:root{--navy:#0d1d24;--navy2:#16303b;--orange:#ff4d18;--orange-text:#b73a10;--limestone:#f7f3ea;--stone:#e9e1d0;--sage:#53664a;--ink:#1d2a30;--muted:#4f5d63;--radius:10px;
--font:"Inter Tight","Inter",system-ui,-apple-system,"Segoe UI",Roboto,Helvetica,Arial,sans-serif;--serif:Georgia,"Iowan Old Style","Times New Roman",serif}
*{box-sizing:border-box}html{-webkit-text-size-adjust:100%;scroll-behavior:smooth}
body{margin:0;font-family:var(--font);font-size:1.0625rem;line-height:1.65;color:var(--ink);background:#fff}
img,svg{max-width:100%;height:auto}
a{color:var(--orange-text);text-underline-offset:2px}a:hover{color:var(--navy)}
:focus-visible{outline:3px solid var(--orange);outline-offset:2px}
.wrap{max-width:1160px;margin:0 auto;padding:0 20px}
.skip{position:absolute;left:-999px;top:0;background:var(--navy);color:#fff;padding:8px 14px;z-index:99}.skip:focus{left:8px}
h1,h2,h3{font-family:var(--serif);color:var(--navy);line-height:1.2;font-weight:700}
h1{font-size:clamp(1.9rem,4.2vw,3rem);margin:.2em 0 .4em}h2{font-size:clamp(1.35rem,2.5vw,1.75rem);margin:1.6em 0 .5em}h3{font-size:1.15rem;margin:.2em 0 .4em}
.eyebrow{text-transform:uppercase;letter-spacing:.12em;font-size:.8rem;font-weight:700;color:var(--orange);margin:0}
.btn{display:inline-block;padding:.7em 1.2em;border-radius:999px;font-weight:700;text-decoration:none;line-height:1.2;border:2px solid transparent}
.btn-accent{background:var(--orange);color:var(--navy)}.btn-accent:hover{background:#ff6a3d;color:var(--navy)}
.btn-light{background:#fff;color:var(--navy)}.btn-light:hover{background:var(--stone);color:var(--navy)}
.btn-ghost{border-color:#fff;color:#fff}.btn-ghost:hover{background:#fff;color:var(--navy)}
.btn-call{background:var(--navy);color:#fff;font-size:.95rem;white-space:nowrap}.btn-call:hover{background:var(--orange);color:var(--navy)}
.btn-lg{font-size:1.25rem;padding:.8em 1.5em}
/* header */
.site-header{background:#fff;border-bottom:1px solid var(--stone);position:sticky;top:0;z-index:50}
.hdr{display:flex;align-items:center;gap:16px;min-height:72px}
.brand{display:flex;flex-direction:column;text-decoration:none;margin-right:auto}.brand img{display:block;width:180px}
.brand-sub{font-size:.72rem;letter-spacing:.14em;text-transform:uppercase;color:var(--sage);font-weight:700;margin-top:2px}
nav ul{list-style:none;margin:0;padding:0}
.menu-wide{display:none}
.menu{position:relative}.menu summary{list-style:none;cursor:pointer;width:44px;height:44px;display:flex;flex-direction:column;justify-content:center;gap:5px;padding:10px}
.menu summary::-webkit-details-marker{display:none}.menu summary span{display:block;height:2px;background:var(--navy)}
.menu ul{position:absolute;right:-110px;top:52px;background:#fff;border:1px solid var(--stone);border-radius:var(--radius);box-shadow:0 10px 30px rgba(0,0,0,.12);min-width:220px;padding:8px}
.menu a{display:block;padding:10px 12px;color:var(--navy);text-decoration:none;font-weight:600}.menu a:hover{background:var(--limestone)}
@media (min-width:980px){.menu{display:none}.menu-wide{display:flex;gap:22px}.menu-wide a{color:var(--navy);text-decoration:none;font-weight:600;font-size:.98rem}
.menu-wide a:hover,.menu-wide a[aria-current]{color:var(--orange-text)}}
@media (max-width:560px){.btn-call{font-size:.8rem;padding:.6em .8em}.brand img{width:140px}.brand-sub{font-size:.62rem}}
/* hero */
.hero,.page-hero{background:linear-gradient(160deg,var(--navy) 0%,var(--navy2) 70%,#2b4a3f 100%);color:#fff;position:relative;overflow:hidden}
.hero .wrap{padding-top:72px;padding-bottom:110px;position:relative;z-index:1}
.hero h1{color:#fff;max-width:820px}.hero .lede{font-size:1.2rem;max-width:640px;color:#e8e2d6}
.hero::before{content:"";position:absolute;right:8%;top:38px;width:120px;height:120px;border-radius:50%;background:radial-gradient(circle,#ff7a4d 0%,var(--orange) 55%,rgba(255,77,24,0) 72%);opacity:.85}
.paths{display:flex;gap:12px;flex-wrap:wrap;margin-top:24px}
.hills{position:absolute;left:0;right:0;bottom:-1px;width:100%;height:90px}
.page-hero .wrap{padding-top:36px;padding-bottom:80px;position:relative;z-index:1}.page-hero h1{color:#fff;max-width:900px}
.crumbs{font-size:.88rem;padding-top:10px;padding-bottom:10px}.crumbs ol{list-style:none;margin:0;padding:0;display:flex;flex-wrap:wrap;gap:6px}
.crumbs li+li::before{content:"\203A";margin-right:6px;color:var(--muted)}.crumbs [aria-current]{color:var(--muted)}
/* towns */
.towns{padding-top:10px}.town-grid{list-style:none;padding:0;margin:0;display:grid;grid-template-columns:repeat(auto-fit,minmax(160px,1fr));gap:12px}
.town-grid a{display:flex;flex-direction:column;padding:16px;border:1px solid var(--stone);border-radius:var(--radius);text-decoration:none;background:var(--limestone);color:var(--navy);height:100%}
.town-grid a:hover{border-color:var(--orange)}.town-grid strong{font-family:var(--serif);font-size:1.15rem}.town-grid span{color:var(--muted);font-size:.9rem}
/* cards */
.split{padding-bottom:20px}.cards{list-style:none;padding:0;margin:16px 0 0;display:grid;grid-template-columns:repeat(auto-fit,minmax(240px,1fr));gap:16px}
.card{background:#fff;border:1px solid var(--stone);border-radius:var(--radius);padding:20px;margin-bottom:16px}
.card.svc{border-top:4px solid var(--orange);margin:0}.card.svc a{color:var(--navy);text-decoration:none}.card.svc a:hover{color:var(--orange-text)}.card.svc p{margin:0;color:var(--muted)}
.band{background:var(--limestone);padding:8px 0 30px;margin-top:30px}
.why-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(220px,1fr));gap:20px;margin-bottom:24px}
.why-grid>div{border-left:3px solid var(--sage);padding-left:14px}.why-grid p{margin:0;color:var(--muted)}
.lawyer{display:flex;gap:16px;align-items:flex-start;background:var(--limestone)}
.avatar{flex:none;width:60px;height:60px;border-radius:50%;background:var(--navy);color:#fff;font-family:var(--serif);font-weight:700;font-size:1.2rem;display:flex;align-items:center;justify-content:center;border:3px solid var(--orange)}
.lawyer h3{margin:0}.lawyer p{margin:.3em 0}.role{color:var(--sage);font-weight:700;font-size:.92rem}
/* content */
.content-grid{display:grid;grid-template-columns:1fr;gap:32px;padding-top:24px;padding-bottom:16px}
@media (min-width:900px){.content-grid{grid-template-columns:minmax(0,1fr) 340px}.side{position:sticky;top:96px;align-self:start}}
.prose{max-width:740px}.prose h2:first-of-type{margin-top:1.2em}
.side h2{font-size:1.1rem;margin:.2em 0 .6em}.side ul{padding-left:1.1em;margin:0 0 .8em}.side li{margin:.25em 0}
ul.plain{list-style:none;padding:0}ul.plain li{margin-bottom:10px}
.fee,.fee-callout{font-weight:700;color:var(--navy)}.fee-callout{background:var(--limestone);border-left:4px solid var(--orange);padding:12px 16px;border-radius:6px}
.warn{background:#fff6f2;border-left:4px solid var(--orange);padding:12px 16px;border-radius:6px}
/* faq */
.faqs{padding-top:10px;padding-bottom:30px}.faq-group{margin-bottom:24px}
.faq{border:1px solid var(--stone);border-radius:var(--radius);margin:10px 0;background:#fff}
.faq summary{cursor:pointer;padding:14px 44px 14px 16px;font-weight:700;color:var(--navy);position:relative;list-style:none}
.faq summary::-webkit-details-marker{display:none}
.faq summary::after{content:"+";position:absolute;right:16px;top:10px;font-size:1.4rem;color:var(--orange-text)}
.faq[open] summary::after{content:"\2212"}.faq[open] summary{border-bottom:1px solid var(--stone)}
.faq div{padding:4px 16px 8px}.src,.more{font-size:.9rem;color:var(--muted)}
.note{font-size:.92rem;color:var(--muted);font-style:italic}
.toc ul{list-style:none;padding:0;display:flex;flex-wrap:wrap;gap:8px;margin:20px 0}
.toc a{display:inline-block;padding:6px 12px;border:1px solid var(--stone);border-radius:999px;text-decoration:none;color:var(--navy);font-size:.92rem;background:var(--limestone)}
/* cta */
.cta{background:var(--navy);color:#fff;padding:40px 0;margin-top:20px}.cta h2{color:#fff;margin-top:0}.cta p{color:#e8e2d6}
/* footer */
.site-footer{background:#0a161b;color:#d6d0c4;padding:40px 0 24px;font-size:.95rem}
.site-footer a{color:#fff}.site-footer a:hover{color:var(--orange)}
.site-footer h2{color:#fff;font-family:var(--font);font-size:.85rem;text-transform:uppercase;letter-spacing:.12em;margin:0 0 12px}
.fgrid{display:grid;grid-template-columns:repeat(auto-fit,minmax(200px,1fr));gap:28px}
.legal{border-top:1px solid #23363e;margin-top:28px;padding-top:18px;font-size:.85rem;color:#b9b3a8}
@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}}
@media (max-width:700px){.hero::before{width:70px;height:70px;top:18px;right:4%;opacity:.55}.hero .wrap{padding-top:96px}}
@media (max-width:979px){.menu ul{position:fixed;top:72px;left:12px;right:12px;min-width:0}}
/* lender resources */
.reviewed{display:inline-block;background:var(--limestone);border:1px solid var(--stone);border-radius:999px;padding:4px 12px;font-size:.85rem;font-weight:700;color:var(--sage);margin:0 0 8px}
.lede-p{font-size:1.15rem;color:var(--ink)}
.table-wrap{overflow-x:auto;margin:1em 0}.table-wrap table{border-collapse:collapse;width:100%;font-size:.95rem;min-width:520px}
.table-wrap th,.table-wrap td{border:1px solid var(--stone);padding:8px 10px;text-align:left;vertical-align:top}
.table-wrap thead th{background:var(--navy);color:#fff}.table-wrap tbody th{background:var(--limestone);font-weight:700;color:var(--navy)}
.disclaimer{background:var(--limestone);border-left:4px solid var(--sage);padding:12px 16px;border-radius:6px;font-size:.95rem;margin-top:2em}
ul.sources{font-size:.92rem;padding-left:1.1em}ul.sources li{margin:.3em 0}
.lender-cta{border-top:4px solid var(--orange)}.pdf-card{background:var(--limestone)}
.pdf-list{padding-left:1.1em}.pdf-list li{margin:.4em 0}.lr-group h2{margin-bottom:.2em}
@media (min-width:980px) and (max-width:1180px){.menu-wide{gap:14px}.menu-wide a{font-size:.9rem}}
.role-box{border:2px solid var(--navy);background:#fff6f2;border-radius:8px;padding:12px 16px;margin:8px 0 16px}.role-box p{margin:0}