100%}.score-line .btn{flex:1 1 0;padding:6px 10px;font-size:.86rem;line-height:1.2;text-align:center}}

/* ===== v22: equal-height review buttons, hero calculator link, Calculator in the header ===== */
  .score-line .btn{align-self:stretch;display:inline-flex;align-items:center;justify-content:center;min-height:44px}
  .hero-calc{margin:12px 0 0;font-size:.95rem}
  .hero-calc a{display:inline-flex;align-items:center;min-height:44px;color:#e8cf9b;font-weight:700;text-decoration:underline;text-decoration-color:rgba(232,207,155,.55);text-underline-offset:3px}
  .hero-calc a:hover{color:#fff}
  @media (max-width:940px){.top nav>a.nav-d.nav-calc{display:flex!important;align-items:center;min-height:44px;margin-left:0;font-weight:600;font-size:.93rem}}
  .nav-more li.m-calc{display:none}
  @media (max-width:559px){.top nav>a.nav-d.nav-calc{display:none!important}.top nav .nav-more li.m-calc{display:block}.top nav .nav-more li.m-calc a{font-weight:800;color:var(--navy)}}

/* ===== v24: How it works as a 3-step journey (inline SVG + CSS only) ===== */
  .how-band{background:linear-gradient(180deg,#f4ecdc 0%,#f8f3e8 100%);border-top:1px solid rgba(198,161,91,.35);border-bottom:1px solid rgba(198,161,91,.35)}
  .how-band .sub{margin-bottom:40px}
  .journey{--r:34px;list-style:none;margin:0;padding:0;display:grid;grid-template-columns:repeat(3,minmax(0,1fr));column-gap:40px;counter-reset:none}
  .j-step{position:relative;display:flex;flex-direction:column;align-items:center;text-align:center}
  .j-node{position:relative;z-index:1;display:flex;align-items:center;justify-content:center;width:calc(var(--r)*2);height:calc(var(--r)*2);border-radius:50%;
    background:var(--navy);color:var(--gold-light,#e2c891);font-family:'Fraunces',Georgia,'Times New Roman',serif;font-size:1.85rem;font-weight:600;line-height:1;
    box-shadow:0 0 0 1px var(--gold),0 0 0 7px #f6efe1,0 10px 24px -14px rgba(11,31,51,.55)}
  .j-link{position:absolute;top:calc(var(--r) - 1px);left:calc(50% + var(--r) + 14px);width:calc(100% + 40px - var(--r)*2 - 28px);height:0;border-top:2px dashed var(--gold)}
  .j-body{margin-top:22px;max-width:320px}
  .j-body h3{display:flex;align-items:center;justify-content:center;gap:10px;margin:0 0 8px;font-size:1.14rem;color:var(--navy)}
  .j-ic{flex:none;width:22px;height:22px;color:var(--gold-ink)}
  .j-body p{margin:0;color:#4a5562;font-size:.97rem;line-height:1.55}
  @media (max-width:760px){
    .how-band .sub{margin-bottom:28px}
    .journey{--r:26px;grid-template-columns:1fr;column-gap:0}
    .j-step{display:grid;grid-template-columns:calc(var(--r)*2) 1fr;column-gap:18px;align-items:start;text-align:left;padding-bottom:30px}
    .j-step:last-child{padding-bottom:0}
    .j-node{font-size:1.45rem;box-shadow:0 0 0 1px var(--gold),0 0 0 6px #f6efe1}
    .j-link{top:calc(var(--r)*2 + 8px);bottom:8px;left:calc(var(--r) - 1px);width:0;height:auto;border-top:0;border-left:2px dashed var(--gold)}
    .j-body{margin-top:4px;max-width:none}
    .j-body h3{justify-content:flex-start;font-size:1.08rem;margin-bottom:6px}
  }

/* ===== v27: persistent Apply now in the header (above 768px) ===== */
  @media (min-width:769px){.top nav a.btn-sm{border:1px solid var(--navy);line-height:1.2;display:inline-flex;align-items:center;justify-content:center;min-height:40px;box-sizing:border-box;white-space:nowrap}}
  .top nav a.btn-sm.btn-apply{background:#fff;color:var(--navy);margin-left:22px}
  .top nav a.btn-sm.btn-apply:hover{background:var(--gold-soft,#f4ecdc);color:var(--navy);border-color:var(--gold-ink)}
  @media (min-width:769px){.top nav a.btn-sm.btn-apply+a.btn-sm{margin-left:8px}}
  .top nav a.btn-sm.btn-apply:focus-visible{outline:2px solid var(--gold-ink);outline-offset:2px}
  @media (max-width:768px){.top nav a.btn-sm.btn-apply{display:none!important}}
  /* room for Apply now: Call drops the number from 769 to 1180px (phones keep the existing rule), Reviews moves into More below 1024px */
  @media (min-width:769px) and (max-width:1180px){.top nav a.btn-sm .hide-sm{display:none}}
  .nav-more li.m-rev{display:none}
  .top nav a.btn-sm .hide-sm{margin-left:.3em}
  @media (max-width:1023px){.top nav>a.nav-d.nav-rev{display:none!important}.top nav .nav-more li.m-rev{display:block}}

  .pt-grid{display:grid;grid-template-columns:repeat(auto-fill,minmax(300px,1fr));gap:18px;margin:0 0 28px}
  .pt-h{font-size:1.3rem;margin:8px 0 14px}
  .pt-card{display:flex;gap:16px;align-items:flex-start;background:#fff;border:1px solid var(--line);border-radius:6px;padding:20px}
  .pt-card h3{margin:0 0 2px;font-size:1.12rem}.pt-card p{margin:0 0 8px;color:var(--ink)}
  .pt-role{font-family:'Oswald',Arial,sans-serif;text-transform:uppercase;letter-spacing:.08em;font-size:.74rem;font-weight:600;color:var(--teal)!important;margin:0 0 4px!important}
  .pt-sub{color:var(--muted)!important;font-size:.92rem}
  .pt-photo{flex:0 0 80px;width:80px;height:80px;border-radius:6px;object-fit:cover;background:var(--cream-2)}
  .pt-ini{display:grid;place-items:center;font-weight:700;color:var(--navy);font-size:1.3rem}
  .pt-link{font-weight:700}.pt-fine{font-size:.88rem;color:var(--muted);margin-top:8px}
  .act-grid{display:grid;grid-template-columns:repeat(auto-fill,minmax(280px,1fr));gap:20px}
  .act-card{background:#fff;border:1px solid var(--line);border-radius:6px;overflow:hidden;display:flex;flex-direction:column}
  .act-card img{display:block;width:100%;height:auto;aspect-ratio:4/3;object-fit:cover;background:var(--cream-2)}
  .act-body{padding:16px 18px 18px}.act-body h3{margin:0 0 6px;font-size:1.1rem}.act-body p{margin:0 0 8px}
  .act-meta{font-size:.85rem;color:var(--muted);font-weight:700}
  .act-links{font-size:.92rem}.act-links a{font-weight:700}
  .around{padding-top:56px;padding-bottom:56px}
  .sr{position:absolute;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0);white-space:nowrap}

.broker-logo{display:inline-block;vertical-align:middle;line-height:0}.broker-logo img{display:block;height:30px;width:auto}
.compliance .broker-row{display:flex;flex-wrap:wrap;align-items:center;gap:6px 12px}
.sponsor{display:flex;flex-wrap:wrap;align-items:center;gap:8px 12px;margin:4px 0 16px;color:var(--muted);font-size:.92rem;font-weight:600}
.sponsor .broker-logo img{height:36px}

/* FAQ answer CTAs */
.faq .faq-cta{display:flex;flex-wrap:wrap;gap:8px;margin:12px 0 2px}
.faq .faq-cta .btn{padding:8px 16px;font-size:.88rem;width:auto;flex:0 0 auto;min-height:40px;justify-content:center}
.faq .faq-cta .btn-outline{background:#fff}
@media (max-width:480px){.faq .faq-cta .btn{flex:1 1 0}}
@media print{.faq .faq-cta{display:none!important}}

/* Loan-in-process guide */
.lip-intro{font-size:1.04rem}
.lip .lip-sec{padding:0;margin-top:30px}
.lip-sec h2{display:inline-block;padding:4px 16px;border-radius:999px;font-size:1.2rem}
.lip-do h2{background:var(--teal-soft);color:var(--teal)}
.lip-dont h2{background:#fbeaea;color:#9b2c2c}
.lip-list{list-style:none;padding:0;margin:14px 0 0;display:grid;grid-template-columns:repeat(auto-fit,minmax(280px,1fr));gap:12px}
.prose .lip-list li.lip-item{margin:0;background:#fff;border:1px solid var(--line);border-radius:12px;padding:14px 16px;break-inside:avoid}
.lip-item h3{font-size:1.02rem;margin:0 0 6px;color:var(--navy);display:flex;gap:8px;align-items:baseline}
.lip-item p{margin:0;font-size:.94rem}
.lip-mark{flex:0 0 auto;font-weight:800}
.lip-do .lip-mark{color:var(--teal)}
.lip-dont .lip-mark{color:#9b2c2c}
.lip-cta .ctas{justify-content:flex-start;margin:10px 0 6px}
.lip-cta .btn{padding:10px 18px;font-size:.92rem}
.lip-print-only{display:none}
.guide-cards .card>.guide-ph{aspect-ratio:4/5;margin:0 0 14px;padding:28px 24px;background:var(--navy);color:#fff;display:flex;flex-direction:column;justify-content:center;gap:10px}
.guide-ph .gp-k{font-size:.8rem;letter-spacing:.12em;text-transform:uppercase;color:var(--gold-light);font-weight:800;margin:0}
.guide-ph .gp-t{font-family:Fraunces,Georgia,serif;font-size:1.7rem;line-height:1.15;margin:0;color:#fff}
.guide-ph ul{list-style:none;padding:0;margin:6px 0 0;font-size:.95rem}
.guide-ph li{margin:4px 0}
@media print{
  body:has(.lip) .wrap{max-width:none}
  .lip-cta .ctas,.lip-print,.more-guides,.next{display:none!important}
  .lip-print-only{display:block!important}
  .lip-print-comp{font-size:.75rem;color:#333;margin-top:10px}
  .article{display:block}
  .lip-list{display:grid;grid-template-columns:1fr 1fr;gap:6px}
  body:has(.lip) .rv{opacity:1!important;transform:none!important}
  body:has(.lip) main section{padding:8px 0!important}
  .lip .lip-sec{margin-top:14px}
  .prose .lip-list li.lip-item{border:1px solid #bbb;margin:0 0 6px;padding:8px 12px}
  .lip-item p{font-size:.85rem}
  .hero.lp-hero{background:none!important;color:#000!important;padding:0!important}
  .hero.lp-hero h1,.hero.lp-hero .lead{color:#000!important}
}