@import url('https://fonts.googleapis.com/css2?family=DM+Sans:wght@400;500;600;700&family=Libre+Baskerville:wght@400;700&display=swap');
    :root{
      color-scheme:light dark;
      --ink:#14221c;--muted:#52645c;--paper:#f6f8f5;--surface:#ffffff;--soft:#e8efe9;
      --brand:#22624d;--brand-deep:#123f32;--gold:#c7903d;--line:#ccd8d0;--white:#fff;
      --shadow:0 18px 50px rgba(18,63,50,.12);--radius:18px;
    }
    @media(prefers-color-scheme:dark){
      :root{--ink:#edf5f0;--muted:#b5c7bd;--paper:#0c1712;--surface:#12231b;--soft:#183027;--brand:#59a989;--brand-deep:#0b2b21;--gold:#e0b66e;--line:#345247;--shadow:0 18px 55px rgba(0,0,0,.36)}
    }
    *{box-sizing:border-box}
    html{scroll-behavior:smooth}
    body{margin:0;background:var(--paper);color:var(--ink);font-family:"DM Sans",sans-serif;line-height:1.6}
    img{display:block;max-width:100%}
    a{color:inherit}
    button,input,select,textarea{font:inherit}
    .skip{position:fixed;left:12px;top:-80px;background:var(--surface);padding:10px 14px;z-index:100;border-radius:8px}.skip:focus{top:12px}
    .utility{background:var(--brand-deep);color:#fff;padding:9px 20px;text-align:center;font-size:.9rem;font-weight:600}
    .utility a{color:#fff;text-decoration-thickness:1px;text-underline-offset:3px}
    .nav{position:sticky;top:0;z-index:20;background:color-mix(in srgb,var(--paper) 92%,transparent);backdrop-filter:blur(14px);border-bottom:1px solid var(--line)}
    .nav-inner{max-width:1180px;margin:auto;padding:14px 24px;display:flex;align-items:center;gap:22px}
    .nav img{width:210px;height:auto;mix-blend-mode:multiply}
    @media(prefers-color-scheme:dark){.nav img{mix-blend-mode:normal;border-radius:4px}}
    .nav-links{display:flex;gap:22px;margin-left:auto;align-items:center}.nav-links a{text-decoration:none;font-weight:600;font-size:.94rem}
    .btn{border:0;background:var(--brand);color:#fff;text-decoration:none;padding:13px 20px;border-radius:10px;font-weight:700;display:inline-flex;align-items:center;justify-content:center;gap:8px;cursor:pointer;min-height:48px}
    .btn:hover{background:var(--brand-deep)}.btn.secondary{background:transparent;color:var(--ink);border:1px solid var(--line)}
    .menu{display:none;background:transparent;border:1px solid var(--line);color:var(--ink);border-radius:9px;width:44px;height:44px;font-size:1.3rem}
    main{overflow:hidden}.wrap{max-width:1180px;margin:auto;padding:0 24px}
    .hero{padding:54px 0 72px}.hero-grid{display:grid;grid-template-columns:1.02fr .98fr;gap:52px;align-items:center}
    .eyebrow{color:var(--brand);font-weight:700;letter-spacing:.03em;margin:0 0 12px}
    h1,h2,h3{font-family:"Libre Baskerville",serif;line-height:1.12;margin-top:0}
    h1{font-size:clamp(2.5rem,5.4vw,5rem);letter-spacing:-.045em;margin-bottom:22px}
    h2{font-size:clamp(2rem,3.5vw,3.2rem);letter-spacing:-.025em;margin-bottom:16px}
    h3{font-size:1.25rem}.lede{font-size:1.16rem;color:var(--muted);max-width:650px;margin:0 0 28px}
    .hero-actions{display:flex;flex-wrap:wrap;gap:12px}.trust-row{display:flex;gap:20px;flex-wrap:wrap;margin-top:27px;color:var(--muted);font-weight:600;font-size:.94rem}.trust-row span{display:flex;align-items:center;gap:7px}.check{color:var(--brand)}
    .photo-stack{position:relative;min-height:530px}.hero-photo{width:100%;height:500px;object-fit:cover;border-radius:4px 46px 4px 4px;box-shadow:var(--shadow)}
    .hero-form-card{background:var(--surface);box-shadow:var(--shadow);border-radius:var(--radius);padding:30px;border-top:6px solid var(--gold)}
    .hero-form-card form{background:none;box-shadow:none;padding:0}
    .hero-form-title{font-size:1.7rem;margin:0 0 6px}.hero-form-sub{color:var(--muted);margin:0 0 20px;font-size:.98rem}
    .hero-form-card .field{margin-bottom:14px}.hero-form-card .btn{width:100%}
    .hero-form-trust{display:flex;gap:18px;flex-wrap:wrap;margin:18px 0 0;color:var(--muted);font-weight:600;font-size:.9rem}
    .hp{position:absolute;left:-9999px;top:auto;width:1px;height:1px;overflow:hidden}
    .opt{font-weight:500;color:var(--muted);font-size:.82rem}
    .next-steps{margin:0 0 6px;padding-left:22px;color:#cce2d8}.next-steps li{margin-bottom:8px}.next-steps b{color:#fff}
    .veteran-card{position:absolute;left:-28px;bottom:6px;background:var(--surface);padding:18px 22px;box-shadow:var(--shadow);border-left:5px solid var(--gold);max-width:265px}.veteran-card strong{display:block;font-size:1.05rem}.veteran-card span{font-size:.9rem;color:var(--muted)}
    .strip{background:var(--brand-deep);color:white}.strip-grid{max-width:1180px;margin:auto;padding:20px 24px;display:grid;grid-template-columns:repeat(3,1fr);gap:20px}.strip-item{text-align:center}.strip-item b{display:block}.strip-item span{font-size:.9rem;color:#cce2d8}
    section{padding:88px 0;scroll-margin-top:130px}.section-head{max-width:720px;margin-bottom:34px}.section-head p{color:var(--muted);font-size:1.06rem}
    .property-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:20px}.property{background:var(--surface);box-shadow:0 8px 28px rgba(18,63,50,.07)}.property img{width:100%;height:230px;object-fit:cover}.property-body{padding:24px}.property p{color:var(--muted);margin-bottom:0}
    .types-list{display:grid;grid-template-columns:repeat(3,1fr);gap:10px;margin-top:16px}.types-list span{padding:12px 14px;background:var(--soft);font-weight:600}
    .process{background:var(--soft)}.steps{display:grid;grid-template-columns:repeat(3,1fr);gap:42px;counter-reset:step}.step{position:relative;padding-top:58px;counter-increment:step}.step:before{content:"0" counter(step);position:absolute;top:0;font-family:"Libre Baskerville",serif;font-size:2.3rem;color:var(--brand);font-weight:700}.step:not(:last-child):after{content:"";position:absolute;right:-30px;top:22px;width:36px;height:1px;background:var(--line)}.step p{color:var(--muted)}
    .split{display:grid;grid-template-columns:1fr 1fr;gap:64px;align-items:start}.reasons{display:grid;gap:16px}.reason{display:grid;grid-template-columns:36px 1fr;gap:14px}.reason-icon{width:32px;height:32px;border-radius:50%;display:grid;place-items:center;background:var(--brand);color:#fff;font-weight:700}.reason h3{margin:3px 0 6px}.reason p{margin:0;color:var(--muted)}
    .founder{display:grid;grid-template-columns:.72fr 1.28fr;gap:62px;align-items:center}.founder-photo{width:100%;height:560px;object-fit:cover;object-position:center 24%;box-shadow:var(--shadow);border-radius:4px 42px 4px 4px}.founder-copy .role{color:var(--brand);font-weight:700}.founder-copy .bio{font-size:1.12rem;color:var(--muted)}
    .offer-factors{display:grid;grid-template-columns:repeat(4,1fr);gap:1px;background:var(--line);border:1px solid var(--line)}.factor{background:var(--surface);padding:28px}.factor b{display:block;font-family:"Libre Baskerville",serif;font-size:1.1rem;margin-bottom:8px}.factor p{margin:0;color:var(--muted)}
    .guide{background:var(--soft)}.guide-grid{display:grid;grid-template-columns:.85fr 1.15fr;gap:64px;align-items:start}.guide-points{display:grid;gap:0}.guide-point{padding:20px 0;border-top:1px solid var(--line)}.guide-point:last-child{border-bottom:1px solid var(--line)}.guide-point h3{margin-bottom:8px}.guide-point p{margin:0;color:var(--muted)}
    .response-promise{margin-top:16px;font-weight:700;color:var(--brand);display:flex;align-items:center;gap:9px}.response-promise:before{content:"";width:9px;height:9px;border-radius:50%;background:var(--gold);flex:none}.offer .response-promise{color:#fff}
    .offer{background:var(--brand-deep);color:white}.offer-grid{display:grid;grid-template-columns:.82fr 1.18fr;gap:56px;align-items:start}.offer h2{color:white}.offer-copy p{color:#cce2d8}.contact-lines{margin-top:28px;display:grid;gap:10px}.contact-lines a{color:white;font-weight:700}
    form{background:var(--surface);color:var(--ink);padding:30px;box-shadow:var(--shadow)}.form-grid{display:grid;grid-template-columns:1fr 1fr;gap:16px}.field{display:grid;gap:6px}.field.full{grid-column:1/-1}label{font-weight:700;font-size:.9rem}input,select,textarea{width:100%;border:1px solid var(--line);background:var(--paper);color:var(--ink);padding:13px 12px;border-radius:8px}textarea{min-height:105px;resize:vertical}.form-note{font-size:.8rem;color:var(--muted);margin:14px 0}.form-status{min-height:24px;font-size:.9rem;color:var(--brand);font-weight:700}
    [hidden]{display:none!important}.photo-next h3{font-size:1.55rem;margin:0 0 10px}.photo-next>p{color:var(--muted);margin:0 0 20px}.photo-checklist{list-style:none;margin:0 0 22px;padding:0;display:grid;gap:10px}.photo-checklist li{position:relative;padding-left:26px;color:var(--ink)}.photo-checklist li:before{content:"";position:absolute;left:0;top:.48em;width:11px;height:11px;border:2px solid var(--brand);border-radius:2px}.photo-tips{background:var(--soft);padding:17px 18px;margin:0 0 18px}.photo-tips b{display:block;margin-bottom:4px}.photo-tips p{margin:0;color:var(--muted)}.photo-skip{font-weight:700;color:var(--brand)!important}.photo-email{margin-top:4px}
    .faq-list{max-width:860px}.faq{border-top:1px solid var(--line)}.faq:last-child{border-bottom:1px solid var(--line)}.faq button{width:100%;padding:20px 0;background:none;border:0;color:var(--ink);display:flex;justify-content:space-between;text-align:left;font-weight:700;cursor:pointer}.faq button span:last-child{font-size:1.3rem}.answer{display:none;color:var(--muted);padding:0 30px 20px 0}.faq.open .answer{display:block}
    .legal{padding:48px 0;background:var(--surface);border-top:1px solid var(--line)}.legal-grid{display:grid;grid-template-columns:1.3fr .7fr;gap:50px}.legal p,.legal li{color:var(--muted);font-size:.9rem}.legal h2{font-size:1.5rem}.legal h3{font-family:"DM Sans",sans-serif;font-size:1rem;margin-top:24px}
    footer{background:#07130e;color:#d8e6df;padding:34px 0 calc(34px + env(safe-area-inset-bottom))}.footer-grid{display:grid;grid-template-columns:1fr auto;gap:32px;align-items:end}.footer-name{font-family:"Libre Baskerville",serif;font-size:1.2rem;color:white}.footer-grid p{margin:7px 0;font-size:.87rem;color:#a9c0b5}.footer-links{display:flex;gap:18px;flex-wrap:wrap}.footer-links a{font-size:.88rem}
    .sticky-bar{display:none}
    @media(max-width:800px){
      .nav-inner{padding:11px 16px}.nav img{width:170px}.menu{display:block;margin-left:auto}.nav-links{position:absolute;top:100%;left:0;right:0;background:var(--surface);padding:18px 20px;display:none;flex-direction:column;align-items:stretch;border-bottom:1px solid var(--line)}.nav-links.open{display:flex}.nav-links .btn{width:100%}
      .hero{padding:38px 0 54px}.hero-grid,.split,.offer-grid,.legal-grid,.founder,.guide-grid{grid-template-columns:1fr;gap:34px}.photo-stack{min-height:390px}.hero-photo{height:360px}.founder-photo{height:470px}.veteran-card{left:14px;right:14px;bottom:-12px;max-width:none}.strip-grid{grid-template-columns:1fr;gap:12px}.strip-item{display:flex;justify-content:center;gap:7px}.property-grid,.steps,.offer-factors{grid-template-columns:1fr}.property img{height:250px}.types-list{grid-template-columns:1fr 1fr}.step:not(:last-child):after{display:none}.form-grid{grid-template-columns:1fr}.field.full{grid-column:auto}section{padding:64px 0}.wrap{padding:0 18px}.footer-grid{grid-template-columns:1fr}.sticky-bar{display:flex;position:fixed;z-index:30;bottom:12px;left:14px;right:14px;gap:10px}.sticky-bar .btn{flex:1;box-shadow:0 10px 30px rgba(0,0,0,.3)}.sticky-bar .secondary{background:var(--surface)}body{padding-bottom:84px}}
    @media(max-width:420px){.types-list{grid-template-columns:1fr}h1{font-size:2.65rem}.hero-actions .btn{width:100%}.photo-stack{min-height:340px}.hero-photo{height:310px}.property img{height:210px}form{padding:22px}}
    @media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}}

/* Subpages: areas grid, articles, guides */
.areas-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:12px}
.areas-grid a{display:block;padding:20px;background:var(--surface);border:1px solid var(--line);border-radius:12px;text-decoration:none;font-weight:700;font-size:1.02rem}
.areas-grid a span{display:block;font-weight:400;color:var(--muted);font-size:.9rem;margin-top:6px}
.areas-grid a:hover{border-color:var(--brand)}
.page-hero{padding:56px 0 8px}
.page-hero h1{font-size:clamp(2.1rem,4.4vw,3.4rem);margin-bottom:16px}
.breadcrumb{font-size:.86rem;color:var(--muted);margin:0 0 20px}
.breadcrumb a{color:var(--brand);font-weight:600;text-decoration:none}
.prose{max-width:820px}
.prose h2{font-size:1.65rem;margin:46px 0 14px}
.prose h3{font-family:"DM Sans",sans-serif;font-size:1.12rem;margin:30px 0 8px}
.prose p,.prose li{color:var(--muted)}
.prose>ul{padding-left:20px;display:grid;gap:9px;margin:16px 0}
.toc{background:var(--surface);border:1px solid var(--line);border-radius:12px;padding:20px 24px;margin:30px 0;max-width:820px}
.toc b{display:block;margin-bottom:8px}
.toc a{display:block;padding:5px 0;color:var(--brand);font-weight:600;text-decoration:none;font-size:.95rem}
.cta-band{background:var(--brand-deep);color:#fff;border-radius:var(--radius);padding:44px;margin:60px 0;max-width:820px}
.cta-band h2{color:#fff;font-size:1.9rem}
.cta-band p{color:#cce2d8}
.cta-band .btn{margin-top:10px}
.local-facts{display:grid;grid-template-columns:repeat(2,1fr);gap:12px;margin:24px 0;max-width:820px}
.local-facts div{background:var(--surface);border:1px solid var(--line);border-radius:12px;padding:16px 18px}
.local-facts b{display:block;margin-bottom:4px}
.local-facts span{color:var(--muted);font-size:.93rem}
@media(max-width:800px){.areas-grid,.local-facts{grid-template-columns:1fr}.page-hero{padding:40px 0 4px}}

/* ---- Conversion upgrades 2026-09-29 ---- */
.cta-form{margin-top:22px;background:var(--surface);color:var(--ink);border-radius:12px;padding:24px;box-shadow:var(--shadow)}
.cta-form h3{font-size:1.3rem;margin:0 0 4px}
.cta-form .cta-form-sub{color:var(--muted);font-size:.92rem;margin:0 0 16px}
.cta-form .field{margin-bottom:12px}
.cta-form .btn{width:100%;margin-top:4px}
.cta-form .form-note{margin:12px 0 0}
@media(max-width:800px){.cta-band{padding:30px 20px}}