@import url('https://fonts.googleapis.com/css2?family=DM+Sans:wght@400;500;600;700&family=Manrope:wght@400;500;600;700;800&display=swap');
:root{--navy:#0d222b;--ink:#172f36;--green:#21824d;--mint:#b4d7bc;--cream:#f7f7ef;--gold:#c4b286;--line:#dce3dc;--muted:#61716d}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:100px}body{margin:0;font-family:'DM Sans',Arial,sans-serif;color:var(--ink);background:var(--cream)}a{color:inherit;text-decoration:none}button,input,select,textarea{font:inherit}button,a,input,select,textarea{-webkit-tap-highlight-color:transparent}button{cursor:pointer}img{max-width:100%;display:block}p{line-height:1.75;color:var(--muted)}h1,h2,h3{font-family:Manrope,Arial,sans-serif;font-weight:500;letter-spacing:-.055em;margin:0;line-height:1.08}h1{font-size:clamp(52px,6.6vw,104px)}h2{font-size:clamp(35px,4vw,62px)}h3{font-size:25px;letter-spacing:-.035em;line-height:1.25}em{font-style:normal;color:var(--green)}.eyebrow{font-size:10px;font-weight:700;letter-spacing:.19em;line-height:1.6;margin-bottom:24px;color:var(--green)}.topbar{height:35px;background:var(--navy);color:#d7e4dd;display:flex;justify-content:space-between;align-items:center;padding:0 5%;font-size:9px;letter-spacing:.15em}.topbar a{letter-spacing:.05em}header{height:100px;padding:12px 5%;display:flex;align-items:center;gap:35px;background:#f7f7efed;backdrop-filter:blur(20px);position:sticky;top:0;z-index:20;border-bottom:1px solid var(--line);transition:height .3s,box-shadow .3s}header.scrolled{height:80px;box-shadow:0 6px 40px #10251b09}.logo{width:130px;height:auto;mix-blend-mode:multiply}nav{display:flex;gap:25px;margin-left:auto}nav a{font-size:12px;position:relative;padding:12px 0}nav a:after{content:'';position:absolute;bottom:4px;left:0;width:0;height:1px;background:var(--green);transition:width .3s}nav a:hover:after,nav a[aria-current]:after{width:100%}.nav-cta{padding:14px 22px;background:var(--green);color:white;font-size:12px;display:flex;gap:25px;border-radius:3px;transition:background .25s}.nav-cta:hover{background:var(--navy)}.menu{display:none}.skip{position:fixed;top:-60px;left:12px;background:white;padding:15px;z-index:100}.skip:focus{top:10px}.homehero{min-height:710px;height:calc(100svh - 135px);max-height:930px;position:relative;display:grid;grid-template-columns:1.1fr 1fr;padding:70px 5% 90px;overflow:hidden;background:radial-gradient(ellipse at 90% 60%,#dce6d775,transparent 60%)}.hero-copy{z-index:2}.hero-copy h1{animation:enter .9s both}.hero-copy em{color:var(--green)}.hero-copy p{font-size:16px;margin:30px 0;animation:enter 1s .15s both}.status-dot{display:inline-block;width:6px;height:6px;background:var(--green);border-radius:50%;margin-right:8px;box-shadow:0 0 0 5px #21824d12}.actions{display:flex;flex-wrap:wrap;gap:14px;align-items:center}.button{border:1px solid var(--green);display:inline-flex;align-items:center;justify-content:space-between;gap:30px;padding:17px 24px;color:#fff;background:var(--green);font-size:12px;border-radius:3px;font-weight:500;transition:transform .25s,background .25s,box-shadow .25s}.button:hover{transform:translateY(-3px);background:#17663b;box-shadow:0 12px 20px #21824d12}.button span{transition:transform .25s}.button:hover span{transform:translateX(4px)}.button.ghost{color:var(--ink);background:transparent;border-color:#cbd5ce}.button.ghost:hover{background:#e6eee3}.hero-note{display:flex;align-items:center;gap:12px;font-size:11px;margin-top:30px;color:var(--muted)}.small-rule{width:28px;height:1px;background:var(--gold)}.scroll{position:absolute;bottom:28px;left:5%;font-size:9px;letter-spacing:.15em;display:flex;gap:30px;align-items:center}.scroll span{font-size:20px}.city{position:relative;margin:20px 0 0 0;align-self:stretch;min-height:420px;perspective:1000px}.city-grid{position:absolute;inset:0;background-image:linear-gradient(#16432a0a 1px,transparent 1px),linear-gradient(90deg,#16432a0a 1px,transparent 1px);background-size:50px 50px;mask-image:radial-gradient(ellipse,black,transparent 70%)}.building{height:var(--h);width:var(--w);position:absolute;bottom:65px;left:var(--l);background:linear-gradient(110deg,#b9cabe,#e3e9db 40%,#a4b8a7);box-shadow:20px 22px 35px #162e2414;transform:skewY(-7deg);animation:rise 1.4s var(--d) both;border:1px solid #849e8c60}.building:before{content:'';position:absolute;inset:12px;background:repeating-linear-gradient(0deg,transparent 0 17px,#1539274a 18px 20px),repeating-linear-gradient(90deg,transparent 0 12px,#15392755 13px 17px);opacity:.6}.building:after{content:'';position:absolute;left:100%;top:10px;height:100%;width:20px;background:linear-gradient(90deg,#789884,#abc1af);transform:skewY(40deg);transform-origin:left top;border:1px solid #849e8c60}.b2{background:linear-gradient(110deg,#254c3d,#52816a);z-index:3}.b2:before{background:repeating-linear-gradient(0deg,transparent 0 20px,#c1d6bc90 21px 23px),repeating-linear-gradient(90deg,transparent 0 15px,#c1d6bc80 16px 20px)}.b1,.b3{z-index:2}.roof{position:absolute;bottom:100%;width:100%;height:18px;background:#d1decf;transform:skewX(48deg);transform-origin:bottom left}.b2 .roof{background:#385e49}.city-line{position:absolute;bottom:62px;left:-5%;width:110%;height:1px;background:#9cb5a0;transform:rotate(-7deg)}.city-caption{position:absolute;bottom:0;left:10%;right:0;display:flex;justify-content:space-between;color:var(--muted);font-size:8px;letter-spacing:.1em}.trust{background:var(--navy);color:white;display:grid;grid-template-columns:repeat(3,1fr);padding:35px 5%;gap:30px}.trust>div{display:flex;align-items:center;gap:20px;border-right:1px solid #ffffff25}.trust>div:last-child{border:0}.trust strong{font-family:Manrope;font-size:31px;letter-spacing:-.04em;font-weight:500}.trust span{font-size:11px;color:#b5c5bf}.section{padding:95px 5%}.section-head{display:flex;align-items:flex-end;justify-content:space-between;gap:40px;margin-bottom:45px}.section-head p{max-width:350px;font-size:14px;margin:0 0 18px}.program-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:0;border-top:1px solid var(--line);border-left:1px solid var(--line)}.program{border-bottom:1px solid var(--line);border-right:1px solid var(--line);padding:26px;display:flex;flex-direction:column;min-height:340px;position:relative;transition:background .4s,transform .4s}.program:hover{background:#e7eee2;transform:translateY(-5px);z-index:2}.card-top{display:flex;justify-content:space-between;align-items:center;margin-bottom:36px}.index{font-size:11px;color:var(--green);font-family:Manrope}.tag{font-size:9px;color:var(--muted);border:1px solid var(--line);border-radius:30px;padding:5px 9px}.program h3{font-size:22px}.program p{font-size:12px;line-height:1.7;flex:1}.card-bottom{display:flex;align-items:center;justify-content:space-between;gap:10px;margin-top:15px}.card-bottom strong{font-size:11px;font-weight:500}.round{width:30px;height:30px;border:1px solid #a8bbaa;border-radius:50%;display:grid;place-items:center;color:var(--green)}.process{background:#eaf0e5}.steps{display:grid;grid-template-columns:repeat(3,1fr);gap:60px}.steps article{padding-top:25px;border-top:1px solid #bdcbbc}.step-number{font-family:Manrope;font-size:60px;color:#a0b5a1;line-height:1;display:block;margin-bottom:30px;letter-spacing:-.06em}.steps p{font-size:14px}.about-split{display:grid;grid-template-columns:1fr 1fr;gap:8%;align-items:center}.photo-wrap{position:relative}.photo-wrap img{width:100%;aspect-ratio:1.2;object-fit:cover;filter:saturate(.5)}.photo-caption{position:absolute;bottom:0;left:0;background:var(--navy);color:white;padding:20px 25px;font-size:8px;letter-spacing:.14em}.about-split p{font-size:14px;margin:25px 0}.funded-preview{padding-top:25px}.deal-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:25px}.deal{background:white;padding:0;border:1px solid var(--line);overflow:hidden;transition:transform .35s,box-shadow .35s;display:block}.deal:hover{transform:translateY(-5px);box-shadow:0 20px 30px #183a1e12}.deal img{width:100%;height:auto}.endcap{margin:0 5% 70px;padding:60px;display:flex;justify-content:space-between;align-items:center;gap:40px;background:var(--navy);color:#fff;position:relative;overflow:hidden}.endcap:before{content:'';position:absolute;width:500px;height:500px;border:1px solid #ffffff12;border-radius:50%;right:-170px;top:-170px;pointer-events:none}.endcap .eyebrow{color:#adc5b5}.endcap em{color:#b8d2b5}.endcap h2{font-size:clamp(32px,4vw,58px)}.endcap .button{background:#b8d2b5;border-color:#b8d2b5;color:var(--navy);flex-shrink:0}footer{padding:60px 5% 20px;border-top:1px solid var(--line)}.footer-grid{display:grid;grid-template-columns:2fr 1fr 1fr;gap:80px}.footer-logo{width:150px;mix-blend-mode:multiply}.footer-grid a,.footer-grid p{font-size:12px}.footer-grid>div:not(:first-child)>a{display:block;margin-bottom:15px}.footer-grid .eyebrow{margin-bottom:25px}.footnote{display:flex;justify-content:space-between;align-items:center;padding-top:30px;margin-top:50px;border-top:1px solid var(--line);font-size:10px;color:var(--muted)}.footnote a{margin-left:24px}.pagehero{padding:80px 5% 70px;background:linear-gradient(120deg,#eaf0e5,#f7f7ef);position:relative;border-bottom:1px solid var(--line)}.pagehero h1{font-size:clamp(50px,6vw,88px);max-width:1000px}.pagehero p{font-size:16px;max-width:590px;margin:28px 0 0}.filters{display:flex;gap:10px;margin-bottom:32px;flex-wrap:wrap}.filter{background:transparent;border:1px solid #c8d5c9;border-radius:30px;padding:10px 22px;font-size:12px;color:var(--ink)}.filter.active,.filter:hover{background:var(--navy);color:white;border-color:var(--navy)}.program[hidden],.deal[hidden]{display:none}.source-note{font-size:10px!important;line-height:1.7;color:#63736c!important;margin-top:24px}.source-note a{text-decoration:underline}.detail-layout{display:grid;grid-template-columns:1.2fr .8fr;gap:12%;align-items:start}.detail-layout h2{font-size:44px;margin-bottom:30px}.large-copy{font-size:17px!important;line-height:1.85!important}.check-list{padding:0;list-style:none;margin:25px 0 40px}.check-list li{padding:14px 0;border-bottom:1px solid var(--line);font-size:14px;display:flex;gap:15px}.check-list li:before{content:'✓';color:var(--green)}.terms{background:#eaf0e5;padding:35px;position:sticky;top:110px}.term{border-bottom:1px solid #cad6c8;padding:20px 0;display:flex;flex-direction:column;gap:9px}.term span{font-size:11px;color:var(--muted)}.term strong{font-size:23px;font-weight:500;letter-spacing:-.03em}.terms .button{margin-top:30px;width:100%}.choice-panel{padding:25px;background:#eaf0e5;margin-top:30px}.choice-panel h3{margin-bottom:20px}.benefit-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:45px;margin-top:50px}.benefit-grid article{border-top:1px solid var(--line);padding-top:25px}.benefit-grid h3{margin-top:22px}.benefit-grid p{font-size:14px}.center{justify-content:center;margin-top:45px}.lender-section{background:#eaf0e5}.lender-section p{max-width:590px;margin:30px 0}.gallery-toolbar{display:flex;align-items:center;gap:25px;margin-bottom:40px}.gallery-toolbar label{font-size:12px;font-weight:500}.gallery-toolbar input{flex:1;max-width:450px}.gallery-toolbar span{margin-left:auto;font-size:11px;color:var(--muted)}input,select,textarea{background:#fafbf7;border:1px solid #cbd5cb;border-radius:3px;padding:14px;width:100%;color:var(--ink);outline:none;transition:border .2s,box-shadow .2s}input:focus,select:focus,textarea:focus{border-color:var(--green);box-shadow:0 0 0 3px #21824d12}.contact-layout{display:grid;grid-template-columns:1fr 1fr;gap:12%}.contact-method{margin:30px 0}.contact-method span{font-size:9px;letter-spacing:.15em;color:var(--green);display:block;margin-bottom:12px}.contact-method a,.contact-method p{font-size:18px;color:var(--ink)}form{background:#eaf0e5;padding:35px}form h3{margin-bottom:30px}form label{display:block;font-size:11px;font-weight:500;margin-bottom:20px}form input,form select,form textarea{margin-top:9px}.form-grid{display:grid;grid-template-columns:1fr 1fr;gap:0 20px}form .button{width:100%}#form-status{font-size:12px}.legal{max-width:900px;margin:auto}.legal h2{font-size:26px;letter-spacing:-.03em;margin:45px 0 20px}.legal p{font-size:14px}.legal h2:first-child{margin-top:0}dialog{border:0;padding:30px;background:var(--cream);width:min(90vw,900px);max-height:90svh}dialog::backdrop{background:#081d22dd;backdrop-filter:blur(10px)}dialog img{max-height:70svh;max-width:100%;margin:auto;object-fit:contain}dialog p{text-align:center;font-size:12px}.close-dialog{position:sticky;top:0;float:right;border:0;background:var(--navy);color:white;width:35px;height:35px;border-radius:50%;font-size:25px;margin-bottom:15px}.reveal{opacity:1;transform:none}.motion .reveal{opacity:0;transform:translateY(25px);transition:opacity .7s,transform .7s}.motion .reveal.visible{opacity:1;transform:none}:focus-visible{outline:2px solid var(--green);outline-offset:5px}@keyframes enter{from{opacity:0;transform:translateY(20px)}to{opacity:1;transform:none}}@keyframes rise{from{opacity:0;transform:translateY(80px) skewY(-7deg)}to{opacity:1;transform:translateY(0) skewY(-7deg)}}
@media(min-width:1600px){.section,header,.homehero,.pagehero,footer,.topbar,.trust{padding-left:calc((100vw - 1440px)/2);padding-right:calc((100vw - 1440px)/2)}}@media(max-width:1100px){header{gap:20px}nav{gap:16px}.logo{width:110px}.program-grid{grid-template-columns:repeat(2,1fr)}.homehero{min-height:650px}.building{width:calc(var(--w)*.8);height:calc(var(--h)*.85)}.city-caption{font-size:7px}.trust strong{font-size:25px}.trust>div{gap:12px}.steps{gap:35px}.detail-layout{gap:6%}}
@media(max-width:800px){.topbar{font-size:8px}header{height:82px;padding:10px 5%}.logo{width:100px}.nav-cta{margin-left:auto;padding:12px 15px;font-size:11px}.menu{display:flex;flex-direction:column;justify-content:center;gap:7px;width:42px;height:42px;align-items:center;border:1px solid var(--line);background:transparent;border-radius:50%;z-index:22}.menu i{width:17px;height:1px;background:var(--navy);transition:transform .4s}.menu[aria-expanded=true] i:first-child{transform:translateY(4px) rotate(45deg)}.menu[aria-expanded=true] i:last-child{transform:translateY(-4px) rotate(-45deg)}nav{position:absolute;left:0;right:0;top:100%;display:flex;flex-direction:column;background:var(--cream);margin:0;padding:20px 5% 35px;gap:0;opacity:0;visibility:hidden;transform:translateY(-15px);transition:opacity .35s,transform .35s,visibility .35s;border-bottom:1px solid var(--line);box-shadow:0 20px 25px #17342412}nav.open{opacity:1;visibility:visible;transform:none}nav a{font-size:24px;letter-spacing:-.03em;padding:13px 0;border-bottom:1px solid var(--line)}nav a:after{display:none}.homehero{height:auto;max-height:none;grid-template-columns:1fr;padding-top:50px;padding-bottom:70px;min-height:0}.hero-copy h1{font-size:76px}.hero-copy p{font-size:15px}.city{height:310px;min-height:310px;margin-top:55px;margin-left:8%;margin-right:8%}.building{height:calc(var(--h)*.65);width:calc(var(--w)*.75);bottom:35px}.city-line{bottom:30px}.city-caption{bottom:0;font-size:7px;left:0}.trust{padding:25px 5%;gap:15px}.trust>div{flex-direction:column;align-items:flex-start;gap:8px}.trust strong{font-size:22px}.trust span{font-size:9px}.section{padding:65px 5%}.section-head{align-items:flex-start;flex-direction:column;gap:25px;margin-bottom:30px}.section-head p{font-size:13px}.program{padding:22px;min-height:330px}.program h3{font-size:22px}.steps{grid-template-columns:1fr;gap:25px}.steps article{position:relative;padding-left:70px}.step-number{position:absolute;left:0;font-size:40px}.steps h3{font-size:23px}.steps p{font-size:13px}.about-split{grid-template-columns:1fr;gap:35px}.photo-wrap img{aspect-ratio:1.4}.deal-grid{grid-template-columns:repeat(2,1fr);gap:15px}.funded-preview .deal:last-child{display:none}.endcap{padding:35px 25px;margin-bottom:45px;flex-direction:column;align-items:flex-start;gap:30px}.footer-grid{grid-template-columns:1.2fr 1fr;gap:35px}.footer-grid>div:last-child{grid-column:1/-1}.footnote{flex-direction:column;align-items:flex-start;gap:20px}.footnote a{margin:0 20px 0 0}.pagehero{padding:55px 5%}.pagehero h1{font-size:55px}.pagehero p{font-size:14px}.detail-layout{grid-template-columns:1fr;gap:35px}.detail-layout h2{font-size:35px}.terms{position:static}.benefit-grid{grid-template-columns:1fr 1fr;gap:25px}.benefit-grid h3{font-size:22px}.contact-layout{grid-template-columns:1fr;gap:40px}.gallery-toolbar{flex-wrap:wrap;gap:15px}.gallery-toolbar label{width:100%}.gallery-toolbar input{max-width:none}.gallery-toolbar span{width:100%;margin:0}.legal h2{font-size:24px}}
@media(max-width:430px){.hero-copy h1{font-size:68px}.hero-copy .actions{gap:10px}.button{padding:15px 18px;gap:20px;font-size:11px}.program-grid{grid-template-columns:1fr}.program{min-height:280px}.card-top{margin-bottom:25px}.city{margin-left:0;margin-right:8%;height:300px}.trust strong{font-size:19px}.trust span{font-size:8px}.deal-grid{grid-template-columns:1fr}.funded-preview .deal:last-child{display:block}.benefit-grid{grid-template-columns:1fr}.form-grid{grid-template-columns:1fr}form{padding:25px}.pagehero h1{font-size:47px}.nav-cta{gap:15px}.footer-grid{gap:25px}.topbar span{font-size:7px}.terms{padding:25px}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*:before,*:after{animation:none!important;transition:none!important}.motion .reveal{opacity:1;transform:none}}

/* Blog */
.blog-intro{max-width:720px}
.blog-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:22px}
.blog-card{border:1px solid var(--line);background:#fbfcf7;display:flex;flex-direction:column;min-height:360px;padding:28px;transition:transform .3s,box-shadow .3s,background .3s}
.blog-card:hover{transform:translateY(-5px);box-shadow:0 20px 36px #183a1e12;background:#fff}
.blog-card.featured{grid-column:span 2;background:var(--navy);color:#fff}
.blog-card.featured p,.blog-card.featured .blog-meta{color:#b9c9c3}
.blog-card .tag{align-self:flex-start;margin-bottom:32px}
.blog-card.featured .tag{color:#dbe9df;border-color:#ffffff38}
.blog-card h2,.blog-card h3{font-size:clamp(24px,2.4vw,34px);margin-bottom:18px;letter-spacing:-.045em}
.blog-card p{font-size:13px;margin:0 0 28px;flex:1}
.blog-meta{display:flex;justify-content:space-between;gap:20px;padding-top:18px;border-top:1px solid var(--line);font-size:10px;color:var(--muted);letter-spacing:.04em}
.blog-card.featured .blog-meta{border-color:#ffffff24}
.article-hero{padding:70px 5% 58px;background:linear-gradient(125deg,#e5eee1,#f7f7ef 68%);border-bottom:1px solid var(--line)}
.article-hero h1{max-width:1050px;font-size:clamp(42px,5.6vw,78px)}
.article-hero .article-dek{font-size:18px;max-width:760px;margin:28px 0}
.article-meta-line{display:flex;flex-wrap:wrap;gap:10px 24px;font-size:11px;color:var(--muted)}
.article-layout{display:grid;grid-template-columns:minmax(0,760px) minmax(240px,320px);justify-content:center;gap:9%;align-items:start}
.article-body{font-size:16px;line-height:1.8}
.article-body>p:first-child{font-size:20px;color:var(--ink);line-height:1.7}
.article-body p{font-size:16px;margin:0 0 24px}
.article-body h2{font-size:36px;margin:58px 0 20px;scroll-margin-top:120px}
.article-body h3{font-size:25px;margin:36px 0 14px}
.article-body ul,.article-body ol{color:var(--muted);line-height:1.8;padding-left:22px;margin:0 0 28px}
.article-body li{margin-bottom:10px}
.article-body a{color:var(--green);text-decoration:underline;text-underline-offset:3px}
.article-body .callout{background:#eaf0e5;border-left:3px solid var(--green);padding:24px 26px;margin:35px 0}
.article-body .callout p{margin:0;color:var(--ink);font-size:15px}
.article-aside{position:sticky;top:110px;border:1px solid var(--line);padding:26px;background:#fbfcf7}
.article-aside .eyebrow{margin-bottom:18px}
.article-aside a{display:block;border-top:1px solid var(--line);padding:12px 0;font-size:12px;color:var(--muted)}
.article-aside a:hover{color:var(--green)}
.article-aside .button{color:#fff;margin-top:20px;text-decoration:none}
.article-disclaimer{border-top:1px solid var(--line);margin-top:55px;padding-top:22px;font-size:11px!important;color:var(--muted)!important}
.related-reading{background:#eaf0e5}
.related-reading .blog-grid{grid-template-columns:repeat(3,1fr)}
@media(max-width:900px){.blog-grid{grid-template-columns:repeat(2,1fr)}.article-layout{grid-template-columns:1fr;gap:45px}.article-aside{position:static}.related-reading .blog-grid{grid-template-columns:repeat(2,1fr)}}
@media(max-width:600px){.blog-grid,.related-reading .blog-grid{grid-template-columns:1fr}.blog-card.featured{grid-column:auto}.blog-card{min-height:310px}.article-hero{padding:50px 5%}.article-hero .article-dek{font-size:16px}.article-body>p:first-child{font-size:18px}.article-body h2{font-size:31px}.article-body p{font-size:15px}}
@media(max-width:1250px) and (min-width:801px){header{gap:16px}.logo{width:110px}nav{gap:14px}nav a{font-size:11px}.nav-cta{padding:13px 15px;gap:12px}}