:root {
  --ink: #17212b;
  --navy: #203c56;
  --sage: #6f8f7a;
  --sage-soft: #e8f1ec;
  --gold: #c7923e;
  --coral: #b86c5b;
  --paper: #fffdf8;
  --mist: #f3f7f4;
  --line: #cfdcd5;
  --muted: #52616b;
  --focus: #0b6fb3;
  --shadow: 0 18px 50px rgba(23, 33, 43, .13);
  --radius: 8px;
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body {
  margin: 0;
  font-family: "Segoe UI", Arial, sans-serif;
  font-size: 19px;
  line-height: 1.65;
  color: var(--ink);
  background: var(--paper);
}
body.menu-open { overflow: hidden; }
a { color: inherit; }
img { display: block; max-width: 100%; }
:focus-visible { outline: 4px solid var(--focus); outline-offset: 4px; }
.skip-link {
  position: absolute;
  top: -80px;
  left: 16px;
  z-index: 100;
  padding: 12px 18px;
  background: var(--ink);
  color: white;
  border-radius: var(--radius);
}
.skip-link:focus { top: 16px; }
.container { width: min(1160px, calc(100% - 36px)); margin: 0 auto; }
.narrow { width: min(860px, calc(100% - 36px)); }
.site-header {
  position: sticky;
  top: 0;
  z-index: 20;
  background: rgba(255, 253, 248, .96);
  border-bottom: 1px solid var(--line);
  backdrop-filter: blur(14px);
}
.nav { min-height: 92px; display: flex; align-items: center; justify-content: space-between; gap: 24px; }
.brand { display: inline-flex; align-items: center; gap: 13px; min-height: 56px; text-decoration: none; }
.brand-mark {
  display: grid;
  place-items: center;
  width: 58px;
  height: 58px;
  border-radius: 50%;
  background: var(--navy);
  color: white;
  font-weight: 800;
}
.brand strong { display: block; font-size: 1.05rem; }
.brand small { display: block; color: var(--muted); font-size: .78rem; }
.nav-links { display: flex; align-items: center; gap: 8px; }
.nav-links a {
  min-height: 48px;
  display: inline-flex;
  align-items: center;
  padding: 10px 14px;
  border-radius: var(--radius);
  text-decoration: none;
  font-weight: 700;
  font-size: .95rem;
}
.nav-links a:hover, .nav-links a.active { background: var(--sage-soft); }
.nav-phone { color: var(--navy); }
.nav-cta, .button.primary { background: var(--navy); color: white; box-shadow: 0 10px 24px rgba(32, 60, 86, .2); }
.partner-logo-link,
.partner-logo-card {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  overflow: hidden;
  border-radius: var(--radius);
}
.partner-logo-link img,
.partner-logo-card img {
  width: 100%;
  height: auto;
}
.header-partner {
  margin-left: 4px;
  width: 86px;
  min-height: 54px;
  padding: 4px;
  background: white;
  border: 1px solid var(--line);
}
.menu-toggle {
  display: none;
  min-height: 48px;
  padding: 10px 16px;
  border: 2px solid var(--navy);
  background: white;
  color: var(--navy);
  border-radius: var(--radius);
  font: inherit;
  font-weight: 800;
}
.hero, .page-hero { padding: 86px 0 70px; background: linear-gradient(135deg, var(--mist), white 55%, #f7efe6); }
.hero-grid, .split { display: grid; grid-template-columns: minmax(0, 1fr) minmax(320px, .9fr); gap: 48px; align-items: center; }
.eyebrow {
  margin: 0 0 12px;
  color: var(--coral);
  font-weight: 800;
  text-transform: uppercase;
  letter-spacing: .08em;
  font-size: .86rem;
}
h1, h2, h3 { line-height: 1.1; margin: 0 0 18px; color: var(--ink); letter-spacing: 0; }
h1 { font-family: Georgia, serif; font-size: clamp(2.45rem, 5vw, 4.55rem); }
h2 { font-size: clamp(1.75rem, 3vw, 2.6rem); }
h3 { font-size: 1.35rem; }
p { margin-top: 0; }
.lead { font-size: 1.22rem; color: var(--muted); max-width: 720px; }
.hero-actions { display: flex; flex-wrap: wrap; gap: 14px; margin: 30px 0; }
.button {
  min-height: 52px;
  display: inline-flex;
  align-items: center;
  justify-content: center;
  padding: 12px 20px;
  border-radius: var(--radius);
  border: 2px solid var(--navy);
  text-decoration: none;
  font-weight: 800;
  cursor: pointer;
  font-size: 1rem;
}
.button.secondary { background: white; color: var(--navy); }
.button.quiet { border-color: var(--line); color: var(--ink); background: var(--paper); }
.button.small { min-height: 48px; padding: 10px 16px; font-size: .95rem; }
.trust-list { display: grid; gap: 10px; padding-left: 22px; color: var(--muted); }
.hero-visual { position: relative; min-height: 480px; }
.hero-visual img, .family-band img {
  width: 100%;
  height: 480px;
  object-fit: cover;
  border-radius: var(--radius);
  box-shadow: var(--shadow);
}
.visual-card {
  position: absolute;
  padding: 14px 18px;
  background: white;
  border: 1px solid var(--line);
  border-radius: var(--radius);
  font-weight: 800;
  box-shadow: var(--shadow);
}
.visual-card.top { top: 24px; left: -16px; }
.visual-card.bottom { right: -14px; bottom: 28px; }
.section { padding: 76px 0; }
.section.compact { padding: 38px 0; }
.tinted { background: var(--mist); }
.section-heading { margin-bottom: 34px; }
.card-grid { display: grid; gap: 22px; }
.card-grid.three { grid-template-columns: repeat(3, minmax(0, 1fr)); }
.info-card, .community-card, .article-grid article, .checklist-grid article, .callout, .form-shell form, .privacy-note {
  background: white;
  border: 1px solid var(--line);
  border-radius: var(--radius);
  padding: 28px;
  box-shadow: 0 10px 28px rgba(23, 33, 43, .06);
}
.detail-grid {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 22px;
}
.inline-photo {
  width: 100%;
  height: 220px;
  object-fit: cover;
  border-radius: var(--radius);
  margin-top: 18px;
}
.search-tool {
  display: grid;
  gap: 18px;
  padding: 28px;
  background: white;
  border: 1px solid var(--line);
  border-radius: var(--radius);
}
.resource-tile {
  display: flex;
  align-items: center;
  min-height: 96px;
  padding: 24px;
  background: white;
  border: 1px solid var(--line);
  border-radius: var(--radius);
  color: var(--navy);
  font-weight: 900;
  text-decoration: none;
  box-shadow: 0 10px 28px rgba(23, 33, 43, .06);
}
.video-card {
  background: white;
  border: 1px solid var(--line);
  border-radius: var(--radius);
  padding: 24px;
}
.video-placeholder {
  display: grid;
  place-items: center;
  min-height: 170px;
  margin-bottom: 18px;
  background: var(--navy);
  color: white;
  border-radius: var(--radius);
  font-weight: 900;
}
.icon {
  display: inline-grid;
  place-items: center;
  width: 54px;
  height: 54px;
  background: var(--gold);
  color: white;
  border-radius: 50%;
  font-weight: 900;
  margin-bottom: 18px;
}
.feature-list { display: grid; gap: 14px; }
.feature-list div { padding: 22px; background: white; border-left: 7px solid var(--sage); border-radius: var(--radius); }
.feature-list strong, .feature-list span { display: block; }
.family-band img { height: 360px; }
.filter-panel { display: flex; flex-wrap: wrap; gap: 12px; padding: 22px; background: white; border: 1px solid var(--line); border-radius: var(--radius); }
.filter-chip {
  min-height: 50px;
  padding: 10px 16px;
  border-radius: 999px;
  border: 2px solid var(--line);
  background: white;
  font: inherit;
  font-weight: 800;
  color: var(--ink);
  cursor: pointer;
}
.filter-chip.is-active { background: var(--navy); color: white; border-color: var(--navy); }
.community-card img {
  height: 210px;
  width: calc(100% + 56px);
  max-width: none;
  margin: -28px -28px 22px;
  object-fit: cover;
  border-radius: var(--radius) var(--radius) 0 0;
}
.status { display: inline-block; padding: 6px 10px; background: var(--sage-soft); color: var(--navy); font-weight: 800; border-radius: var(--radius); margin-bottom: 14px; }
dl { display: grid; gap: 10px; }
dt { color: var(--muted); font-size: .9rem; }
dd { margin: 0; font-weight: 800; }
.plan-table-wrap { overflow-x: auto; border: 1px solid var(--line); border-radius: var(--radius); background: white; }
.plan-table { width: 100%; min-width: 860px; border-collapse: collapse; }
.plan-table caption { text-align: left; padding: 20px; font-weight: 900; font-size: 1.25rem; }
.plan-table th, .plan-table td { padding: 18px; border-top: 1px solid var(--line); text-align: left; vertical-align: top; }
.plan-table th { background: var(--navy); color: white; }
.article-grid, .checklist-grid { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 22px; }
.article-grid span { color: var(--coral); font-weight: 900; text-transform: uppercase; font-size: .86rem; }
.faq-toggle {
  width: 100%;
  min-height: 58px;
  margin-top: 12px;
  padding: 14px 18px;
  border: 2px solid var(--line);
  background: white;
  color: var(--ink);
  border-radius: var(--radius);
  text-align: left;
  font: inherit;
  font-weight: 900;
}
.faq-panel { display: none; padding: 18px; background: white; border: 1px solid var(--line); border-top: 0; }
.faq-panel.is-open { display: block; }
.steps { display: grid; gap: 12px; padding-left: 28px; }
.contact-actions { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 18px; }
.contact-card {
  min-height: 132px;
  padding: 24px;
  display: flex;
  flex-direction: column;
  justify-content: center;
  gap: 8px;
  background: white;
  border: 1px solid var(--line);
  border-radius: var(--radius);
  text-decoration: none;
}
.contact-card span { color: var(--muted); }
.contact-card strong { font-size: 1.25rem; color: var(--navy); }
.form-shell { display: grid; grid-template-columns: minmax(0, 1fr) 340px; gap: 28px; align-items: start; }
form { display: grid; gap: 12px; }
label { font-weight: 900; }
input, select, textarea {
  width: 100%;
  min-height: 54px;
  padding: 12px 14px;
  border: 2px solid var(--line);
  border-radius: var(--radius);
  font: inherit;
  background: white;
  color: var(--ink);
}
textarea { resize: vertical; }
.form-message { min-height: 30px; color: var(--navy); font-weight: 800; }
.site-footer { padding: 56px 0; background: var(--ink); color: white; }
.footer-grid { display: grid; grid-template-columns: 1.4fr 1fr 1fr 1fr; gap: 28px; }
.site-footer a { display: block; color: white; margin: 8px 0; }
.site-footer h2 { color: white; font-size: 1.18rem; }
.footer-brand .brand-mark { background: var(--gold); }
.footer-brand small, .fair-housing { color: #d7e2dc; }
.footer-partner {
  width: min(230px, 100%);
  margin: 22px 0 14px;
  padding: 10px;
  background: #050505;
}
.broker-logo-card {
  width: min(260px, 100%);
  margin-top: 22px;
  padding: 14px 16px;
  background: white;
  border-radius: var(--radius);
}
.broker-logo {
  width: 100%;
  height: auto;
}
.reveal { opacity: 0; transform: translateY(18px); transition: opacity .55s ease, transform .55s ease; }
.reveal.is-visible { opacity: 1; transform: none; }

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  .reveal { opacity: 1; transform: none; transition: none; }
}
@media (max-width: 940px) {
  .menu-toggle { display: inline-flex; align-items: center; justify-content: center; }
  .nav { min-height: 78px; }
  .nav-links {
    position: fixed;
    inset: 78px 0 auto 0;
    display: none;
    flex-direction: column;
    align-items: stretch;
    padding: 18px;
    background: white;
    border-bottom: 1px solid var(--line);
    box-shadow: var(--shadow);
  }
  .nav-links.is-open { display: flex; }
  .nav-links a { width: 100%; justify-content: center; min-height: 58px; }
  .header-partner { width: 100%; align-items: center; margin-left: 0; }
  .hero-grid, .split, .form-shell { grid-template-columns: 1fr; }
  .card-grid.three, .article-grid, .checklist-grid, .contact-actions, .footer-grid, .detail-grid { grid-template-columns: 1fr; }
  .hero-visual, .hero-visual img { min-height: 0; height: 360px; }
  .visual-card { position: static; margin-top: 10px; }
}
@media (max-width: 520px) {
  body { font-size: 18px; }
  .brand small { display: none; }
  .brand-mark { width: 50px; height: 50px; }
  .hero, .page-hero { padding: 52px 0; }
  .section { padding: 54px 0; }
  .button { width: 100%; }
}