:root{--ink:#071b22;--navy:#0b2632;--navy-2:#123744;--cream:#f2eee5;--paper:#fbfaf6;--gold:#c9944d;--gold-light:#e3bd7d;--teal:#3e7d83;--muted:#66757a;--line:rgba(7,27,34,.16);--radius:6px;--shadow:0 24px 60px rgba(3,20,27,.14)}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{margin:0;background:var(--paper);color:var(--ink);font-family:"DM Sans",system-ui,sans-serif;font-size:16px;line-height:1.55}
body::before{content:"";position:fixed;inset:0;pointer-events:none;opacity:.22;background-image:url("data:image/svg+xml,%3Csvg viewBox='0 0 160 160' xmlns='http://www.w3.org/2000/svg'%3E%3Cfilter id='n'%3E%3CfeTurbulence type='fractalNoise' baseFrequency='.9' numOctaves='4' stitchTiles='stitch'/%3E%3C/filter%3E%3Crect width='100%25' height='100%25' filter='url(%23n)' opacity='.08'/%3E%3C/svg%3E")}
a{color:inherit}button,a{font:inherit}.skip-link{position:fixed;left:1rem;top:1rem;transform:translateY(-160%);background:white;padding:.75rem 1rem;z-index:100}.skip-link:focus{transform:none}
.site-header{position:relative;z-index:10;display:flex;align-items:center;justify-content:space-between;gap:2rem;padding:1rem clamp(1.25rem,4vw,4.5rem);background:var(--paper);border-bottom:1px solid var(--line)}
.brand{display:flex;align-items:center;gap:.75rem;text-decoration:none}.brand-mark{display:grid;place-items:center;width:2.7rem;height:2.7rem;border-radius:50%;background:var(--ink);color:var(--gold-light);font:700 1rem/1 "Playfair Display",serif;letter-spacing:.08em}.brand span:last-child{display:grid}.brand strong{font:600 1rem/1.15 "Playfair Display",serif}.brand small{font-size:.68rem;color:var(--muted);letter-spacing:.06em;text-transform:uppercase;margin-top:.2rem}
nav{display:flex;gap:2rem}nav a{text-decoration:none;font-size:.82rem;font-weight:700;text-transform:uppercase;letter-spacing:.09em}nav a:hover{text-decoration:underline;text-underline-offset:.35rem}.header-cta{border:0;background:var(--gold);color:var(--ink);padding:.75rem 1rem;font-weight:700;cursor:pointer;border-radius:2px}
.hero{min-height:690px;display:grid;grid-template-columns:minmax(0,1.08fr) minmax(360px,.92fr);background:var(--navy);color:white;overflow:hidden}.hero-copy{padding:clamp(4.5rem,8vw,8.5rem) clamp(1.5rem,6vw,7rem);position:relative}.hero-copy::after{content:"";position:absolute;width:40rem;height:40rem;border:1px solid rgba(227,189,125,.22);border-radius:50%;left:-20rem;bottom:-30rem}.eyebrow{margin:0 0 1rem;color:var(--gold-light);font-size:.76rem;font-weight:700;letter-spacing:.18em;text-transform:uppercase}.hero h1,.section-heading h2,.estate-copy h2,.funding h2,.funding-dialog h2,.calculator-dialog h2{font-family:"Playfair Display",serif}.hero h1{max-width:760px;margin:0;font-size:clamp(3.6rem,7vw,7.9rem);font-weight:600;letter-spacing:-.052em;line-height:.9}.hero h1 em{display:block;color:var(--gold-light);font-weight:600}.hero-intro{max-width:650px;margin:2rem 0;color:#dbe4e5;font-size:clamp(1rem,1.4vw,1.2rem)}
.hero-actions{display:flex;gap:.8rem;flex-wrap:wrap;margin-top:2rem}.button{display:inline-flex;align-items:center;justify-content:space-between;gap:2.5rem;min-height:3.25rem;padding:.85rem 1.1rem;border-radius:2px;text-decoration:none;border:1px solid transparent;font-weight:700;cursor:pointer}.button-primary{background:var(--gold);color:var(--ink)}.button-ghost{background:transparent;border-color:rgba(255,255,255,.42);color:white}.button:hover,.header-cta:hover{filter:brightness(1.07);transform:translateY(-1px)}.trust-row{display:flex;align-items:center;gap:.8rem;margin-top:3.5rem;color:#a8bec1;font-size:.78rem;text-transform:uppercase;letter-spacing:.12em}.trust-row i{width:2rem;height:1px;background:var(--gold)}
.hero-portrait{position:relative;min-height:630px;background:linear-gradient(165deg,#e7d7bd 0 28%,#d0a767 28% 100%);overflow:hidden}.hero-portrait::before{content:"";position:absolute;inset:0;background-image:linear-gradient(rgba(9,39,49,.08) 1px,transparent 1px),linear-gradient(90deg,rgba(9,39,49,.08) 1px,transparent 1px);background-size:44px 44px}.hero-portrait img{position:absolute;z-index:2;right:7%;bottom:0;width:min(78%,460px);height:auto;filter:drop-shadow(0 30px 35px rgba(7,27,34,.28))}.sun-disc{position:absolute;z-index:1;width:70%;aspect-ratio:1;border-radius:50%;background:var(--cream);left:5%;top:8%}.portrait-caption{position:absolute;z-index:3;left:clamp(1.25rem,4vw,3rem);right:1.25rem;bottom:2rem;background:rgba(7,27,34,.92);padding:1rem 1.2rem;max-width:320px;border-left:3px solid var(--gold)}.portrait-caption .eyebrow{margin:0 0 .35rem}.portrait-caption h2{font:600 1.45rem/1.2 "Playfair Display",serif;margin:0}.portrait-caption p:last-child{margin:.2rem 0 0;color:#c5d5d7;font-size:.84rem}
.marquee{overflow:hidden;background:var(--gold);color:var(--ink);white-space:nowrap}.marquee div{display:flex;justify-content:space-around;gap:2.25rem;padding:.8rem 1.5rem;font-weight:800;letter-spacing:.16em;font-size:.76rem}.marquee b{font-weight:400}
.listings{padding:clamp(5rem,8vw,8rem) clamp(1.25rem,5vw,5rem)}.section-heading{display:grid;grid-template-columns:1.1fr .9fr;gap:4rem;align-items:end;margin-bottom:2.8rem}.section-heading h2{font-size:clamp(2.5rem,5vw,5.2rem);line-height:.98;letter-spacing:-.045em;margin:0}.section-heading>p{max-width:540px;color:var(--muted);margin:0 0 .4rem}
.card-grid{display:grid;grid-template-columns:repeat(12,1fr);gap:1.25rem}.listing-card{grid-column:span 4;background:#fff;border:1px solid var(--line);transition:transform .25s ease,box-shadow .25s ease}.listing-card:nth-child(1),.listing-card:nth-child(5){grid-column:span 5}.listing-card:nth-child(2),.listing-card:nth-child(4){grid-column:span 3}.listing-card:nth-child(3),.listing-card:nth-child(6){grid-column:span 4}.listing-card:hover{transform:translateY(-5px);box-shadow:var(--shadow)}.image-wrap{position:relative;aspect-ratio:1.35;overflow:hidden;background:#d9e1df}.image-wrap img{width:100%;height:100%;object-fit:cover;transition:transform .45s ease}.listing-card:hover img{transform:scale(1.035)}.image-wrap span{position:absolute;left:.75rem;top:.75rem;padding:.35rem .55rem;background:rgba(7,27,34,.88);color:white;font-size:.68rem;font-weight:700;letter-spacing:.1em;text-transform:uppercase}.card-body{padding:1.2rem}.meta{margin:0 0 .45rem;color:var(--teal);font-size:.72rem;font-weight:700;letter-spacing:.12em;text-transform:uppercase}.card-body h3{margin:0;font:600 clamp(1.2rem,2vw,1.6rem)/1.15 "Playfair Display",serif}.price{font-size:1.1rem;font-weight:800;margin:.85rem 0}.condition{display:inline-block;margin:.65rem 0 0;padding:.25rem .45rem;background:#f0d9c2;color:#723d21;font-size:.72rem;font-weight:700;text-transform:uppercase}.condition+.price{margin-top:.45rem}.card-actions{display:flex;gap:1rem;align-items:center;justify-content:space-between;padding-top:.9rem;border-top:1px solid var(--line)}.card-actions a,.card-actions button{border:0;background:none;padding:0;color:var(--ink);font-size:.78rem;font-weight:800;text-transform:uppercase;letter-spacing:.06em;cursor:pointer;text-decoration:underline;text-underline-offset:.28rem}.card-actions button{color:var(--teal)}
.real-estate{display:grid;grid-template-columns:1.15fr .85fr;min-height:680px;background:var(--cream)}.estate-image{position:relative;min-height:550px}.estate-image img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}.estate-image span{position:absolute;left:1rem;top:1rem;background:var(--paper);padding:.45rem .7rem;font-size:.7rem;font-weight:800;letter-spacing:.1em;text-transform:uppercase}.estate-copy{display:flex;flex-direction:column;justify-content:center;padding:clamp(3rem,7vw,7.5rem)}.estate-copy h2{font-size:clamp(2.8rem,5vw,5rem);line-height:1;letter-spacing:-.04em;margin:0 0 1.5rem}.estate-copy>p:not(.eyebrow):not(.signed){color:#4d5c60}.estate-copy blockquote{margin:2rem 0 0;font:600 1.55rem/1.35 "Playfair Display",serif;border-left:2px solid var(--gold);padding-left:1rem}.signed{margin:.6rem 0 2rem;font-size:.85rem;color:var(--muted)}.button-dark{background:var(--ink);color:white;align-self:flex-start}
.funding{background:var(--ink);color:white;padding:clamp(5rem,8vw,8rem) clamp(1.25rem,5vw,5rem)}.section-heading.light>p{color:#b6c7ca}.funding-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:1rem}.funding-card{position:relative;min-height:390px;display:flex;flex-direction:column;padding:2rem;background:#0d2e39;border-top:4px solid var(--gold)}.funding-card:nth-child(2){background:#123c48}.funding-card:nth-child(3){background:#183440}.funding-card .number{position:absolute;right:1.5rem;top:1.2rem;color:rgba(255,255,255,.16);font:600 4rem/1 "Playfair Display",serif}.funding-card h3{max-width:300px;font:600 clamp(1.7rem,3vw,2.6rem)/1.05 "Playfair Display",serif;margin:.6rem 0 1rem}.funding-card>p:not(.meta){color:#c6d3d4}.funding-link{display:flex;align-items:center;justify-content:space-between;width:100%;margin-top:auto;padding:1rem 0;border:0;border-top:1px solid rgba(255,255,255,.22);border-bottom:1px solid rgba(255,255,255,.22);background:none;color:white;text-decoration:none;text-align:left;font-weight:800;cursor:pointer}.funding-card small{display:block;margin-top:.75rem;color:#93aaae;font-size:.73rem}.funding-link:hover{color:var(--gold-light)}
.partners{display:grid;grid-template-columns:1fr auto 1fr;gap:4rem;padding:clamp(4rem,7vw,7rem) clamp(1.25rem,8vw,9rem);text-align:center}.partners h2{margin:0;font:600 clamp(2rem,4vw,3.5rem)/1.1 "Playfair Display",serif}.partners p:not(.eyebrow){color:var(--muted)}.partners a{font-weight:700}.partners .divider{width:1px;background:var(--line)}
footer{display:grid;grid-template-columns:auto 1fr auto;gap:3rem;align-items:start;padding:2rem clamp(1.25rem,4vw,4.5rem);background:#04141a;color:#a4b8bb;font-size:.75rem}footer span{color:white;font-weight:800}footer p{max-width:720px;margin:0 auto}
dialog{border:0;padding:0;background:var(--paper);color:var(--ink);width:min(92vw,760px);box-shadow:0 30px 100px rgba(0,0,0,.45)}dialog::backdrop{background:rgba(3,18,24,.75);backdrop-filter:blur(5px)}.funding-dialog,.calculator-dialog{padding:clamp(2rem,5vw,4.2rem)}.dialog-close{position:absolute;right:1rem;top:.75rem;border:0;background:none;font-size:2rem;line-height:1;cursor:pointer}.funding-dialog h2,.calculator-dialog h2{font-size:clamp(2.3rem,5vw,4.2rem);line-height:1;margin:0}.dialog-interest{color:var(--muted);max-width:620px}.dialog-options{display:grid;gap:.65rem;margin-top:2rem}.dialog-options a,.dialog-options>button{display:flex;justify-content:space-between;gap:1rem;padding:1rem;background:var(--ink);color:white;text-decoration:none;border:0;text-align:left;cursor:pointer;font-weight:700}.dialog-options span{color:var(--gold-light)}#rehab-calculator{display:grid;grid-template-columns:1fr 1fr;gap:1rem;margin-top:2rem}#rehab-calculator label{display:grid;gap:.4rem;font-size:.8rem;font-weight:800;text-transform:uppercase;letter-spacing:.06em}#rehab-calculator label:first-child{grid-column:1/-1}#rehab-calculator input{min-height:3rem;border:1px solid var(--line);background:white;padding:.65rem;font-size:1rem}#rehab-calculator button{grid-column:1/-1}.results{margin-top:1.5rem;padding:1.2rem;background:#e7eee9;border-left:4px solid #2e735d}.results.red{background:#f5e8e2;border-left-color:#9a4a34}.results h3{font:600 1.5rem/1.1 "Playfair Display",serif;margin:0 0 .8rem}.result-grid{display:grid;grid-template-columns:1fr 1fr;gap:.75rem}.result-grid p{margin:0;font-size:.8rem;color:var(--muted)}.result-grid strong{display:block;font-size:1.15rem;color:var(--ink)}.failures{margin:.8rem 0 0;padding-left:1.2rem}.calculator-note{font-size:.75rem;color:var(--muted)}
:focus-visible{outline:3px solid var(--gold);outline-offset:3px}
@media (max-width:980px){nav{display:none}.hero{grid-template-columns:1fr}.hero-copy{padding-bottom:4rem}.hero-portrait{min-height:600px}.section-heading{grid-template-columns:1fr;gap:1.2rem}.listing-card,.listing-card:nth-child(n){grid-column:span 6}.real-estate{grid-template-columns:1fr}.funding-grid{grid-template-columns:1fr}.funding-card{min-height:330px}.partners{gap:2rem}}
@media (max-width:640px){.site-header{padding:.85rem 1rem}.header-cta{display:none}.brand small{display:none}.hero{min-height:0}.hero-copy{padding:4.5rem 1.2rem 3rem}.hero h1{font-size:clamp(3.3rem,16vw,5.4rem)}.hero-actions{display:grid}.button{width:100%}.trust-row{margin-top:2.3rem;gap:.5rem;font-size:.66rem}.hero-portrait{min-height:480px}.hero-portrait img{width:min(76%,360px)}.portrait-caption{bottom:1rem}.marquee div{justify-content:flex-start}.listings,.funding{padding-left:1rem;padding-right:1rem}.card-grid{display:block}.listing-card{margin-bottom:1rem}.image-wrap{aspect-ratio:1.25}.estate-copy{padding:3.5rem 1.2rem}.partners{grid-template-columns:1fr;gap:2.5rem}.partners .divider{width:100%;height:1px}footer{grid-template-columns:1fr;gap:1rem}#rehab-calculator{grid-template-columns:1fr}#rehab-calculator label:first-child{grid-column:auto}.result-grid{grid-template-columns:1fr}.funding-dialog,.calculator-dialog{padding:2.3rem 1.2rem 1.4rem}}
@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*::before,*::after{transition:none!important}}