:root{--navy:#092e4a;--navy2:#0b3959;--gold:#b8894f;--ink:#102b42;--muted:#506579;--cream:#f7f3ee}*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;font-family:"DM Sans",Arial,sans-serif;color:var(--ink);background:#fff}a{text-decoration:none;color:inherit}.wrap{width:min(1200px,calc(100% - 52px));margin:auto}.site-header{height:78px;background:#fff;position:sticky;top:0;z-index:30;box-shadow:0 2px 14px #132a3a0d}.nav{display:flex;align-items:center;justify-content:space-between;height:100%;gap:18px}.brand{display:flex;flex-direction:column;line-height:1;flex-shrink:0}.brand strong{font-family:"Playfair Display",Georgia,serif;font-size:27px;font-weight:600;letter-spacing:.015em}.brand i{font-style:normal;color:var(--gold)}.brand small{font-size:8px;letter-spacing:.3em;color:var(--gold);margin-top:7px}.nav nav{display:flex;align-items:center;gap:24px;font-size:12px;font-weight:700}.nav nav>a:not(.btn):hover{color:#9c7041}.btn{display:inline-flex;align-items:center;justify-content:center;padding:14px 24px;background:var(--navy);color:#fff;border-radius:3px;font-size:12px;font-weight:700;letter-spacing:.04em;transition:background .15s}.btn:hover{background:#155277}.btn-nav{padding:12px 20px}.btn-outline{background:#fff;border:1px solid var(--navy);color:var(--navy)}.btn-outline:hover{color:#fff}.hamb{display:none;background:none;border:0;font-size:26px;color:var(--navy)}
.hero{background:linear-gradient(115deg,#fff 0%,#f6f2ec 52%,#d6c5b2 100%);position:relative;isolation:isolate;overflow:hidden}.hero-property{position:absolute;z-index:-1;inset:0 0 0 53%;background:url('assets/hero-property.jpg') center center/cover no-repeat}.hero-property:before{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(246,242,236,.95),rgba(6,33,52,.08) 45%,rgba(6,33,52,.35))}.hero-grid{display:grid;grid-template-columns:54% 46%;min-height:525px;align-items:center}.hero-copy{padding:45px 26px 45px 0;position:relative;z-index:2}.eyebrow{font-size:10px;font-weight:700;letter-spacing:.21em;color:#997041;margin:0 0 16px}.hero h1{font-family:"Playfair Display",Georgia,serif;font-size:clamp(42px,4.7vw,65px);line-height:1.03;letter-spacing:-.035em;margin:0 0 14px}.hero h2{font-size:24px;font-weight:500;margin:0 0 14px}.hero-copy>p:not(.eyebrow){font-size:15px;line-height:1.7;max-width:510px;color:#334c60}.actions{display:flex;gap:13px;flex-wrap:wrap;margin-top:27px}.hero-person{height:525px;display:flex;align-items:flex-end;justify-content:center;position:relative;padding:0 20px 24px}.portrait-frame{height:415px;width:min(330px,75%);overflow:hidden;border:7px solid #fff;box-shadow:0 14px 36px #0b1e2e55;background:#d4d8d9}.portrait-frame img{display:block;width:100%;height:100%;object-fit:cover;object-position:center 30%}.identity{position:absolute;right:12px;bottom:27px;background:rgba(5,33,53,.94);color:#fff;padding:14px 17px;text-align:right;box-shadow:0 8px 20px #071e2b35;max-width:265px}.identity strong{display:block;font-family:"Playfair Display",Georgia,serif;font-size:24px;font-style:italic;font-weight:500}.identity span{display:block;font-size:10px;line-height:1.5;margin-top:5px}
.section{padding:67px 0}.kicker{text-align:center;color:#a57a47;font-size:11px;font-weight:700;letter-spacing:.21em;margin:0 0 9px}.title{text-align:center;font-family:"Playfair Display",Georgia,serif;font-size:39px;line-height:1.13;margin:0 0 32px}.left{text-align:left}.cards{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));gap:17px}.card{min-width:0;overflow:hidden;border-radius:5px;background:#fff;box-shadow:0 4px 18px #092b4319;transition:transform .18s,box-shadow .18s}.card:hover{transform:translateY(-3px);box-shadow:0 9px 22px #092b432b}.card img{display:block;width:100%;height:155px;object-fit:cover;object-position:center}.cardbody{min-height:72px;padding:15px 18px;display:flex;justify-content:space-between;align-items:center;gap:10px}.cardbody h3{font-size:15px;line-height:1.28;margin:0}.cardbody span{font-size:21px;color:var(--gold)}.fine{font-size:11px;color:#677784;margin:20px 0 0;text-align:center}.benefits{background:var(--navy);color:#fff;padding:26px 0}.benefit-grid{display:grid;grid-template-columns:repeat(4,1fr)}.benefit-grid>div{display:flex;gap:13px;align-items:center;justify-content:center;border-right:1px solid #ffffff3d}.benefit-grid>div:last-child{border:0}.benefit-grid span{color:#d2a36c;font-size:28px}.benefit-grid strong{font-size:13px}.about-grid{display:grid;grid-template-columns:1.05fr .8fr .88fr;gap:24px;align-items:stretch}.about-copy{padding:15px 10px 15px 0}.about-copy p:not(.kicker){font-size:14px;line-height:1.7;color:var(--muted)}.text-link{font-size:12px;font-weight:700;color:#195779}.quote{background:#faf7f3;display:flex;flex-direction:column;justify-content:center;padding:30px;text-align:center}.quote p{font-family:"Playfair Display",Georgia,serif;font-size:18px;line-height:1.55;font-style:italic}.quote em{font-family:"Playfair Display",Georgia,serif;font-size:22px}.contactbox{background:#f3e9dc;padding:28px}.contactbox h2{font-family:"Playfair Display",Georgia,serif;font-size:29px;line-height:1.1;margin:0 0 20px}.contactbox>p:not(.kicker){display:flex;gap:10px;font-size:12px;line-height:1.45;overflow-wrap:anywhere}.contactbox p span{color:var(--gold);font-size:18px}.full{display:flex;margin-top:25px}.learning{background:#fbfcfd;padding-top:40px}.learn-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:22px}.learn-grid article{background:#fff;box-shadow:0 4px 15px #092b431a;overflow:hidden;border-radius:4px}.learn-grid img{width:100%;height:175px;display:block;object-fit:cover}.learn-grid article>div{padding:18px}.learn-grid h3{font-size:16px;margin:0 0 7px}.learn-grid p{font-size:12px;color:var(--muted);margin:0 0 17px}.learn-grid b{font-size:10px;color:#236287;letter-spacing:.05em}.cta{background:var(--navy);color:#fff;padding:42px 0}.cta .wrap{display:flex;align-items:center;justify-content:space-between;gap:25px}.cta h2{font-family:"Playfair Display",Georgia,serif;font-size:33px;margin:0}.light-kicker{color:#d9ae79}.cream{background:#e9d1b1;color:#102b42}footer{background:#06263e;color:#fff;padding:38px 0 25px}.footer-top{display:grid;grid-template-columns:1fr 1fr;align-items:center;gap:35px}.company-logo{display:block;width:220px;max-width:100%;background:#fff;padding:9px;border-radius:3px}.footer-top p,.legal p{font-size:10px;line-height:1.7;color:#c6d2da}.footer-nav{display:flex;justify-content:flex-end;gap:18px;font-size:11px;flex-wrap:wrap}.legal{border-top:1px solid #ffffff2a;margin-top:25px;padding-top:15px}.legal p{margin:6px 0}
@media(max-width:1020px){.nav nav{display:none;position:absolute;top:78px;left:0;right:0;background:#fff;box-shadow:0 10px 15px #102b421a;padding:24px;flex-direction:column;align-items:stretch}.nav nav.open{display:flex}.hamb{display:block}.hero-grid{grid-template-columns:1fr 1fr}.hero h1{font-size:48px}.hero-person{height:490px}.portrait-frame{height:370px;width:80%}.cards{grid-template-columns:repeat(3,minmax(0,1fr))}.about-grid{grid-template-columns:1fr 1fr}.contactbox{grid-column:1/-1}.footer-top{grid-template-columns:1fr}.footer-nav{justify-content:flex-start}}
@media(max-width:680px){.wrap{width:calc(100% - 32px)}.hero-property{inset:42% 0 0 0}.hero-property:before{background:linear-gradient(180deg,#f6f2ec 0%,rgba(6,33,52,.1) 35%,rgba(6,33,52,.4) 100%)}.hero-grid{grid-template-columns:1fr}.hero-copy{padding:48px 0 25px}.hero h1{font-size:44px}.hero h2{font-size:21px}.hero-person{height:440px;padding-bottom:20px}.portrait-frame{height:385px;width:min(300px,72%)}.identity{right:0;bottom:18px;max-width:220px}.identity strong{font-size:21px}.cards{grid-template-columns:repeat(2,minmax(0,1fr));gap:12px}.card img{height:125px}.cardbody{padding:12px;min-height:73px}.cardbody h3{font-size:13px}.section{padding:52px 0}.title{font-size:32px}.benefit-grid{grid-template-columns:1fr 1fr;gap:22px}.benefit-grid>div:nth-child(2){border:0}.about-grid,.learn-grid{grid-template-columns:1fr}.contactbox{grid-column:auto}.cta .wrap{display:block}.cta .btn{margin-top:18px}.cta h2{font-size:28px}}
@media(max-width:390px){.cards{grid-template-columns:1fr}.card img{height:160px}.benefit-grid{grid-template-columns:1fr}.benefit-grid>div{border:0}}

/* Warm final redesign — original portrait file remains unedited. */
:root{--navy:#1d2830;--navy2:#26343b;--gold:#a9783e;--ink:#202b30;--muted:#59625f;--cream:#fbf6ee}
body{background:#fffdfa}.site-header{background:#fffdfa;box-shadow:0 2px 12px #48372212}.brand i{color:#986633}.brand small{color:#8c633e}.btn{background:#a87639;border-radius:2px}.btn:hover{background:#855b2c}.btn-nav{background:#9e6d34}.btn-outline{background:rgba(255,253,249,.96);border:1px solid #a87639;color:#6f4826}.btn-outline:hover{background:#a87639;color:#fff}
.hero{background:#f8efe1;min-height:580px}.hero-property{inset:0;background-image:url('assets/hero-california-traditional-approved.jpg');background-position:center 43%;background-size:cover;filter:none}.hero-property:before{background:linear-gradient(90deg,rgba(31,34,29,.33) 0%,rgba(34,32,28,.23) 34%,rgba(24,28,26,.57) 65%,rgba(24,28,26,.63) 100%)}
.hero-grid{grid-template-columns:39% 61%;min-height:580px;gap:0}.hero-person{grid-column:1;grid-row:1;height:580px;justify-content:flex-start;padding:40px 8px 34px 0;align-items:center}.portrait-frame{height:470px;width:min(350px,90%);border:6px solid #fffdf7;box-shadow:0 18px 55px #1c221b60;border-radius:2px}.portrait-frame img{object-fit:cover;object-position:center 20%}.identity{right:auto;left:0;bottom:45px;max-width:325px;background:rgba(34,39,37,.93);border-left:3px solid #c99a63;text-align:left}.identity strong{font-size:25px}.hero-copy{grid-column:2;grid-row:1;padding:60px 8px 55px 32px;color:#fff;max-width:720px}.eyebrow{color:#f5d7aa;font-size:12px}.hero h1{font-size:clamp(45px,5.1vw,76px);line-height:1.04;text-shadow:0 2px 18px #1118}.hero h1 em{font-style:italic;color:#ffddb0;font-weight:500}.hero h2{font-size:16px;letter-spacing:.06em;text-transform:uppercase;font-weight:600;color:#fff5e5}.hero-copy>p:not(.eyebrow){color:#fff6e9;font-size:17px;max-width:520px}.hero .btn{box-shadow:0 6px 18px #21190f30}.hero .btn-outline{box-shadow:none}
.programs{background:#fffdfa}.title{color:#2b302e}.card{border-radius:2px;box-shadow:0 5px 24px #4d36201b;background:#fff}.card img{height:182px;object-fit:cover;filter:none}.cardbody{background:#fffaf4}.cardbody h3{font-family:'Playfair Display',Georgia,serif;font-size:18px;font-weight:600}.cardbody span{color:#a9783e}.benefits{background:#43382f}.benefit-grid span{color:#dcb17d}.about{background:#fbf5ec}.quote{background:#f1e5d5}.contactbox{background:#efe0cb}.learning{background:#fffdfa}.learn-grid img{height:210px;filter:none}.learn-grid article{box-shadow:0 4px 20px #49332019}.cta{background:#463a30}.cream{background:#f3ddbc}footer{background:#282c2b}.fine{color:#726d66}
@media(max-width:1020px){.hero-grid{grid-template-columns:40% 60%}.hero h1{font-size:clamp(39px,4.7vw,57px)}.hero-person{height:540px}.portrait-frame{height:420px;width:92%}.hero-copy{padding-left:20px}}
@media(max-width:680px){.hero-grid{grid-template-columns:1fr}.hero-property{inset:0;background-position:55% center}.hero-property:before{background:linear-gradient(180deg,rgba(28,30,25,.38),rgba(27,30,27,.67))}.hero-copy{grid-column:1;grid-row:1;padding:44px 0 20px;max-width:100%}.hero h1{font-size:clamp(42px,11vw,60px)}.hero h2{font-size:13px}.hero-copy>p:not(.eyebrow){font-size:15px}.hero-person{grid-column:1;grid-row:2;height:400px;justify-content:center;padding:0 0 25px}.portrait-frame{height:365px;width:min(295px,75%)}.identity{left:0;bottom:23px;max-width:215px;padding:10px}.identity strong{font-size:20px}.cards{grid-template-columns:repeat(2,minmax(0,1fr))}.card img{height:160px}.cardbody h3{font-size:16px}.learn-grid img{height:210px}}
.program-intro{max-width:760px;margin:-18px auto 32px;text-align:center;color:#6f6a63;line-height:1.65}.cardbody h3 small{display:block;font:600 11px/1.4 'DM Sans',sans-serif;letter-spacing:.08em;text-transform:uppercase;color:#a77438;margin-top:5px}

/* Loan program details */
.card.program-card{font:inherit;text-align:left;border:0;padding:0;background:var(--paper,#fff);cursor:pointer;width:100%;color:inherit}
.card.program-card .cardbody span{font-size:.72rem;letter-spacing:.08em;font-weight:700;white-space:nowrap}
.card.program-card:focus-visible{outline:3px solid #a96f28;outline-offset:3px}
.program-modal{position:fixed;inset:0;z-index:9999;display:none;align-items:center;justify-content:center;padding:24px}
.program-modal.open{display:flex}
.program-modal-backdrop{position:absolute;inset:0;background:rgba(15,13,10,.72);backdrop-filter:blur(4px)}
.program-modal-panel{position:relative;z-index:1;width:min(920px,100%);max-height:90vh;overflow:auto;background:#fffaf3;border-radius:24px;padding:38px;box-shadow:0 24px 80px rgba(0,0,0,.3)}
.modal-close{position:absolute;right:18px;top:12px;border:0;background:transparent;font-size:2.2rem;line-height:1;cursor:pointer;color:#6b4a27}
.program-modal-panel h2{font-family:'Playfair Display',serif;font-size:clamp(2rem,4vw,3.4rem);line-height:1.05;margin:.15em 0 .35em}
.program-summary{font-size:1.08rem;line-height:1.65;max-width:780px}
.program-detail-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:18px;margin:26px 0}
.program-detail-grid section{background:#fff;border:1px solid #eadfce;border-radius:16px;padding:20px}
.program-detail-grid h3{font-family:'Playfair Display',serif;margin:0 0 10px;font-size:1.25rem}
.program-detail-grid p,.program-detail-grid li{font-size:.94rem;line-height:1.55}
.program-detail-grid ul{padding-left:18px;margin:0}
.program-detail-grid li+li{margin-top:7px}
.program-disclaimer{font-size:.8rem;line-height:1.5;color:#675f55;border-top:1px solid #e4d8c7;padding-top:15px}
.modal-actions{display:flex;gap:12px;flex-wrap:wrap;margin-top:20px}
body.modal-open{overflow:hidden}
@media(max-width:760px){.program-modal{padding:12px}.program-modal-panel{padding:28px 20px 22px;border-radius:18px}.program-detail-grid{grid-template-columns:1fr}.modal-actions .btn{width:100%;text-align:center}}
/* Final unique-image build */
.cards{grid-template-columns:repeat(3,minmax(0,1fr));gap:20px}.card.program-card{border:0;padding:0;text-align:left;cursor:pointer}.card.program-card img{width:100%;aspect-ratio:16/9;height:auto;object-fit:cover}.card.program-card:focus-visible{outline:3px solid #b8874d;outline-offset:3px}
.learning-intro{max-width:760px;color:#6f6a63;line-height:1.65;margin:-18px 0 28px}.learning-seven{grid-template-columns:repeat(4,minmax(0,1fr));gap:18px}.learn-topic{display:flex!important;flex-direction:column}.learn-visual{height:155px;display:grid;place-items:center;position:relative;overflow:hidden;background:#efe7dc}.learn-visual:before,.learn-visual:after{content:"";position:absolute;border-radius:999px;opacity:.42}.learn-visual:before{width:150px;height:150px;right:-38px;top:-58px;background:#fff}.learn-visual:after{width:100px;height:100px;left:-28px;bottom:-45px;background:#b88a58}.learn-visual span{position:relative;z-index:1;display:grid;place-items:center;width:72px;height:72px;border:1px solid #ffffffb8;border-radius:50%;background:#ffffffd9;color:#17384f;font:600 38px/1 'Playfair Display',Georgia,serif;box-shadow:0 8px 28px #34291f20}.lv-home{background:linear-gradient(135deg,#e9dcc9,#c8d5d0)}.lv-calc{background:linear-gradient(135deg,#d7e0e1,#b8c8cf)}.lv-ideas{background:linear-gradient(135deg,#ead6bd,#d7b986)}.lv-tools{background:linear-gradient(135deg,#d9d0c5,#b7a693)}.lv-needs{background:linear-gradient(135deg,#d7dfd1,#aebda7)}.lv-faq{background:linear-gradient(135deg,#e7ddd2,#c8b8a8)}.lv-wealth{background:linear-gradient(135deg,#d7d7c9,#b3c4b1)}.learn-topic>div:last-child{padding:18px}.learn-topic h3{font-family:'Playfair Display',Georgia,serif;font-size:18px}.learn-topic p{font-size:12px;line-height:1.55;margin-bottom:0}
@media(max-width:1020px){.cards{grid-template-columns:repeat(3,minmax(0,1fr))}.learning-seven{grid-template-columns:repeat(3,minmax(0,1fr))}}
@media(max-width:680px){.cards{grid-template-columns:repeat(2,minmax(0,1fr))}.learning-seven{grid-template-columns:repeat(2,minmax(0,1fr))}.learn-visual{height:135px}.learning-intro{margin-top:-15px}}
@media(max-width:390px){.cards,.learning-seven{grid-template-columns:1fr}}

/* Option 2 Learning Center: seven independently generated full-resolution photographs. */
.learn-grid.learning-seven{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:23px}
.learn-grid.learning-seven .learn-topic{background:#fff;display:block!important;box-shadow:0 8px 24px rgba(58,41,26,.10);border:1px solid #f0e8dc;border-radius:5px;overflow:hidden;transition:transform .2s,box-shadow .2s}
.learn-grid.learning-seven .learn-topic:hover{transform:translateY(-3px);box-shadow:0 12px 30px rgba(58,41,26,.17)}
.learn-topic-button{appearance:none;-webkit-appearance:none;display:block;width:100%;padding:0;border:0;background:#fff;color:inherit;font:inherit;text-align:left;cursor:pointer}
.learn-topic-button:focus-visible{outline:3px solid #b8894f;outline-offset:-3px}
.learn-grid.learning-seven .learn-topic-button img{display:block;width:100%;height:auto;aspect-ratio:16/9;object-fit:cover;object-position:center;filter:none}
.learn-grid.learning-seven .learn-topic-body{padding:20px 21px 22px}
.learn-grid.learning-seven .learn-topic-body h3{font-family:'Playfair Display',Georgia,serif;font-size:21px;line-height:1.25;margin:0 0 9px}
.learn-grid.learning-seven .learn-topic-body p{font-size:13px;line-height:1.65;color:#645d56;margin:0 0 16px}
.learn-grid.learning-seven .learn-more{display:inline-block;font-size:11px;font-weight:700;letter-spacing:.10em;color:#9b6a38}
.guide-panel{max-width:750px}.guide-panel h3{font-family:'Playfair Display',Georgia,serif;font-size:24px;margin:22px 0 12px}.guide-points{padding-left:22px;line-height:1.7;color:#3e4444}.guide-points li{margin:0 0 11px}
@media(max-width:950px){.learn-grid.learning-seven{grid-template-columns:repeat(2,minmax(0,1fr))}}
@media(max-width:570px){.learn-grid.learning-seven{grid-template-columns:1fr}.learn-grid.learning-seven .learn-topic-button img{aspect-ratio:16/9}}
@media(prefers-reduced-motion:reduce){.learn-grid.learning-seven .learn-topic{transition:none}}