:root{--red:#b32632;--red-dark:#891a24;--charcoal:#191919;--grey:#686868;--mist:#f2f3f4;--white:#fff;--line:#d9d9d9}*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;color:var(--charcoal);background:#fff;font-family:"Manrope",sans-serif;font-size:16px;line-height:1.65}img{display:block;max-width:100%}a{color:inherit}.skip-link{position:fixed;left:1rem;top:-5rem;z-index:99;padding:.8rem 1rem;background:#fff}.skip-link:focus{top:1rem}
.site-header{min-height:84px;display:grid;grid-template-columns:1fr auto 1fr;align-items:center;gap:2rem;padding:1rem clamp(1.2rem,5vw,5rem);border-bottom:1px solid var(--line);background:rgba(255,255,255,.97);position:relative;z-index:10}.brand{display:inline-flex;width:max-content;align-items:center;padding:.75rem 1.05rem;background:var(--red);color:#fff;text-decoration:none;line-height:1.08}.brand-text strong,.brand-text small{display:block}.brand-text strong{font-size:1rem}.brand-text small{margin-top:.3rem;color:#ffd9dc;font-size:.68rem;letter-spacing:.14em;text-transform:uppercase}.site-header nav{display:flex;gap:2.1rem}.site-header nav a{text-decoration:none;font-size:.88rem;font-weight:700}.site-header nav a:hover{color:var(--red)}.header-button{justify-self:end}.button,.outline-button{min-height:49px;display:inline-flex;align-items:center;justify-content:center;padding:.8rem 1.3rem;text-decoration:none;font-weight:800;font-size:.9rem;transition:transform .2s ease,background .2s ease}.button{background:var(--red);border:1px solid var(--red);color:#fff}.button:hover{background:var(--red-dark);transform:translateY(-2px)}.outline-button{border:1px solid #999;background:transparent}.outline-button:hover{border-color:var(--red);color:var(--red)}
.hero{min-height:700px;display:grid;grid-template-columns:1.08fr .92fr;background:var(--mist)}.hero-copy{align-self:center;padding:clamp(4rem,8vw,8rem) clamp(1.5rem,7vw,7rem)}.kicker{margin:0 0 1rem;color:var(--red);font-size:.76rem;font-weight:800;letter-spacing:.16em;text-transform:uppercase}h1,h2,h3{margin-top:0;font-family:"Source Serif 4",serif;line-height:1.06}h1{max-width:760px;margin-bottom:1.5rem;font-size:clamp(3.1rem,6vw,6.5rem);letter-spacing:-.055em}h2{font-size:clamp(2.3rem,4vw,4.6rem);letter-spacing:-.04em}h3{font-size:1.65rem}.hero-lede{max-width:640px;color:#555;font-size:1.12rem}.hero-actions{display:flex;flex-wrap:wrap;gap:.8rem;margin:2rem 0 2.7rem}.hero-meta{display:flex;flex-wrap:wrap;gap:.6rem 1rem;color:#606060;font-size:.77rem;font-weight:700}.hero-meta span:not(:last-child)::after{content:"/";margin-left:1rem;color:var(--red)}.portrait-panel{position:relative;min-height:700px;overflow:hidden;background:#ddd}.portrait-panel>img{width:100%;height:100%;object-fit:cover;object-position:50% 28%}.portrait-caption{position:absolute;left:0;bottom:0;padding:1.3rem 1.6rem;background:rgba(25,25,25,.94);color:#fff}.portrait-caption strong,.portrait-caption span{display:block}.portrait-caption span{color:#cfcfcf;font-size:.86rem}
.section{padding:clamp(5rem,9vw,9rem) clamp(1.5rem,7vw,7rem)}.services{display:grid;grid-template-columns:.8fr 1.2fr;gap:clamp(3rem,8vw,8rem)}.section-intro{max-width:580px}.service-list{border-top:1px solid var(--charcoal)}.service-list article{display:grid;grid-template-columns:55px 1fr;gap:1.2rem;padding:1.7rem 0;border-bottom:1px solid var(--line)}.service-list article>span{color:var(--red);font-size:.78rem;font-weight:800}.service-list h3{margin-bottom:.5rem}.service-list p{margin:0;color:var(--grey);max-width:660px}.property-band{position:relative;min-height:570px;overflow:hidden}.property-band>img{width:100%;height:570px;object-fit:cover}.property-band::after{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(0,0,0,.68),rgba(0,0,0,.04) 72%)}.property-message{position:absolute;z-index:2;left:clamp(1.5rem,7vw,7rem);bottom:clamp(2.5rem,6vw,6rem);max-width:730px;color:#fff}.property-message .kicker{color:#ffb0b6}.property-message h2{margin:0;color:#fff;text-shadow:0 2px 25px rgba(0,0,0,.28)}
.areas{display:grid;grid-template-columns:.85fr 1.15fr;gap:clamp(3rem,9vw,9rem);background:var(--charcoal);color:#fff}.areas h2{color:#fff}.areas-copy>p:last-child{color:#bebebe}.area-grid{display:grid;grid-template-columns:1fr 1fr;margin:0;padding:0;list-style:none;border-top:1px solid #555;border-left:1px solid #555}.area-grid li{min-height:180px;padding:1.5rem;border-right:1px solid #555;border-bottom:1px solid #555}.area-grid strong,.area-grid span{display:block}.area-grid strong{font-family:"Source Serif 4",serif;font-size:1.45rem}.area-grid span{margin-top:.5rem;color:#bcbcbc;font-size:.85rem}.about{display:grid;grid-template-columns:.7fr 1.3fr;gap:clamp(3rem,9vw,9rem);align-items:center}.about-number{font-family:"Source Serif 4",serif;color:var(--red);font-size:clamp(3rem,6vw,6rem);line-height:.82;letter-spacing:-.07em}.about-number span{display:block;color:var(--charcoal)}.about-copy{max-width:750px}.about-copy>p:not(.kicker){color:var(--grey);font-size:1.08rem}.text-link{display:inline-block;margin-top:1rem;color:var(--red);font-weight:800;text-decoration:none;border-bottom:2px solid var(--red)}
.contact{display:flex;align-items:end;justify-content:space-between;gap:4rem;padding:clamp(4rem,7vw,7rem) clamp(1.5rem,7vw,7rem);background:var(--red);color:#fff}.contact .kicker{color:#ffd5d8}.contact h2{max-width:680px;margin:0;color:#fff}.contact-details{min-width:min(100%,430px);border-top:1px solid rgba(255,255,255,.5)}.contact-details a{display:block;padding:1rem 0;border-bottom:1px solid rgba(255,255,255,.5);text-decoration:none}.contact-details span,.contact-details strong{display:block}.contact-details span{font-size:.7rem;letter-spacing:.13em;text-transform:uppercase}.contact-details strong{font-size:1.05rem;overflow-wrap:anywhere}footer{display:grid;grid-template-columns:1.2fr 1.5fr auto;gap:3rem;padding:2.5rem clamp(1.5rem,5vw,5rem);background:#111;color:#aaa;font-size:.76rem}.footer-brand strong,.footer-brand span{display:block}.footer-brand strong{color:#fff;font-size:.88rem}footer p{margin:0}
@media(max-width:900px){.site-header{grid-template-columns:1fr auto}.site-header nav{display:none}.hero{grid-template-columns:1fr}.hero-copy{padding-top:5rem;padding-bottom:5rem}.portrait-panel{min-height:600px}.services,.areas,.about{grid-template-columns:1fr}.area-grid{margin-top:1rem}.contact{align-items:flex-start;flex-direction:column}.contact-details{width:100%}footer{grid-template-columns:1fr;gap:1.3rem}}@media(max-width:560px){.site-header{padding:.75rem 1rem}.brand{padding:.62rem .72rem}.brand-text strong{font-size:.82rem}.brand-text small{font-size:.56rem}.header-button{min-height:42px;padding:.55rem .75rem}.hero-copy,.section{padding-left:1.25rem;padding-right:1.25rem}h1{font-size:3rem}.portrait-panel{min-height:470px}.hero-meta{display:block}.hero-meta span{display:block;margin:.25rem 0}.hero-meta span::after{display:none}.area-grid{grid-template-columns:1fr}.area-grid li{min-height:140px}.property-band,.property-band>img{height:470px;min-height:470px}.contact{padding:4rem 1.25rem}.about-number{font-size:4.4rem}}@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}.button{transition:none}}

/* Mortgage calculator */
.site-header nav a.active{color:var(--red)}.calculator-page{padding:clamp(3.5rem,7vw,7rem) clamp(1.25rem,5vw,5rem);background:var(--mist)}.calculator-heading{max-width:890px;margin:0 auto 3rem;text-align:center}.calculator-heading h1{max-width:none;margin-bottom:1rem;font-size:clamp(2.8rem,5vw,5.4rem)}.calculator-heading>p:last-child{max-width:700px;margin:0 auto;color:var(--grey);font-size:1.08rem}.calculator-shell{display:grid;grid-template-columns:minmax(0,1.3fr) minmax(330px,.7fr);max-width:1320px;margin:0 auto;background:#fff;box-shadow:0 24px 70px rgba(0,0,0,.1)}.calculator-form{padding:clamp(1.5rem,4vw,3.5rem)}.calculator-form fieldset{margin:0 0 2rem;padding:0 0 2rem;border:0;border-bottom:1px solid var(--line)}.calculator-form fieldset:last-child{margin-bottom:0;padding-bottom:0;border-bottom:0}.calculator-form legend{width:100%;margin-bottom:1.25rem;font-family:"Source Serif 4",serif;font-size:1.75rem;font-weight:700}.field-grid{display:grid;grid-template-columns:1fr 1fr;gap:1.25rem}.three-fields{grid-template-columns:repeat(3,1fr)}.calculator-form label>span{display:block;margin-bottom:.45rem;font-size:.79rem;font-weight:800}.calculator-form input,.calculator-form select{width:100%;height:50px;border:1px solid #bbb;border-radius:0;background:#fff;color:var(--charcoal);font:600 1rem "Manrope",sans-serif}.calculator-form input{padding:.65rem .8rem}.calculator-form select{padding:.65rem 2.2rem .65rem .8rem}.money-input,.suffix-input{display:flex;align-items:center;border:1px solid #bbb;background:#fff}.money-input:focus-within,.suffix-input:focus-within{outline:2px solid var(--red);outline-offset:2px}.money-input b,.suffix-input b{padding-left:.8rem;color:#777}.suffix-input b{padding:0 .8rem 0 0}.money-input input,.suffix-input input{border:0;outline:0}.calculator-form label>small{display:block;margin-top:.35rem;color:var(--grey);font-size:.72rem}.check-row{display:grid;grid-template-columns:1fr 1fr;gap:1rem;margin-top:1.2rem}.check-row label{display:flex;gap:.75rem;padding:1rem;border:1px solid var(--line);cursor:pointer}.check-row input{flex:0 0 20px;width:20px;height:20px;margin:.15rem 0 0;accent-color:var(--red)}.check-row label span{margin:0}.check-row strong,.check-row small{display:block}.check-row small{margin-top:.25rem;color:var(--grey);font-size:.74rem;font-weight:500}.calculator-results{padding:clamp(1.6rem,3vw,3rem);background:var(--charcoal);color:#fff}.result-lead{padding-bottom:1.8rem;border-bottom:1px solid #505050}.result-lead span,.result-lead strong,.result-lead small{display:block}.result-lead span{font-size:.78rem;font-weight:800;text-transform:uppercase;letter-spacing:.1em;color:#ddd}.result-lead strong{margin:.35rem 0;font-family:"Source Serif 4",serif;font-size:clamp(2.8rem,4vw,4.6rem);line-height:1}.result-lead small{color:#bbb}.result-warning{margin:1.2rem 0 0;padding:1rem;border-left:4px solid #ffb0b6;background:#352326;color:#ffe7e9;font-size:.84rem}.calculator-results dl{margin:1.2rem 0}.calculator-results dl div{display:flex;justify-content:space-between;gap:1rem;padding:.78rem 0;border-bottom:1px solid #3f3f3f}.calculator-results dt{color:#c9c9c9;font-size:.8rem}.calculator-results dd{margin:0;font-weight:800;text-align:right}.cash-total{margin:1.6rem 0;padding:1.3rem;background:var(--red)}.cash-total span,.cash-total strong,.cash-total small{display:block}.cash-total span{font-size:.75rem;font-weight:800;text-transform:uppercase;letter-spacing:.1em}.cash-total strong{margin:.2rem 0 .45rem;font-family:"Source Serif 4",serif;font-size:2.6rem;line-height:1}.cash-total small{color:#ffe1e3;font-size:.7rem}.result-button{width:100%;background:#fff;border-color:#fff;color:var(--charcoal);text-align:center}.result-button:hover{background:#eee;color:#111}.calculator-notes{max-width:1000px;margin:3rem auto 0;color:var(--grey);font-size:.83rem}.calculator-notes h2{margin-bottom:1rem;color:var(--charcoal);font-family:"Manrope",sans-serif;font-size:1rem;letter-spacing:0}.calculator-notes p{margin:.5rem 0}
@media(max-width:1050px){.calculator-shell{grid-template-columns:1fr}.calculator-results{display:grid;grid-template-columns:1fr 1fr;gap:0 2rem}.result-lead,.result-warning,.cash-total,.result-button,.calculator-results dl{grid-column:1/-1}.three-fields{grid-template-columns:1fr 1fr}}
@media(max-width:620px){.field-grid,.three-fields,.check-row{grid-template-columns:1fr}.calculator-page{padding-left:0;padding-right:0}.calculator-heading{padding:0 1.2rem}.calculator-heading h1{font-size:2.7rem}.calculator-shell{box-shadow:none}.calculator-form{padding:1.4rem 1.2rem}.calculator-results{display:block;padding:2rem 1.2rem}.calculator-notes{padding:0 1.2rem}}
.mobile-calc-link{display:none;color:var(--red);font-size:.8rem;font-weight:800;text-decoration:none}
@media(max-width:900px){.site-header{grid-template-columns:1fr auto auto;gap:.8rem}.mobile-calc-link{display:inline-flex}}
@media(max-width:560px){.site-header{gap:.45rem}.mobile-calc-link{font-size:.72rem}.header-button{font-size:.72rem}}

/* First-time homebuyer guide */
.inline-link{color:var(--red);font-weight:800;text-decoration:none;border-bottom:1px solid var(--red)}.buyer-hero{display:grid;grid-template-columns:1fr 1fr;min-height:680px;background:var(--mist)}.buyer-hero-copy{align-self:center;padding:clamp(4rem,7vw,7rem)}.buyer-hero-copy h1{max-width:720px;margin-bottom:1.4rem;font-size:clamp(3.2rem,5.5vw,6rem)}.buyer-hero-copy>p:not(.kicker){max-width:650px;color:var(--grey);font-size:1.12rem}.buyer-actions{display:flex;flex-wrap:wrap;gap:.8rem;margin-top:2rem}.buyer-hero-image{min-height:680px;overflow:hidden}.buyer-hero-image img{width:100%;height:100%;object-fit:cover}.buyer-snapshot{display:grid;grid-template-columns:repeat(4,1fr);background:var(--charcoal);color:#fff}.buyer-snapshot article{min-height:290px;padding:2rem;border-right:1px solid #484848}.buyer-snapshot article:last-child{border-right:0}.buyer-snapshot article>span{color:#ff9da5;font-size:.75rem;font-weight:800}.buyer-snapshot h2{margin:1.5rem 0 .8rem;font-size:1.75rem;letter-spacing:-.02em}.buyer-snapshot p{margin:0;color:#bdbdbd;font-size:.9rem}.buyer-costs{display:grid;grid-template-columns:.8fr 1.2fr;gap:clamp(3rem,8vw,8rem)}.buyer-costs-intro{max-width:540px}.buyer-costs-intro>p:not(.kicker){color:var(--grey)}.cost-list{display:grid;grid-template-columns:1fr 1fr;border-top:1px solid var(--charcoal);border-left:1px solid var(--line)}.cost-list article{padding:1.8rem;border-right:1px solid var(--line);border-bottom:1px solid var(--line)}.cost-list h3{margin-bottom:.7rem}.cost-list p{margin:0;color:var(--grey);font-size:.92rem}.rebate-band{display:grid;grid-template-columns:1.1fr .9fr;gap:3rem;align-items:center;padding:clamp(4rem,7vw,7rem) clamp(1.5rem,7vw,7rem);background:var(--red);color:#fff}.rebate-band .kicker{color:#ffd2d6}.rebate-band h2{max-width:760px;margin:0;color:#fff}.rebate-numbers{display:grid;grid-template-columns:1fr 1fr;border:1px solid rgba(255,255,255,.55)}.rebate-numbers div{padding:1.6rem}.rebate-numbers div+div{border-left:1px solid rgba(255,255,255,.55)}.rebate-numbers strong,.rebate-numbers span{display:block}.rebate-numbers strong{font-family:"Source Serif 4",serif;font-size:clamp(2.5rem,4vw,4.5rem);line-height:1}.rebate-numbers span{margin-top:.5rem;color:#ffd9dc;font-size:.77rem}.rebate-note{grid-column:1/-1;margin:0;color:#ffe4e6;font-size:.8rem}.buyer-process{display:grid;grid-template-columns:.75fr 1.25fr;gap:clamp(3rem,8vw,8rem);background:#fff}.process-heading{max-width:500px}.process-heading>p:not(.kicker){color:var(--grey)}.process-list{margin:0;padding:0;list-style:none;border-top:1px solid var(--charcoal)}.process-list li{display:grid;grid-template-columns:55px 1fr;gap:1rem;padding:1.45rem 0;border-bottom:1px solid var(--line)}.process-list li>span{color:var(--red);font-size:.75rem;font-weight:800}.process-list h3{margin-bottom:.35rem;font-size:1.4rem}.process-list p{margin:0;color:var(--grey);font-size:.9rem}.buyer-support{display:flex;justify-content:space-between;align-items:end;gap:4rem;padding:clamp(4rem,7vw,7rem) clamp(1.5rem,7vw,7rem);background:var(--mist)}.buyer-support>div:first-child{max-width:820px}.buyer-support h2{margin-bottom:1rem}.buyer-support p:not(.kicker){max-width:720px;color:var(--grey)}.buyer-support-actions{flex:0 0 250px}.buyer-support-actions .button{width:100%}.buyer-support-actions .text-link{margin-top:1.2rem}.buyer-disclaimer{padding:1.4rem clamp(1.5rem,7vw,7rem);background:#e5e6e7;color:#666;font-size:.75rem}.buyer-disclaimer p{max-width:1100px;margin:0 auto}
@media(max-width:1100px){.site-header nav{gap:1.2rem}.site-header nav a{font-size:.8rem}.buyer-snapshot{grid-template-columns:1fr 1fr}.buyer-snapshot article:nth-child(2){border-right:0}.buyer-snapshot article:nth-child(-n+2){border-bottom:1px solid #484848}}
@media(max-width:900px){.buyer-hero,.buyer-costs,.buyer-process,.rebate-band{grid-template-columns:1fr}.buyer-hero-image{min-height:480px}.buyer-snapshot article{min-height:230px}.rebate-note{grid-column:auto}.buyer-support{align-items:flex-start;flex-direction:column}.buyer-support-actions{flex-basis:auto;width:100%}}
@media(max-width:560px){.buyer-hero-copy{padding:4rem 1.25rem}.buyer-hero-copy h1{font-size:3rem}.buyer-hero-image{min-height:370px}.buyer-snapshot{grid-template-columns:1fr}.buyer-snapshot article{min-height:0;border-right:0;border-bottom:1px solid #484848}.cost-list{grid-template-columns:1fr}.rebate-numbers{grid-template-columns:1fr}.rebate-numbers div+div{border-left:0;border-top:1px solid rgba(255,255,255,.55)}.buyer-support{padding:4rem 1.25rem}}

/* Full-site deep-blue preview; active only when ?theme=blue is present. */
.theme-blue{--red:#173f67;--red-dark:#0e2b47;--charcoal:#142a3d;--grey:#5f6c78;--mist:#eef2f6;--line:#cfd8e2}.theme-blue .brand-text small{color:#dce9f5}.theme-blue .property-message .kicker{color:#d8e9f8}.theme-blue .contact .kicker{color:#dce9f5}.theme-blue .areas,.theme-blue .buyer-snapshot,.theme-blue .calculator-results{background:#142a3d}.theme-blue footer{background:#0b1926}.theme-blue .rebate-band{background:#173f67}.theme-blue .rebate-band .kicker{color:#dce9f5}.theme-blue .rebate-numbers span,.theme-blue .rebate-note{color:#dce9f5}

/* Permanent deep-blue palette */
:root{--red:#173f67;--red-dark:#0e2b47;--charcoal:#142a3d;--grey:#5f6c78;--mist:#eef2f6;--line:#cfd8e2}.brand-text small,.contact .kicker{color:#dce9f5}.property-message .kicker{color:#d8e9f8}.areas,.buyer-snapshot,.calculator-results{background:#142a3d}footer{background:#0b1926}.rebate-band{background:#173f67}.rebate-band .kicker,.rebate-numbers span,.rebate-note{color:#dce9f5}

/* Mobile navigation */
.menu-toggle{display:none;min-height:42px;padding:.55rem .8rem;border:1px solid var(--red);background:#fff;color:var(--red);font:800 .8rem "Manrope",sans-serif;cursor:pointer}
@media(max-width:900px){body.menu-open{overflow:hidden}.site-header{grid-template-columns:1fr auto auto;gap:.8rem}.site-header nav{display:none;position:fixed;z-index:30;top:var(--mobile-menu-top,84px);right:0;bottom:0;left:0;overflow-y:auto;flex-direction:column;gap:0;padding:.6rem clamp(1rem,5vw,3rem) max(1rem,env(safe-area-inset-bottom));background:#fff;border-top:1px solid var(--line);box-shadow:0 16px 30px rgba(20,42,61,.14)}.site-header nav.is-open{display:flex}.site-header nav a{padding:.85rem 0;border-bottom:1px solid var(--line);font-size:.92rem}.site-header nav a:last-child{border-bottom:0}.menu-toggle{display:inline-flex;align-items:center;justify-content:center}.mobile-calc-link{display:none}}
@media(max-width:560px){.site-header{gap:.4rem}.menu-toggle{padding:.5rem .65rem;font-size:.72rem}}

/* Reviews test page */
.reviews-page{min-height:65vh;background:var(--mist)}.reviews-intro{max-width:840px;margin:0 auto 3.5rem;text-align:center}.reviews-intro h1{font-size:clamp(2.8rem,5vw,5rem)}.reviews-intro>p:not(.kicker){color:var(--grey)}.review-summary{display:flex;flex-wrap:wrap;align-items:center;justify-content:center;gap:.45rem 1rem;margin:1.5rem 0;color:var(--grey)}.review-summary strong{color:var(--charcoal);font-family:"Source Serif 4",serif;font-size:2.2rem;line-height:1}.review-stars{color:#f5b400;font-size:1.35rem;letter-spacing:.08em;white-space:nowrap}.leave-review-button{margin-top:.4rem}.reviews-grid{display:grid;grid-template-columns:1fr 1fr;gap:1.5rem;max-width:1180px;margin:0 auto 5rem}.review-card{padding:clamp(1.5rem,3vw,2.2rem);background:#fff;border:1px solid var(--line);box-shadow:0 14px 35px rgba(20,42,61,.07)}.review-card-header{display:flex;align-items:flex-start;justify-content:space-between;gap:1.2rem;padding-bottom:1.2rem;border-bottom:1px solid var(--line)}.review-card h2{margin:0 0 .25rem;font-family:"Manrope",sans-serif;font-size:1.15rem;letter-spacing:0}.review-card-header p{margin:0;color:var(--grey);font-size:.76rem}.review-card blockquote{margin:1.3rem 0 0;color:#414d57;font-family:"Source Serif 4",serif;font-size:1.12rem;line-height:1.65}.reviews-cta{text-align:center}.reviews-cta h2{font-size:clamp(2rem,3vw,3rem)}.reviews-cta-actions{display:flex;flex-wrap:wrap;justify-content:center;gap:.8rem;margin-top:1.5rem}@media(max-width:760px){.reviews-grid{grid-template-columns:1fr}.review-card-header{display:block}.review-card-header .review-stars{display:block;margin-top:.7rem}.review-summary{flex-direction:column}.reviews-page{padding-top:4rem}}