/* Open House Lending — independent static website */
:root{--ink:#18302c;--green:#173d37;--green2:#245a51;--terra:#a85f3c;--cream:#f7f1e8;--paper:#fffdf9;--sage:#e6eee9;--line:#dbe4df;--muted:#66736f;--white:#fff;--shadow:0 18px 55px rgba(24,48,44,.10);--radius:24px;--radius-sm:14px;--max:1180px}
*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;color:var(--ink);background:var(--paper);font-family:Inter,ui-sans-serif,-apple-system,BlinkMacSystemFont,"Segoe UI",Roboto,Arial,sans-serif;line-height:1.6;-webkit-font-smoothing:antialiased}img{max-width:100%;display:block}a{color:inherit;text-decoration:none}button,input,select,textarea{font:inherit}.container{width:min(var(--max),calc(100% - 40px));margin:auto}.skip-link{position:absolute;left:-9999px}.skip-link:focus{left:18px;top:18px;z-index:9999;background:#fff;padding:10px 14px;border-radius:8px}
.topbar{background:var(--green);color:#eef6f3;font-size:13px}.topbar .container{min-height:38px;display:flex;align-items:center;justify-content:space-between;gap:18px}.topbar a{font-weight:700}.site-header{position:sticky;top:0;background:rgba(255,253,249,.96);backdrop-filter:blur(12px);z-index:100;border-bottom:1px solid rgba(23,61,55,.08)}.nav-wrap{height:78px;display:flex;align-items:center;gap:26px}.brand img{width:260px;height:auto}.main-nav{display:flex;align-items:center;gap:26px;margin-left:auto;font-size:15px;font-weight:650}.main-nav a{position:relative;padding:27px 0 26px}.main-nav a:after{content:"";position:absolute;left:0;right:100%;bottom:19px;height:2px;background:var(--terra);transition:.2s}.main-nav a:hover:after,.main-nav a.active:after{right:0}.nav-cta{display:inline-flex;align-items:center;justify-content:center;background:#112e29;color:white!important;padding:12px 18px!important;border-radius:999px}.nav-cta:after{display:none!important}.menu-toggle{display:none;margin-left:auto;border:0;background:transparent;width:44px;height:44px;border-radius:50%;align-items:center;justify-content:center}.menu-toggle span,.menu-toggle span:before,.menu-toggle span:after{display:block;width:22px;height:2px;background:var(--green);position:relative;content:""}.menu-toggle span:before{position:absolute;top:-7px}.menu-toggle span:after{position:absolute;top:7px}
.hero{padding:70px 0 76px;background:linear-gradient(110deg,var(--cream) 0%,#fbf8f2 52%,var(--sage) 100%);overflow:hidden}.hero-grid{display:grid;grid-template-columns:1.03fr .97fr;align-items:center;gap:58px}.eyebrow{display:inline-flex;align-items:center;gap:8px;font-size:12px;font-weight:800;text-transform:uppercase;letter-spacing:.14em;color:var(--terra);margin-bottom:14px}.eyebrow:before{content:"";width:28px;height:2px;background:currentColor}.hero h1,.page-hero h1{font-family:Georgia,"Times New Roman",serif;font-size:clamp(46px,5.6vw,75px);line-height:1.02;letter-spacing:-.035em;margin:0 0 22px;color:var(--green);font-weight:500}.hero p{font-size:19px;max-width:620px;color:#4e5f5a;margin:0 0 30px}.hero-actions{display:flex;gap:12px;flex-wrap:wrap}.btn{display:inline-flex;align-items:center;justify-content:center;min-height:50px;padding:0 22px;border-radius:999px;font-weight:750;border:1px solid transparent;cursor:pointer;transition:.2s}.btn-primary{background:var(--green);color:#fff}.btn-primary:hover{background:var(--green2);transform:translateY(-1px)}.btn-secondary{border-color:#c3d0ca;background:#fff;color:var(--green)}.btn-secondary:hover{border-color:var(--green)}.hero-media{position:relative}.hero-media img{width:100%;height:520px;object-fit:cover;border-radius:34px;box-shadow:var(--shadow)}.hero-note{position:absolute;left:-28px;bottom:30px;background:#fff;padding:17px 20px;border-radius:16px;box-shadow:0 16px 42px rgba(24,48,44,.15);max-width:235px}.hero-note strong{display:block;font-family:Georgia,serif;font-size:21px;color:var(--green)}.hero-note span{font-size:13px;color:var(--muted)}
.trust-strip{border-bottom:1px solid var(--line);background:#fff}.trust-grid{display:grid;grid-template-columns:repeat(4,1fr)}.trust-item{padding:22px 20px;text-align:center;border-right:1px solid var(--line);font-size:14px;font-weight:700;color:#52635e}.trust-item:last-child{border-right:0}.trust-item b{color:var(--green)}
.section{padding:92px 0}.section-sm{padding:64px 0}.section-sage{background:var(--sage)}.section-cream{background:var(--cream)}.section-dark{background:var(--green);color:#fff}.section-dark .section-title,.section-dark h2,.section-dark h3{color:#fff}.section-dark .section-copy{color:#c8d8d3}.section-head{max-width:730px;margin-bottom:42px}.section-head.center{text-align:center;margin-left:auto;margin-right:auto}.section-title{font-family:Georgia,"Times New Roman",serif;font-weight:500;font-size:clamp(36px,4vw,52px);line-height:1.08;letter-spacing:-.025em;color:var(--green);margin:0 0 16px}.section-copy{font-size:17px;color:var(--muted);margin:0}.cards{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}.card{background:#fff;border:1px solid var(--line);border-radius:20px;padding:28px;transition:.2s;min-height:100%}.card:hover{transform:translateY(-3px);box-shadow:0 14px 40px rgba(23,61,55,.08);border-color:#c6d6cf}.icon-box{width:48px;height:48px;border-radius:14px;background:var(--cream);display:grid;place-items:center;color:var(--terra);font-weight:900;font-size:21px;margin-bottom:18px}.card h3{margin:0 0 9px;color:var(--green);font-size:21px}.card p{color:var(--muted);margin:0 0 18px}.text-link{font-weight:800;color:var(--green);display:inline-flex;gap:7px;align-items:center}.text-link:after{content:"→";transition:.2s}.text-link:hover:after{transform:translateX(3px)}
.split{display:grid;grid-template-columns:1fr 1fr;gap:64px;align-items:center}.split-media img{width:100%;height:500px;object-fit:cover;border-radius:28px;box-shadow:var(--shadow)}.check-list{list-style:none;padding:0;margin:24px 0 0;display:grid;gap:13px}.check-list li{padding-left:31px;position:relative}.check-list li:before{content:"✓";position:absolute;left:0;top:0;width:21px;height:21px;border-radius:50%;background:var(--sage);color:var(--green);font-weight:900;display:grid;place-items:center;font-size:12px}.process-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:18px;counter-reset:steps}.process-step{counter-increment:steps;border-top:1px solid rgba(255,255,255,.25);padding-top:21px}.process-step:before{content:"0" counter(steps);display:block;color:#e3a989;font-weight:800;font-size:13px;letter-spacing:.08em;margin-bottom:18px}.process-step h3{margin:0 0 9px}.process-step p{margin:0;color:#c8d8d3;font-size:15px}.section-cream .process-step{border-top-color:var(--line)}.section-cream .process-step p{color:var(--muted)}

.quick-panel{background:#fff;border:1px solid var(--line);border-radius:28px;padding:34px;box-shadow:var(--shadow)}.quick-grid{display:grid;grid-template-columns:1fr 1fr;gap:24px}.field{display:grid;gap:7px}.field label{font-size:13px;font-weight:800;color:#49605a}.field input,.field select,.field textarea{width:100%;border:1px solid #cfdad5;background:#fff;border-radius:12px;min-height:49px;padding:11px 13px;color:var(--ink);outline:none}.field textarea{min-height:130px;resize:vertical}.field input:focus,.field select:focus,.field textarea:focus{border-color:var(--green);box-shadow:0 0 0 3px rgba(36,90,81,.10)}.form-grid{display:grid;grid-template-columns:1fr 1fr;gap:16px}.form-grid .full{grid-column:1/-1}.form-note{font-size:12px;color:var(--muted);margin-top:14px}.result-box{background:var(--green);color:white;border-radius:20px;padding:30px}.result-box .big{font-family:Georgia,serif;font-size:46px;line-height:1}.result-box small{display:block;color:#bed0ca;margin-top:8px}.calc-row{display:grid;grid-template-columns:repeat(3,1fr);gap:14px}.calc-output{margin-top:22px;display:grid;grid-template-columns:2fr 1fr 1fr;gap:12px}.calc-stat{background:var(--cream);padding:20px;border-radius:16px}.calc-stat strong{display:block;font-family:Georgia,serif;font-size:28px;color:var(--green)}.calc-stat span{font-size:12px;color:var(--muted)}
.page-hero{padding:62px 0 66px;background:var(--cream)}.page-hero-grid{display:grid;grid-template-columns:1.05fr .95fr;align-items:center;gap:55px}.page-hero h1{font-size:clamp(42px,5vw,65px)}.page-hero p{font-size:18px;color:var(--muted);max-width:620px}.page-hero img{width:100%;height:390px;object-fit:cover;border-radius:28px;box-shadow:var(--shadow)}.breadcrumb{font-size:12px;color:#788681;margin-bottom:18px}.breadcrumb a{color:var(--green);font-weight:700}.content-grid{display:grid;grid-template-columns:1fr 330px;gap:58px;align-items:start}.prose h2{font-family:Georgia,serif;color:var(--green);font-weight:500;font-size:38px;line-height:1.12;margin:0 0 18px}.prose h3{color:var(--green);font-size:22px;margin:35px 0 10px}.prose p,.prose li{color:#5e6d68}.side-card{position:sticky;top:110px;background:var(--green);color:white;padding:28px;border-radius:22px}.side-card h3{margin-top:0;color:#fff}.side-card p{color:#c8d8d3}.side-card .btn{width:100%;background:white;color:var(--green);margin-top:10px}.loan-table{display:grid;gap:12px}.loan-row{display:grid;grid-template-columns:220px 1fr auto;gap:20px;align-items:center;background:#fff;border:1px solid var(--line);border-radius:18px;padding:22px}.loan-row h3{margin:0;color:var(--green)}.loan-row p{margin:0;color:var(--muted)}.pill{display:inline-flex;padding:7px 10px;border-radius:99px;background:var(--sage);font-size:12px;font-weight:800;color:var(--green)}
.faq{display:grid;gap:10px;max-width:900px;margin:auto}.faq-item{background:#fff;border:1px solid var(--line);border-radius:14px;overflow:hidden}.faq-q{width:100%;border:0;background:#fff;padding:20px 22px;text-align:left;font-weight:800;color:var(--green);display:flex;justify-content:space-between;gap:20px;cursor:pointer}.faq-q:after{content:"+";font-size:23px;font-weight:400;line-height:1}.faq-item.open .faq-q:after{content:"−"}.faq-a{max-height:0;overflow:hidden;transition:max-height .25s ease}.faq-a p{margin:0;padding:0 22px 20px;color:var(--muted)}.faq-item.open .faq-a{max-height:260px}.cta-band{display:flex;align-items:center;justify-content:space-between;gap:25px;background:#112e29;color:white;border-radius:28px;padding:40px 45px}.cta-band h2{font-family:Georgia,serif;font-weight:500;font-size:38px;line-height:1.1;margin:0 0 7px}.cta-band p{margin:0;color:#f7dfd1}.cta-band .btn{background:#fff;color:var(--green);white-space:nowrap}
.contact-cards{display:grid;grid-template-columns:repeat(3,1fr);gap:16px;margin-bottom:40px}.contact-card{border:1px solid var(--line);border-radius:18px;padding:25px;background:#fff}.contact-card h3{font-size:18px;color:var(--green);margin:0 0 8px}.contact-card p{margin:0;color:var(--muted)}.address{font-style:normal}.legal{max-width:860px}.legal h1{font-family:Georgia,serif;color:var(--green);font-weight:500;font-size:50px}.legal h2{color:var(--green);margin-top:38px}.legal p,.legal li{color:var(--muted)}
.site-footer{background:#112e29;color:#dbe7e3;padding:62px 0 0}.footer-grid{display:grid;grid-template-columns:1.4fr .8fr .8fr 1fr;gap:45px}.footer-brand img{width:260px;opacity:.95}.footer-brand p{max-width:360px;color:#aebfba;font-size:14px}.footer-col h4{color:white;margin:0 0 15px}.footer-col a{display:block;color:#b9c9c4;margin:8px 0;font-size:14px}.footer-col a:hover{color:#fff}.footer-col p{font-size:14px;color:#b9c9c4}.footer-bottom{border-top:1px solid rgba(255,255,255,.12);margin-top:44px;padding:22px 0;display:flex;justify-content:space-between;gap:25px;color:#91a6a0;font-size:12px}.footer-bottom-links{display:flex;gap:16px}.footer-disclaimer{border-top:1px solid rgba(255,255,255,.08);padding:20px 0;color:#91a6a0;font-size:11px}
.sale-modal-backdrop{position:fixed;inset:0;background:rgba(10,28,25,.62);z-index:5000;display:grid;place-items:center;padding:20px;opacity:0;visibility:hidden;transition:.2s}.sale-modal-backdrop.open{opacity:1;visibility:visible}.sale-modal{position:relative;width:min(540px,100%);background:#fff;border-radius:24px;padding:38px;box-shadow:0 25px 80px rgba(0,0,0,.28);transform:translateY(10px) scale(.985);transition:.2s}.sale-modal-backdrop.open .sale-modal{transform:none}.sale-modal-close{position:absolute;right:14px;top:12px;border:0;background:#f0f3f1;width:36px;height:36px;border-radius:50%;font-size:23px;cursor:pointer;color:#354b45}.sale-modal h2{font-family:Georgia,serif;font-size:34px;line-height:1.08;color:var(--green);margin:4px 35px 15px 0;font-weight:500}.sale-modal p{color:var(--muted);margin:0 0 24px}.sale-modal .btn{width:100%;background:#112e29;color:#fff;min-height:54px;text-align:center}
.toast{position:fixed;right:22px;bottom:22px;background:var(--green);color:white;padding:13px 18px;border-radius:12px;z-index:6000;box-shadow:var(--shadow);opacity:0;transform:translateY(8px);transition:.2s;pointer-events:none}.toast.show{opacity:1;transform:none}
@media(max-width:980px){.main-nav{position:fixed;top:116px;left:0;right:0;background:#fff;border-top:1px solid var(--line);padding:22px 24px 28px;display:none;flex-direction:column;align-items:stretch;gap:0;box-shadow:0 24px 40px rgba(0,0,0,.1)}.main-nav.open{display:flex}.main-nav a{padding:12px 0}.main-nav a:after{display:none}.nav-cta{margin-top:10px}.menu-toggle{display:flex}.hero-grid,.page-hero-grid,.split{grid-template-columns:1fr}.hero-media{max-width:720px}.hero-media img{height:430px}.hero-note{left:18px}.cards{grid-template-columns:repeat(2,1fr)}.process-grid{grid-template-columns:repeat(2,1fr)}.content-grid{grid-template-columns:1fr}.side-card{position:relative;top:auto}.footer-grid{grid-template-columns:1.2fr 1fr 1fr}.footer-brand{grid-column:1/-1}.loan-row{grid-template-columns:1fr}.contact-cards{grid-template-columns:1fr}.calc-row{grid-template-columns:1fr 1fr}.calc-output{grid-template-columns:1fr 1fr}.trust-grid{grid-template-columns:1fr 1fr}.trust-item:nth-child(2){border-right:0}.trust-item:nth-child(-n+2){border-bottom:1px solid var(--line)}}
@media(max-width:640px){.container{width:min(100% - 28px,var(--max))}.topbar .container{justify-content:center;text-align:center}.topbar span:first-child{display:none}.nav-wrap{height:70px}.brand img{width:230px}.main-nav{top:108px}.hero,.page-hero{padding:48px 0 54px}.hero h1,.page-hero h1{font-size:43px}.hero p,.page-hero p{font-size:17px}.hero-media img,.page-hero img{height:320px;border-radius:22px}.hero-note{position:relative;left:auto;bottom:auto;margin:-35px 16px 0;z-index:2}.section{padding:68px 0}.section-sm{padding:52px 0}.cards,.process-grid,.form-grid,.quick-grid,.calc-row,.calc-output{grid-template-columns:1fr}.form-grid .full{grid-column:auto}.cta-band{padding:30px;align-items:flex-start;flex-direction:column}.cta-band h2{font-size:32px}.footer-grid{grid-template-columns:1fr 1fr}.footer-brand{grid-column:1/-1}.footer-bottom{flex-direction:column}.sale-modal{padding:30px 24px}.sale-modal h2{font-size:29px}.trust-grid{grid-template-columns:1fr}.trust-item{border-right:0;border-bottom:1px solid var(--line)}.trust-item:last-child{border-bottom:0}}