:root{--navy:#142c43;--gold:#927028;--paper:#f5f5f2;--ink:#252b32;--line:#d6dbdf}*{box-sizing:border-box}body{margin:0;font-family:Arial,Helvetica,sans-serif;color:var(--ink);font-size:18px;line-height:1.65}a{color:inherit;text-decoration:none}a:hover{text-decoration:underline}button,input,select,textarea{font:inherit}button,a,input,select,textarea{outline-offset:5px}button{cursor:pointer}.wrap{width:min(1280px,90%);margin:auto}.utility{background:var(--navy);color:#fff;font-size:13px;padding:8px 0}.utility .wrap{display:flex;justify-content:space-between}header{background:#ecedef;border-bottom:2px solid #b89548;position:sticky;top:0;z-index:20}.brand{font-size:29px;letter-spacing:-1px;font-weight:700;color:var(--gold);line-height:1.1}.brand small{display:block;font-size:10px;letter-spacing:2px;margin-top:10px;text-transform:uppercase;color:#515960;font-weight:400}.nav{display:flex;align-items:center;justify-content:space-between;min-height:111px;gap:24px}nav{display:flex;align-items:center;gap:26px;font-size:17px}details{position:relative}summary{cursor:pointer;list-style:none}summary:after{content:' ⌄';font-size:13px}.dropdown{position:absolute;top:38px;left:-25px;background:white;box-shadow:0 14px 35px #142c4320;padding:25px;min-width:285px;border-top:3px solid #b89548}.dropdown a{display:block;padding:9px 0}.btn{display:inline-flex;align-items:center;justify-content:center;background:var(--navy);color:white;padding:13px 24px;font-size:15px;font-weight:600;border:1px solid var(--navy);gap:25px}.btn.light{background:white;color:var(--navy);border-color:white}.btn.outline{background:transparent;color:var(--navy)}.eyebrow{font-size:12px;letter-spacing:2.5px;text-transform:uppercase;font-weight:700;color:var(--gold);margin:0 0 22px}h1,h2,h3,p{margin-top:0}h1{font-size:clamp(42px,4.7vw,72px);line-height:1.07;letter-spacing:-2.8px;font-weight:500;margin-bottom:28px}h2{font-size:clamp(32px,3.2vw,48px);line-height:1.15;letter-spacing:-1.5px;font-weight:500;margin-bottom:22px}h3{font-size:24px;line-height:1.3;font-weight:500}.hero{background:var(--paper);display:grid;grid-template-columns:45% 55%;min-height:610px}.hero-copy{padding:80px max(7%,calc((100vw - 1280px)/2)) 50px;padding-right:9%;display:flex;flex-direction:column;align-items:flex-start;justify-content:center}.hero p:not(.eyebrow){font-size:18px;color:#53616c;max-width:430px;margin-bottom:32px}.hero-photo{position:relative;min-height:550px}.hero-photo img{width:100%;height:100%;object-fit:cover;position:absolute}.slidecontrols{display:flex;gap:22px;margin-top:45px;font-size:13px}.slidecontrols button{border:0;background:none;padding:5px 0;color:#6a737a;border-bottom:2px solid transparent}.slidecontrols button.active{color:var(--navy);border-color:var(--gold)}.quick{border-bottom:1px solid var(--line)}.quick .wrap{display:grid;grid-template-columns:repeat(3,1fr)}.quick a{padding:25px 28px;border-right:1px solid var(--line);font-size:16px;display:flex;justify-content:space-between}.quick a:first-child{padding-left:0}.section{padding:95px 0}.intro{display:flex;justify-content:space-between;gap:80px;align-items:end;margin-bottom:45px}.intro p{max-width:430px;color:#596873;margin-bottom:0}.grid3{display:grid;grid-template-columns:repeat(3,1fr);gap:30px}.service img{width:100%;height:265px;object-fit:cover}.service .tag{font-size:11px;letter-spacing:2px;color:var(--gold);margin:23px 0 12px}.service p{font-size:16px;color:#596873}.textlink{font-size:15px;font-weight:600;border-bottom:1px solid #b89548;padding-bottom:8px;display:inline-block}.split{display:grid;grid-template-columns:1fr 1fr;gap:80px;align-items:center}.split img{width:100%;height:475px;object-fit:cover}.muted{background:var(--paper)}.navy{background:var(--navy);color:white}.navy .eyebrow{color:#d2b777}.steps{display:grid;grid-template-columns:repeat(3,1fr);gap:50px;margin-top:50px}.steps b{font-size:13px;color:#d2b777;display:block;border-top:1px solid #ffffff40;padding:20px 0}.steps p{color:#c7d2dc;font-size:16px}.resource{padding:28px 0;border-bottom:1px solid var(--line);display:block}.resource small{display:block;color:#62717c}.banner{padding:65px 0}.banner .wrap{display:flex;justify-content:space-between;align-items:center;gap:30px}.banner h2{margin:0}footer{background:#102438;color:#d3dbe1;padding:65px 0 25px;font-size:14px}.footgrid{display:grid;grid-template-columns:2fr 1fr 1fr 1fr;gap:35px}.footgrid a{display:block;margin-bottom:8px}.footgrid .brand{color:#c4a567;font-size:25px}.legal{border-top:1px solid #ffffff25;margin-top:45px;padding-top:25px;font-size:13px;line-height:1.8}.pagehero{background:var(--paper);padding:65px 0}.pagehero h1{max-width:850px;font-size:58px}.breadcrumb{font-size:13px;color:#64737e;margin-bottom:28px}.pagehero p{max-width:720px}.content{max-width:850px}.content p{color:#53616c}.content h2{margin-top:50px}.content li{margin-bottom:12px}.documents{display:grid;grid-template-columns:repeat(2,1fr);gap:20px}.doc{border:1px solid var(--line);padding:28px}.doc h3{font-size:21px}.doc .btn{padding:8px 14px;margin-right:8px}.filters{display:flex;gap:15px;margin-bottom:30px;flex-wrap:wrap}input,select,textarea{width:100%;padding:12px;border:1px solid #bdc7cf;border-radius:0;background:white;color:var(--ink)}label{display:block;font-size:14px;font-weight:600;margin-bottom:6px}.fields{display:grid;grid-template-columns:1fr 1fr;gap:20px}.field{margin-bottom:18px}.full{grid-column:1/-1}textarea{min-height:140px}.calc{display:grid;grid-template-columns:1.2fr 1fr;gap:60px}.result{padding:40px;background:var(--navy);color:white;align-self:start}.result strong{font-size:48px;font-weight:400}.breakdown{margin-top:24px}.breakdown div{display:flex;justify-content:space-between;border-bottom:1px solid #ffffff25;padding:10px 0;font-size:15px}.fine{font-size:13px;color:#61717b}.result .fine{color:#c2ced8}table{border-collapse:collapse;width:100%;font-size:14px}td,th{text-align:right;border-bottom:1px solid var(--line);padding:12px}td:first-child,th:first-child{text-align:left}.tablewrap{max-height:450px;overflow:auto}svg.chart{width:100%;height:180px}.faq details{border-bottom:1px solid var(--line);padding:24px 0}.faq details p{margin:20px 0 0}.mobiletoggle{display:none}.hidden{display:none!important}.check{display:flex;align-items:start;gap:12px;font-size:13px}.check input{width:auto;margin-top:7px}.notice{padding:20px;border-left:3px solid var(--gold);background:var(--paper);font-size:15px}.skip{position:absolute;top:-60px;background:white;padding:10px;z-index:100}.skip:focus{top:0}@media(max-width:1000px){nav{gap:14px;font-size:15px}.brand{font-size:24px}.hero-copy{padding:55px 8%}h1{letter-spacing:-1.7px}.intro{gap:30px}.split{gap:35px}}@media(max-width:760px){.utility{font-size:11px}.utility span{display:none}.nav{min-height:85px;flex-wrap:wrap;padding:18px 0}.brand{font-size:23px}.mobiletoggle{display:block;background:none;border:1px solid var(--line);padding:7px 12px}nav{display:none;width:100%;flex-direction:column;align-items:stretch;padding:20px 0}nav.open{display:flex}.dropdown{position:static;box-shadow:none;min-width:0;margin-top:10px}.hero{grid-template-columns:1fr}.hero-copy{padding:45px 7%}.hero-photo{min-height:340px;grid-row:1}.hero h1{font-size:44px}.slidecontrols{margin-top:25px}.quick .wrap{grid-template-columns:1fr}.quick a{padding:16px 0;border-right:0;border-bottom:1px solid var(--line)}.section{padding:60px 0}.intro{display:block}.intro p{margin-top:25px}.grid3,.split,.steps,.calc,.documents{grid-template-columns:1fr}.grid3{gap:40px}.split img{height:340px}.footgrid{grid-template-columns:1fr 1fr}.banner .wrap{display:block}.banner .btn{margin-top:25px}.pagehero h1{font-size:42px}.fields{grid-template-columns:1fr}.calc{gap:25px}.result{padding:25px}.full{grid-column:auto}}@media print{header,footer,.utility,.banner,.filters,.print-hide{display:none}.section{padding:20px 0}.calc{display:block}.result{background:white;color:black}.breakdown div{border-color:#ccc}.tablewrap{max-height:none}.pagehero{padding:10px}.result .fine{color:black}}
.official-logo{display:block;width:245px;height:auto}@media(max-width:760px){.official-logo{width:210px}}@media(min-width:761px) and (max-width:1150px){.nav{flex-wrap:wrap;padding:18px 0;justify-content:center;gap:18px}nav{gap:24px}.official-logo{width:230px}}@media(prefers-reduced-motion:reduce){*{scroll-behavior:auto!important;animation:none!important;transition:none!important}}
/* Institutional navigation: slate backgrounds with restrained gold trim. */
.institutional-header{background:#43515c;border-bottom:0;color:#fff}.masthead{background:#43515c}.masthead-inner{display:flex;align-items:stretch;gap:28px;min-height:104px}.masthead .brand{display:flex;align-items:center;flex-shrink:0;padding:17px 0}.masthead .official-logo{width:245px}.division-tabs{display:flex;align-items:stretch;flex:1}.division-tab{display:flex;align-items:center;justify-content:center;text-align:center;padding:24px 23px;border-top:6px solid transparent;font-size:16px;line-height:1.4;font-weight:700;letter-spacing:.3px;text-transform:uppercase}.division-tab.selected,.division-tab:hover,.division-tab:focus-visible{background:#2d3943;border-top-color:#c2a15a;text-decoration:none}.header-support{display:flex;flex-direction:column;justify-content:center;gap:7px;font-size:13px;flex-shrink:0}.navigation-band{background:#2d3943;border-bottom:3px solid #b89548}.institutional-header .nav{min-height:79px;padding:0;display:flex;justify-content:space-between;flex-wrap:nowrap}.institutional-header nav{width:100%;justify-content:flex-start;gap:36px;align-items:stretch;font-size:17px;font-weight:600}.institutional-header nav>a:not(.btn),.institutional-header summary{padding:24px 0;border-bottom:3px solid transparent;white-space:nowrap}.institutional-header nav>a:not(.btn):hover,.institutional-header summary:hover,.institutional-header details[open]>summary{border-bottom-color:#c2a15a;text-decoration:none}.institutional-header nav>.btn{margin:15px 0 15px auto;padding:9px 23px;background:#fff;color:#2d3943;border:1px solid #fff;border-radius:2px}.institutional-header nav>.btn:hover{background:#f2eee4}.institutional-header .dropdown{top:100%;left:-25px;background:#35444f;color:#fff;border-top:4px solid #c2a15a;box-shadow:none;padding:22px 25px;min-width:310px;font-weight:400}.institutional-header .dropdown a{padding:12px 14px;margin:0 -10px;border-left:3px solid transparent;font-size:17px}.institutional-header .dropdown a:hover,.institutional-header .dropdown a:focus-visible{background:#43545f;border-left-color:#c2a15a;text-decoration:none}.institutional-header .mobile-label{display:none}.institutional-header a:focus-visible,.institutional-header summary:focus-visible,.institutional-header button:focus-visible{outline:2px solid #e0c990;outline-offset:4px}
@media(min-width:961px) and (max-width:1150px){.masthead-inner{gap:16px}.masthead .official-logo{width:205px}.division-tab{font-size:13px;padding:20px 15px}.header-support{font-size:11px}.institutional-header nav{gap:25px;font-size:15px}.institutional-header .nav{justify-content:flex-start}}
@media(max-width:960px){.institutional-header{position:relative}.masthead-inner{flex-wrap:wrap;gap:0;min-height:0;width:100%}.masthead .brand{padding:19px 5%;width:60%}.masthead .official-logo{width:min(220px,100%)}.header-support{width:40%;padding-right:5%;font-size:10px;gap:4px;align-items:flex-end}.division-tabs{flex:0 0 100%;width:100%;background:#43515c}.division-tab{flex:1;font-size:11px;padding:15px 9px;border-top-width:4px;min-height:64px}.institutional-header .nav{min-height:65px;flex-wrap:wrap;justify-content:space-between;padding:12px 0}.institutional-header .mobile-label{display:block;font-size:12px;letter-spacing:.3px}.institutional-header .mobiletoggle{display:block;color:white;border-color:#7e8a92;min-height:42px}.institutional-header nav{display:none;flex-direction:column;align-items:stretch;gap:0;padding:14px 0 5px;flex-basis:100%;font-size:17px}.institutional-header nav.open{display:flex}.institutional-header nav>a:not(.btn),.institutional-header summary{padding:16px 0}.institutional-header nav>.btn{margin:18px 0 0;align-self:flex-start;min-height:46px}.institutional-header .dropdown{position:static;min-width:0;margin:0;padding:12px 17px;border-top-width:2px}.institutional-header .dropdown a{font-size:16px;padding:12px}.institutional-header .division-tab.selected{background:#2d3943}}
/* Compact proportions, shared by every page. */
.masthead-inner{min-height:72px;gap:22px}.masthead .brand{padding:10px 0}.masthead .official-logo{width:190px}.division-tab{font-size:13px;font-weight:500;letter-spacing:.2px;padding:16px 19px;border-top-width:4px}.header-support{font-size:11px;gap:3px}.institutional-header .nav{min-height:53px}.institutional-header nav{font-size:14px;font-weight:400;gap:26px;align-items:center}.institutional-header nav>a:not(.btn),.institutional-header summary{padding:15px 0;border-bottom-width:2px}.institutional-header nav>.btn{margin:8px 0;padding:7px 17px;font-size:13px;font-weight:500;white-space:nowrap}.navigation-band{border-bottom-width:2px}.institutional-header .dropdown{min-width:270px;padding:14px 20px;border-top-width:3px}.institutional-header .dropdown a{font-size:14px;padding:9px 12px;font-weight:400}.header-search{margin-left:auto;display:flex;align-items:center;width:190px;flex-shrink:0;height:35px;border:1px solid #81909b;background:#fff;border-radius:2px}.header-search input{background:transparent;color:#252b32;border:0;min-width:0;padding:6px 9px;font-size:13px;line-height:1.4;flex:1;height:100%}.header-search input::placeholder{color:#52606c}.header-search button{border:0;background:transparent;color:#2d3943;width:36px;height:33px;display:flex;align-items:center;justify-content:center;flex-shrink:0}.sr-only{position:absolute;width:1px;height:1px;padding:0;margin:-1px;overflow:hidden;clip:rect(0,0,0,0);white-space:nowrap;border:0}.results-search{margin-bottom:30px}.results-search>div{display:flex;gap:12px}.results-search input{min-width:0}.search-result{border-bottom:1px solid #d6dbdf;padding:24px 0}.search-result h2{font-size:25px;letter-spacing:-.4px;margin:0 0 10px}.search-result p{font-size:16px;margin:0}.search-result a{text-decoration:underline;text-underline-offset:5px}
@media(min-width:961px) and (max-width:1150px){.masthead-inner{gap:18px}.masthead .official-logo{width:175px}.division-tab{font-size:12px;padding:16px 13px}.institutional-header nav{gap:17px;font-size:13px}.header-search{width:160px}.institutional-header nav>.btn{font-size:12px;padding:7px 12px}}
@media(max-width:960px){.masthead-inner{min-height:0;gap:0}.masthead .brand{padding:12px 5%}.masthead .official-logo{width:180px}.header-support{font-size:10px}.division-tab{font-size:11px;padding:10px 7px;min-height:48px;border-top-width:3px}.institutional-header .nav{min-height:52px;padding:6px 0}.institutional-header .mobile-label{font-size:11px}.institutional-header .mobiletoggle{min-height:38px;font-size:13px}.institutional-header nav{align-items:stretch;gap:0;font-size:15px}.institutional-header nav>a:not(.btn),.institutional-header summary{padding:12px 0}.institutional-header .dropdown a{font-size:14px;padding:10px}.header-search{width:100%;margin:14px 0 8px;height:42px}.header-search input{font-size:16px}.header-search button{width:44px;height:40px}.institutional-header nav>.btn{min-height:42px;margin:8px 0 4px;padding:9px 18px}.results-search>div{flex-wrap:wrap}.results-search .btn{min-height:44px}}
/* Version 3: quiet brand textures and a reusable photographic Q. */
.quest-section{position:relative;isolation:isolate;overflow:hidden;background:#34434d;color:#fff;padding:85px 0}.quest-pattern{position:absolute;inset:0;z-index:-1;background-image:url('/assets/brand-q.png');background-size:115px 118px;background-repeat:repeat;filter:grayscale(1);opacity:.045;mask-image:linear-gradient(to right,#000 0%,#000 32%,transparent 66%);-webkit-mask-image:linear-gradient(to right,#000 0%,#000 32%,transparent 66%)}.quest-continent{position:absolute;z-index:-1;right:-100px;top:-110px;width:630px;height:870px;background:#86a696;opacity:.12;mask:url('/assets/continents.svg') center/contain no-repeat;-webkit-mask:url('/assets/continents.svg') center/contain no-repeat;pointer-events:none}.quest-layout{display:grid;grid-template-columns:1.12fr 1fr;gap:65px;align-items:center}.quest-brand{font-size:20px;letter-spacing:4px;color:#d1b16c;font-weight:600;margin-bottom:24px}.quest-copy h2{font-size:clamp(34px,3.3vw,50px);line-height:1.15;color:#fff;letter-spacing:-1.5px;margin-bottom:28px}.quest-rule{height:3px;width:100px;background:#b89548;margin-bottom:28px}.quest-copy>p:not(.quest-brand){font-size:19px;line-height:1.65;max-width:560px;margin-bottom:30px}.quest-choices{display:flex;gap:10px 20px;flex-wrap:wrap;margin-top:28px}.quest-choices button{border:0;border-bottom:2px solid transparent;padding:9px 0;background:none;color:#fff;font-size:13px;font-weight:400;min-height:42px}.quest-choices button[aria-pressed="true"]{border-bottom-color:#d1b16c}.quest-choices button:focus-visible{outline:2px solid #e0c990}.quest-q{position:relative;aspect-ratio:341/349;width:100%;max-width:490px;margin:auto}.quest-q-frame{position:absolute;inset:0;width:100%;height:100%;object-fit:contain;pointer-events:none}.quest-photo{position:absolute;left:8%;top:3.6%;width:84%;height:78%;border-radius:50%;object-fit:cover}.hero-photo{border-radius:75px 0 75px 0;overflow:hidden}.split>img,.service img{border-radius:55px 0 55px 0}footer{background:#34434d;border-top:2px solid #b89548}.banner.muted{background:#fff}.quest-section+.section{background:#fff}@media(max-width:760px){.quest-section{padding:55px 0}.quest-layout{grid-template-columns:1fr;gap:40px}.quest-brand{font-size:17px;letter-spacing:3px}.quest-copy h2{font-size:36px}.quest-copy>p:not(.quest-brand){font-size:17px}.quest-q{max-width:360px}.quest-continent{top:auto;bottom:-60px;right:-125px;width:430px;height:650px}.quest-pattern{mask-image:linear-gradient(to bottom,#000,transparent 55%);-webkit-mask-image:linear-gradient(to bottom,#000,transparent 55%)}.hero-photo{border-radius:45px 0 45px 0}.split>img,.service img{border-radius:40px 0 40px 0}}
/* Featured transactions: amount-first portfolio, details on demand. */
.feature-deals{background:#34434d;color:#fff;padding:65px 0}.deal-slide{display:grid;grid-template-columns:1fr 1fr;gap:70px;align-items:center}.deal-slide[hidden]{display:none}.feature-deals .eyebrow{color:#d1b16c}.feature-deals h2{font-size:34px;max-width:540px}.feature-deals .textlink{color:white}.feature-amount{font-size:clamp(64px,7.5vw,110px);line-height:1;letter-spacing:-5px;margin:0 0 24px;color:#d1b16c}.feature-property{position:relative}.feature-property img{width:100%;height:340px;object-fit:cover;border-radius:65px 0 65px 0}.feature-property span{font-size:11px;display:block;margin-top:8px;color:#d0d8dc}.deal-controls{display:flex;gap:22px;align-items:center;margin-top:30px;font-size:13px}.deal-controls button{width:44px;height:44px;background:none;border:1px solid #9aa7b0;color:white;font-size:20px}.transaction-filters{display:grid;grid-template-columns:1fr 1.5fr 1fr;gap:22px;margin-top:35px}.transaction-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:24px}.transaction-card{border:1px solid #d7dfe2;background:white;padding:30px;scroll-margin-top:160px;display:flex;flex-direction:column;align-items:flex-start}.transaction-card .eyebrow{font-size:10px;letter-spacing:1.4px;min-height:33px;margin-bottom:18px}.transaction-amount{font-size:49px;line-height:1.05;color:#927028;letter-spacing:-2px;margin-bottom:23px}.transaction-card h3{font-size:22px;margin-bottom:12px}.transaction-location{font-size:14px;color:#65747e;margin-bottom:16px}.transaction-structure{font-size:15px;color:#52616b;margin-bottom:24px}.transaction-card details{width:100%;border-top:1px solid #d7dfe2;padding-top:16px;margin-top:auto;font-size:14px}.transaction-card summary{font-weight:600}.transaction-card dl{display:grid;gap:5px;margin:20px 0}.transaction-card dt{font-size:11px;letter-spacing:1px;text-transform:uppercase;color:#65747e;margin-top:12px}.transaction-card dd{margin:0;line-height:1.6}.deal-home{background:#f5f5f2}.deal-home .transaction-card{border-top:3px solid #b89548}.sector-showcase{background:#fff}.sector-layout{display:grid;grid-template-columns:1.1fr 1fr;gap:70px;align-items:center}.sector-choices{display:flex;gap:8px 20px;flex-wrap:wrap;margin-top:25px;margin-bottom:20px}.sector-choices button{background:none;border:0;border-bottom:2px solid transparent;padding:10px 0;font-size:14px;color:#34434d;min-height:44px}.sector-choices button[aria-pressed="true"]{border-bottom-color:#b89548}.sector-layout .quest-q{max-width:440px}#sector-description{min-height:100px}@media(max-width:760px){.deal-slide,.sector-layout{grid-template-columns:1fr;gap:35px}.feature-amount{font-size:76px;letter-spacing:-3px}.feature-property img{height:250px}.transaction-filters{grid-template-columns:1fr}.transaction-grid{grid-template-columns:1fr}.transaction-card .eyebrow{min-height:0}.transaction-amount{font-size:46px}.feature-deals h2{font-size:29px}.sector-layout .quest-q{max-width:340px}.transaction-card{scroll-margin-top:25px}}
.transaction-card[hidden]{display:none!important}
.slidecontrols{flex-wrap:wrap;gap:10px 18px}.slidecontrols button{min-height:36px}.hero-copy{min-width:0}.banner h2{max-width:760px}
.masthead .official-logo{mix-blend-mode:normal;opacity:1;filter:none}
:root{--gqg-brand-gold:#E7B229}.masthead .brand{flex-direction:column;align-items:flex-start;justify-content:center;gap:2px;padding:6px 0}.masthead .brand-descriptor{display:block;font-family:Arial,Helvetica,sans-serif;font-size:12px;line-height:1.35;font-weight:400;letter-spacing:1.15px;color:#fff;white-space:nowrap}.masthead .official-logo{flex-shrink:0}@media(max-width:960px){.masthead .brand{padding:8px 5%}.masthead .brand-descriptor{font-size:11px;letter-spacing:.8px}}
/* Commercial Q feature: slate wallpaper, with separate fading texture zones. */
.sector-showcase{position:relative;isolation:isolate;overflow:hidden;background:#34434d;color:#fff}.sector-showcase h2,.sector-showcase #sector-description{color:#fff}.sector-showcase .eyebrow{color:#e7b229}.sector-showcase .fine{color:#d1dbe1}.sector-showcase .btn{background:#fff;color:#34434d;border-color:#fff}.sector-showcase .btn:hover{background:#f1eee7}.sector-showcase .sector-choices button{color:#fff}.sector-showcase .sector-choices button[aria-pressed="true"]{border-bottom-color:#e7b229}.sector-showcase .sector-choices button:focus-visible{outline:2px solid #e7b229;outline-offset:4px}.sector-showcase+.section.navy{background:#fff;color:#252b32}.sector-showcase+.section.navy .eyebrow{color:#927028}.sector-showcase+.section.navy .steps p{color:#53616c}.sector-showcase+.section.navy .steps b{border-top-color:#d6dbdf;color:#927028}

/* Existing brand palette for the added construction feature. */
.construction-feature{background:#34434d;color:#fff}.construction-feature .eyebrow{color:#e7b229}.construction-feature .btn{background:#fff;color:#34434d}.closing-copy{max-width:650px;font-size:18px;line-height:1.6;margin:16px 0 0}

/* Partnership image scoped to the brokers closing. */
.partnership-banner .wrap{display:grid;grid-template-columns:1.1fr 1fr;gap:24px 55px;align-items:center}.partnership-banner .wrap>div{grid-column:1;grid-row:1}.partnership-banner .wrap>.btn{grid-column:1;grid-row:2;justify-self:start;margin:0}.partnership-banner .wrap>img{grid-column:2;grid-row:1 / span 2;width:100%;height:340px;object-fit:cover;border-radius:24px}@media(max-width:760px){.partnership-banner .wrap{grid-template-columns:1fr}.partnership-banner .wrap>img{grid-column:1;grid-row:3;height:280px;margin-top:12px}}

/* Contact: the established Q identity, with an inviting form panel. */
.contact-hero{border-bottom:2px solid #b89548;padding:65px 0}.contact-hero .quest-layout{position:relative;z-index:1}.contact-hero .quest-pattern,.contact-hero .quest-continent{z-index:0}.contact-hero .quest-pattern{opacity:.04}.contact-hero .quest-continent{right:-60px;top:-190px;opacity:.16;width:780px;height:950px}.contact-hero h1{font-size:clamp(40px,4.5vw,66px);line-height:1.08;margin:22px 0;color:#fff;letter-spacing:-1.8px}.contact-hero .eyebrow{color:#d7dfe3;font-size:12px;letter-spacing:1.7px}.contact-hero .quest-copy>p:not([class]){max-width:560px;color:#e3e8eb}.contact-hero .btn{background:#fff;color:#34434d;margin-top:10px}.contact-call{display:inline-block;margin:20px 0 0 24px;font-size:16px;color:#fff}.contact-details{background:#f1f2f0}.contact-details #inquiry{background:#fff;padding:34px;border-radius:22px;border-top:3px solid #b89548;scroll-margin-top:30px}.contact-details #inquiry h3{margin-top:0}.contact-details .textlink{color:#34434d}@media(max-width:760px){.contact-hero{padding:45px 0}.contact-hero .quest-layout{gap:30px}.contact-hero .quest-q{max-width:290px}.contact-hero h1{letter-spacing:-1px}.contact-call{display:block;margin-left:0}.contact-details #inquiry{padding:24px 20px}}

/* Offers uses the existing slate and flat gold brand palette. */
.offers-nav{border-bottom:2px solid #e7b229}.offers-hero{background:#34434d;color:#fff;border-bottom:2px solid #b89548}.offers-hero .eyebrow{color:#e7b229}.offers-hero h1{font-size:clamp(38px,4.4vw,60px);line-height:1.1;letter-spacing:-1.5px;margin:22px 0}.offers-hero p:last-child{max-width:650px;color:#e1e6e9}.offer-card{display:grid;grid-template-columns:1fr 1.05fr;border:1px solid #d6dbdf;border-radius:26px;overflow:hidden;background:#f5f5f2}.offer-image{position:relative;min-height:460px}.offer-image img{width:100%;height:100%;object-fit:cover;display:block}.offer-category{position:absolute;left:24px;top:24px;padding:8px 14px;background:#34434d;color:#fff;font-size:12px;letter-spacing:1.3px;border-radius:4px}.offer-content{padding:40px}.offer-amount{display:flex;flex-direction:column;gap:10px;margin:20px 0 24px;color:#34434d}.offer-amount span{font-size:20px}.offer-amount strong{font-size:100px;line-height:1;letter-spacing:-5px}.offer-content h2{font-size:34px;line-height:1.2;margin:0 0 20px}.offer-details{grid-column:1 / -1;padding:12px 40px 24px;background:#fff}.offer-disclosure{grid-column:1 / -1;padding:24px 40px;margin:0;border-top:1px solid #d6dbdf}@media(max-width:760px){.offer-card{grid-template-columns:1fr}.offer-image{min-height:0;height:270px}.offer-content{padding:28px 24px}.offer-details{padding:8px 24px 24px}.offer-disclosure{padding:24px}.offer-amount strong{font-size:84px}}

/* Mobile header: distinct logo, division and support rows. */
.mobile-support{display:none}
@media(max-width:960px){
 .masthead-inner{display:flex;flex-wrap:wrap;gap:0;width:100%;min-width:0}
 .masthead .brand{width:100%;max-width:100%;padding:16px 5%;align-items:flex-start;box-sizing:border-box}
 .masthead .official-logo{width:190px;max-width:100%;height:auto}
 .masthead .header-support{display:none}
 .division-tabs{flex:0 0 100%;width:100%;min-width:0}
 .division-tab{min-width:0;flex:1 1 0;font-size:11px;letter-spacing:0;padding:12px 6px;white-space:normal}
 .institutional-header .nav{width:90%;gap:0;min-width:0;padding:9px 0;align-items:center}
 .institutional-header .mobile-support{display:block;font-size:13px;line-height:1.4;padding:8px 0;color:#fff}
 .institutional-header .mobiletoggle{flex-shrink:0;margin-left:12px}
 .institutional-header nav{min-width:0;width:100%;flex-basis:100%}
 .institutional-header .dropdown{max-width:100%;box-sizing:border-box}
}

/* Keep both phone contacts visible on mobile. */
.mobile-contact-row{display:none}
@media(max-width:960px){.mobile-contact-row{display:flex;align-items:center;justify-content:space-between;gap:16px;flex:1;min-width:0;font-size:13px;line-height:1.4}.mobile-contact-row a{white-space:nowrap;padding:10px 0}.institutional-header .mobiletoggle{margin-left:22px}}
@media(max-width:520px){.mobile-contact-row{flex:0 0 100%;width:100%;font-size:13px;gap:10px;border-bottom:1px solid #59656e;padding:2px 0 5px}.institutional-header .mobiletoggle{margin:8px 0 0 auto}.institutional-header .nav{padding-top:4px}}

/* Mobile: Loans only, at the upper right; desktop retains both contacts. */
@media(max-width:960px){
 .masthead-inner{position:relative}
 .masthead .brand{width:100%;padding:45px 5% 14px}
 .masthead .header-support{display:flex;position:absolute;top:10px;right:5%;width:auto;padding:0;font-size:12px;line-height:1.4;align-items:flex-end;gap:0}
 .masthead .header-support a:first-child{white-space:nowrap;padding:3px 0}
 .masthead .header-support a:last-child{display:none}
 .institutional-header .nav{justify-content:flex-end;padding:7px 0}
 .institutional-header .mobiletoggle{margin:0 0 0 auto}
}

/* Compact submenu proportions and clear, restrained interaction states. */
.institutional-header .dropdown a{box-sizing:border-box;margin:0;padding:10px 12px;border-left:2px solid transparent;line-height:1.45;transition:background-color 140ms ease,border-color 140ms ease}
.institutional-header .dropdown a:hover,.institutional-header .dropdown a:focus-visible{background:#495b68;border-left-color:#e7b229;color:#fff;text-decoration:none}
@media(min-width:961px){.institutional-header .dropdown{min-width:230px;width:max-content;max-width:310px;padding:9px;left:-10px}.institutional-header .company-menu .dropdown{min-width:190px;max-width:220px}.institutional-header .dropdown a{white-space:normal}}
@media(max-width:960px){.institutional-header .dropdown{width:100%;min-width:0;padding:8px 10px}.institutional-header .dropdown a{padding:12px;min-height:44px}}

/* Restrained pointer lift; no layout shift or touch hover sticking. */
@media(hover:hover) and (pointer:fine) and (prefers-reduced-motion:no-preference){
 .btn,.service,.resource,.doc{transition:transform 220ms cubic-bezier(.2,.7,.3,1),box-shadow 220ms ease,background-color 160ms ease}
 .btn:hover,.btn:focus-visible{transform:translateY(-3px);box-shadow:0 6px 14px #142c431a}
 .btn:active{transform:translateY(-1px);box-shadow:0 2px 6px #142c4314;transition-duration:90ms}
 .service:hover,.service:focus-within,.doc:hover,.doc:focus-within{transform:translateY(-4px)}
 .resource:hover,.resource:focus-visible{transform:translateY(-3px)}
 .institutional-header .dropdown a{transition:transform 180ms cubic-bezier(.2,.7,.3,1),background-color 140ms ease,border-color 140ms ease}
 .institutional-header .dropdown a:hover,.institutional-header .dropdown a:focus-visible{transform:translateY(-2px)}
}

/* Contact details: slate surroundings, white information and a clear form. */
.contact-details{background:#34434d;color:#fff;border-top:1px solid #64717a}
.contact-details .wrap.split>div:first-child{color:#fff}
.contact-details .wrap.split>div:first-child h2,.contact-details .wrap.split>div:first-child a,.contact-details .wrap.split>div:first-child .textlink{color:#fff}
.contact-details .wrap.split>div:first-child .fine{color:#dce3e7}
.contact-details #inquiry{background:#f5f5f2;color:#252b32;border:1px solid #d6dbdf;border-top:3px solid #b89548}
.contact-details #inquiry input:not([type=checkbox]),.contact-details #inquiry select,.contact-details #inquiry textarea{background:#fff;color:#252b32;border-color:#aab3b9}
.contact-details #inquiry .fine{color:#53616c}
.contact-details #inquiry a{color:#34434d}

/* Structured contact information balances the adjacent inquiry panel. */
.contact-information{padding:12px 20px 0 0;min-width:0}.contact-information>.eyebrow,.contact-method-label{color:#e7b229}.contact-intro{max-width:470px;color:#e1e7eb}.contact-method{border-top:1px solid #68757e;padding:23px 0}.contact-method-label{display:block;font-size:11px;letter-spacing:1.8px;font-weight:700;margin-bottom:9px}.contact-method>a{display:inline-block;font-size:22px;line-height:1.4;overflow-wrap:anywhere}.contact-method .contact-primary-phone{font-size:clamp(26px,2.8vw,37px);letter-spacing:-.5px}.contact-method p{margin:8px 0 0;font-size:16px;color:#e1e7eb}.contact-note{display:flex;align-items:center;gap:22px;background:#2d3943;padding:24px;border-left:2px solid #b89548;margin-top:6px;border-radius:0 18px 18px 0}.contact-note img{width:75px;height:auto;flex-shrink:0}.contact-note h3{font-size:22px;line-height:1.25;margin-bottom:12px}.contact-note p{font-size:14px;color:#dce3e7;margin:0}@media(max-width:760px){.contact-information{padding:0}.contact-note{margin-bottom:10px}.contact-method>a{font-size:20px}}

/* Explicit color pairs override the white section separator on Contact. */
.quest-section+.section.contact-details{background:#34434d;color:#fff}
.contact-details .contact-information{background:transparent;color:#fff}
.contact-details #inquiry h3,.contact-details #inquiry label{color:#252b32}
.contact-details #inquiry .btn{color:#fff;background:#142c43;border-color:#142c43}
.contact-details #inquiry .btn.outline{color:#142c43;background:transparent}

/* Contact correction: original white surroundings, dark readable lettering. */
.quest-section+.section.contact-details{background:#fff;color:#252b32;border-top:0}
.contact-details .contact-information,.contact-details .wrap.split>div:first-child{background:transparent;color:#252b32}
.contact-details .wrap.split>div:first-child h2,.contact-details .wrap.split>div:first-child h3,.contact-details .wrap.split>div:first-child a,.contact-details .wrap.split>div:first-child .textlink{color:#34434d}
.contact-details .contact-information p,.contact-details .wrap.split>div:first-child .fine{color:#53616c}
.contact-details .contact-information>.eyebrow,.contact-details .contact-method-label{color:#765b20}
.contact-details .contact-method{border-top-color:#d6dbdf}
.contact-details .contact-note{background:transparent;border-left-color:#b89548}
.contact-details .contact-note p{color:#53616c}

/* Fine brand-gold trim on editorial photography. */
.hero-photo>img,.split>img,.service>a>img,.service>img,.feature-property>img,.offer-image>img,.partnership-banner .wrap>img{outline:2px solid #b89548;outline-offset:-2px}
.hero-photo>img{border-radius:inherit}

/* Readable section labels while preserving the existing type and gold. */
.eyebrow{font-size:15px;line-height:1.5;letter-spacing:1.7px}
.contact-hero .eyebrow{font-size:15px;line-height:1.5;letter-spacing:1.5px}
.contact-method-label{font-size:14px;line-height:1.5;letter-spacing:1.4px}
.offer-category{font-size:14px;line-height:1.5;letter-spacing:1.2px}
@media(max-width:760px){.eyebrow,.contact-hero .eyebrow{font-size:14px;letter-spacing:1.3px}.contact-method-label{font-size:14px}.offer-category{font-size:13px}}



/* Header palette inversion: reuse only the two established slate colors. */
.institutional-header,.institutional-header .masthead{background:#2d3943;color:#fff}
.institutional-header .division-tabs{background:#2d3943}
.institutional-header .division-tab{color:#fff}
.institutional-header .division-tab.selected,.institutional-header .division-tab:hover,.institutional-header .division-tab:focus-visible{background:#43515c;color:#fff;border-top-color:#b89548}
.institutional-header .navigation-band{background:#43515c;border-bottom-color:#b89548}
.institutional-header nav>a:not(.btn),.institutional-header summary,.institutional-header .header-support a{color:#fff}
.institutional-header .dropdown{background:#43515c;color:#fff}
.institutional-header .dropdown a:hover,.institutional-header .dropdown a:focus-visible{background:#2d3943;color:#fff;border-left-color:#b89548}
@media(max-width:960px){.institutional-header .division-tab.selected{background:#43515c}.institutional-header .mobiletoggle{background:#43515c;color:#fff}}

/* Equal Housing Lender: footer identification, aligned to the right. */
footer .legal{position:relative;padding-right:130px;min-height:110px}
.equal-housing{position:absolute;right:0;top:24px;width:100px;text-align:center;color:#fff}
.equal-housing svg{display:block;width:57px;height:48px;margin:0 auto 7px}
.equal-housing span{display:block;font-size:10px;line-height:1.3;font-weight:700;letter-spacing:.6px}
@media(max-width:600px){footer .legal{padding-right:0;padding-bottom:110px}.equal-housing{top:auto;bottom:0;right:0}}

/* Clear next steps: established slate with a quiet, flat world map. */
.section.navy.path-forward,.sector-showcase+.section.navy.path-forward{position:relative;isolation:isolate;overflow:hidden;background:#34434d;color:#fff}
.path-forward::before{content:"";position:absolute;inset:0;z-index:0;pointer-events:none;background:#c1c9c2;opacity:.095;mask:url('/assets/world-map-flat.svg') left center / 1150px auto no-repeat;-webkit-mask:url('/assets/world-map-flat.svg') left center / 1150px auto no-repeat}
.path-forward>.wrap{position:relative;z-index:1}
.path-forward .eyebrow{color:#e7b229}
.path-forward .steps h3,.path-forward h2{color:#fff}
.path-forward .steps p,.sector-showcase+.path-forward .steps p{color:#e0e6ea}
.path-forward .steps b,.sector-showcase+.path-forward .steps b{color:#e7b229;border-top-color:#7b878e}
@media(max-width:760px){.path-forward::before{mask-size:900px auto;-webkit-mask-size:900px auto;mask-position:25% top;-webkit-mask-position:25% top;opacity:.075}}

/* Stationary gold frame with changing images inside. */
.hero-photo{background:#273137;isolation:isolate}
.hero-photo::after{content:"";position:absolute;inset:0;border:2px solid #b89548;border-radius:inherit;pointer-events:none;z-index:4;box-sizing:border-box}
.hero-photo>#heroImage{outline:none;transition:opacity 160ms ease;opacity:1}
.hero-photo>#heroImage.hero-image-changing{opacity:0}
.hero-photo>#heroImage[src*="texas-night"]{object-fit:cover;object-position:center}
.hero-playback{position:absolute;z-index:5;bottom:20px;left:50%;transform:translateX(-50%);display:flex;align-items:center;gap:6px;padding:5px;background:rgb(45 57 67 / 38%);border:1px solid #b89548;border-radius:6px;white-space:nowrap}
.hero-playback button{background:transparent;color:#fff;border:0;min-height:40px;min-width:40px;padding:6px 10px;font-size:22px;line-height:1.2}
.hero-playback #hero-pause{font-size:13px}
.hero-playback button:hover,.hero-playback button:focus-visible{background:#43515c}
@media(prefers-reduced-motion:reduce){.hero-photo>#heroImage{transition:none}}

.hero-playback button{ text-shadow:0 1px 3px #000}.hero-playback button:hover,.hero-playback button:focus-visible{background:rgb(67 81 92 / 58%)}

/* Extended scene assets fill the existing frame; subjects retain breathing room. */
.hero{min-height:0;align-items:center}
.hero .hero-copy{padding-top:44px;padding-bottom:44px}
.hero .hero-photo{width:100%;min-height:0;height:clamp(440px,43vw,610px);align-self:center;background:#2d3943}
.hero-photo>#heroImage,.hero-photo>#heroImage[src*="texas-night"]{object-fit:cover;object-position:center}
.hero .slidecontrols{margin-top:24px;gap:8px 16px}
@media(max-width:760px){.hero .hero-photo{height:auto;aspect-ratio:3/2;min-height:0}.hero .hero-copy{padding-top:32px;padding-bottom:36px}.hero-playback{bottom:12px}.hero-playback button{min-height:36px}}

/* Balanced homepage headline, including narrow mobile screens. */
.hero .hero-copy h1{font-size:clamp(38px,3.5vw,54px);line-height:1.12;letter-spacing:-1.5px;max-width:100%;overflow-wrap:break-word}
@media(max-width:760px){.hero .hero-copy h1{font-size:clamp(32px,7.5vw,40px);line-height:1.14;letter-spacing:-.8px;margin-bottom:24px}}

/* Legacy Smart TV browser fallbacks, preserving the current responsive layout. */
.masthead .official-logo{height:auto;max-width:100%;object-fit:contain}
.masthead-inner,.division-tabs,.institutional-header nav{min-width:0}
@media(min-width:961px){.institutional-header nav{flex-wrap:wrap}.masthead-inner{flex-wrap:wrap}.masthead .brand{max-width:100%}}
.institutional-header a:focus,.institutional-header button:focus,.institutional-header summary:focus{outline:2px solid #e7b229;outline-offset:4px}
.legacy-details details{display:block}.legacy-details details:not([open])>.dropdown{display:none}
@supports not (width:min(1280px,90%)){
 .wrap{width:90%;max-width:1280px}
 .masthead .official-logo{width:190px}
 .dropdown{width:auto;max-width:310px}
}
@supports not (font-size:clamp(32px,3vw,54px)){
 h1{font-size:54px}h2{font-size:40px}.hero .hero-copy h1{font-size:54px}
 .hero .hero-photo{height:550px}
 @media(max-width:760px){h1,.hero .hero-copy h1{font-size:34px}h2{font-size:30px}.hero .hero-photo{height:300px}}
}
@supports not (aspect-ratio:3/2){@media(max-width:760px){.hero .hero-photo{height:66.67vw}}}
@supports not (gap:10px){.institutional-header nav>a,.institutional-header nav>details{margin-right:16px}}

/* Applications & Documents: retain the established slate and gold system. */
.application-intro{display:flex;align-items:center;justify-content:space-between;gap:48px;margin-bottom:40px}.application-intro>p{max-width:470px;color:#53616c}.application-cards .doc{border-radius:22px;border-top:2px solid #b89548;display:flex;flex-direction:column;align-items:flex-start;padding:30px;background:#f5f5f2}.application-cards .doc>.eyebrow{font-size:12px;margin-bottom:12px}.document-type{font-size:12px;color:#53616c;border:1px solid #cad1d4;padding:3px 9px;margin-bottom:18px;border-radius:3px}.application-cards .doc h3{font-size:25px}.application-cards .doc>p:not(.eyebrow){font-size:16px;color:#53616c}.application-cards .doc>.btn{margin-top:auto;min-height:44px;padding:10px 18px}.pdf-alternatives{display:flex;flex-wrap:wrap;gap:20px;font-size:13px;margin-top:20px}.pdf-alternatives a{text-decoration:underline;text-underline-offset:4px}.document-layout{display:grid;grid-template-columns:minmax(0,1.65fr) minmax(0,1fr);gap:55px;align-items:start}.document-main>.textlink{margin-bottom:32px}.document-main>h2,.checklist-head h2{font-size:38px}.document-kind{margin-top:10px}.checklist-head p{color:#53616c}.checklist-status{font-weight:600;margin-bottom:12px}.checklist-progress{width:100%;height:9px;margin-bottom:25px;accent-color:#927028}.checklist-progress::-webkit-progress-bar{background:#dce1e1}.checklist-progress::-webkit-progress-value{background:#927028}.checklist-progress::-moz-progress-bar{background:#927028}.checklist-item{display:flex;align-items:flex-start;gap:15px;font-size:17px;font-weight:400;padding:19px 18px;margin:0;border-bottom:1px solid #d6dbdf;line-height:1.6;background:#f5f5f2}.checklist-item:first-child{border-radius:18px 18px 0 0}.checklist-item:last-child{border-radius:0 0 18px 18px}.checklist-item input{width:22px;height:22px;min-width:22px;flex-shrink:0;margin:3px 0 0;accent-color:#927028}.checklist-item:has(input:checked){color:#34434d;background:#edf0ec}.document-tools{display:flex;gap:25px;align-items:center;margin-top:28px;flex-wrap:wrap}.text-button{border:0;background:transparent;color:#34434d;padding:10px 0;text-decoration:underline;font-size:15px;min-height:44px}.document-aside{background:#34434d;color:#fff;padding:30px;border-radius:22px;border-top:2px solid #b89548}.document-aside>.eyebrow{color:#e7b229;font-size:13px}.document-aside p{color:#e1e7eb;font-size:16px}.document-aside .btn{background:#fff;color:#34434d;border-color:#fff;margin-bottom:22px}.document-aside>.textlink{display:block;font-size:14px;max-width:max-content}.document-original{border-top:1px solid #78848b;margin-top:30px;padding-top:25px}.document-original h3{font-size:21px}.document-original .textlink{display:block;font-size:14px;margin:14px 0;width:max-content;max-width:100%}.document-disclosure{grid-column:1/-1;border-top:1px solid #d6dbdf;padding-top:25px}.preparation-step{display:flex;gap:20px;border-top:1px solid #d6dbdf;padding:25px 0}.preparation-step h3{font-size:23px;margin-bottom:10px}.preparation-step p{font-size:17px;color:#53616c;margin-bottom:0}.step-number{color:#765b20;font-size:15px;padding-top:3px}.application-document .document-main{min-width:0}
@media(max-width:760px){.application-intro{display:block}.application-intro>p{max-width:none}.document-layout{display:block}.document-aside{margin-top:40px}.document-disclosure{margin-top:35px}.document-main>h2,.checklist-head h2{font-size:30px}.application-cards .doc{padding:24px}.checklist-item{font-size:16px;padding:17px 14px}.preparation-step{gap:14px}}
@media print{body:has(.application-document) header,body:has(.application-document) footer,body:has(.application-document) .banner,.application-document .document-aside,.document-tools,.document-main>.textlink{display:none!important}.application-document{padding:20px 0}.document-layout{display:block}.checklist-item{break-inside:avoid;background:#fff!important;color:#000!important}.pagehero{padding:15px 0}.pagehero h1{font-size:30px}.checklist-progress{display:none}.application-document .wrap{width:100%}}
.inquiry-honeypot{position:absolute;left:-10000px;width:1px;height:1px;overflow:hidden}#inquiry[aria-busy="true"] button[type="submit"]{opacity:.65;cursor:wait}#inquiryStatus{margin-top:18px;line-height:1.6;color:#34434d}

/* Residential prequalification pilot: same slate, gold and readable spacing. */
.pq-layout{display:grid;grid-template-columns:minmax(0,2.3fr) minmax(220px,1fr);gap:50px;align-items:start}.pq-test-banner{margin:28px 0;padding:22px 25px;border-left:3px solid #b89548;background:#f1f2ef;color:#34434d;border-radius:0 15px 15px 0}.pq-test-banner p{font-size:15px;margin:8px 0 0;line-height:1.6}#prequalification{padding:32px;background:#f5f5f2;border:1px solid #d6dbdf;border-top:2px solid #b89548;border-radius:24px;min-width:0}#prequalification [hidden]{display:none!important}.pq-steps{list-style:none;padding:0;display:flex;margin:0 0 20px;border-bottom:1px solid #cad1d4;gap:15px;justify-content:space-between}.pq-steps li{font-size:13px;padding:0 0 14px;color:#53616c;border-bottom:2px solid transparent}.pq-steps li[aria-current="step"]{color:#34434d;border-color:#927028;font-weight:700}.pq-panel h2{font-size:34px;margin-bottom:18px}.pq-panel h3{font-size:23px;margin:30px 0 20px}.pq-grid{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1fr);gap:22px}.pq-field{min-width:0}.pq-field label{font-size:15px;line-height:1.5;min-height:24px}.pq-field input,.pq-field select{font-size:16px;min-height:48px;max-width:100%;background:#fff}.pq-field input[readonly]{background:#e9ece9;color:#53616c}.pq-details{margin:28px 0;padding:20px 0;border-top:1px solid #cbd2d6;border-bottom:1px solid #cbd2d6}.pq-details summary{font-size:17px;line-height:1.5;font-weight:600;white-space:normal}.pq-details>p{margin-top:20px;font-size:16px}.pq-details summary:focus{outline:2px solid #927028;outline-offset:5px}.pq-joint,.pq-confirm{margin-top:28px;line-height:1.6;font-size:15px}.pq-joint input,.pq-confirm input{width:20px;min-width:20px;height:20px}.pq-row{border:1px solid #cbd2d6;padding:20px;border-radius:12px;margin:18px 0 22px;min-width:0}.pq-row legend{padding:0 8px;font-size:14px;color:#53616c}.pq-actions{display:flex;align-items:center;justify-content:space-between;gap:20px;margin-top:35px}.pq-actions .btn{min-height:48px}.pq-actions .btn:only-child{margin-left:auto}.pq-status{font-size:16px;line-height:1.65;color:#34434d;margin:22px 0 0}.pq-sidebar{background:#34434d;color:#fff;padding:28px;border-radius:22px;border-top:2px solid #b89548}.pq-sidebar .eyebrow{color:#e7b229;font-size:13px}.pq-sidebar p{font-size:16px;color:#e0e6e9}.pq-sidebar h3{font-size:25px}.pq-sidebar .textlink{font-size:14px}#pq-review dl{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1.2fr);gap:0;margin:20px 0 28px}#pq-review dt,#pq-review dd{font-size:15px;padding:12px 10px;border-bottom:1px solid #cbd2d6;overflow-wrap:anywhere;word-wrap:break-word}#pq-review dt{font-weight:600;text-transform:capitalize}#pq-review dd{margin:0;background:#fff}.pq-panel h2:focus{outline:none}
@media(max-width:1000px){.pq-layout{grid-template-columns:minmax(0,1fr)}.pq-sidebar{max-width:100%}}
@media(max-width:600px){#prequalification{padding:23px 18px}.pq-grid{grid-template-columns:minmax(0,1fr);gap:18px}.pq-steps{gap:6px;flex-wrap:wrap}.pq-steps li{font-size:12px}.pq-panel h2{font-size:29px}.pq-row{padding:16px 12px}.pq-actions{gap:12px}.pq-actions .btn{padding:10px 15px;font-size:14px}.pq-test-banner{padding:20px}.pq-layout{gap:30px}#pq-review dl{display:block}#pq-review dt{padding-bottom:3px;border-bottom:0}#pq-review dd{padding-top:4px}}

/* Shared online document flows. */
#online-document{padding:32px;background:#f5f5f2;border:1px solid #d6dbdf;border-top:2px solid #b89548;border-radius:24px;min-width:0}#online-document [hidden]{display:none!important}.online-group{min-width:0;margin:28px 0;border:1px solid #cbd2d6;border-radius:15px;padding:22px}.online-group legend{font-size:21px;line-height:1.4;padding:0 10px;font-weight:500;color:#34434d}.online-group>.fine{font-size:15px;line-height:1.7}.online-review dl{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1.2fr);gap:0;margin:15px 0 28px}.online-review dt,.online-review dd{font-size:15px;padding:12px 10px;border-bottom:1px solid #cbd2d6;overflow-wrap:anywhere;word-wrap:break-word}.online-review dt{font-weight:600}.online-review dd{margin:0;background:#fff}.online-review h3{margin-top:30px}#online-document .pq-steps{flex-wrap:wrap}#online-document .pq-panel h2:focus{outline:none}.online-review dt{hyphens:auto}#online-document [data-calculated]{background:#e9ece9;font-weight:600;color:#34434d}
@media(max-width:600px){#online-document{padding:23px 18px}.online-group{padding:18px 12px}.online-group legend{font-size:19px}.online-review dl{display:block}.online-review dt{border-bottom:0;padding-bottom:3px}.online-review dd{padding-top:4px}}

/* Original industry marks: native artwork, clean white ground, no recoloring. */
.industry-marks{background:#fff;border-top:1px solid #d6dbdf;border-bottom:1px solid #b89548;padding:26px 0}.industry-marks-grid{display:flex;flex-wrap:wrap;align-items:center;justify-content:space-between}.industry-mark{width:16.666%;padding:8px 12px;display:flex;align-items:center;justify-content:center;min-width:0}.industry-mark img{display:block;width:100%;max-width:190px;height:90px;object-fit:contain;opacity:1;filter:none;outline:none;border:0;border-radius:0}
@media(max-width:1000px){.industry-mark{width:33.333%;padding:12px 20px}.industry-mark img{max-width:180px;height:86px}}
@media(max-width:600px){.industry-marks{padding:20px 0}.industry-mark{width:50%;padding:10px 12px}.industry-mark img{max-width:175px;height:82px}}

/* What We Offer: typography and brand artwork, without repeated photos. */
.offer-overview-hero{background:#34434d;color:#fff;border-bottom:2px solid #b89548;overflow:hidden}.offer-overview-layout{display:grid;grid-template-columns:minmax(0,1.6fr) minmax(0,1fr);align-items:center;gap:70px;padding-top:50px;padding-bottom:65px}.offer-overview-copy{position:relative;z-index:1;min-width:0}.offer-overview-hero .breadcrumb{color:#d1dade;margin-bottom:30px}.offer-overview-hero .eyebrow{color:#e7b229}.offer-overview-hero h1{font-size:54px;font-size:clamp(38px,4.2vw,60px);line-height:1.12;letter-spacing:-1.6px;max-width:700px;margin-bottom:25px}.offer-overview-hero .offer-overview-lead{font-size:23px;line-height:1.5;color:#fff;max-width:620px;margin-bottom:17px}.offer-overview-copy>p:not([class]){color:#e0e6e9;font-size:18px;max-width:580px;margin-bottom:30px}.offer-overview-art{position:relative;min-height:360px;display:flex;align-items:center;justify-content:center;flex-direction:column}.offer-overview-art img{width:100%;max-width:350px;height:auto;opacity:.2;object-fit:contain;outline:0;border:0}.offer-overview-art-rule{display:block;height:2px;background:#b89548;width:65px;margin:20px 0}.offer-overview-art p{font-size:16px;letter-spacing:3px;line-height:1.9;text-align:center;color:#fff;margin:0}.offer-solutions{background:#f5f5f2;scroll-margin-top:160px}.offer-solutions-intro{display:flex;justify-content:space-between;gap:60px;align-items:end;margin-bottom:45px}.offer-solutions-intro>p{max-width:440px;color:#53616c;margin:0}.offer-solutions-intro h2{margin-bottom:0}.offer-solutions-grid{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1fr);gap:28px}.offer-solution{background:#fff;border:1px solid #d6dbdf;border-top:2px solid #b89548;border-radius:22px;padding:35px 36px;display:flex;flex-direction:column;align-items:flex-start;min-width:0}.offer-solution-top{display:flex;gap:22px;align-items:center;margin-bottom:27px}.offer-solution-number{font-size:34px;line-height:1;color:#927028;letter-spacing:-1px}.offer-solution-top .eyebrow{margin:0;font-size:14px;line-height:1.5;color:#765b20;letter-spacing:1.3px}.offer-solution h3{font-size:30px;letter-spacing:-.6px;line-height:1.2;margin-bottom:18px}.offer-solution-description{font-size:17px;color:#53616c;line-height:1.7;margin-bottom:22px}.offer-solution ul{padding:0;margin:0 0 30px;list-style:none;width:100%;font-size:15px;color:#34434d}.offer-solution li{padding:9px 0;border-bottom:1px solid #e2e6e8}.offer-solution .textlink{margin-top:auto;font-size:15px;min-height:35px}.offer-solutions-note{max-width:900px;margin-top:30px;margin-bottom:0}.offer-overview-next{padding:65px 0;background:#fff;border-bottom:1px solid #d6dbdf}.offer-overview-next>.wrap{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1fr);gap:70px;align-items:center}.offer-overview-next h2{margin:0}.offer-overview-next p:not(.eyebrow){font-size:18px;color:#53616c}.offer-overview-next .btn{font-size:15px}
@media(max-width:960px){.offer-overview-layout{gap:35px;grid-template-columns:minmax(0,1.7fr) minmax(0,1fr)}.offer-overview-art{min-height:260px}.offer-solution{padding:28px}.offer-solutions-intro{gap:30px}.offer-overview-next>.wrap{gap:35px}}
@media(max-width:760px){.offer-overview-layout{display:block;padding-top:35px;padding-bottom:45px}.offer-overview-art{display:none}.offer-overview-hero h1{font-size:38px;letter-spacing:-1px}.offer-overview-hero .offer-overview-lead{font-size:21px}.offer-solutions-intro{display:block}.offer-solutions-intro>p{margin-top:22px;max-width:100%}.offer-solutions-grid{grid-template-columns:minmax(0,1fr);gap:22px}.offer-solution{padding:27px 24px}.offer-solution h3{font-size:28px}.offer-solution-top{gap:18px}.offer-overview-next>.wrap{display:block}.offer-overview-next>.wrap>div+div{margin-top:25px}.offer-overview-next .btn{white-space:normal;text-align:center;gap:15px}.offer-solutions{scroll-margin-top:20px}}