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28px}.situations{display:grid;grid-template-columns:repeat(4,1fr);gap:14px}.scenario{border:1px solid #edf2f4;background:#f5f8f9;padding:23px 20px;text-align:left;border-radius:18px;display:flex;gap:12px;justify-content:space-between;min-height:120px}.scenario strong{display:block;font-size:16px;line-height:1.3}.scenario small{display:block;color:var(--muted);font-size:13px;line-height:1.4;margin-top:9px}.scenario>span:last-child{color:var(--teal)}.scenario:hover{background:#e8f6f7;border-color:#9ccfd7}.program-section{background:#f5f9fa;margin-top:12px}.programs{display:grid;grid-template-columns:repeat(2,1fr);gap:0 36px}.program{display:flex;align-items:center;justify-content:space-between;gap:16px;text-align:left;border:0;border-top:1px solid #dce5e8;background:transparent;padding:23px 5px}.program strong{font-size:21px;font-weight:600}.program small{display:block;color:var(--muted);font-size:15px;margin-top:5px}.program>span:last-child{display:grid;place-items:center;border:1px solid #d3e1e4;border-radius:50%;width:32px;height:32px;flex-shrink:0;color:var(--teal)}.program:hover strong{color:#00859a}.fine{font-size:12px;color:#617083;line-height:1.6}.program-section .fine{margin-top:24px}.features{display:grid;grid-template-columns:1.1fr 1fr;gap:24px}.features>div{border-radius:24px;padding:38px}.complex{background:#eaf3f6}.features h2{font-size:36px}.features p:not(.eyebrow){max-width:370px;margin-bottom:25px;color:#43586c}.people{background:#0097ad;color:white}.people h2,.people .eyebrow,.people p:not(.eyebrow){color:white}.people .eyebrow{opacity:.85}.realtor{border-top:1px solid #ffffff50;margin-top:28px;padding-top:18px;font-size:14px;display:flex;gap:14px;flex-wrap:wrap}.realtor 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#e1eaed;display:grid;grid-template-columns:1fr 1.25fr;gap:64px}.cities{font-size:19px;line-height:1.8;margin:12px 0 18px}.contact-section{background:#e7f7f8}.contact-layout{display:grid;grid-template-columns:1.1fr 1fr;gap:80px;align-items:center}.contact-layout h2{font-size:48px}.contact-layout p:not(.eyebrow){color:var(--muted)}.phone{display:inline-block;font-size:25px;margin:28px 0 12px;font-weight:600}.contact-card{background:white;padding:30px;border-radius:22px;box-shadow:0 10px 35px #004f5c08}.contact-card h3{margin-bottom:22px}.contact-card label{display:block;font-size:14px;margin:14px 0 8px;font-weight:600}.contact-card select,.contact-card textarea{display:block;width:100%;border:1px solid #d6e1e6;border-radius:9px;padding:12px;background:#fbfcfd;color:var(--ink);font-size:15px}.contact-card textarea{resize:vertical}.contact-card .button{width:100%;margin:22px 0 10px}footer.wrap{padding-top:34px;padding-bottom:30px}.footer-top{display:flex;align-items:center;justify-content:space-between;gap:20px;margin-bottom:28px;font-size:13px}.footer-top .brand{font-size:19px}.footer-top .brand>span{width:32px;height:32px}.footer-top~p{font-size:12px;margin:10px 0;max-width:950px}.skip{position:absolute;top:-100px}.skip:focus{top:10px;left:10px;z-index:100;background:white;padding:12px}@media(min-width:1500px){.hero{margin-top:16px;border-radius:30px}}@media(max-width:1050px){.nav-wrap nav{gap:18px}.brand{font-size:21px}.hero{gap:20px;padding:26px}.hero-copy{padding:20px 0}.hero-picture{min-height:500px}.button{padding:13px 18px;font-size:14px}.situations{grid-template-columns:repeat(2,1fr)}.features>div{padding:28px}.contact-layout{gap:35px}.goal{padding:24px}.goal h3{font-size:30px}.goal-label{display:none}}@media(max-width:750px){.nav-wrap{padding:16px 20px;gap:14px}.brand{font-size:19px}.brand>span{height:34px;width:34px}.nav-wrap>.button{margin-left:auto;font-size:12px;padding:10px 16px}.nav-wrap nav{display:none;position:absolute;top:74px;left:0;right:0;background:white;padding:25px;box-shadow:0 12px 20px #16283b12}.nav-wrap nav.open{display:flex;flex-direction:column}#menu{display:block;background:transparent;border:0;font-size:23px}.hero{grid-template-columns:1fr;padding:24px 20px;gap:28px;border-radius:0 0 24px 24px}.hero-copy{padding:8px 0}.hero h1{font-size:48px;margin:16px 0}.lede{font-size:20px}.intro{font-size:15px}.actions{margin:24px 0}.hero-picture{min-height:350px}.journey{width:210px;padding:16px;right:16px;top:16px}.wrap{padding:40px 20px}.section-top{display:block}.section-top>p{margin-top:16px}.section-top>p br{display:none}.goals{grid-template-columns:1fr;gap:14px}.goal{min-height:245px;padding:25px}.goal h3 br{display:none}.goal p{max-width:80%}.goal .round{position:absolute;right:23px;bottom:25px}.goal h3{font-size:32px}.situations{gap:10px}.scenario{padding:18px 14px;min-height:130px}.scenario strong{font-size:15px}.programs{grid-template-columns:1fr}.program{padding:19px 0}.program strong{font-size:19px}.features{grid-template-columns:1fr;padding-bottom:30px}.features h2{font-size:34px}.features>div{padding:28px}.steps{grid-template-columns:1fr;gap:26px}.steps article{position:relative;padding-left:74px}.step-number{position:absolute;left:0;top:0}.steps p{max-width:none}.strengths{gap:20px}.reviews{grid-template-columns:1fr;gap:24px}.reviews article{border-right:0;border-bottom:1px solid #dce3e7;padding:0 0 24px}blockquote{min-height:0}.faq,.area,.contact-layout{grid-template-columns:1fr;gap:28px}.faq h2 br{display:none}.contact-layout h2{font-size:39px}.contact-card{padding:24px}.footer-top{flex-wrap:wrap;justify-content:flex-start;gap:18px 25px}.footer-top .brand{width:100%}.eyebrow{font-size:10px;letter-spacing:1.5px}}@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{transition:none!important}}
.goal.buy{background:linear-gradient(100deg,#e5f6f4 42%,#e5f6f4a0 72%,#e5f6f430),url('hero.webp') 85% center/cover}.goal.invest{background:linear-gradient(100deg,#dceefd 42%,#dceefdbb 72%,#dceefd45),url('hero.webp') right center/cover}.goal.buy .goal-label,.goal.invest .goal-label{display:none}.table-scroll{overflow-x:auto}table{border-collapse:collapse;width:100%;font-size:15px;text-align:left;min-width:600px}th,td{padding:17px 20px;border-bottom:1px solid #e1e8eb}thead{background:#edf6f7}thead th{font-size:13px}tbody th{font-weight:500}.market .fine{margin-top:20px}.market{padding-top:20px;padding-bottom:65px}
.hero h1{font-size:clamp(35px,3.5vw,51px);line-height:1.12}.hero-router{margin:24px 0 12px}.hero-router label{display:block;font-size:14px;font-weight:600;margin-bottom:8px}.hero-router>div{display:flex;gap:10px;flex-wrap:wrap}.hero-router select{padding:12px;border:1px solid #bcd9df;border-radius:9px;flex:1;min-width:150px;background:white;color:var(--ink);font:inherit;font-size:14px}.hero-router .button{font-size:14px;padding:13px 18px}.hero-router .fine{margin-top:9px}.hero-resources{display:flex;gap:12px 20px;flex-wrap:wrap;font-size:12px;margin:16px 0 22px;text-decoration:underline;text-underline-offset:4px}.editorial .answer{font-size:19px;max-width:1000px;color:#405268;line-height:1.65;margin-bottom:28px}.copy-columns{display:grid;grid-template-columns:1fr 1fr;gap:32px}.editorial p{color:#526175;line-height:1.7}.resource-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:30px}.resource-grid h3{font-size:23px;letter-spacing:-.035em;margin-bottom:14px}.resource-grid p{font-size:16px}.resource-grid article{padding:25px;background:#f5f9fa;border-radius:18px}.program-entry{border-top:1px solid #dce5e8;padding:25px 0}.program-entry h3{font-size:23px;letter-spacing:-.035em}.program-entry p{font-size:16px;color:var(--muted);margin-top:10px;max-width:510px}.text-link{border:0;background:transparent;padding:0;text-align:left;font:inherit;font-weight:600;font-size:15px}.editorial table{margin:25px 0}.choose-list{padding-left:24px;display:grid;grid-template-columns:1fr 1fr;gap:22px 42px;color:var(--muted)}.choose-list strong{color:var(--ink);display:block;margin-bottom:5px}.steps{grid-template-columns:repeat(3,1fr)}.sticky-contact{display:none}@media(max-width:750px){.hero h1{font-size:38px}.hero-router>div{flex-direction:column}.copy-columns,.resource-grid,.choose-list,.steps{grid-template-columns:1fr}.resource-grid{gap:16px}.editorial .answer{font-size:17px}.sticky-contact{position:fixed;bottom:0;left:0;right:0;z-index:30;background:white;box-shadow:0 -3px 18px #14263812;display:flex;gap:10px;padding:12px 20px max(12px,env(safe-area-inset-bottom))}.sticky-contact a{display:block;padding:12px;border-radius:30px;text-align:center;font-size:14px;font-weight:600;background:#e7f7f8}.sticky-contact a:last-child{background:#008fa5;color:white;flex:1}body{padding-bottom:82px}.nav-wrap>.button{display:none}}

.brand img{display:block;width:224px;height:auto;max-width:100%;object-fit:contain}.footer-top .brand img{width:185px}@media(max-width:750px){.brand img{width:178px}.footer-top .brand img{width:178px}}
/* Five audience paths: three primary cards, two wider specialist cards. */
#next .goals{grid-template-columns:repeat(6,minmax(0,1fr))}#next .goal{grid-column:span 2}#next .goal.difficult,#next .goal.partner{grid-column:span 3;min-height:280px}#next .goal.difficult{background:#edf0f8}#next .goal.partner{background:#daf4f3}#next .goal.difficult p,#next .goal.partner p{max-width:380px}#next .goal.difficult .round{background:#d5dced;color:#263b61}#next .goal.partner .round{background:#008fa5}@media(max-width:750px){#next .goals{grid-template-columns:1fr}#next .goal,#next .goal.difficult,#next .goal.partner{grid-column:auto;min-height:245px}#next .goal.difficult p,#next .goal.partner p{max-width:80%}}
/* Native, touch-friendly card slider with the original three-card desktop size. */
#next .goals{display:flex;gap:20px;overflow-x:auto;scroll-snap-type:x mandatory;scrollbar-width:none;overscroll-behavior-x:contain;padding:6px 0 8px;scroll-behavior:smooth}#next .goals::-webkit-scrollbar{display:none}#next .goal,#next .goal.difficult,#next .goal.partner{flex:0 0 calc((100% - 40px)/3);min-width:0;min-height:340px;scroll-snap-align:start;scroll-snap-stop:normal;grid-column:auto;padding:30px;border-radius:24px}#next .goal.difficult p,#next .goal.partner p{max-width:245px}#next .goal:hover{transform:none}#next .goal:focus-visible{outline-offset:-4px}.slider-controls{display:flex;align-items:center;justify-content:space-between;margin-top:16px}.slider-status{font-size:13px;color:var(--muted)}.slider-arrows{display:flex;gap:10px}.slider-arrows button{border:1px solid #cddfe4;width:46px;height:46px;border-radius:50%;display:grid;place-items:center;font-size:24px;background:white;color:var(--ink)}.slider-arrows button:hover:not(:disabled){background:#e7f7f8;border-color:#009eb3}.slider-arrows button:disabled{opacity:.35;cursor:default}@media(min-width:751px) and (max-width:1050px){#next .goal,#next .goal.difficult,#next .goal.partner{flex-basis:calc((100% - 20px)/2);padding:24px}}@media(max-width:750px){#next .goals{gap:14px}#next .goal,#next .goal.difficult,#next .goal.partner{flex-basis:88%;min-height:280px;padding:25px}#next .goal.difficult p,#next .goal.partner p{max-width:80%}#next .goal h3{font-size:30px}.slider-controls{margin-top:10px}}@media(prefers-reduced-motion:reduce){#next .goals{scroll-behavior:auto}}
/* Cutout illustrations, composed like the supplied reference. */
#next .goal,#next .goal.difficult,#next .goal.partner{min-height:420px;display:flex;flex-direction:column;align-items:flex-start;justify-content:flex-start;isolation:isolate}#next .goal.buy{background:#e5f7f6}#next .goal.refi{background:#edf1f5}#next .goal.invest{background:#d7edfc}#next .goal .goal-label{display:none}#next .goal h3,#next .goal .eyebrow,#next .goal p{position:relative;z-index:2}#next .goal h3{font-size:32px;max-width:95%}#next .goal p,#next .goal.difficult p,#next .goal.partner p{font-size:16px;line-height:1.45;max-width:72%;margin:0}#next .goal .round{position:absolute;left:30px;bottom:40px;margin:0;z-index:3}#next .goal-art{position:absolute;right:-12px;bottom:-12px;width:72%;height:240px;object-fit:contain;object-position:right bottom;pointer-events:none;z-index:1}#next .goal.refi .goal-art{right:5px;bottom:12px;width:65%;height:225px}#next .goal.invest .goal-art{right:-20px;bottom:-28px;width:76%;height:255px}#next .goal.difficult .goal-art,#next .goal.partner .goal-art{right:-2px;bottom:3px;width:69%;height:220px}@media(max-width:750px){#next .goal,#next .goal.difficult,#next .goal.partner{min-height:410px}#next .goal h3{font-size:30px}#next .goal p,#next .goal.difficult p,#next .goal.partner p{max-width:78%}#next .goal .round{left:25px;bottom:32px}#next .goal-art{height:220px}#next .goal.invest .goal-art{height:235px}}

#next .goal.partner .goal-art{width:88%;height:270px;right:-7px;bottom:-37px;object-position:right bottom}@media(max-width:750px){#next .goal.partner .goal-art{width:90%;height:260px;bottom:-32px}}
/* Tuck the single-family house into the card corner, like the condo. */
#next .goal.buy .goal-art{right:-30px;bottom:-36px}
/* Three simple steps — calm aqua styling consistent with the homepage. */
#how-it-works{padding-top:48px;padding-bottom:60px}#how-it-works>.eyebrow,#how-it-works>h2{text-align:center}.simple-steps{list-style:none;margin:38px 0 0;padding:0;display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:44px}.simple-step{position:relative;text-align:center;padding:0 12px}.step-visual{width:104px;height:104px;border-radius:28px;background:linear-gradient(145deg,#e6f7f8,#d5eff1);color:#008fa5;margin:0 auto 25px;position:relative;display:grid;place-items:center}.step-badge{position:absolute;top:-8px;right:-8px;display:grid;place-items:center;width:31px;height:31px;border-radius:50%;background:#009eb3;color:white;font-size:14px;font-weight:700;border:3px solid white}.simple-step:not(:last-child)::after{content:'→';position:absolute;top:30px;right:-37px;color:#92cbd2;font-size:32px;line-height:1}.simple-step h3{font-size:25px;letter-spacing:-.04em;margin-bottom:15px}.simple-step p{font-size:17px;line-height:1.65;color:var(--muted);max-width:340px;margin:0 auto}#how-it-works .strengths{margin-top:44px}@media(max-width:750px){#how-it-works{padding-top:35px;padding-bottom:40px}.simple-steps{grid-template-columns:1fr;gap:50px;margin-top:30px}.simple-step{padding:0 8px}.step-visual{width:84px;height:84px;border-radius:23px;margin-bottom:18px}.simple-step:not(:last-child)::after{content:'↓';top:auto;bottom:-42px;right:calc(50% - 10px);font-size:27px}.simple-step h3{font-size:24px}.simple-step p{max-width:360px;font-size:16px}}

/* Compact ceramic process cards with extended connectors. */
#how-it-works .simple-steps{--step-gap:88px;gap:var(--step-gap);align-items:stretch}
#how-it-works .simple-step{background:#eff9f9;border-radius:20px;padding:18px 22px 24px;text-align:left}
#how-it-works .step-visual{width:140px;height:140px;aspect-ratio:1;margin:0 auto 14px;background:none;border-radius:0}
#how-it-works .step-art{display:block;width:100%;aspect-ratio:1;background-image:url('assets/optimized/process-icons.webp');background-size:300% 100%;background-repeat:no-repeat}
#how-it-works .step-art-1{background-position:left center}
#how-it-works .step-art-2{background-position:center center}
#how-it-works .step-art-3{background-position:right center}
#how-it-works .step-badge{top:16px;left:16px;right:auto;background:#d4eeee;color:#146976;width:28px;height:28px;border:0;font-size:12px}
#how-it-works .simple-step h3{font-size:23px;margin:0 0 10px;letter-spacing:-.035em}
#how-it-works .simple-step p{max-width:none;margin:0;font-size:16px;line-height:1.6}
#how-it-works .simple-step:not(:last-child)::before{content:'';position:absolute;top:calc(50% - 1px);left:calc(100% + 12px);width:calc(var(--step-gap) - 24px);height:2px;background:#71b5bb}
#how-it-works .simple-step:not(:last-child)::after{content:'';position:absolute;top:calc(50% - 5px);left:calc(100% + var(--step-gap) - 21px);right:auto;width:9px;height:9px;border-top:2px solid #71b5bb;border-right:2px solid #71b5bb;transform:rotate(45deg)}
@media(max-width:1050px) and (min-width:751px){#how-it-works .simple-steps{--step-gap:56px}#how-it-works .simple-step{padding:18px 16px 22px}#how-it-works .simple-step h3{font-size:21px}}
@media(max-width:750px){#how-it-works .simple-steps{gap:60px;max-width:360px;margin-left:auto;margin-right:auto}#how-it-works .simple-step{padding:16px 22px 22px}#how-it-works .step-visual{width:120px;height:120px;margin:0 auto 12px}#how-it-works .simple-step:not(:last-child)::before{top:calc(100% + 12px);left:calc(50% - 1px);width:2px;height:36px}#how-it-works .simple-step:not(:last-child)::after{top:calc(100% + 39px);left:calc(50% - 5px);bottom:auto;right:auto;transform:rotate(135deg)}}

/* Compact team portrait with Miami office backdrop. */
.hero{grid-template-columns:minmax(0,1.4fr) minmax(0,1fr);align-items:center;gap:40px}
.hero-team{width:100%;max-width:470px;height:auto;min-height:0;aspect-ratio:4/5;justify-self:end;align-self:center}
.hero-team>img{object-fit:cover;object-position:center;transform:none}
.hero-team .photo-tag{z-index:1;background:rgba(255,255,255,.94);color:var(--ink);max-width:calc(100% - 40px)}
@media(max-width:1050px) and (min-width:751px){.hero{gap:24px}}
@media(max-width:750px){.hero{grid-template-columns:1fr;gap:28px}.hero-team{width:100%;max-width:340px;min-height:0;aspect-ratio:4/5;justify-self:center}.hero-team>img{transform:none;object-position:center}}

/* Approved waist-up team composition. */
.hero-picture.hero-team{aspect-ratio:5/4}

/* RK comparison: accessible table, compact rows, highlighted broker column. */
#comparison{padding-top:54px;padding-bottom:54px}
#comparison h2{max-width:850px}
#comparison .answer{max-width:810px}
.comparison-panel{margin-top:30px;border:1px solid #dcebed;border-radius:24px;overflow:hidden;background:#fff;box-shadow:0 12px 36px rgba(18,69,79,.045)}
.comparison-scroll{overflow-x:auto;-webkit-overflow-scrolling:touch}
.comparison-scroll:focus-visible{outline:3px solid #009eb3;outline-offset:-3px}
#comparison .provider-comparison{width:100%;min-width:760px;border-collapse:collapse;table-layout:fixed;margin:0;font-size:15px;line-height:1.4}
#comparison .provider-comparison th,#comparison .provider-comparison td{padding:20px 18px;border:0;border-bottom:1px solid #e2edef;vertical-align:middle;background:#fff;text-align:center;color:#51616c;white-space:normal}
#comparison .provider-comparison th:first-child{width:31%;text-align:left;color:var(--ink);font-weight:650}
#comparison .provider-comparison thead th{height:105px;background:#f8fbfc;color:var(--ink);font-size:20px}
#comparison .provider-comparison thead th:first-child{font-size:15px}
#comparison .provider-comparison thead th>span{display:block;font-size:12px;font-weight:400;color:#677b83;margin-top:7px}
#comparison .provider-comparison thead img{display:block;width:168px;max-width:100%;height:auto;margin:auto}
#comparison .provider-comparison .rk-choice{background:#e9f8f8;color:#176b75;border-left:1px solid #ccebed;border-right:1px solid #ccebed}
#comparison .provider-comparison thead .rk-choice{background:#d9f1f3;border-top:4px solid #009eb3}
#comparison .provider-comparison tbody .rk-choice{font-weight:600}
#comparison .provider-comparison tbody .rk-choice>span:last-child{display:block;margin-top:7px;font-size:14px}
#comparison .provider-comparison tbody tr:last-child>*{border-bottom:0}
.compare-feature{display:flex;align-items:center;gap:13px}
.compare-feature svg{width:27px;height:27px;flex:0 0 27px;color:#0096a7}
.compare-check{display:inline-grid;place-items:center;width:25px;height:25px;background:#009eb3;color:#fff;border-radius:50%;font-size:16px;line-height:1}
#comparison .comparison-note{font-size:13px;line-height:1.6;color:#6b7a83;margin:20px 0;max-width:100%}
.comparison-actions{display:flex;align-items:center;gap:24px;flex-wrap:wrap}
.compare-sr{position:absolute;width:1px;height:1px;padding:0;margin:-1px;overflow:hidden;clip:rect(0,0,0,0);white-space:nowrap;border:0}
@media(max-width:750px){#comparison{padding-top:36px;padding-bottom:36px}.comparison-panel{border-radius:17px;margin-top:24px}#comparison .provider-comparison{min-width:720px;font-size:14px}#comparison .provider-comparison th,#comparison .provider-comparison td{padding:16px 13px}#comparison .provider-comparison th:first-child{width:28%}.compare-feature{gap:9px}.compare-feature svg{width:23px;height:23px;flex-basis:23px}.comparison-actions{gap:16px}}

/* Compact comparison indicators */
.provider-comparison tbody td{text-align:center}.provider-comparison .compare-check{width:auto;height:auto;background:none;color:#0096a7;border-radius:0;font-size:28px;font-weight:700}.compare-cross{color:#94a3b8;font-size:28px;line-height:1;font-weight:500}.compare-limited{color:#64748b;font-size:15px;font-weight:600}

/* Round hero punctuation, independent of font glyph shape. */
.hero h1 .hero-title-dot{display:inline-block;width:.14em;height:.14em;margin-left:calc(.14em / 1.5);border-radius:50%;background:var(--teal);color:transparent;vertical-align:baseline;overflow:hidden;letter-spacing:0}

/* Supporting service-area details */
.area .cities{font-size:15px;line-height:1.7;color:var(--muted);margin:14px 0 18px}.area .fine{line-height:1.7}

/* Compact hero experience metrics */
.hero-stats{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:0;max-width:430px;margin-top:24px;padding:0;border:0}.hero-stat{min-width:0;padding:0 18px}.hero-stat:first-child{padding-left:0}.hero-stat:last-child{padding-right:0}.hero-stat+.hero-stat{border-left:1px solid #dce7e9}.hero-stat>strong{display:block;font-family:Manrope,Arial,sans-serif;font-size:22px;font-weight:700;line-height:1.2;letter-spacing:-.025em;color:var(--ink)}.hero-stat>span{display:block;margin-top:5px;font-size:12px;line-height:1.45;color:var(--muted);max-width:125px}.hero-stat .rating-star{color:#F4B400;font-size:.72em;margin-left:3px;vertical-align:.06em}@media(max-width:480px){.hero-stats{max-width:100%;margin-top:22px}.hero-stat{padding:0 12px}.hero-stat>strong{font-size:20px}.hero-stat>span{font-size:12px}}

/* Equal hero metric columns and spacing. */
.hero-stats .hero-stat{box-sizing:border-box;padding:0 12px;text-align:center}.hero-stats .hero-stat>span{margin:5px auto 0;max-width:125px}@media(max-width:480px){.hero-stats .hero-stat{padding:0 8px}}

/* Broker explanation: three compact benefits */
.broker-benefits{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:32px;margin:30px 0 24px}.broker-benefits article{min-width:0;padding-right:12px}.broker-benefits svg{display:block;width:28px;height:28px;color:var(--teal);margin-bottom:16px}.broker-benefits h3{font-size:21px;line-height:1.25;letter-spacing:-.035em;margin-bottom:10px}.broker-benefits p{font-size:16px;line-height:1.65;color:var(--muted)}#broker .broker-disclosure{font-size:13px;line-height:1.6;color:var(--muted);margin:0 0 12px;max-width:900px}#broker>.text-link{font-size:13px}@media(max-width:750px){.broker-benefits{grid-template-columns:1fr;gap:24px;margin-top:24px}.broker-benefits article{padding-right:0}.broker-benefits svg{margin-bottom:12px}}

/* Approved ceramic illustrations, displayed as three sprite cells. */
.broker-benefits .broker-icon{display:block;width:76px;height:85px;margin:0 0 12px;background-image:url('assets/optimized/broker-icons-3d-v35.webp');background-repeat:no-repeat;background-size:300% 100%;mix-blend-mode:multiply}.broker-icon-1{background-position:left center}.broker-icon-2{background-position:center center}.broker-icon-3{background-position:right center}

/* Five visible goal cards: three above, two horizontal cards below. */
#next .goals{display:grid;grid-template-columns:repeat(6,minmax(0,1fr));gap:20px;overflow:visible;scroll-snap-type:none;padding:6px 0 8px}
#next .goal,#next .goal.difficult,#next .goal.partner{grid-column:span 2;width:auto;min-width:0;min-height:420px;flex:initial;scroll-snap-align:none}
#next .goal.difficult,#next .goal.partner{grid-column:span 3;min-height:290px;padding:30px}
#next .goal.difficult h3,#next .goal.partner h3{max-width:60%;font-size:32px}
#next .goal.difficult p,#next .goal.partner p{max-width:55%;font-size:16px}
#next .goal.difficult .eyebrow,#next .goal.partner .eyebrow{max-width:100%;font-size:12px}
#next .goal.difficult .goal-art,#next .goal.partner .goal-art{width:42%;height:225px;right:18px;bottom:18px;object-fit:contain;object-position:center}
#next .goal.difficult .round,#next .goal.partner .round{left:30px;bottom:26px}
@media(min-width:751px) and (max-width:1050px){#next .goal{padding:24px;min-height:440px}#next .goal h3{font-size:27px}#next .goal.difficult,#next .goal.partner{padding:24px;min-height:325px}#next .goal.difficult h3,#next .goal.partner h3{font-size:27px}#next .goal.difficult .goal-art,#next .goal.partner .goal-art{right:12px;height:200px;width:40%}}
@media(max-width:750px){#next .goals{grid-template-columns:1fr;gap:14px}#next .goal,#next .goal.difficult,#next .goal.partner{grid-column:auto;min-height:290px;padding:24px;flex:initial}#next .goal h3,#next .goal.difficult h3,#next .goal.partner h3{max-width:100%;font-size:27px}#next .goal p,#next .goal.difficult p,#next .goal.partner p{max-width:60%;font-size:15px}#next .goal .goal-art,#next .goal.refi .goal-art,#next .goal.invest .goal-art{width:38%;height:170px;right:-10px;bottom:-12px}#next .goal.difficult .goal-art,#next .goal.partner .goal-art{width:35%;height:160px;right:14px;bottom:24px;object-position:center}#next .goal .round,#next .goal.difficult .round,#next .goal.partner .round{left:24px;bottom:24px}}

@media(max-width:750px){#next .goal.difficult .eyebrow,#next .goal.partner .eyebrow{font-size:10px}}

/* Lower goal imagery: closer to bottom-right, smaller puzzle. */
#next .goal.difficult .goal-art,#next .goal.partner .goal-art{right:6px;bottom:4px;object-position:right bottom}
#next .goal.difficult .goal-art{transform:scale(.792);transform-origin:right bottom}

/* Refined lower-card image positions. */
#next .goal.difficult .goal-art{right:18px;bottom:16px}
#next .goal.partner .goal-art{right:18px;bottom:-6px}

/* Six borrower scenarios with concise, readable summaries. */
#situations .situations{grid-template-columns:repeat(3,minmax(0,1fr));gap:18px}#situations .scenario{padding:24px;min-height:190px;align-items:flex-start}#situations .scenario strong{font-size:19px;line-height:1.3}#situations .scenario small{font-size:15px;line-height:1.55;margin-top:12px}#situations .scenario>span{min-width:0}.homeowner-followup{margin-top:24px;padding-top:22px;border-top:1px solid #e1eaed;display:flex;align-items:center;justify-content:space-between;gap:24px}.homeowner-followup p{font-size:16px;line-height:1.6;color:var(--muted)}.homeowner-followup strong{color:var(--ink)}.homeowner-followup .text-link{flex-shrink:0}@media(max-width:1000px){#situations .situations{grid-template-columns:repeat(2,minmax(0,1fr))}.homeowner-followup{align-items:flex-start;flex-direction:column;gap:12px}}@media(max-width:600px){#situations .situations{grid-template-columns:1fr;gap:12px}#situations .scenario{min-height:0;padding:22px}#situations .scenario strong{font-size:18px}}

/* Match the program block disclosure spacing. */
#first-time > .fine{margin-top:24px}

/* Standalone restored company card. */
.features.company-card{grid-template-columns:1fr}

/* Compact company introduction, four staff cards and processing support. */
.company-team{max-width:1100px}
.company-team-layout{display:grid;grid-template-columns:.9fr 1.2fr;gap:52px;align-items:start}
.company-team-intro h2{font-size:clamp(32px,3.5vw,46px);line-height:1.1;letter-spacing:-.045em;margin:12px 0 24px}
.company-team-intro>p:not(.eyebrow){font-size:16px;line-height:1.7;color:#51616c;margin:0 0 18px}
.company-team-intro .button{margin-top:8px;font-size:14px;white-space:normal}
.company-team-intro p.company-team-license{font-size:12px;margin:16px 0 0;color:#617083}
.company-team-heading{display:flex;align-items:center;gap:16px;margin:0 0 18px}
.company-team-heading .eyebrow{margin:0;font-size:10px;letter-spacing:.13em}
.company-team-rule{height:1px;flex:1;background:#dce9ec}
.company-team-members{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:12px}
.company-person{display:flex;align-items:center;gap:12px;border:1px solid #e1ebed;border-radius:16px;padding:19px 16px;background:#fff}
.company-person h3{font-size:16px;line-height:1.3;letter-spacing:-.025em;margin:0}
.company-initials{display:flex;align-items:center;justify-content:center;flex:0 0 42px;height:42px;border-radius:50%;background:#e8f6f6;color:#087e8e;font-size:13px;font-weight:650;letter-spacing:.02em}
.company-processing{margin-top:18px;background:#edf7f7;border:1px solid #d9edee;border-radius:20px;padding:26px}
.company-processing-top{display:flex;gap:13px;align-items:center;margin-bottom:15px}
.company-processing-icon{color:#00899b;flex:0 0 30px}
.company-processing-icon svg{display:block;width:30px;height:30px}
.company-processing .eyebrow{font-size:9px;letter-spacing:.12em;margin:0 0 7px;color:#52777e}
.company-processing h3{font-size:21px;line-height:1.25;letter-spacing:-.035em;margin:0}
.company-processing>p{font-size:14px;line-height:1.75;color:#49636d;margin:0}
.company-processing-tags{display:flex;flex-wrap:wrap;gap:7px;margin-top:18px}
.company-processing-tags span{font-size:10px;line-height:1.4;padding:6px 9px;border:1px solid #cce3e6;border-radius:20px;color:#326570;background:#f6fbfb}
@media(max-width:900px){.company-team-layout{gap:28px;grid-template-columns:1fr 1.15fr}.company-person{padding:15px 12px;gap:9px}.company-person h3{font-size:15px}.company-initials{flex-basis:34px;height:34px}.company-processing{padding:22px}}
@media(max-width:700px){.company-team-layout{grid-template-columns:1fr;gap:30px}.company-team-intro h2 br{display:none}.company-team-intro h2{max-width:400px}.company-person{min-height:80px}.company-processing h3{font-size:20px}}
@media(max-width:380px){.company-person{flex-direction:column;align-items:flex-start}.company-person h3{font-size:14px}}

/* Consistent employee photo framing */
.company-team{scroll-margin-top:120px}
.company-person{padding:10px;gap:12px;min-height:114px}
.company-headshot{display:block;flex:0 0 90px;width:90px;height:96px;overflow:hidden;border-radius:11px;background:#edf7f7}
.company-headshot img{display:block;width:100%;height:100%;object-fit:cover;object-position:center 35%}
.company-headshot .headshot-elina{transform:scale(1.13);transform-origin:50% 33%}
.company-person h3{font-size:15px;line-height:1.35}
@media(max-width:900px){.company-person{flex-direction:column;align-items:flex-start}.company-headshot{flex-basis:auto;width:100%;height:auto;aspect-ratio:1.35}.company-person h3{padding:3px 2px 5px}}
@media(max-width:700px){.company-headshot{aspect-ratio:1.2}}

.company-person-details{min-width:0}.company-person-role{font-size:12px;line-height:1.4;margin:5px 0 3px;color:#51616c}.company-person-nmls{font-size:11px;line-height:1.4;margin:0;color:#617083}

.reviews.reviews-recent{grid-template-columns:repeat(3,minmax(0,1fr))}@media(max-width:700px){.reviews.reviews-recent{grid-template-columns:1fr}}

.choose-actions{display:flex;flex-wrap:wrap;align-items:center;gap:18px 26px;margin-top:26px}.choose-actions .button{white-space:normal}.choose-actions .text-link{margin:0}

.site-footer .footer-grid{display:grid;grid-template-columns:1.1fr 1.25fr 1fr;gap:40px;padding-bottom:32px}.footer-grid h3{font-size:12px;letter-spacing:.1em;text-transform:uppercase;margin:0 0 18px;color:#526175}.footer-brand-column,.footer-contact{display:flex;flex-direction:column;align-items:flex-start;gap:12px}.footer-brand-column .brand{margin-bottom:12px}.footer-grid a,.footer-grid address{font-size:14px;line-height:1.65;overflow-wrap:anywhere}.footer-grid a:hover{text-decoration:underline}.footer-grid address{font-style:normal}.footer-contact h3{margin-bottom:6px}.footer-grid .footer-languages{font-size:12px;margin:0;color:#526175}.footer-legal ul{list-style:none;margin:0;padding:0;display:grid;gap:9px}.footer-disclosure{border-top:1px solid #dce3e7;padding-top:26px;display:flex;align-items:flex-start;gap:18px}.footer-disclosure>img{width:42px;height:auto;flex-shrink:0}.site-footer .footer-disclosure p{font-size:12px;line-height:1.7;margin:0 0 8px}.site-footer .footer-disclosure .fine{color:#526175}@media(max-width:800px){.site-footer .footer-grid{grid-template-columns:1fr 1fr;gap:28px}.footer-brand-column{grid-column:1/-1}}@media(max-width:520px){.site-footer .footer-grid{grid-template-columns:1fr}.footer-brand-column{grid-column:auto}.footer-disclosure{gap:12px}}

/* v56: clear destinations and a compact, accessible responsive header. */
header .nav-wrap{gap:26px;padding-top:18px;padding-bottom:18px}
header .brand{flex-shrink:0}header .brand img{width:210px}
header .nav-wrap nav{align-items:center;gap:26px;font-size:15px;font-weight:600}
header .nav-wrap nav a{white-space:nowrap;padding:8px 0}
header .nav-wrap .header-cta{white-space:nowrap;gap:18px;font-size:14px;padding:12px 22px}
header .nav-wrap nav .nav-contact{display:none}
#menu{width:44px;height:44px;padding:10px;align-items:center;justify-content:center;border:1px solid #dce7e9;border-radius:12px;background:white;flex-shrink:0}
.menu-lines,.menu-lines::before,.menu-lines::after{display:block;width:20px;height:2px;background:var(--ink);border-radius:2px;position:relative}
.menu-lines::before,.menu-lines::after{content:'';position:absolute;left:0;transition:transform .15s}
.menu-lines::before{top:-6px}.menu-lines::after{top:6px}
#menu[aria-expanded="true"] .menu-lines{background:transparent}
#menu[aria-expanded="true"] .menu-lines::before{top:0;transform:rotate(45deg)}
#menu[aria-expanded="true"] .menu-lines::after{top:0;transform:rotate(-45deg)}
#refinance-options:target{outline:2px solid #9ccfd7;outline-offset:12px;border-radius:5px}
@media(max-width:1100px){
 header .nav-wrap{padding:16px 24px;gap:18px}
 header .nav-wrap .header-cta{margin-left:auto}
 header #menu{display:flex}
 header .nav-wrap nav{display:none;position:absolute;top:100%;left:0;right:0;align-items:stretch;gap:0;padding:12px 24px 20px;background:white;border-bottom:1px solid #dce7e9;box-shadow:0 14px 24px #16283b12;max-height:calc(100dvh - 86px);overflow:auto}
 header .nav-wrap nav.open{display:flex;flex-direction:column}
 header .nav-wrap nav a{padding:14px 10px;border-bottom:1px solid #edf2f3}
 header .nav-wrap nav .nav-contact{display:block;border:0;color:#00899e;padding-top:20px}
}
@media(max-width:750px){header .nav-wrap{padding:12px 20px}header .brand img{width:178px}header .nav-wrap .header-cta{display:none}header #menu{margin-left:auto}header .nav-wrap nav{padding-left:20px;padding-right:20px}}
@media(prefers-reduced-motion:reduce){.menu-lines::before,.menu-lines::after{transition:none}}

/* Compact hero goal selector; retain room for the longest option. */
.hero-router>div{align-items:center}
.hero-router select{flex:0 1 280px;width:280px;max-width:100%;min-width:0}
@media(max-width:750px){.hero-router>div{align-items:flex-start}.hero-router select{flex:none;width:280px;max-width:100%}}

/* Inset dropdown chevron from the right edge. */
.hero-router select{appearance:none;-webkit-appearance:none;padding-right:40px;background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='8' viewBox='0 0 12 8' fill='none'%3E%3Cpath d='M1 1.5 6 6.5 11 1.5' stroke='%2315253c' stroke-width='1.4' stroke-linecap='round' stroke-linejoin='round'/%3E%3C/svg%3E");background-repeat:no-repeat;background-position:right 14px center;background-size:12px 8px}

/* Waterfront hero illustration, cropped from the left to retain keys and home. */
.hero-picture.hero-property{width:100%;max-width:560px;min-height:0;aspect-ratio:3/2;align-self:center;justify-self:end}
.hero-property>img{object-fit:cover;object-position:right center;transform:none}
@media(max-width:750px){.hero-picture.hero-property{width:100%;max-width:560px;justify-self:center;aspect-ratio:3/2}}

/* Soft circular accents contained within the hero, behind the content. */
.hero{position:relative;isolation:isolate;overflow:hidden}
.hero-circle{position:absolute;pointer-events:none;z-index:0;border-radius:50%}
.hero-circle-top{width:490px;height:490px;right:-180px;top:-235px;background:#c8eaed80}
.hero-circle-bottom{width:380px;height:380px;right:100px;bottom:-258px;background:#cce9ec80}
.hero-circle-outline{width:225px;height:225px;right:-95px;bottom:90px;border:1px solid #afd9df}
.hero-copy{position:relative;z-index:2}
.hero-artwork{position:relative;z-index:1;width:100%;max-width:560px;aspect-ratio:3/2;justify-self:end;align-self:center}
.hero-image-orb{position:absolute;pointer-events:none;width:190px;height:190px;border-radius:50%;top:-54px;left:-52px;background:#c2e6ea99;z-index:0}
.hero-artwork .hero-property{position:relative;z-index:1;width:100%;height:100%;max-width:none}
@media(max-width:750px){.hero-circle-top{width:350px;height:350px;right:-235px;top:-240px;opacity:.7}.hero-circle-bottom{right:40px;bottom:-270px}.hero-circle-outline{right:-160px;bottom:135px}.hero-artwork{justify-self:center;margin-top:8px}.hero-image-orb{width:135px;height:135px;top:-32px;left:-32px}}

/* Email-first Klaviyo inquiry form. */
.contact-card .lead-capture{display:grid;gap:12px;margin:18px 0 0}
.contact-card [hidden]{display:none!important}
.sticky-contact[hidden]{display:none!important}
header{background:#fff}
@media(min-width:751px) and (max-width:1000px){.contact-layout{grid-template-columns:1fr;gap:28px}.contact-layout h2{font-size:39px}.contact-card{width:100%}}
@media(min-width:768px){.contact-layout>div:first-child>.phone,.contact-layout>div:first-child>.phone+.fine{display:none}}
@media(min-width:768px){.contact-card #email{display:block;width:auto;border:0;border-radius:0;background:none;padding:8px 0;text-align:center;transform:none}.contact-card #email:hover{text-decoration:underline}}
.contact-card .lead-capture>label,.lead-field label{display:block;font-size:14px;font-weight:600}
.lead-field{display:grid;gap:5px}
.lead-field input,#callForm select,#callForm textarea{width:100%;max-width:100%;min-width:0;padding:12px 14px;border:1px solid #bcd9df;border-radius:9px;background:#fff;color:var(--ink);font:inherit;font-size:14px}
#callForm textarea{resize:vertical}
.lead-field input:focus-visible,#callForm select:focus-visible,#callForm textarea:focus-visible{outline:3px solid #0b6a80;outline-offset:2px}
.lead-field.invalid input,#callForm [aria-invalid="true"]{border-color:#a52b2b!important}
.lead-error{color:#a52b2b;font-size:13px;line-height:1.35}
.lead-error:empty{display:none}
.lead-feedback{margin-top:12px;font-size:14px;line-height:1.5}
#leadFailure{color:#8f2525}
#leadSuccess{color:#176b48;font-weight:600}
#leadSuccess:focus{outline:none}
.contact-card.inquiry-complete{padding:36px 30px;text-align:center}
.contact-card.inquiry-complete::before{content:'✓';display:grid;place-items:center;width:48px;height:48px;margin:0 auto 20px;border-radius:50%;background:#e6f5ef;color:#176b48;font-size:25px;font-weight:700}
.contact-card.inquiry-complete h3{margin:0 0 14px}
.contact-card.inquiry-complete #leadSuccess{max-width:360px;margin:0 auto;color:var(--muted);font-size:16px;font-weight:400;line-height:1.6}
.contact-card.inquiry-complete #email{margin:24px 0 0}
.contact-card #email{margin:8px 0 0}
.contact-card #submitBtn{margin-bottom:0}
@media(max-width:750px){.contact-card .lead-capture>.button,.contact-card #email{width:100%;justify-content:center}}

/* Consistent spacing after removing eyebrow labels. */
.wrap>h2:first-child,.section-top>h2:first-child{margin-top:0}
.company-team-heading:empty{display:none}
.hero-stat>a{display:block;font-size:12px;color:var(--muted)}
.button:not(.outline):not(.white):not(.dark),.sticky-contact a:last-child{background:#007e91}
.text-link{color:#00788b}
#comparison .provider-comparison thead th>span,#comparison .comparison-note{color:#526175}
.resource-grid>article{display:flex;flex-direction:column;align-items:flex-start}
.resource-grid>article>.text-link:last-child{margin-top:auto;padding-top:14px}

/* Mobile contact handoff and simplified actions. */
.intro-followup{display:block;margin-top:12px}
.contact-card{scroll-margin-top:110px}
#contactFormTitle:focus{outline:none}
@media(max-width:767px){
 .hero-artwork{display:none}
 .hero{grid-template-columns:1fr}
 .contact-layout>div:first-child>.phone,.contact-layout>div:first-child>.phone+.fine{display:none}
 main a.button[data-contact-general]{display:none}
 .lead-field input,#callForm select,#callForm textarea{font-size:16px}
 .sticky-contact a:first-child{display:flex;align-items:center;justify-content:center;min-width:48px;min-height:48px;padding:12px}
 .contact-card{scroll-margin-top:90px}
}

/* Make text links recognizable without relying on hover or color. */
a:not(.button):not(.brand):not(.goal):not(.skip),
.text-link,
.contact-card #email{
 text-decoration-line:underline;
 text-decoration-thickness:1px;
 text-underline-offset:.22em;
 text-decoration-skip-ink:auto;
}
a:not(.button):not(.brand):not(.goal):not(.skip):hover,
.text-link:hover,
.contact-card #email:hover{
 text-decoration-thickness:2px;
}
.sticky-contact a{text-decoration:none!important}

/* Footer links retain their original appearance, with an underline on hover. */
.site-footer a:not(.button):not(.brand):not(.goal):not(.skip){text-decoration-line:none}
.site-footer a:not(.button):not(.brand):not(.goal):not(.skip):hover{text-decoration-line:underline;text-decoration-thickness:1px}

/* Scenario labels need AA contrast at small mobile type sizes. */
#situations .scenario strong{color:#00788b}