:root{--lux-grain:url("data:image/svg+xml,%3Csvg viewBox='0 0 256 256' xmlns='http://www.w3.org/2000/svg'%3E%3Cfilter id='n'%3E%3CfeTurbulence type='fractalNoise' baseFrequency='0.85' numOctaves='4' stitchTiles='stitch'/%3E%3C/filter%3E%3Crect width='100%25' height='100%25' filter='url(%23n)'/%3E%3C/svg%3E");--navy:#0d1520;--nav-bg:#0d1520c7;--gold:#c49a3c;--gold-rich:#d9ae4a;--gold-light:#d4b06a;--hero-gold:#b8943f;--hero-gold-mid:#a88638;--hero-gold-hover:#c4a04a;--cta-gold-top:#c0a050;--cream:#f5f0e8;--ivory:#fcfaf7;--ivory-border:#e7dfd2;--white:#fff;--font-display:"Cormorant Garamond", Georgia, serif;--font-body:"DM Sans", system-ui, sans-serif;--max-width:1280px;--ease-luxury:cubic-bezier(.4, 0, .2, 1);--nav-scroll-offset:128px;--site-gutter:8%;--nav-desktop-logo-w:220px;--nav-mobile-logo-h:192px;--nav-mobile-logo-max-w:360px;--z-nav:1000;--z-nav-menu:1002;--z-nav-menu-bar:1003;--z-drawer-overlay:1200;--z-drawer:1210;--lux-motion-duration:.65s;--lux-motion-duration-slow:1.05s}@keyframes luxFadeUp{0%{opacity:0;transform:translateY(22px)}to{opacity:1;transform:translate(0,0)}}@keyframes luxFadeUpHero{0%{opacity:0;transform:translateY(16px)}to{opacity:1;transform:translate(0,0)}}@keyframes luxBackdropDrift{0%{transform:scale(1.04)}to{transform:scale(1.07)}}*,:before,:after{box-sizing:border-box;border-radius:0!important}html{scroll-behavior:smooth;scroll-padding-top:var(--nav-scroll-offset);overflow-x:hidden}#hero,#residential,#commercial,#how-it-works,#story,#founders,#contact{scroll-margin-top:var(--nav-scroll-offset)}#residential,#commercial,#story{scroll-margin-top:calc(var(--nav-scroll-offset) + 12px)}#contact .contact-eyebrow{scroll-margin-top:var(--nav-scroll-offset)}body{background:var(--navy);color:var(--cream);font-family:var(--font-body);letter-spacing:.02em;-webkit-font-smoothing:antialiased;max-width:100%;margin:0;font-size:15px;font-weight:300;line-height:1.9;overflow-x:hidden}a{color:inherit;text-decoration:none}button{border-radius:0;font-family:DM Sans,sans-serif;transition:background .35s,color .35s,border-color .35s,opacity .35s,transform .35s}button,[type=button],[type=submit],[type=reset],a.lux-btn-primary,a.lux-btn-hero-ghost,a.lux-btn-nav-cta,.lux-btn-primary,.lux-btn-hero-ghost,.lux-btn-nav-cta,.lux-btn-full,.lux-btn-shimmer,.nav-link-btn,.nav-mobile-link.nav-link-btn,.drawer-close,.drawer-yesno-btn,.commercial-cta-btn,.contact-submit,.drawer-submit,.lux-display .lux-btn-primary,.lux-display .lux-btn-hero-ghost,.lux-display .lux-btn-nav-cta,.lux-display .lux-btn-full,.lux-display button{font-family:DM 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#ffffff73}.section-pad--cream-first{padding-top:40px}.section-pad--cream:before{content:"";z-index:0;pointer-events:none;opacity:.035;background-image:var(--lux-grain);mix-blend-mode:multiply;position:absolute;inset:0}.hero:after{content:"";z-index:2;pointer-events:none;opacity:.03;background-image:var(--lux-grain);mix-blend-mode:soft-light;position:absolute;inset:0}.residential-section{background:var(--cream)}#residential.residential-section--parallax-grain.section-pad--cream:before{display:none}.cream-parallax-texture{z-index:0;pointer-events:none;opacity:.035;background-image:var(--lux-grain);mix-blend-mode:multiply;will-change:transform;background-size:200px 200px;position:absolute;inset:-12%}#residential.section-pad--cream,#residential.section-pad--cream.section-pad--cream-first{box-shadow:none;background:#f5f0e8;border:none;margin-top:-2px;padding:160px 10% 0}#residential.section-pad--cream.section-pad--cream-first{padding-top:160px}.residential-section-inner{z-index:1;width:100%;max-width:none;margin:0;position:relative}.residential-intro{text-align:left;margin-bottom:56px}.residential-eyebrow{color:var(--gold);margin:0 0 24px}.residential-headline{font-family:var(--font-display);letter-spacing:-.02em;color:var(--navy);text-align:left;margin:0;font-size:clamp(40px,4.5vw,64px);font-weight:300;line-height:1.06}.residential-intro-lead{font-family:var(--font-body);color:#0d1520a6;text-align:left;margin:28px 0 0;font-size:17px;font-weight:400;line-height:1.85}.residential-intro-rule{background:linear-gradient(90deg, #b8943f, var(--gold));width:60px;height:1px;margin:32px 0 0}.residential-programs-label{font-family:var(--font-body);letter-spacing:.22em;text-transform:uppercase;color:#c49a3c;text-align:left;border-left:4px solid #c49a3c;margin:0 0 40px;padding-left:14px;font-size:13px;font-weight:600}.loan-program-editorial-columns{--loan-program-col-gap:56px;column-gap:var(--loan-program-col-gap);grid-template-columns:minmax(0,1fr) minmax(0,1fr);align-items:stretch;width:100%;max-width:1000px;display:grid;position:relative}.loan-program-editorial-columns:before{content:"";pointer-events:none;z-index:1;background:#c49a3c40;width:1px;position:absolute;top:0;bottom:0;left:50%;transform:translate(-50%)}.loan-program-editorial-list{width:100%;min-width:0;margin:0;padding:0;list-style:none}.loan-program-editorial-list--left{grid-column:1}.loan-program-editorial-list--right{grid-column:2}.loan-program-editorial-row{scroll-margin-top:var(--nav-scroll-offset);border-top:1px solid #c49a3c4d;position:relative}.loan-program-editorial-list--left>.loan-program-editorial-row:first-child,.loan-program-editorial-list--right>.loan-program-editorial-row:first-child{border-top:none}.loan-program-editorial-trigger{z-index:0;cursor:pointer;text-align:left;width:100%;color:inherit;background:0 0;border:none;margin:0;padding:36px 24px;font-family:inherit;transition:background-color .25s,box-shadow .25s;display:block;position:relative;box-shadow:inset 0 0 #0000}.loan-program-editorial-trigger:hover{z-index:2;background-color:#fff;box-shadow:inset 4px 0 #c49a3c,0 4px 24px #0d152014}@media (min-width:901px){.loan-program-editorial-list--left .loan-program-editorial-trigger{width:calc(100% + var(--loan-program-col-gap) / 2)}.loan-program-editorial-list--right .loan-program-editorial-trigger{margin-left:calc(var(--loan-program-col-gap) / -2);width:calc(100% + var(--loan-program-col-gap) / 2);padding-left:calc(24px + var(--loan-program-col-gap) / 2)}}.loan-program-editorial-grid{grid-template-columns:minmax(0,1fr) auto;align-items:center;gap:20px 16px;display:grid}.loan-program-editorial-main{min-width:0}.loan-program-editorial-name{font-family:var(--font-display);color:var(--navy);text-align:left;margin:0;font-size:40px;font-weight:400;line-height:1.08;transition:color .25s}.loan-program-editorial-tagline{font-family:var(--font-body);color:#c49a3c;text-align:left;margin:10px 0 0;font-size:18px;font-style:italic;font-weight:400;line-height:1.45}.loan-program-editorial-arrow{color:#c49a3c;background:0 0;border:1px solid #c49a3c;border-radius:50%;flex-shrink:0;justify-content:center;place-self:center end;align-items:center;width:44px;height:44px;transition:background-color .25s,color .25s,transform .25s;display:flex}.loan-program-editorial-trigger:hover .loan-program-editorial-arrow{color:#0d1520;background-color:#c49a3c;transform:translate(6px)}.residential-grid{align-items:start}.residential-col-card{margin-top:0;padding-top:120px}.split-grid{grid-template-columns:1fr 1fr;align-items:start;gap:120px;max-width:1100px;margin:0;display:grid}.split-grid--editorial{gap:88px;max-width:980px}.cream-eyebrow{margin:0 0 20px}.cream-section-title{color:var(--navy);margin:0;font-size:clamp(44px,5.2vw,72px);font-weight:300;line-height:1.08}.cream-section-title--residential{font-family:var(--font-display);letter-spacing:-.02em;max-width:none;color:var(--navy);font-size:clamp(40px,4.2vw,64px);font-weight:300;line-height:1.06}.cream-section-lead{color:var(--navy);max-width:420px;margin:24px 0 0;font-size:15px;font-weight:400;line-height:1.9}.cream-rule{background:linear-gradient(90deg, #b8943f, var(--gold));width:48px;height:1px;margin:36px 0 28px}.cream-list-label{letter-spacing:.2em;text-transform:uppercase;color:#0d1520b8;margin:0 0 16px;font-size:11px;font-weight:500}.program-list{width:100%;margin:0;padding:0;list-style:none}.program-list-item{border-bottom:1px solid var(--ivory-border);scroll-margin-top:var(--nav-scroll-offset);cursor:pointer;padding:0;display:block}.program-list-item:first-child{border-top:1px solid var(--ivory-border)}.program-list-trigger{cursor:pointer;width:100%;text-align:inherit;color:inherit;background:0 0;border:none;margin:0;padding:0;font-family:inherit;display:block}.program-list-name-arrow{font-family:var(--font-body);color:#c49a3c80;letter-spacing:0;font-size:16px;font-weight:300}.program-list-row{justify-content:space-between;align-items:center;gap:24px;padding:16px 0;display:flex}.program-list-name{color:var(--navy);flex-shrink:0;font-size:22px}.program-list-desc{color:#0d1520b8;text-align:right;flex-shrink:0;margin:0;font-size:14px;line-height:1.5}.program-list-expand{grid-template-rows:0fr;transition:grid-template-rows .3s;display:grid}.program-list-item:hover .program-list-expand,.program-list-item--expanded .program-list-expand,.program-list-trigger:hover .program-list-expand{grid-template-rows:1fr}.program-list-expand-inner{min-height:0;overflow:hidden}.program-list-details{background:#c49a3c0a;border-left:2px solid #c49a3c66;margin:0 0 14px;padding:12px 14px}.program-list-details-bullets{font-family:var(--font-body);color:#0d1520b8;margin:0;font-size:13px;font-weight:400;line-height:1.7}.program-list-details-summary{font-family:var(--font-display);color:var(--navy);font-size:15px;font-style:italic;font-weight:300;line-height:1.45}.loan-officer-card{-webkit-backdrop-filter:blur(8px);background:#ffffffeb;border:1px solid #c9a9612e;padding:48px 42px;position:relative;overflow:hidden;box-shadow:0 12px 40px #0f172a14;border-radius:6px!important}.loan-officer-card:before{content:"";background:linear-gradient(90deg,#0000 0%,#b8943f40 20%,#b8943f8c 50%,#b8943f40 80%,#0000 100%);height:1px;position:absolute;top:0;left:12%;right:12%}.loan-officer-title{color:var(--navy);margin:0 0 8px;font-size:30px;font-weight:300;line-height:1.15}.loan-officer-sub{color:#0d1520bf;margin:0 0 36px;font-size:15px;line-height:1.7}.loan-officer-success{color:var(--navy);margin:0;font-size:26px;font-weight:300;line-height:1.4}.loan-officer-foot{color:#0d1520b8;text-align:center;margin:18px 0 0;font-size:13px}.cream-form-field{margin-bottom:32px}.cream-form-label{letter-spacing:.18em;text-transform:uppercase;color:#c49a3c;margin-bottom:12px;font-size:11px;font-weight:500;display:block}.cream-form-error{color:#8b4040;margin:0 0 8px;font-size:13px}.form-field-cream{border:none;border-bottom:1px solid var(--ivory-border);width:100%;color:var(--navy);transition:border-color .35s var(--ease-luxury);background:0 0;outline:none;padding:14px 0;font-size:15px}.form-field-cream--select{cursor:pointer}.lux-btn-full{letter-spacing:.22em;text-align:center;cursor:pointer;border:none;justify-content:center;width:100%;margin-top:8px;padding:18px 24px;font-family:DM Sans,sans-serif;font-size:10px}.lux-btn-full:disabled{opacity:.7;cursor:wait}.lux-btn-primary{background:linear-gradient(180deg, var(--cta-gold-top) 0%, var(--hero-gold-mid) 100%);color:var(--navy);border:1px solid var(--cta-gold-top);letter-spacing:.2em;text-transform:uppercase;text-align:center;transition:background .4s var(--ease-luxury), color .4s var(--ease-luxury), border-color .4s var(--ease-luxury), transform .4s var(--ease-luxury), box-shadow .4s var(--ease-luxury);justify-content:center;align-items:center;padding:16px 36px;font-family:DM Sans,sans-serif;font-size:11px;font-weight:500;display:inline-flex}.lux-btn-primary:hover:not(:disabled){background:linear-gradient(180deg, var(--hero-gold-hover) 0%, var(--hero-gold) 100%);border-color:var(--hero-gold-hover);transform:translateY(-2px);box-shadow:0 8px 24px #c49a3c47}.lux-btn-shimmer{isolation:isolate;position:relative;overflow:hidden}.lux-btn-shimmer:before{content:"";z-index:1;transition:transform .9s var(--ease-luxury);pointer-events:none;background:linear-gradient(105deg,#0000 0% 42%,#ffffff24 50%,#0000 58% 100%);position:absolute;inset:0;transform:translate(-140%)}.lux-btn-shimmer:hover:before{transform:translate(140%)}.lux-btn-hero-ghost{color:#fff;-webkit-backdrop-filter:blur(4px);letter-spacing:.2em;text-transform:uppercase;text-align:center;transition:background .4s var(--ease-luxury), color .4s var(--ease-luxury), border-color .4s var(--ease-luxury), transform .4s var(--ease-luxury), box-shadow .4s var(--ease-luxury);background:#ffffff1f;border:1px solid #ffffff4d;justify-content:center;align-items:center;padding:18px 36px;font-family:DM Sans,sans-serif;font-size:10px;font-weight:400;display:inline-flex}.lux-btn-hero-ghost:hover{color:#fff;background:linear-gradient(#ffffff38 0%,#ffffff1f 100%);border-color:#ffffff38;transform:translateY(-2px);box-shadow:0 8px 24px #ffffff24}.hero .lux-btn-hero-ghost{color:#fff;background:linear-gradient(#ffffff38 0%,#ffffff24 100%);border-color:#ffffff38;font-weight:500}.hero .lux-btn-hero-ghost:hover{color:#fff;box-shadow:none;background:linear-gradient(#ffffff57 0%,#ffffff3d 100%);border-color:#ffffff57;transform:translateY(-1px)}.lux-btn-nav-cta{color:#c49a3c;letter-spacing:.22em;text-transform:uppercase;text-align:center;transition:background .4s var(--ease-luxury), color .4s var(--ease-luxury), border-color .4s var(--ease-luxury), transform .4s var(--ease-luxury), box-shadow .4s var(--ease-luxury);background:0 0;border:1px solid #c49a3c;justify-content:center;align-items:center;padding:14px 32px;font-family:DM 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.nav-link{color:#fffffff5;font-weight:500}.nav--transparent .nav-logo-title{color:#fff}.nav--transparent .nav-logo-sub{color:#c89b3c}.nav--transparent .nav-link:hover:after,.nav--transparent .nav-link--active:after{background:#c89b3c}.nav--transparent .lux-btn-nav-cta{color:#c49a3c;background:0 0;border-color:#c49a3c}.nav--transparent .lux-btn-nav-cta:hover{background:linear-gradient(180deg, var(--hero-gold-hover) 0%, var(--hero-gold) 100%);color:var(--navy);border-color:var(--hero-gold-hover);box-shadow:0 3px 14px #060b1238}.hero{min-height:100dvh;padding:0 var(--site-gutter) 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72%);width:min(58%,640px);height:42%;position:absolute;bottom:0;left:0;-webkit-mask-image:linear-gradient(#0000 12%,#000 80%);mask-image:linear-gradient(#0000 12%,#000 80%)}.hero-actions{flex-wrap:wrap;justify-content:flex-start;align-items:stretch;gap:24px;margin-top:0;display:flex}.hero-actions .hero-cta-primary,.hero-actions .lux-btn-hero-ghost{box-sizing:border-box;letter-spacing:.2em;border-style:solid;border-width:1px;justify-content:center;align-items:center;min-height:48px;padding:0 36px;font-family:DM Sans,sans-serif;font-size:10px;font-weight:500;line-height:1;display:inline-flex}.hero-cta-primary{box-shadow:none}.hero .lux-btn-primary.hero-cta-primary:hover:not(:disabled){box-shadow:none;transform:translateY(-1px)}.hero-eyebrow{font-family:var(--font-body);letter-spacing:.32em;text-transform:uppercase;color:var(--hero-gold);margin:0 0 44px;font-size:8.5px;font-weight:500}.hero-company-name{color:#fff;letter-spacing:0;text-shadow:0 1px 24px 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