@font-face{font-family:Outfit;src:url('/fonts/outfit.woff2') format('woff2');font-style:normal;font-weight:300 800;font-display:swap}*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;background:#faf8f3;color:#173f39;font:17px/1.65 Outfit,system-ui,sans-serif}a{color:inherit;text-underline-offset:4px}a:hover{text-decoration-thickness:2px}a:focus-visible{outline:3px solid #d87533;outline-offset:5px}h1,h2,h3,p{margin:0}h1{font-size:clamp(2.3rem,4.7vw,4.4rem);line-height:1.08;letter-spacing:-.035em;max-width:880px}h2{font-size:1.8rem;line-height:1.2;letter-spacing:-.015em}h3{font-size:1.65rem;line-height:1.2}header,footer,.section,.hero{max-width:1240px;margin:auto;padding:32px}header{display:flex;align-items:center;justify-content:space-between;gap:24px;border-bottom:1px solid #dce2da}header nav{display:flex;gap:25px;align-items:center;flex-wrap:wrap;font-size:14px;font-weight:600}.brand{font-weight:800;font-size:25px;text-decoration:none;letter-spacing:-.03em;line-height:1.2}.brand span{display:block;letter-spacing:0;font-size:12px;font-weight:500;margin-top:7px;color:#65746e}.nav-cta{border-bottom:2px solid #d87533;text-decoration:none}.hero{display:grid;grid-template-columns:1.15fr 1fr;align-items:center;gap:60px;padding-top:65px;padding-bottom:65px}.hero>div{display:grid;gap:24px}.hero img{width:100%;height:430px;object-fit:cover;border-radius:110px 20px 20px 20px}.eyebrow{font-size:12px;font-weight:700;letter-spacing:.1em;color:#526c4c}.intro{font-size:20px;color:#536b64}.button{display:inline-block;text-decoration:none;background:#a34f20;color:#fff;padding:14px 22px;border-radius:9px;font-weight:700;width:fit-content;line-height:1.4}.button:hover{background:#8d4219}.fine,small{font-size:12px;line-height:1.6;color:#69746e}.section{padding-top:45px;padding-bottom:45px}.section>.eyebrow{margin-bottom:10px}.cards{display:grid;grid-template-columns:1fr 1fr;gap:28px;margin-top:30px}.card{background:#fff;border:1px solid #dde3d9;border-radius:20px;overflow:hidden}.card>img{width:100%;height:240px;object-fit:cover}.card-body{padding:28px;display:grid;gap:15px}.card-body>p:not(.eyebrow){color:#5d6e65}.card h3 a{text-decoration:none}.text-link{font-weight:700}.notes{display:grid;grid-template-columns:1fr 1fr;gap:45px;background:#eaf0e5;border-radius:20px;padding:36px}.notes p{margin-top:15px;color:#536b64}.contact{display:flex;align-items:center;justify-content:space-between;gap:40px;background:#173f39;color:#fff;border-radius:20px;margin:35px auto}.contact>div{max-width:750px}.contact h2{margin:12px 0}.contact p,.contact .eyebrow{color:#dbe5d5}.contact .button{flex-shrink:0}footer{font-size:13px;color:#65746e;border-top:1px solid #dce2da;margin-top:50px;display:grid;gap:12px}.article-layout{display:grid;grid-template-columns:minmax(0,1fr) 300px;gap:64px}.article-layout article{min-width:0;display:grid;gap:27px}.article-layout h1{font-size:clamp(2.2rem,4vw,3.4rem)}.article-image{width:100%;height:280px;object-fit:cover;border-radius:20px}.article-layout section{display:grid;gap:17px;scroll-margin-top:20px}.article-layout section>p{font:19px/1.8 Georgia,serif;color:#43594d}.article-layout ul,.toc ol{margin:0;padding-left:25px}.article-layout li{margin:10px 0}.notice,.toc,.glossary{padding:24px;background:#eaf0e5;border-radius:14px}.toc ol{margin-top:12px}.contact-box{background:#173f39;color:#fff;border-radius:20px;padding:27px;display:grid;gap:20px}.contact-box p,.contact-box .eyebrow{color:#dbe5d5}.contact-box .fine{font-size:12px}.glossary{margin-top:24px;font-size:14px}.glossary h2{font-size:19px;margin-bottom:14px}.sources{padding-top:25px;border-top:1px solid #dce2da}.skip{position:absolute;left:-10000px}.skip:focus{left:20px;top:10px;background:#fff;padding:10px;z-index:10}@media(max-width:800px){header{align-items:flex-start;flex-direction:column;padding:24px}header nav{gap:17px}.hero{grid-template-columns:1fr;gap:35px;padding:35px 24px}.hero img{height:300px;border-radius:65px 15px 15px 15px}.section,footer{padding:30px 24px}.cards,.notes,.article-layout{grid-template-columns:1fr}.notes{gap:25px;padding:25px}.contact{margin:20px 16px;display:grid;padding:28px}.article-layout{gap:35px}.card>img{height:220px}.article-image{height:220px}.card-body{padding:24px}}


.policy{max-width:900px;display:grid;gap:30px}.policy>section{display:grid;gap:16px;scroll-margin-top:20px}.policy h1{font-size:clamp(2.1rem,4vw,3.4rem)}.policy p{color:#43594d}.policy nav{display:flex;flex-wrap:wrap;gap:12px}@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}}
.local-card img{display:block;width:100%;height:auto}.article-layout figure{margin:0}.article-image.local-article-image{height:auto}.article-layout figcaption{font-size:12px;color:#65746e;line-height:1.5;margin-top:8px}.article-layout .article-intro{font:19px/1.8 Georgia,serif;color:#43594d}.share-guide{border:1px solid #dce2da;border-radius:14px;padding:24px;overflow-wrap:anywhere}.share-guide>a{display:block;margin-top:10px}.share-guide button{border:0;cursor:pointer;font:inherit}

/* Contact-led Casa pages retain the existing forest, cream and terracotta palette. */
header{gap:25px}header nav{gap:20px}.nav-cta{background:#a34f20;color:#fff;padding:11px 16px;border:0;border-radius:8px}.nav-cta:hover{background:#8d4219}.contact-hero{background:#edf1e8;border-bottom:1px solid #dce2da}.contact-hero-grid{max-width:1240px;margin:auto;padding:52px 32px;display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1fr);gap:52px;align-items:start}.contact-hero-copy{padding-top:9px}.contact-hero-copy h1{font-size:clamp(2.3rem,4vw,3.5rem);max-width:580px;margin:15px 0 22px}.hero-intro{font-size:19px;line-height:1.7;color:#536b64;margin-bottom:25px}.hero-paths{display:flex;flex-direction:column;gap:11px;margin-top:25px;font-weight:700;font-size:16px}.hero-note{font-size:13px;line-height:1.65;color:#536b64;margin-top:22px}.hero-photo{width:100%;height:230px;object-fit:cover;display:block;border-radius:65px 15px 15px 15px;margin-top:28px}.publisher-note{margin-top:17px}.contact-panel{padding:25px;background:#fff;border:1px solid #dce2da;border-radius:18px;box-shadow:0 12px 35px #173f3910;scroll-margin-top:20px;min-width:0}.contact-panel>.eyebrow{font-size:10px;margin-bottom:8px}.contact-panel h2{font-size:28px;line-height:1.2}.panel-intro{font-size:15px;line-height:1.6;color:#536b64;margin-top:11px;margin-bottom:18px}.contact-panel iframe{width:100%;height:900px;border:0;display:block}.form-fallback{font-size:12px;display:block;margin-top:14px;line-height:1.6;color:#173f39}.section-heading{display:flex;align-items:end;justify-content:space-between;gap:28px;margin-bottom:25px}.section-heading>.text-link{max-width:280px;font-size:15px}.decision-grid{display:grid;grid-template-columns:1fr 1fr;gap:28px;margin-top:28px}.decision-card{border:1px solid #dce2da;background:white;border-radius:17px;padding:29px}.decision-card h3{font-size:25px;margin-bottom:17px}.decision-card p{color:#536b64}.decision-card .eyebrow{margin-bottom:22px}.decision-card .text-link{display:block;margin-top:21px}.decision-card ul{padding-left:20px;color:#536b64;font-size:16px}.decision-card li{margin-bottom:12px}.rate-panel{display:grid;grid-template-columns:1fr 1fr;gap:40px;background:#eaf0e5;border:1px solid #dce2da;padding:32px;border-radius:18px}.rate-date{font-size:14px;line-height:1.6}.rate-values{display:grid;grid-template-columns:1fr 1fr;gap:20px;margin-top:20px}.rate-values>div>span{font-size:14px;font-weight:600}.rate-values strong{display:block;font-size:48px;line-height:1.4;letter-spacing:-.035em}.rate-values strong span{font-size:30px}.rate-values small{display:block;color:#536b64}.rate-context h3{font-size:23px;margin-bottom:14px}.rate-context p{font-size:13px;margin-bottom:13px;color:#536b64}.rate-context a{font-size:14px}.payment-section{display:grid;grid-template-columns:1fr 1fr;gap:45px;align-items:start}.payment-section>div>p{margin-top:20px;margin-bottom:24px;color:#536b64}.payment-card{background:#fff;border:1px solid #dce2da;border-radius:17px;padding:28px;min-width:0}.payment-card h3{font-size:24px;margin-bottom:16px}.payment-card>p{font-size:14px;color:#536b64;margin-bottom:20px}.payment-controls{display:grid;gap:19px;font-size:14px}.payment-controls label{display:block}.payment-controls input{display:block;width:100%;margin-top:11px;accent-color:#173f39;cursor:pointer;min-height:24px}.payment-card .payment-amount{margin-top:24px;margin-bottom:20px;color:#173f39}.payment-amount strong{display:block;font-size:36px;line-height:1.3}.payment-amount span{font-size:12px}.payment-card .fine{font-size:12px}.payment-card>.text-link{font-size:15px}.closing-prompt{display:flex;align-items:center;justify-content:space-between;gap:40px;background:#173f39;color:#fff;border-radius:20px;margin:35px auto}.closing-prompt>div{max-width:720px}.closing-prompt .eyebrow,.closing-prompt p{color:#dbe5d5}.closing-prompt h2{margin:10px 0 15px}.closing-prompt .button{flex-shrink:0}.planning-steps{padding-left:23px;margin-top:30px}.planning-steps li{padding-left:6px;margin-bottom:22px}.planning-steps strong{font-size:18px}.planning-steps p{font-size:15px;color:#536b64;margin-top:5px}.refinance-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:24px;margin-top:28px}.refinance-grid .decision-card{padding:25px}.content-source{font-size:13px;line-height:1.65;margin-top:22px;color:#536b64}iframe:focus-visible,input:focus-visible,button:focus-visible,select:focus-visible{outline:3px solid #d87533;outline-offset:4px}
@media(max-width:1050px){header{align-items:flex-start;flex-direction:column}.contact-hero-grid{gap:28px}.contact-panel{padding:21px}.rate-panel{gap:25px}.refinance-grid{grid-template-columns:1fr}}
@media(max-width:800px){.contact-hero-grid{grid-template-columns:1fr;padding:30px 24px;gap:28px}.contact-hero-copy{padding-top:0}.contact-hero-copy h1{font-size:39px}.contact-panel{padding:23px 18px}.contact-panel h2{font-size:27px}.home-contact-hero .hero-intro,.home-contact-hero .hero-paths,.home-contact-hero .hero-note,.home-contact-hero .hero-photo,.home-contact-hero .publisher-note{display:none}.home-contact-hero .contact-hero-copy h1{font-size:36px}.home-contact-hero .contact-hero-grid{padding-top:24px}.decision-grid,.rate-panel,.payment-section{grid-template-columns:1fr;gap:23px}.section-heading{display:block}.section-heading>.text-link{display:inline-block;margin-top:18px}.rate-panel{padding:25px}.rate-values strong{font-size:43px}.decision-card,.payment-card{padding:25px}.closing-prompt{display:block;margin:25px 16px;padding:28px}.closing-prompt .button{margin-top:25px}.hero-photo{display:none}.contact-hero-copy .publisher-note{display:none}.hero-intro{font-size:18px}.planning-steps{margin-top:28px}}
.contact-panel .panel-intro{margin:8px 0 18px}
.form-fallback[hidden]{display:none}
.contact-panel iframe{height:450px}
.contact-inline{padding-top:0}
.contact-inline .contact-panel{max-width:640px}
.guide-contact{margin-top:36px}
.planning-section .planning-steps{max-width:720px}
@media(max-width:600px){
  header{padding:14px 20px;gap:12px}
  header nav{column-gap:12px;row-gap:8px;font-size:13px}
  header .nav-cta{padding:6px 10px}
  .contact-hero-grid{padding:20px;gap:16px}
  .contact-hero-copy h1{font-size:33px;margin:8px 0 12px}
  .contact-hero-copy .hero-intro{margin-bottom:16px}
  body:has(.home-contact-hero) header{padding:13px 20px;gap:12px}
  body:has(.home-contact-hero) header .nav-cta{display:none}
  .home-contact-hero .contact-hero-grid{padding:16px 20px;gap:14px}
  .home-contact-hero .contact-hero-copy h1{font-size:33px;margin:8px 0 12px}
  .home-contact-hero .contact-hero-copy .button{padding:9px 15px}
  .contact-panel{padding-top:18px}
  .contact-panel .panel-intro{margin:6px 0 12px}
  .guide-contact{margin-top:28px}
}