@import url('https://fonts.googleapis.com/css2?family=DM+Sans:wght@400;500;600;700&family=Playfair+Display:ital,wght@0,500;0,600;0,700;1,500;1,600&display=swap');
:root{--forest:#263b4d;--forest-2:#3d5b70;--cream:#f1f4f6;--paper:#ffffff;--gold:#4b9fc7;--ink:#202a33;--muted:#64717b;--line:#dce3e8;--serif:'Playfair Display',Georgia,serif;--sans:'DM Sans',Arial,sans-serif}*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;background:var(--paper);color:var(--ink);font-family:var(--sans);font-size:16px;line-height:1.65;-webkit-font-smoothing:antialiased}a{color:inherit;text-decoration:none}.container{width:min(1160px,calc(100% - 48px));margin-inline:auto}.skip-link{position:absolute;top:-50px;left:16px;background:white;color:var(--forest);padding:10px 14px;z-index:100}.skip-link:focus{top:10px}.site-header{position:relative;z-index:5;background:var(--paper);border-bottom:1px solid rgba(38,59,77,.08)}.nav-wrap{height:82px;display:flex;align-items:center;justify-content:space-between;gap:28px}.brand{display:inline-flex;align-items:center;gap:11px;font-size:13px;font-weight:700;letter-spacing:1.45px;white-space:nowrap;color:var(--forest)}.brand-light{font-weight:400;letter-spacing:1.1px}.brand-logo{display:block;width:36px;height:36px;object-fit:contain;flex:0 0 auto}.primary-nav{display:flex;align-items:center;gap:34px}.primary-nav a{position:relative;font-size:13px;color:#4c5952;transition:color .2s}.primary-nav a:hover,.primary-nav a.active{color:var(--forest)}.primary-nav a.active:after{content:'';position:absolute;left:0;right:0;bottom:-30px;height:2px;background:var(--gold)}.menu-toggle{display:none;align-items:center;justify-content:center;flex-direction:column;gap:5px;width:44px;height:44px;background:transparent;border:1px solid transparent;border-radius:4px;padding:8px;cursor:pointer;color:var(--forest);-webkit-tap-highlight-color:transparent}.menu-toggle:hover{background:var(--cream)}.menu-toggle:focus-visible,.primary-nav a:focus-visible{outline:2px solid var(--gold);outline-offset:4px}.menu-toggle span{display:block;width:24px;height:2px;margin:0;background:var(--forest);transition:transform .2s,opacity .2s}.menu-toggle[aria-expanded="true"] span:first-child{transform:translateY(7px) rotate(45deg)}.menu-toggle[aria-expanded="true"] span:nth-child(2){opacity:0}.menu-toggle[aria-expanded="true"] span:last-child{transform:translateY(-7px) rotate(-45deg)}.hero{position:relative;overflow:hidden;background:#f1f4f6;color:var(--ink);min-height:610px;display:flex;align-items:center}.hero-content{position:relative;z-index:2;padding-top:80px;padding-bottom:80px;width:min(1160px,calc(100% - 48px));margin-inline:auto;display:grid;grid-template-columns:minmax(0,.9fr) minmax(0,1.1fr);align-items:center;gap:58px}.hero-copy-block{max-width:530px}.hero-media{position:relative;min-width:0}.hero-media img{display:block;width:100%;height:440px;object-fit:cover;object-position:center;border-radius:2px}.hero-media-caption{display:flex;justify-content:space-between;gap:16px;margin-top:12px;font-size:10px;letter-spacing:.35px;color:#64717b}.hero .eyebrow{color:#4b758c}.hero h1{color:#111820}.hero h1 em{color:#337da2}.hero-copy{color:#53616c}.hero-note{color:#64717b}.hero .text-link{color:#263b4d}.hero .button-light{background:#111820;color:white}.eyebrow{margin:0 0 22px;font-size:10px;font-weight:700;letter-spacing:2.2px;color:#8a9a8f}.hero .eyebrow{color:#4b758c}.page-hero .eyebrow{color:#a9d8ee}.eyebrow-line{display:inline-block;width:28px;height:1px;background:var(--gold);vertical-align:middle;margin-right:10px}.hero h1,.page-hero h1{font-family:var(--serif);font-size:clamp(44px,6.2vw,76px);line-height:1.12;letter-spacing:-1.8px;font-weight:500;margin:0;max-width:780px}.hero h1 em,.page-hero h1 em,.section h2 em,.closing-cta h2 em{color:#4b9fc7;font-weight:500}.hero-copy{max-width:510px;margin:24px 0 28px;color:#53616c;font-size:15px;line-height:1.9}.hero-actions{display:flex;align-items:center;gap:28px;flex-wrap:wrap}.button{display:inline-flex;align-items:center;justify-content:center;gap:18px;padding:14px 20px;font-size:12px;font-weight:700;transition:transform .2s,background .2s}.button:hover{transform:translateY(-2px)}.button-light{background:var(--cream);color:var(--forest)}.button-dark{background:var(--forest);color:white}.text-link{font-size:12px;color:var(--forest)}.text-link span,.inline-link span{margin-left:7px;color:var(--gold)}.hero-note{margin-top:42px;color:#64717b;font-size:11px;letter-spacing:.25px}.note-dot{display:inline-block;width:6px;height:6px;border-radius:50%;background:var(--gold);margin-right:9px;vertical-align:middle}.hero-index{position:absolute;right:5.5%;bottom:40px;z-index:2;font-size:9px;letter-spacing:2px;color:#64717b}.section{padding:94px 0}.intro-grid,.content-grid{display:grid;grid-template-columns:1fr 1fr;gap:80px}.section h2,.risk-copy h2,.contact-panel h2{font-family:var(--serif);font-size:clamp(34px,4vw,48px);line-height:1.22;font-weight:500;letter-spacing:-.7px;margin:0}.section h2 em{color:var(--forest-2)}.intro-copy{padding-top:20px}.intro-copy p,.prose p,.contact-panel p{color:var(--muted);font-size:14px;line-height:1.95;margin:0 0 18px}.inline-link{display:inline-block;margin-top:12px;font-size:12px;font-weight:700;color:var(--forest)}.focus-section{background:var(--cream)}.section-heading{display:flex;justify-content:space-between;align-items:end;gap:40px;margin-bottom:42px}.section-lead{max-width:330px;margin:0 0 5px;color:var(--muted);font-size:13px;line-height:1.9}.focus-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}.focus-card{position:relative;min-height:245px;background:var(--paper);padding:30px 28px;border:1px solid #e8e7df}.card-number{position:absolute;right:24px;top:22px;color:#9aa49b;font-size:10px;letter-spacing:1px}.card-icon{color:var(--gold);font-size:31px;margin-bottom:26px}.focus-card h3{font-family:var(--serif);font-size:22px;font-weight:500;margin:0 0 10px;color:var(--forest)}.focus-card p{margin:0;color:var(--muted);font-size:12px;line-height:1.9}.notice-band{background:#eaece5;padding:34px 0}.notice-inner{display:flex;align-items:flex-start;gap:20px;max-width:900px}.notice-icon{display:grid;place-items:center;flex:0 0 28px;height:28px;border:1px solid #b8c2b7;border-radius:50%;color:var(--forest);font-family:var(--serif)}.notice-inner h2{margin:0 0 5px;color:var(--forest);font-size:13px}.notice-inner p{margin:0;color:#59665e;font-size:12px;line-height:1.85}.closing-cta{background:var(--paper);text-align:center;padding:85px 0 92px}.closing-cta .eyebrow{margin-bottom:17px}.closing-cta h2{font-family:var(--serif);font-size:clamp(38px,5vw,54px);line-height:1.2;font-weight:500;margin:0 0 27px}.closing-cta h2 em{color:var(--forest-2)}.site-footer{background:#263b4d;color:#f7f9fb;padding:48px 0 22px;border-top:1px solid #3d5b70}.footer-top,.footer-bottom{display:flex;justify-content:space-between;align-items:center;gap:24px}.brand-footer{color:#ffffff}.footer-top nav{display:flex;gap:28px}.footer-top nav a,.footer-bottom{font-size:11px;color:#c1ccd4}.footer-top nav a{transition:color .2s}.footer-top nav a:hover{color:#75c2e4}.footer-bottom{border-top:1px solid rgba(220,231,238,.18);margin-top:32px;padding-top:18px;letter-spacing:.2px}.site-footer .brand-logo{width:38px;height:38px}.site-footer .brand{font-size:12px;letter-spacing:1.2px}.site-footer .brand-light{color:#c1ccd4}.site-footer .footer-bottom span:last-child{color:#91a2af}.page-hero{background:var(--forest);color:white;padding:76px 0 83px}.page-hero h1{font-size:clamp(42px,5.5vw,66px)}.page-lead{max-width:590px;color:#e0e8ee;font-size:14px;line-height:1.9;margin:22px 0 0}.content-grid{align-items:start}.content-grid h2{font-size:clamp(34px,4vw,46px)}.prose h3{font-family:var(--serif);font-weight:500;font-size:23px;color:var(--forest);margin:30px 0 14px}.principle-list{list-style:none;padding:0;margin:0}.principle-list li{padding:14px 0;border-top:1px solid var(--line);color:var(--muted);font-size:13px}.principle-list strong{color:var(--forest)}.plans-section{padding-top:56px}.draft-banner{display:flex;gap:16px;align-items:flex-start;background:#f2efe5;border:1px solid #e5ddc7;padding:19px 22px;margin-bottom:30px;color:#63563b}.draft-banner>span{font-size:20px;color:#a5874d}.draft-banner p{margin:0;font-size:12px;line-height:1.8}.draft-banner strong{color:#3f3a2e}.plans-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:16px}.plan-card{border:1px solid var(--line);padding:27px 28px 24px;background:white}.plan-index{font-size:9px;color:#89958c;letter-spacing:1.6px}.plan-card h2{font-family:var(--serif);font-size:28px;font-weight:500;margin:15px 0 4px;color:var(--forest)}.plan-range{font-size:23px;font-weight:600;letter-spacing:-.5px;color:var(--forest);margin:0 0 10px}.plan-description{font-size:12px;color:var(--muted);margin:0 0 22px}.plan-status{display:inline-block;border:1px solid #e5e5dc;padding:5px 9px;color:#7a8078;font-size:9px;text-transform:uppercase;letter-spacing:1px}.risk-copy{max-width:850px;margin-top:54px}.risk-copy h2{font-size:30px;margin-bottom:15px}.risk-copy p{font-size:12px;line-height:1.9;color:var(--muted)}.risk-copy strong{color:var(--forest)}.contact-panel{display:grid;grid-template-columns:130px 1fr;gap:38px;align-items:start;max-width:850px}.contact-symbol{display:grid;place-items:center;width:100px;height:100px;border:1px solid var(--gold);font-family:var(--serif);font-size:50px;color:var(--gold)}.contact-panel h2{font-size:36px;margin-bottom:16px}.contact-panel .eyebrow{margin-bottom:14px}
@keyframes nav-reveal{from{opacity:0;transform:translateY(-4px)}to{opacity:1;transform:translateY(0)}}@media(max-width:760px){.container{width:min(100% - 36px,600px)}.hero-content{width:min(100% - 36px,600px);grid-template-columns:1fr;gap:30px;padding-top:55px;padding-bottom:55px}.hero-media img{height:290px}.hero{min-height:0}.nav-wrap{height:72px}.brand{font-size:11px;letter-spacing:1px;gap:8px}.brand-logo{width:32px;height:32px}.menu-toggle{display:flex}.primary-nav{display:none;position:absolute;top:71px;left:0;right:0;padding:10px 24px 22px;background:var(--paper);border-bottom:1px solid var(--line);box-shadow:0 12px 24px rgba(16,43,36,.08);flex-direction:column;align-items:stretch;gap:0}.primary-nav.open{display:flex;animation:nav-reveal .16s ease-out}.primary-nav a{display:flex;align-items:center;min-height:48px;padding:12px 0;border-bottom:1px solid #eceee8;font-size:14px}.primary-nav a:last-child{border-bottom:0}.primary-nav a.active:after{display:none}.hero{min-height:0}.hero-content{padding-top:52px;padding-bottom:52px}.hero h1{font-size:clamp(42px,11vw,62px);letter-spacing:-1px}.hero-copy{font-size:14px}.hero-actions{align-items:flex-start;flex-direction:column;gap:19px}.hero-note{margin-top:31px}.hero-index{right:18px;bottom:18px}.section{padding:65px 0}.intro-grid,.content-grid{grid-template-columns:1fr;gap:25px}.intro-copy{padding-top:0}.section-heading{display:block}.section-lead{margin-top:20px}.focus-grid{grid-template-columns:1fr}.focus-card{min-height:0;padding:25px}.card-icon{margin-bottom:15px}.notice-band{padding:28px 0}.closing-cta{padding:65px 0}.footer-top,.footer-bottom{align-items:flex-start;flex-direction:column}.footer-top nav{flex-wrap:wrap;gap:18px}.footer-bottom{gap:6px}.page-hero{padding:60px 0 62px}.page-hero h1{font-size:clamp(39px,10vw,55px)}.plans-grid{grid-template-columns:1fr}.plan-card{padding:24px}.plans-section{padding-top:36px}.contact-panel{grid-template-columns:1fr;gap:24px}.contact-symbol{width:76px;height:76px;font-size:40px}.contact-panel h2{font-size:32px}}@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*:before,*:after{transition:none!important;animation:none!important}}
.help-section{background:var(--cream)}.faq-list{max-width:900px;border-top:1px solid #d9ded6}.faq-item{border-bottom:1px solid #d9ded6;padding:0 4px}.faq-item summary{position:relative;cursor:pointer;list-style:none;padding:19px 42px 19px 0;color:var(--forest);font-size:15px;font-weight:600}.faq-item summary::-webkit-details-marker{display:none}.faq-item summary:after{content:'+';position:absolute;right:8px;top:14px;color:var(--forest);font-size:24px;font-weight:400}.faq-item[open] summary:after{content:'−'}.faq-item summary:focus-visible{outline:2px solid var(--gold);outline-offset:3px}.faq-item p{max-width:760px;margin:0;padding:0 36px 20px 0;color:var(--muted);font-size:13px;line-height:1.9}
/* Responsive refinements: keep the mobile layout compact and prevent long content from causing sideways scrolling. */
img{max-width:100%}
:where(h1,h2,h3,p,li,a){overflow-wrap:anywhere}
@media(max-width:760px){.hero-media img{height:clamp(220px,62vw,290px)}.hero-index{right:18px;bottom:18px}.button{min-height:44px}.primary-nav a{min-height:48px}.footer-top nav a{min-height:36px;display:inline-flex;align-items:center}}
@media(max-width:360px){.container{width:calc(100% - 28px)}.brand{font-size:10px;letter-spacing:.65px;gap:6px}.brand-logo{width:29px;height:29px}.menu-toggle{width:42px;height:42px;padding:7px}.hero h1{font-size:clamp(36px,10.5vw,42px)}.hero-actions{gap:14px}.page-hero h1{font-size:clamp(35px,9.5vw,42px)}}

/* Property information showcase */
.property-info-section{background:#fff;padding-top:82px;padding-bottom:82px}.property-info-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:16px}.property-info-card{border:1px solid var(--line);padding:27px 25px 29px;background:var(--paper);min-width:0}.property-info-index{display:block;color:#4b758c;font-size:9px;font-weight:700;letter-spacing:1.5px;margin-bottom:28px}.property-info-card h3{font-family:var(--serif);font-weight:500;font-size:23px;line-height:1.3;color:var(--forest);margin:0 0 12px}.property-info-card p{font-size:12px;line-height:1.9;color:var(--muted);margin:0}.property-info-note{margin:22px 0 0;font-size:11px;line-height:1.8;color:var(--muted)}
@media(max-width:760px){.property-info-section{padding-top:62px;padding-bottom:62px}.property-info-grid{grid-template-columns:1fr;gap:12px}.property-info-card{padding:23px}.property-info-index{margin-bottom:18px}}

/* Contact details and icon-only social links */
.footer-social{display:flex;align-items:center;gap:14px;color:#e6edf2}
.footer-social a{display:grid;place-items:center;width:30px;height:30px;color:#e6edf2;transition:color .2s,transform .2s}
.footer-social a:hover{color:#75c2e4;transform:translateY(-2px)}
.footer-social svg{display:block;width:19px;height:19px;fill:currentColor}
.footer-social a:focus-visible{outline:2px solid #75c2e4;outline-offset:4px}
.footer-address{display:flex;gap:18px;align-items:baseline;margin-top:24px;padding-top:18px;border-top:1px solid rgba(220,231,238,.12);font-size:11px;color:#c1ccd4}
.footer-address-label{font-size:9px;font-weight:700;letter-spacing:1.5px;color:#91a2af}
.contact-details{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:12px;margin-top:26px}
.contact-details a{display:flex;flex-direction:column;gap:5px;padding:17px 18px;border:1px solid var(--line);background:#fff;min-width:0}
.contact-details a:hover{border-color:var(--gold)}
.contact-details span{font-size:10px;letter-spacing:.8px;text-transform:uppercase;color:var(--muted)}
.contact-details strong{font-size:13px;font-weight:600;color:var(--forest);overflow-wrap:anywhere}
@media(max-width:760px){.footer-top{gap:22px}.footer-social{gap:16px}.footer-address{flex-direction:column;gap:4px}.contact-details{grid-template-columns:1fr}}