/*! tailwindcss v4.2.1 | MIT License | https://tailwindcss.com */
@layer theme{:root,:host{--font-sans:ui-sans-serif, system-ui, sans-serif, "Apple Color Emoji", "Segoe UI Emoji", "Segoe UI Symbol", "Noto Color Emoji";--font-mono:ui-monospace, SFMono-Regular, Menlo, Monaco, Consolas, "Liberation Mono", "Courier New", monospace;--spacing:.25rem;--default-font-family:var(--font-sans);--default-mono-font-family:var(--font-mono)}}@layer base{*,:after,:before,::backdrop{box-sizing:border-box;border:0 solid;margin:0;padding:0}::file-selector-button{box-sizing:border-box;border:0 solid;margin:0;padding:0}html,:host{-webkit-text-size-adjust:100%;tab-size:4;line-height:1.5;font-family:var(--default-font-family,ui-sans-serif, system-ui, sans-serif, "Apple Color Emoji", "Segoe UI Emoji", "Segoe UI Symbol", "Noto Color Emoji");font-feature-settings:var(--default-font-feature-settings,normal);font-variation-settings:var(--default-font-variation-settings,normal);-webkit-tap-highlight-color:transparent}hr{height:0;color:inherit;border-top-width:1px}abbr:where([title]){-webkit-text-decoration:underline dotted;text-decoration:underline dotted}h1,h2,h3,h4,h5,h6{font-size:inherit;font-weight:inherit}a{color:inherit;-webkit-text-decoration:inherit;-webkit-text-decoration:inherit;-webkit-text-decoration:inherit;-webkit-text-decoration:inherit;text-decoration:inherit}b,strong{font-weight:bolder}code,kbd,samp,pre{font-family:var(--default-mono-font-family,ui-monospace, SFMono-Regular, Menlo, Monaco, Consolas, "Liberation Mono", "Courier New", monospace);font-feature-settings:var(--default-mono-font-feature-settings,normal);font-variation-settings:var(--default-mono-font-variation-settings,normal);font-size:1em}small{font-size:80%}sub,sup{vertical-align:baseline;font-size:75%;line-height:0;position:relative}sub{bottom:-.25em}sup{top:-.5em}table{text-indent:0;border-color:inherit;border-collapse:collapse}:-moz-focusring{outline:auto}progress{vertical-align:baseline}summary{display:list-item}ol,ul,menu{list-style:none}img,svg,video,canvas,audio,iframe,embed,object{vertical-align:middle;display:block}img,video{max-width:100%;height:auto}button,input,select,optgroup,textarea{font:inherit;font-feature-settings:inherit;font-variation-settings:inherit;letter-spacing:inherit;color:inherit;opacity:1;background-color:#0000;border-radius:0}::file-selector-button{font:inherit;font-feature-settings:inherit;font-variation-settings:inherit;letter-spacing:inherit;color:inherit;opacity:1;background-color:#0000;border-radius:0}:where(select:is([multiple],[size])) optgroup{font-weight:bolder}:where(select:is([multiple],[size])) optgroup option{padding-inline-start:20px}::file-selector-button{margin-inline-end:4px}::placeholder{opacity:1}@supports (not ((-webkit-appearance:-apple-pay-button))) or (contain-intrinsic-size:1px){::placeholder{color:currentColor}@supports (color:color-mix(in lab, red, red)){::placeholder{color:color-mix(in oklab, currentcolor 50%, transparent)}}}textarea{resize:vertical}::-webkit-search-decoration{-webkit-appearance:none}::-webkit-date-and-time-value{min-height:1lh;text-align:inherit}::-webkit-datetime-edit{display:inline-flex}::-webkit-datetime-edit-fields-wrapper{padding:0}::-webkit-datetime-edit{padding-block:0}::-webkit-datetime-edit-year-field{padding-block:0}::-webkit-datetime-edit-month-field{padding-block:0}::-webkit-datetime-edit-day-field{padding-block:0}::-webkit-datetime-edit-hour-field{padding-block:0}::-webkit-datetime-edit-minute-field{padding-block:0}::-webkit-datetime-edit-second-field{padding-block:0}::-webkit-datetime-edit-millisecond-field{padding-block:0}::-webkit-datetime-edit-meridiem-field{padding-block:0}::-webkit-calendar-picker-indicator{line-height:1}:-moz-ui-invalid{box-shadow:none}button,input:where([type=button],[type=reset],[type=submit]){appearance:button}::file-selector-button{appearance:button}::-webkit-inner-spin-button{height:auto}::-webkit-outer-spin-button{height:auto}[hidden]:where(:not([hidden=until-found])){display:none!important}}@layer components;@layer utilities{.visible{visibility:visible}.relative{position:relative}.start{inset-inline-start:var(--spacing)}.table{display:table}.antialiased{-webkit-font-smoothing:antialiased;-moz-osx-font-smoothing:grayscale}}:root{--black:#101010;--ink:#24211e;--green:#07944a;--green-dark:#056733;--gold:#c69736;--champagne:#f2e8d9;--ivory:#fbf9f4;--white:#fff;--muted:#69615a}*{box-sizing:border-box}html{scroll-behavior:smooth}body{background:var(--ivory);color:var(--ink);font-family:var(--font-geist-sans), Arial, sans-serif;margin:0}a{color:inherit;text-decoration:none}img{display:block}button,input,select,textarea{font:inherit}.site-header{z-index:40;-webkit-backdrop-filter:blur(14px);backdrop-filter:blur(14px);background:#fbf9f4f2;border-bottom:1px solid #c6973647;grid-template-columns:1fr auto auto;align-items:center;gap:34px;min-height:86px;padding:12px clamp(22px,5vw,76px);display:grid;position:sticky;top:0}.wordmark{flex-direction:column;gap:3px;display:flex}.wordmark span{color:var(--green-dark);font-family:Georgia,serif;font-size:21px}.wordmark strong{letter-spacing:.15em;text-transform:uppercase;font-size:11px}.site-header nav{gap:26px;font-size:14px;font-weight:600;display:flex}.site-header nav a:hover{color:var(--green-dark)}.header-cta{background:var(--black);color:var(--white);border-radius:999px;padding:13px 20px;font-weight:700}.hero{background:radial-gradient(circle at 10% 20%, #c6973621, transparent 32%), var(--ivory);grid-template-columns:1.05fr .95fr;min-height:calc(100vh - 86px);display:grid;overflow:hidden}.hero-copy{align-self:center;padding:76px clamp(28px,6vw,96px)}.eyebrow{color:var(--green-dark);letter-spacing:.22em;text-transform:uppercase;margin:0 0 20px;font-size:13px;font-weight:800}h1,h2{letter-spacing:-.04em;font-family:Georgia,Times New Roman,serif;font-weight:400}h1{max-width:780px;margin:0 0 28px;font-size:clamp(56px,6vw,92px);line-height:.98}.hero-lede{max-width:670px;color:var(--muted);margin:0 0 34px;font-size:19px;line-height:1.72}.hero-actions{flex-wrap:wrap;gap:14px;display:flex}.button{border:1px solid var(--black);cursor:pointer;border-radius:10px;justify-content:center;align-items:center;gap:24px;min-height:58px;padding:15px 24px;font-weight:750;display:inline-flex}.button-primary{border-color:var(--green-dark);background:var(--green-dark);color:var(--white)}.button-primary span{color:#f3ce7b;font-size:22px}.button-secondary:hover{background:var(--champagne)}.hero-proof{border-top:1px solid #c6973680;grid-template-columns:1fr 1fr;max-width:610px;margin-top:48px;display:grid}.hero-proof div{flex-direction:column;padding:22px 24px 0 0;display:flex}.hero-proof strong{font-family:Georgia,serif;font-size:28px;font-weight:400}.hero-proof span{color:var(--muted);letter-spacing:.11em;text-transform:uppercase;margin-top:4px;font-size:11px;font-weight:700}.hero-image{background:var(--white);min-height:680px;position:relative}.hero-image img{object-fit:cover;object-position:center top}.brand-strip{background:var(--black);min-height:175px;color:var(--white);grid-template-columns:1fr 1.2fr 1fr;align-items:center;gap:30px;padding:26px clamp(30px,7vw,110px);display:grid}.brand-strip div{background:var(--white);border-radius:8px;justify-content:center;align-items:center;height:115px;display:flex;overflow:hidden}.brand-strip img{object-fit:contain;max-width:86%;max-height:100px}.brand-strip p{color:#e7dfd7;text-align:center;margin:0;font-family:Georgia,serif;font-size:25px;line-height:1.4}.brand-strip p span{color:var(--gold);font-family:var(--font-geist-sans);letter-spacing:.22em;text-transform:uppercase;margin-bottom:5px;font-size:11px;font-weight:800;display:block}.section{padding:110px clamp(28px,7vw,112px)}.partnership-video-section{background:radial-gradient(circle at 8% 20%, #c6973629, transparent 34%), var(--ivory);grid-template-columns:minmax(0,1fr) minmax(320px,520px);align-items:center;gap:clamp(44px,8vw,120px);display:grid}.partnership-video-copy{max-width:720px}.partnership-video-copy h2{letter-spacing:-.04em;margin:0 0 24px;font-family:Georgia,Times New Roman,serif;font-size:clamp(48px,5vw,76px);font-weight:400;line-height:1.02}.partnership-video-copy>p:not(.eyebrow){max-width:650px;color:var(--muted);margin:0 0 32px;font-size:18px;line-height:1.75}.partnership-video-frame{background:var(--black);border:1px solid #c6973673;border-radius:30px;justify-self:center;width:min(100%,460px);padding:12px;box-shadow:0 30px 70px #24211e2e}.partnership-video-player{aspect-ratio:9/16;background:var(--black);object-fit:cover;border-radius:21px;width:100%;display:block}.partnership-video-frame p{color:#d7cec5;letter-spacing:.08em;text-align:center;text-transform:uppercase;margin:12px 5px 3px;font-size:11px}.section-heading{max-width:820px;margin-bottom:56px}.section-heading.centered{text-align:center;margin-left:auto;margin-right:auto}.section-heading h2,.about-copy h2,.form-intro h2{margin:0 0 22px;font-size:clamp(46px,5vw,72px);line-height:1.05}.section-heading>p:not(.eyebrow),.form-intro>p:not(.eyebrow){color:var(--muted);font-size:18px;line-height:1.75}.intro-section{background:var(--white)}.steps-grid{grid-template-columns:repeat(4,1fr);gap:18px;display:grid}.steps-grid article{background:var(--ivory);border:1px solid #c6973657;border-radius:18px;min-height:305px;padding:28px}.steps-grid article>span,.program-grid article>span{color:var(--green-dark);letter-spacing:.13em;font-size:13px;font-weight:800}.steps-grid h3,.program-grid h3,.bio-card h3,.success-panel h3{margin:70px 0 14px;font-family:Georgia,serif;font-size:29px;font-weight:400;line-height:1.15}.steps-grid p,.program-grid p,.bio-card p{color:var(--muted);line-height:1.7}.programs-section{background:var(--champagne)}.program-grid{grid-template-columns:repeat(3,1fr);gap:18px;display:grid}.program-grid article{background:#ffffffb8;border:1px solid #24211e24;border-radius:18px;min-height:280px;padding:28px}.program-grid h3{margin-top:55px}.disclaimer{max-width:900px;color:var(--muted);margin:28px 0 0;font-size:12px;line-height:1.7}.about-section{background:var(--black);color:var(--white);grid-template-columns:.94fr 1.06fr;gap:clamp(50px,8vw,120px);display:grid}.about-image{border-radius:26px;min-height:850px;position:relative;overflow:hidden}.about-image img{object-fit:cover;object-position:center top}.about-copy{align-self:center}.about-copy .eyebrow{color:#e7b955}.team-intro{color:#d8d0c9;margin:0 0 26px;font-size:17px;line-height:1.75}.bio-card{border-top:1px solid #ffffff2e;padding:25px 0}.bio-card h3{margin:0 0 8px;font-size:33px}.bio-card .role{color:#e7b955;letter-spacing:.05em;text-transform:uppercase;margin-bottom:12px;font-size:13px;font-weight:700}.bio-card p{color:#d8d0c9;margin-bottom:10px}.bio-card .license{color:var(--white);font-size:13px;font-weight:700}.bio-details{margin-top:16px}.bio-details summary{color:#e7b955;cursor:pointer;letter-spacing:.08em;text-transform:uppercase;width:max-content;font-size:13px;font-weight:800}.bio-details[open] summary{margin-bottom:10px}.team-button{min-height:48px;color:var(--white);border-color:#ffffff59;margin-top:18px}.team-button:hover{border-color:var(--gold);background:#c697361f}.team-button span{color:#e7b955}.form-section{background:var(--ivory);grid-template-columns:.82fr 1.18fr;align-items:start;gap:clamp(48px,8vw,110px);display:grid}.form-intro{position:sticky;top:125px}.contact-box{border-top:1px solid #c697368c;border-bottom:1px solid #c697368c;flex-direction:column;gap:8px;margin-top:34px;padding:22px 0;display:flex}.contact-box span{color:var(--muted);letter-spacing:.14em;text-transform:uppercase;font-size:11px;font-weight:800}.contact-box a{font-family:Georgia,serif;font-size:21px}.form-card{background:var(--white);border:1px solid #c697366b;border-radius:24px;padding:clamp(28px,4vw,48px);box-shadow:0 25px 60px #2d251d14}.form-card form{flex-direction:column;gap:20px;display:flex}.form-row{grid-template-columns:1fr 1fr;gap:16px;display:grid}.form-card label{flex-direction:column;gap:8px;font-size:13px;font-weight:750;display:flex}.form-card label>span{color:var(--muted);font-weight:400}.form-card input,.form-card select,.form-card textarea{width:100%;min-height:52px;color:var(--ink);background:#fffefa;border:1px solid #69615a66;border-radius:9px;outline:0;padding:12px 14px}.form-card textarea{resize:vertical;min-height:115px}.form-card input:focus,.form-card select:focus,.form-card textarea:focus{border-color:var(--green);box-shadow:0 0 0 3px #07944a1f}.form-card small{color:var(--muted);font-size:11px;font-weight:400;line-height:1.4}.consent{color:var(--muted);grid-template-columns:20px 1fr;line-height:1.55;gap:11px!important;font-size:11px!important;font-weight:400!important;display:grid!important}.consent input{width:18px;min-height:18px;margin:2px 0 0}.submit-button{border:0;width:100%}.error-message{color:#8b3434;background:#f9eded;border-radius:8px;margin:0;padding:13px}.success-panel h3{margin:0 0 16px;font-size:43px}.success-panel>p:not(.eyebrow){color:var(--muted);font-size:17px;line-height:1.7}.success-panel .button{margin-top:12px}.text-button{color:var(--green-dark);cursor:pointer;background:0 0;border:0;margin-top:18px;font-weight:700;text-decoration:underline;display:block}.final-cta{text-align:center;background:linear-gradient(135deg, var(--champagne), var(--ivory))}.final-cta h2{max-width:850px;margin:0 auto 20px;font-size:clamp(48px,6vw,78px);line-height:1.02}.final-cta-lede{max-width:760px;color:var(--muted);margin:0 auto 34px;font-size:18px;line-height:1.7}.final-cta-steps{text-align:left;max-width:850px;margin:0 auto 38px;padding:0;list-style:none;display:grid}.final-cta-steps li{border-bottom:1px solid #c6973659;padding:15px 18px 15px 48px;font-weight:650;line-height:1.5;position:relative}.final-cta-steps li:before{content:"✓";color:var(--green-dark);font-weight:900;position:absolute;left:14px}.site-footer{color:var(--white);background:#070707;padding:80px clamp(28px,7vw,112px) 30px}.footer-heading{max-width:760px;margin-bottom:40px}.footer-heading .eyebrow{color:#e7b955}.footer-heading h2{margin:0;font-size:clamp(38px,4vw,58px);line-height:1.05}.compliance-grid{grid-template-columns:1fr 1fr;gap:24px;display:grid}.compliance-card{background:#ffffff0a;border:1px solid #ffffff2b;border-radius:20px;padding:clamp(26px,4vw,42px)}.compliance-card h3{color:#e7b955;margin:0 0 26px;font-family:Georgia,serif;font-size:30px;font-weight:400}.compliance-card p,.compliance-card address,.compliance-card a{color:#d6cec7;margin:0 0 13px;font-style:normal;line-height:1.65;display:block}.compliance-card a:hover{color:#e7b955}.office-addresses{grid-template-columns:1fr 1fr;gap:22px;margin:24px 0;display:grid}.broker-notice{border-top:1px solid #ffffff24;padding-top:20px;font-size:13px;margin-top:26px!important}.equal-housing{color:var(--white);align-items:center;gap:13px;margin-top:24px;display:flex}.equal-housing span{color:#e7b955;border:2px solid #e7b955;border-radius:50%;place-items:center;width:42px;height:42px;font-size:26px;line-height:1;display:grid}.legal-links{border-top:1px solid #ffffff26;border-bottom:1px solid #ffffff26;flex-wrap:wrap;gap:24px;margin-top:40px;padding:22px 0;display:flex}.legal-links a{color:#e7b955;font-size:13px;font-weight:750}.legal-statements{grid-template-columns:repeat(3,1fr);gap:16px;margin-top:26px;display:grid}.legal-statements details{border:1px solid #ffffff21;border-radius:12px;padding:18px}.legal-statements summary{cursor:pointer;font-weight:750}.legal-statements p{color:#aaa39c;margin:14px 0 0;font-size:12px;line-height:1.7}.consumer-notice{background:#ffffff0a;border-left:3px solid #e7b955;margin-top:34px;padding:24px}.consumer-notice h3{margin:0 0 10px;font-family:Georgia,serif;font-size:24px;font-weight:400}.consumer-notice p{color:#aaa39c;margin:0;font-size:12px;line-height:1.75}.footer-bottom{color:#817b75;margin-top:32px;font-size:11px}@media (width<=1050px){.site-header{grid-template-columns:1fr auto}.site-header nav{display:none}.hero{grid-template-columns:1fr}.hero-image{min-height:760px}.steps-grid{grid-template-columns:1fr 1fr}.about-section{grid-template-columns:1fr}.about-image{min-height:750px}.partnership-video-section{grid-template-columns:1fr}}@media (width<=760px){.site-header{min-height:74px;padding:10px 16px}.wordmark strong{display:none}.header-cta{padding:11px 15px;font-size:13px}.hero-copy{padding:65px 22px 50px}h1{font-size:clamp(48px,14vw,67px)}.hero-actions{flex-direction:column}.button{width:100%}.hero-proof{grid-template-columns:1fr}.hero-image{min-height:620px}.brand-strip{grid-template-columns:1fr;padding:35px 22px}.section{padding:80px 22px}.steps-grid,.program-grid,.form-section,.form-row,.compliance-grid,.legal-statements{grid-template-columns:1fr}.form-intro{position:static}.about-image{min-height:580px}.office-addresses{grid-template-columns:1fr}.partnership-video-copy{text-align:center}.partnership-video-copy .button{margin-left:auto;margin-right:auto}.partnership-video-frame{width:min(100%,390px)}}@media (prefers-reduced-motion:reduce){*{scroll-behavior:auto!important}}
