:root{--navy:#26383d;--ink:#172125;--paper:#f7f5f0;--mist:#edf3f2;--gold:#b58b43;--muted:#687274;--line:#dbe1df;--serif:'Playfair Display',Georgia,serif;--sans:'DM Sans',Arial,sans-serif}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{margin:0;background:var(--paper);color:var(--ink);font:16px/1.65 var(--sans)}
a{color:inherit;text-decoration:none}
.wrap{width:min(1180px,calc(100% - 48px));margin:auto}
.topbar{background:#f7f4ee;color:#5d5549;font-size:.8rem;letter-spacing:.06em;text-align:center;padding:8px 20px}
.nav{height:86px;background:#fff;border-bottom:1px solid var(--line);display:flex;align-items:center;position:relative;z-index:5}
.nav.overlay{position:absolute;top:35px;left:0;right:0;background:transparent;color:#fff;border-color:#ffffff45}
.nav .wrap{display:flex;align-items:center;justify-content:space-between}
.brand{display:flex;align-items:center;gap:13px}
.mark{width:36px;height:36px;border:1px solid var(--gold);display:grid;place-items:center;font:1.25rem var(--serif);color:var(--gold)}
.brand strong{display:block;letter-spacing:.13em;font-size:.92rem}
.brand small{display:block;color:#7e8584;font-size:.59rem;letter-spacing:.2em}
.overlay .brand small{color:#dfe2df}
.links{display:flex;gap:27px;align-items:center;font-size:.87rem}
.links a:hover,.links a.active{color:#9a702c}
.portal-menu{position:relative}
.portal-menu summary{list-style:none;cursor:pointer;padding:10px 0}
.portal-menu summary::-webkit-details-marker{display:none}
.portal-menu summary:after{content:'+';margin-left:6px;color:var(--gold)}
.portal-menu[open] summary:after{content:'−'}
.portal-dropdown{display:none;position:absolute;top:100%;right:0;min-width:190px;background:#fff;color:var(--ink);border:1px solid var(--line);box-shadow:0 12px 28px #0002;padding:8px;z-index:20}
.portal-menu[open] .portal-dropdown{display:grid}
.portal-dropdown a{padding:10px 12px;white-space:nowrap}
.portal-dropdown a:hover{background:var(--mist);color:#8b6422}
.nav-cta{border:1px solid var(--gold);padding:10px 16px}
.mobile-toggle{display:none}
.hero{width:100%;height:min(790px,90vh);min-height:640px;position:relative;color:#fff;display:flex;align-items:center;overflow:hidden;background:var(--navy) url('hero.png') center/cover}
.hero video{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:center center}
.hero:after{content:'';position:absolute;inset:0;background:linear-gradient(90deg,#182428e8,#182428a8 40%,#18242824 80%)}
.hero .wrap{position:relative;z-index:2}
.hero-copy{max-width:675px;padding-top:75px}
.eyebrow{color:#efd29d;text-transform:uppercase;letter-spacing:.22em;font-size:.75rem;font-weight:600}
.hero h1,.page-hero h1,.display{font:500 clamp(2.7rem,5vw,5.7rem)/1.02 var(--serif);letter-spacing:-.035em;margin:18px 0 24px}
.hero h1 em{font-weight:500;color:#f1cc83}
.hero p{font-size:1.15rem;color:#f1f2ee;max-width:590px}
.actions{display:flex;gap:14px;margin-top:32px}
.button{display:inline-flex;min-height:51px;padding:0 23px;align-items:center;justify-content:center;background:var(--gold);color:#111;font-weight:600;font-size:.88rem;border:1px solid var(--gold)}
.button.secondary{background:#ffffff18;color:#fff;border-color:#ffffff9a}
.trustline{display:flex;flex-wrap:wrap;gap:8px 26px;margin-top:24px;padding-top:18px;border-top:1px solid #ffffff45;color:#eee;font-size:.76rem;letter-spacing:.07em}
.trustline span:before{content:'•';color:#efc46f;margin-right:9px}
.page-hero{padding:105px 0 85px;background:var(--mist)}
.page-hero .eyebrow,.section-label{color:#8b6422}
.page-hero h1{font-size:clamp(3rem,5vw,5.2rem);max-width:860px}
.page-hero p,.lead{font-size:1.1rem;color:#586467;max-width:700px}
section{padding:95px 0}
.split{display:grid;grid-template-columns:.9fr 1.35fr;gap:85px}
.section-label{text-transform:uppercase;letter-spacing:.2em;font-size:.74rem;font-weight:600}
.display{font-size:clamp(2.45rem,4vw,4rem);line-height:1.08}
.quote-line{border-left:2px solid var(--gold);padding-left:25px;margin-top:32px;font:1.35rem/1.55 var(--serif)}
.wealth-points{list-style:none;padding:0;margin:30px 0 0;border-top:1px solid var(--line)}
.wealth-points li{padding:13px 0 13px 25px;border-bottom:1px solid var(--line);position:relative;color:#4f5a5c}
.wealth-points li:before{content:'—';position:absolute;left:0;color:var(--gold)}
.pillars{background:#fff;border-block:1px solid var(--line);padding:0}
.pillar-grid{display:grid;grid-template-columns:repeat(3,1fr)}
.pillar{padding:65px 42px;border-right:1px solid var(--line)}
.pillar:last-child{border:0}
.num{color:#96702e;font:1.1rem var(--serif)}
.pillar h3,.card h3{font:500 1.9rem var(--serif);margin:26px 0 12px}
.pillar p,.card p{color:#626c6d}
.text-link{color:#896222;border-bottom:1px solid #b69459;font-size:.85rem}
.audience-section{background:#fff;border-top:1px solid var(--line)}
.audience-heading{display:grid;grid-template-columns:1.2fr .8fr;gap:70px;align-items:end}
.audience-heading .display{margin-bottom:0}
.audience-heading>p{color:#596466;font-size:1.05rem;margin:0 0 8px}
.audience-grid{display:grid;grid-template-columns:repeat(4,1fr);margin-top:55px;border-block:1px solid var(--line)}
.audience-grid article{padding:32px 28px 36px;border-right:1px solid var(--line)}
.audience-grid article:last-child{border-right:0}
.audience-grid span{color:#96702e;font:1rem var(--serif)}
.audience-grid h3{font:500 1.45rem/1.2 var(--serif);margin:18px 0 12px}
.audience-grid p{color:#626c6d;font-size:.9rem;margin:0}
.audience-link{display:inline-block;margin-top:30px}
.feature-band{background:#d9c18f;padding:75px 0}
.feature-band .wrap{display:flex;align-items:center;justify-content:space-between;gap:60px}
.feature-band h2{font:500 clamp(2rem,4vw,3.7rem)/1.1 var(--serif);margin:0;max-width:720px}
.cards{display:grid;grid-template-columns:repeat(2,1fr);gap:22px;margin-top:50px}
.wealth-primary{display:grid;grid-template-columns:1.15fr .85fr;gap:65px;background:var(--navy);color:#fff;padding:58px;margin-bottom:24px}
.wealth-primary .tag{color:#d8b978;font-size:.75rem;letter-spacing:.16em;text-transform:uppercase}
.wealth-primary h2{font:500 clamp(2.3rem,4vw,3.8rem)/1.08 var(--serif);margin:14px 0 20px}
.wealth-primary p{color:#d4dcdb;font-size:1.05rem}
.wealth-primary ul{list-style:none;padding:0;margin:0}
.wealth-primary li{padding:12px 0 12px 24px;border-bottom:1px solid #ffffff1f;position:relative;color:#eef1f0}
.wealth-primary li:before{content:'—';position:absolute;left:0;color:#d8b978}
.card{background:#fff;padding:38px;border:1px solid var(--line)}
.mortgage-card{grid-column:1/-1;background:var(--navy);color:#fff}
.mortgage-card p{max-width:850px;color:#d9e0df}
.mortgage-card .service-note{margin:20px 0 0;color:#aeb9b8;font-size:.82rem}
.card h3{margin-top:12px}
.card .tag{color:#916b2b;font-size:.75rem;letter-spacing:.16em;text-transform:uppercase}
.steps{display:grid;grid-template-columns:repeat(4,1fr);margin-top:55px;border-top:1px solid var(--line)}
.step{padding:30px 25px 0 0;position:relative}
.step:before{content:'';position:absolute;top:-5px;width:9px;height:9px;background:var(--gold);border-radius:50%}
.step strong{font:500 1.3rem var(--serif)}
.step p{color:var(--muted);font-size:.9rem}
.bio{display:grid;grid-template-columns:.7fr 1.3fr;gap:75px}
.bio-card{background:var(--navy);color:#fff;padding:48px}
.bio-photo{display:block;width:100%;aspect-ratio:4/5;object-fit:cover;object-position:center 20%;margin:0 0 28px;border:1px solid #ffffff26}
.bio-card h2{font:500 2rem var(--serif);margin:24px 0 5px}
.bio-card p{color:#ced7d6}
.credentials{list-style:none;padding:0;margin:25px 0 0}
.credentials li{padding:12px 0;border-top:1px solid #ffffff1f;font-size:.9rem}
.bio-copy h2{font:500 clamp(2.5rem,4vw,4rem)/1.08 var(--serif);margin:0 0 25px}
.bio-copy p{color:#556062;font-size:1.05rem}
.card button{background:none;border:0;padding:15px 0 0;color:#86601f;font:600 .85rem var(--sans);cursor:pointer}
.edu-detail{display:none;border-top:1px solid var(--line);margin-top:18px;padding-top:18px}
.card.expanded .edu-detail{display:block}
.rule-tool{display:flex;align-items:center;gap:10px;flex-wrap:wrap;margin-top:15px}
.rule-tool input{width:90px;padding:9px;border:1px solid #bbb;font:inherit}
.calculator-section{background:var(--mist);border-top:1px solid var(--line)}
.calculator-shell{display:grid;grid-template-columns:.8fr 1.2fr;gap:70px;align-items:start}
.calculator-intro p{color:#596466;max-width:520px}
.calculator{background:#fff;border:1px solid var(--line);padding:42px}
.print-header{display:none}
.calculator-inputs{display:grid;grid-template-columns:1fr 1fr;gap:20px}
.calculator-inputs label{display:grid;grid-template-columns:1fr auto;gap:8px;color:#526063;font-size:.88rem;font-weight:600}
.calculator-inputs label span{color:#8b6422;font-weight:500}
.calculator-inputs input{grid-column:1/-1;width:100%;padding:13px 14px;border:1px solid #bdc7c5;background:#fbfcfb;color:var(--ink);font:1rem var(--sans)}
.calculator-inputs input:focus{outline:2px solid #b58b4366;border-color:var(--gold)}
.calculator-results{margin-top:30px;padding:28px;background:var(--navy);color:#fff}
.calculator-results>span{display:block;color:#c7d1d0;font-size:.78rem;text-transform:uppercase;letter-spacing:.14em}
.calculator-results>strong{display:block;margin:5px 0 22px;color:#efd29d;font:500 clamp(2.2rem,5vw,3.8rem)/1 var(--serif)}
.calculator-results div{display:flex;justify-content:space-between;gap:20px;padding:11px 0;border-top:1px solid #ffffff1f;color:#dce2e1}
.calculator-results b{color:#fff}
.calculator-note{margin:18px 0 0;color:#737e7f;font-size:.75rem;line-height:1.55}
.projection-schedule{margin-top:35px;padding-top:30px;border-top:1px solid var(--line)}
.schedule-heading{display:flex;justify-content:space-between;align-items:center;gap:20px;cursor:pointer;list-style:none}
.schedule-heading::-webkit-details-marker{display:none}
.schedule-heading>span:first-child{display:block}
.schedule-heading h3{margin:0;font:500 1.65rem var(--serif)}
.schedule-heading p{margin:4px 0 0;color:#737e7f;font-size:.8rem}
.schedule-toggle{flex:none;color:#7b591f;font-size:.78rem;font-weight:700;letter-spacing:.06em;text-transform:uppercase}
.schedule-toggle:after{content:' +';font-size:1rem}
.projection-schedule[open] .schedule-heading{margin-bottom:16px}
.projection-schedule[open] .schedule-toggle{font-size:0}
.projection-schedule[open] .schedule-toggle:before{content:'Hide schedule';font-size:.78rem}
.projection-schedule[open] .schedule-toggle:after{content:' −';font-size:1rem}
.schedule-table-wrap{overflow-x:auto;border:1px solid var(--line)}
.schedule-table{width:100%;min-width:760px;border-collapse:collapse;font-size:.82rem}
.schedule-table th{padding:12px 14px;background:#eef2f1;color:#526063;text-align:right;text-transform:uppercase;letter-spacing:.06em;font-size:.68rem;white-space:nowrap}
.schedule-table th:first-child,.schedule-table th:nth-child(2),.schedule-table td:first-child,.schedule-table td:nth-child(2){text-align:left}
.schedule-table td{padding:12px 14px;border-top:1px solid var(--line);text-align:right;white-space:nowrap;color:#526063}
.schedule-table tbody tr:nth-child(even){background:#fafbf9}
.schedule-table td strong{color:var(--ink)}
.phase{display:inline-flex;padding:4px 8px;font-size:.68rem;font-weight:600;letter-spacing:.04em;text-transform:uppercase}
.phase-accumulation{background:#e7f0ed;color:#355e53}
.phase-distribution{background:#f3ead9;color:#7a581e}
.calculator-actions{display:flex;gap:12px;flex-wrap:wrap;margin-top:25px}
.print-button{cursor:pointer;font-family:var(--sans);background:transparent;color:#7b591f}
.contact{text-align:center;background:var(--navy);color:#fff}
.contact .display{max-width:820px;margin:16px auto}
.contact p{color:#c8d0cf;max-width:620px;margin:auto}
.contact .button{margin-top:30px}
.contact-details{display:flex;justify-content:center;gap:10px 24px;flex-wrap:wrap;margin:25px auto 0;color:#c8d0cf;font-size:.88rem}
.contact-details a{color:#efd29d}
.footer{background:#172125;color:#abb7b6;padding:48px 0 28px;font-size:.8rem}
.footer-main,.legal{display:flex;justify-content:space-between;gap:45px}
.footer-main{align-items:flex-start}
.footer-main p{max-width:480px;margin:0}
.office-details{display:flex;flex-direction:column;min-width:255px;color:#b9c3c2;line-height:1.65}
.office-details strong{color:#fff;font-size:.78rem;letter-spacing:.08em;text-transform:uppercase;margin-bottom:4px}
.office-details a{color:#d8b978}
.footer .brand{color:#fff}
.footer .brand small{color:#aeb8b7}
.disclosure{border-top:1px solid #ffffff17;margin-top:30px;padding-top:24px;color:#9da9a8;font-size:.72rem;line-height:1.65}
.disclosure p{margin:0 0 10px;max-width:none}
.disclosure a{color:#d8b978;text-decoration:underline;text-underline-offset:2px}
.legal{border-top:1px solid #ffffff17;margin-top:30px;padding-top:22px;font-size:.71rem}

@media(max-width:850px){.wrap{width:min(100% - 32px,1180px)}
.wealth-primary{grid-template-columns:1fr;gap:25px;padding:38px}
.mortgage-card{grid-column:auto}
.nav{height:72px}
.nav.overlay{top:33px}
.links{display:none}
.links.open{display:flex;position:absolute;top:72px;left:0;right:0;background:#fff;color:var(--ink);flex-direction:column;align-items:stretch;padding:15px 24px 24px;gap:0;box-shadow:0 14px 30px #0002}
.links.open a{padding:12px 0;border-bottom:1px solid var(--line)}
.links.open .portal-menu{border-bottom:1px solid var(--line)}
.links.open .portal-menu summary{padding:12px 0}
.links.open .portal-dropdown{position:static;box-shadow:none;border:0;border-top:1px solid var(--line);padding:4px 0 8px}
.links.open .portal-menu[open] .portal-dropdown{display:grid}
.links.open .portal-dropdown a{padding:9px 12px;border-bottom:0}
.mobile-toggle{display:block;border:1px solid currentColor;background:transparent;color:inherit;padding:8px 10px}
.hero{min-height:680px}
.hero:after{background:linear-gradient(90deg,#182428e8,#18242873)}
.hero h1{font-size:3.25rem}
.actions{align-items:flex-start;flex-direction:column}
.split,.bio{grid-template-columns:1fr;gap:30px}
.audience-heading{grid-template-columns:1fr;gap:18px}
.audience-grid{grid-template-columns:1fr 1fr}
.audience-grid article:nth-child(2){border-right:0}
.audience-grid article:nth-child(-n+2){border-bottom:1px solid var(--line)}
.calculator-shell{grid-template-columns:1fr;gap:30px}
.pillar-grid,.steps{grid-template-columns:1fr 1fr}
.pillar{border-bottom:1px solid var(--line)}
.cards{grid-template-columns:1fr}
.feature-band .wrap,.footer-main,.legal{align-items:flex-start;flex-direction:column}
.trustline{gap:6px 20px}
section{padding:72px 0}
}
@media(max-width:520px){.brand strong{font-size:.76rem}
.brand small{font-size:.5rem}
.hero h1{font-size:2.7rem}
.pillar-grid,.steps{grid-template-columns:1fr}
.pillar{border-right:0}
.bio-card{padding:35px}
.page-hero{padding:75px 0 60px}
.calculator{padding:28px 22px}
.calculator-inputs{grid-template-columns:1fr}
.calculator-results{padding:24px 20px}
.schedule-heading{align-items:flex-start;flex-direction:column;gap:2px}
.audience-grid{grid-template-columns:1fr}
.audience-grid article{border-right:0;border-bottom:1px solid var(--line)}
.audience-grid article:last-child{border-bottom:0}
}

@media print{
@page{size:portrait;margin:.45in}
body{background:#fff;color:#111;font-size:11px}
.topbar,.nav,.page-hero,main>section:not(.calculator-section),.footer,.calculator-intro,.calculator-actions{display:none!important}
.calculator-section{display:block!important;background:#fff;border:0;padding:0}
.calculator-shell{display:block;width:100%;max-width:none}
.calculator{border:0;padding:0}
.print-header{display:flex;flex-direction:column;border-bottom:2px solid #b58b43;padding-bottom:12px;margin-bottom:18px}
.print-header strong{font:600 16px var(--sans);letter-spacing:.12em;color:#172125}
.print-header span{font:500 20px var(--serif);margin:3px 0}
.print-header small{color:#596466}
.calculator-inputs{grid-template-columns:repeat(3,1fr);gap:8px 15px}
.calculator-inputs label{font-size:9px}
.calculator-inputs input{padding:6px 8px;font-size:10px;border-color:#bbb}
.calculator-results{margin-top:14px;padding:14px 18px;background:#26383d!important;-webkit-print-color-adjust:exact;print-color-adjust:exact}
.calculator-results>strong{font-size:26px;margin-bottom:10px}
.calculator-results div{padding:5px 0}
.calculator-note{font-size:8px;margin-top:10px}
.projection-schedule{margin-top:16px;padding-top:12px}
.schedule-heading{margin-bottom:8px}
.schedule-toggle{display:none}
.schedule-heading h3{font-size:16px}
.schedule-table-wrap{overflow:visible;border-color:#bbb}
.schedule-table{min-width:0;font-size:8px}
.schedule-table th,.schedule-table td{padding:4px 6px}
.schedule-table thead{display:table-header-group}
.schedule-table tr{break-inside:avoid}
.phase{padding:2px 4px;font-size:6px;-webkit-print-color-adjust:exact;print-color-adjust:exact}
}