:root{--navy:#3B2A20;--navy-dk:#2E211A;--blue:#5A3E2E;--blue-tint:#F1E6D6;--orange:#A64B25;--orange-dk:#93421F;--peach:#F6E7D6;--cream:#FBF6EE;--gray:#5A4A3F;--line:#E8DCCB;--ink:#2A2420;
--serif:"Fraunces",Georgia,"Times New Roman",serif;--sans:"Inter",system-ui,-apple-system,"Segoe UI",Roboto,Arial,sans-serif;--r:20px;--shadow:0 1px 2px rgba(74,52,34,.06),0 12px 32px rgba(74,52,34,.10)}
*{box-sizing:border-box}html{scroll-behavior:smooth}
body{margin:0;font-family:var(--sans);color:var(--ink);line-height:1.65;background:var(--cream);font-size:17px}
img{max-width:100%;display:block}
a{color:var(--blue)}a:focus-visible,.btn:focus-visible,summary:focus-visible{outline:3px solid var(--orange);outline-offset:3px;border-radius:6px}
h1,h2,h3{font-family:var(--serif);font-weight:600;letter-spacing:-.01em;line-height:1.15}
.wrap{max-width:1160px;margin:0 auto;padding:0 24px}
.skip{position:absolute;left:-999px}.skip:focus{left:10px;top:10px;background:var(--card);padding:8px;z-index:99}
/* header */
header.top{position:absolute;top:0;left:0;right:0;z-index:5}
header.top .wrap{display:flex;justify-content:space-between;align-items:center;gap:16px;padding-top:20px;padding-bottom:20px;flex-wrap:wrap}
.brand{font-family:var(--serif);font-weight:600;color:#FFFBF4;text-decoration:none;font-size:1.35rem}.brand small{display:block;font-family:var(--sans);font-weight:500;color:#EADBC8;font-size:.78rem;letter-spacing:.02em}
nav ul{display:flex;gap:26px;list-style:none;margin:0;padding:0;flex-wrap:wrap}nav a{text-decoration:none;color:#FFFBF4;font-weight:500;font-size:.95rem}nav a:hover{text-decoration:underline;text-underline-offset:4px}
.btn{display:inline-block;padding:14px 26px;border-radius:999px;font-weight:600;text-decoration:none;border:2px solid transparent;transition:transform .15s,background .15s;font-size:1rem}
.btn:hover{transform:translateY(-1px)}
.btn-primary{background:var(--orange);color:#FFFBF4;box-shadow:0 6px 18px rgba(166,75,37,.3)}.btn-primary:hover{background:var(--orange-dk)}
.btn-ghost{border-color:rgba(255,255,255,.85);color:#FFFBF4;background:rgba(251,246,238,.08)}
.btn-light{background:var(--card);color:var(--navy)}
/* hero */
.hero{position:relative;color:#FFFBF4;padding:170px 0 150px;overflow:hidden;background:var(--navy)}
.hero-bg{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:center 60%}
.hero::before{content:"";position:absolute;inset:0;z-index:1;background:linear-gradient(100deg,rgba(46,30,20,.94) 0%,rgba(59,42,32,.82) 45%,rgba(74,52,34,.35) 100%)}
.hero .wrap{position:relative;z-index:2;display:grid;grid-template-columns:1.35fr 1fr;gap:48px;align-items:center}
.hero h1{font-size:clamp(2.3rem,5vw,3.6rem);margin:0 0 20px;font-weight:500}
.hero p{font-size:1.15rem;max-width:34em;color:#F3EADF}
.eyebrow{display:inline-block;text-transform:uppercase;letter-spacing:.1em;font-size:.75rem;font-weight:600;color:#F1D9C2;background:rgba(255,255,255,.1);padding:6px 12px;border-radius:999px;margin-bottom:18px}
.actions{display:flex;gap:14px;flex-wrap:wrap;margin-top:30px}.actions.center{justify-content:center}
.hero-card{margin:0 0 -230px;justify-self:end;background:var(--card);color:var(--ink);border-radius:28px;padding:14px;box-shadow:0 24px 60px rgba(40,24,14,.35);width:320px;align-self:end}
.hero-card img{border-radius:20px;aspect-ratio:1;object-fit:cover;width:100%}
.hero-card figcaption{padding:16px 8px 8px;display:grid;gap:2px}.hero-card strong{font-family:var(--serif);font-size:1.3rem;color:var(--navy)}
.hero-card span{color:var(--gray);font-size:.9rem}.hero-card a{font-weight:600;color:var(--orange-dk);text-decoration:none;margin-top:4px}
/* stats */
.stats{position:relative;z-index:3;display:grid;grid-template-columns:repeat(3,1fr);margin-top:-52px;background:var(--card);border-radius:var(--r);box-shadow:var(--shadow);max-width:780px;margin-left:max(24px,calc((100% - 1160px)/2 + 24px));padding:0}
.stat{padding:24px 28px;border-left:1px solid var(--line)}.stat:first-child{border-left:0}
.stat b{display:block;font-family:var(--serif);font-weight:600;font-size:1.7rem;color:var(--navy)}.stat span{color:var(--gray);font-size:.92rem}
/* sections */
section{padding:96px 0}section h2{font-size:clamp(1.9rem,3.4vw,2.6rem);color:var(--navy);margin:0 0 14px;font-weight:500}
.lede{color:var(--gray);max-width:42em;margin:0 0 40px;font-size:1.08rem}
.grid3{display:grid;grid-template-columns:repeat(3,1fr);gap:28px}.grid2{display:grid;grid-template-columns:1fr 1fr;gap:56px;align-items:center}
.card{border-radius:var(--r);padding:30px;background:var(--card);box-shadow:var(--shadow)}.card h3{margin:0 0 10px;color:var(--navy);font-size:1.3rem}.card p{margin:0;color:var(--gray)}
.principle .num{display:inline-flex;width:44px;height:44px;border-radius:14px;background:var(--peach);color:var(--orange-dk);font-family:var(--serif);font-weight:600;font-size:1.2rem;align-items:center;justify-content:center;margin-bottom:16px}
.alt{background:var(--blue-tint)}
.pcard{padding:0;overflow:hidden;display:flex;flex-direction:column;transition:transform .2s}.pcard:hover{transform:translateY(-3px)}
.pcard img{aspect-ratio:16/10;object-fit:cover;width:100%}
.pbody{padding:26px 26px 30px;position:relative}
.ico{width:52px;height:52px;padding:12px;margin:-52px 0 14px;background:var(--card);color:var(--blue);border-radius:16px;box-shadow:0 6px 16px rgba(74,52,34,.15);position:relative}
/* scenarios */
.scen{background:var(--navy);color:#FFFBF4}.scen h2{color:#FFFBF4}.scen .lede{color:#E6D6C3}
.chips{display:grid;grid-template-columns:repeat(3,1fr);gap:18px;list-style:none;padding:0;margin:0}
.chips li{background:rgba(255,255,255,.06);border:1px solid rgba(255,255,255,.16);border-radius:18px;padding:22px;color:#F1E6D6}.chips b{color:#E8C9A8;display:block;font-family:var(--serif);font-weight:600;font-size:1.12rem;margin-bottom:4px}
/* heloc */
.heloc{background:var(--peach)}
.steps{counter-reset:s;list-style:none;padding:28px 32px;margin:0;background:var(--card);border-radius:var(--r);box-shadow:var(--shadow)}
.steps li{counter-increment:s;padding:16px 0 16px 58px;position:relative;border-bottom:1px solid var(--line)}.steps li:last-child{border:0}
.steps li::before{content:counter(s);position:absolute;left:0;top:12px;width:38px;height:38px;border-radius:12px;background:var(--orange);color:#FFFBF4;font-weight:700;display:flex;align-items:center;justify-content:center}
.note{font-size:.92rem;color:var(--gray)}
/* about */
.about-media{position:relative;padding:0 0 60px 0}
.about-photo{border-radius:28px;box-shadow:var(--shadow);aspect-ratio:4/3;object-fit:cover;width:100%}
.about-head{position:absolute;right:-12px;bottom:0;width:170px;height:170px;border-radius:50%;object-fit:cover;border:7px solid var(--cream);box-shadow:var(--shadow)}
/* faq */
.faq .wrap{max-width:880px}
.faq details{border-radius:16px;padding:20px 24px;margin-bottom:12px;background:var(--card);box-shadow:0 1px 2px rgba(74,52,34,.06)}
.faq summary{font-weight:600;cursor:pointer;color:var(--navy);list-style:none;display:flex;justify-content:space-between;gap:16px}
.faq summary::-webkit-details-marker{display:none}.faq summary::after{content:"+";color:var(--orange);font-size:1.4rem;line-height:1}.faq details[open] summary::after{content:"–"}
.faq details p{margin:12px 0 0;color:var(--gray)}
/* cta */
.cta{position:relative;text-align:center;color:#FFFBF4;overflow:hidden;padding:120px 0;background:var(--navy)}
.cta-bg{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:center 45%}
.cta::before{content:"";position:absolute;inset:0;z-index:1;background:linear-gradient(180deg,rgba(46,30,20,.78),rgba(46,30,20,.88))}
.cta .wrap{position:relative;z-index:2}.cta h2{color:#FFFBF4}.cta p{color:#F6EEE3;max-width:38em;margin:0 auto;font-size:1.1rem}
/* contact */
.contact{background:var(--cream)}.contact .grid2{align-items:start}
.contact dl{display:grid;grid-template-columns:auto 1fr;gap:12px 20px;margin:0}.contact dt{font-weight:600;color:var(--gray)}.contact dd{margin:0}
.applycard{border-top:5px solid var(--orange)}.applycard h2{font-size:1.8rem}.applycard p{margin:0 0 18px}
.warn{background:var(--peach);border-left:4px solid var(--orange);padding:12px 16px;border-radius:10px;margin:18px 0 0!important;color:var(--ink)!important}
footer{background:var(--navy-dk);color:#E3D5C4;padding:56px 0;font-size:.9rem}footer a{color:#E8C9A8}footer strong{color:#FFFBF4}
.eho{display:flex;gap:14px;align-items:center;margin-top:18px}
@media(max-width:900px){
 body{font-size:16px}header.top{position:static;background:var(--navy-dk)}header.top .wrap{padding-top:14px;padding-bottom:14px}nav{order:3;width:100%}nav ul{gap:18px}
 .hero{padding:56px 0 64px}.hero .wrap{grid-template-columns:1fr;gap:36px}
 .hero-card{margin:0;justify-self:center;width:min(300px,100%)}
 .stats{grid-template-columns:1fr;margin:-24px 24px 0;max-width:none}.stat{border-left:0;border-top:1px solid var(--line);padding:18px 22px}.stat:first-child{border-top:0}
 section{padding:64px 0}.grid3,.chips,.grid2{grid-template-columns:1fr}.grid2{gap:36px}
 .about-head{width:130px;height:130px;right:8px}
}
/* fixes */
.hero{overflow:visible}.hero-bg,.hero::before{border-radius:0}
.hero-card{margin-bottom:-170px;width:300px}
.pcard img[src*="purchase"],.pcard img[src*="fha"],.pcard img[src*="cashout"]{object-position:center 20%}
.pcard img[src*="purchase"]{aspect-ratio:16/10;filter:saturate(.8)}
@media(max-width:900px){.hero-card{width:230px;margin-bottom:0}.stats{margin-top:32px}.hero{overflow:hidden}}
.cta::before{background:linear-gradient(180deg,rgba(46,30,20,.72) 0%,rgba(46,30,20,.45) 60%,rgba(46,30,20,.6) 100%)}
.cta h2,.cta p{text-shadow:0 2px 12px rgba(0,0,0,.45)}
/* compact headshot card */
.hero-card{display:flex;align-items:center;gap:16px;width:auto;max-width:380px;margin:0;padding:16px 22px 16px 16px;border-radius:999px;align-self:end;justify-self:end}
.hero-card img{width:96px;height:96px;flex:0 0 96px;border-radius:50%;aspect-ratio:1;object-fit:cover;object-position:50% 30%;border:3px solid var(--peach)}
.hero-card figcaption{padding:0;gap:0;line-height:1.35}
.hero-card strong{font-size:1.2rem}
.about-head{width:132px;height:132px;right:-14px;bottom:8px;object-position:50% 30%;border:6px solid var(--card)}
@media(max-width:900px){.hero-card{justify-self:start;padding:12px 18px 12px 12px;gap:12px}.hero-card img{width:72px;height:72px;flex-basis:72px}.about-head{width:96px;height:96px;right:6px;bottom:20px;border-width:5px}}
.pcard img{height:auto;aspect-ratio:16/10}
.about-photo{height:auto}
.hero-card{align-self:end;margin-bottom:-40px}
@media(max-width:900px){.hero-card{margin-bottom:0}}

/* warm palette */
:root{--navy:#3B2A20;--navy-dk:#2E211A;--blue:#5A3E2E;--blue-tint:#F1E6D6;--orange:#A64B25;--orange-dk:#93421F;--peach:#F7E6D3;--cream:#FBF6EE;--card:#FFFBF4;--honey:#C9A27E;--taupe:#8C7462;--gray:#5A5048;--line:#E8DCCB;--ink:#2A2420}
body{background:var(--cream);color:var(--ink)}
a{color:#5A3E2E}
.eyebrow{color:#F1D9C2}
.chips b{color:#E8C9A8}
.scen{background:linear-gradient(160deg,#3B2A20,#5A3E2E)}
.principle .num{background:#F1DCC8;color:#7A3A1C}
.ico{color:var(--orange)}
.hero-card img{border-color:#E6CDB4}
.applycard{border-top-color:var(--honey)}
.btn-light{background:var(--card);color:var(--navy)}
footer{background:#2E211A;color:#E3D5C4}footer a{color:#E8C9A8}
.hero-card a,.contact dd a{color:#93421F}
.btn-primary,.contact .btn-primary{color:#FFFBF4}

/* all-warm final */
:root{--navy:#3B2A20;--navy-dk:#2E211A;--blue:#5A3E2E;--blue-tint:#F1E6D6;--orange:#A64B25;--orange-dk:#93421F;--peach:#F6E7D6;--cream:#FBF6EE;--card:#FFFBF4;--taupe:#8C7462;--caramel:#C9A27E;--gray:#5A4A3F;--line:#E6D8C5;--ink:#2A2018}
a{color:#93421F}
.scen{background:linear-gradient(160deg,#3B2A20,#4A3428)}
.applycard{border-top-color:#C9A27E}
.ico{color:#A64B25}
footer{background:#2E211A;color:#EADCCB}footer a{color:#E8C9A8}
/* contact page */
.contact-page header.top{position:static;background:#2E211A}
.page-hero{background:linear-gradient(160deg,#3B2A20,#4A3428);color:#FFFBF4;padding:56px 0 64px}
.page-hero h1{font-size:clamp(2.2rem,4.5vw,3.2rem);margin:6px 0 14px;font-weight:500}.page-hero p{color:#F3EADF;max-width:40em;font-size:1.1rem}
.crumbs{font-size:.9rem;color:#E6D6C3;margin-bottom:18px}.crumbs a{color:#E8C9A8}
.contact-wrap{padding:64px 0 96px}
.contact-grid{display:grid;grid-template-columns:1fr 1.5fr;gap:48px;align-items:start}
.side-card{display:flex;align-items:center;gap:16px;margin:0 0 28px}
.side-card img{width:96px;height:96px;border-radius:50%;object-fit:cover;object-position:50% 30%;border:4px solid #FFFBF4;box-shadow:var(--shadow)}
.side-card figcaption{display:grid;line-height:1.4}.side-card strong{font-family:var(--serif);font-size:1.3rem;color:#3B2A20}.side-card span{color:#5A4A3F;font-size:.92rem}
.side-block{border-top:1px solid var(--line);padding:22px 0}.side-block p{margin:4px 0 12px;color:#5A4A3F}
.h3{font-size:1.25rem;margin:0;color:#3B2A20}
.big-phone{font-family:var(--serif);font-size:1.9rem;color:#93421F;text-decoration:none;font-weight:600}
address{font-style:normal;color:#2A2018}
.msg-form{padding:36px}.msg-form h2{font-size:2rem;margin:0 0 6px}
.field{display:grid;gap:6px;margin:18px 0 0}.row2{display:grid;grid-template-columns:1fr 1fr;gap:16px}
label{font-weight:600;color:#3B2A20;font-size:.95rem}.req{font-weight:400;color:#5A4A3F;font-size:.85rem}
input,select,textarea{font:inherit;color:#2A2018;background:#FBF6EE;border:1.5px solid #CDB9A3;border-radius:12px;padding:12px 14px;width:100%}
input:focus,select:focus,textarea:focus{outline:3px solid #A64B25;outline-offset:1px;border-color:#A64B25}
.help{font-size:.85rem;color:#5A4A3F;margin:8px 0 0}
.consent{display:flex;gap:12px;align-items:flex-start;margin:22px 0;background:#F6E7D6;border-radius:12px;padding:14px 16px}
.consent input{width:20px;height:20px;flex:0 0 20px;margin-top:3px;accent-color:#A64B25}.consent label{font-weight:400;font-size:.88rem;color:#2A2018}
.msg-form .btn{border:0;cursor:pointer;width:100%;font-size:1.05rem}
.hp{position:absolute;left:-9999px}
@media(max-width:900px){.contact-grid,.row2{grid-template-columns:1fr}.msg-form{padding:24px}.contact-wrap{padding:40px 0 64px}}
/* limewash / walnut / oatmeal refinement */
:root{--cream:#F8F2E8;--card:#FDF9F2;--blue-tint:#EFE6D8;--peach:#F3E3D2;--line:#E3D6C4;--navy:#3A281E;--navy-dk:#2B1E17;--blue:#5C3F2C}
body{background:#F8F2E8}
.alt{background:#EFE6D8}
.heloc{background:#F3E3D2}
.scen{background:linear-gradient(160deg,#3A281E,#5C3F2C)}
.principle .num{background:#EADCC8;color:#6E3B1F}
.card,.faq details,.steps,.stat{border:1px solid #EADFCF}
.hero-bg{object-position:center 55%}
.hero::before{background:linear-gradient(100deg,rgba(43,30,23,.88) 0%,rgba(58,40,30,.66) 48%,rgba(58,40,30,.15) 100%)}
.pcard img[src*="refi"]{object-position:center 60%}
footer{background:#2B1E17}