:root{--ink:#0c1219;--gold:#dcc6a1;--cream:#f5f0e7;--muted:#a7b2bd}*{box-sizing:border-box}body{margin:0;background:var(--ink);color:var(--cream);font:16px/1.55 system-ui,-apple-system,sans-serif}a{color:inherit}button,input{font:inherit}button,a,input,summary{touch-action:manipulation}a:focus-visible,button:focus-visible,input:focus-visible,summary:focus-visible{outline:3px solid var(--gold);outline-offset:4px}.header,main,footer{max-width:1240px;margin:auto;padding:0 32px}.header{display:flex;justify-content:space-between;align-items:center;gap:24px;padding-top:24px}.header img{width:270px;max-width:55vw;height:auto}.back{font-size:13px;color:var(--gold);text-decoration:none;min-height:44px;display:flex;align-items:center}.intro{padding:58px 0 38px;max-width:760px}.eyebrow{color:var(--gold);font-size:10px;letter-spacing:.2em;font-weight:700}h1{font:normal clamp(43px,5.5vw,72px)/1.08 Georgia,serif;letter-spacing:-.035em;margin:18px 0 20px}h1 em{font-weight:normal;color:var(--gold)}.intro p{max-width:560px;color:var(--muted);font-size:17px}h2{margin:0;font-size:22px;letter-spacing:-.03em}.workspace{display:grid;grid-template-columns:minmax(0,420px) minmax(0,1fr);gap:32px;align-items:start}.panel{background:#14202a;border:1px solid #ffffff16;border-radius:18px;padding:26px}.section-head{display:flex;align-items:center;gap:12px;margin-bottom:24px}.step{border:1px solid #dcc6a150;border-radius:50%;font-size:11px;color:var(--gold);width:32px;height:32px;display:grid;place-items:center}.fields{display:grid;grid-template-columns:1fr 1fr;gap:20px 14px}label{font-size:12px;font-weight:600;min-width:0}.input{display:flex;align-items:center;gap:6px;background:#0c151d;border:1px solid #667783;border-radius:8px;padding:0 12px;margin-top:7px;min-height:52px}.input:focus-within{border-color:var(--gold)}.input>span{color:var(--gold);font-size:16px}input[type=number]{min-width:0;width:100%;background:none;color:white;border:0;padding:13px 0;font-size:18px;outline:none;font-variant-numeric:tabular-nums;appearance:textfield}input::-webkit-inner-spin-button{appearance:none}small{display:block;font-size:10px;font-weight:400;color:var(--muted);line-height:1.5;margin-top:5px}fieldset{padding:0;border:0;margin:25px 0}legend{font-size:12px;font-weight:600;margin-bottom:10px}.segments{display:flex;gap:7px}.segments label{flex:1;position:relative}.segments input{position:absolute;opacity:0;width:100%;height:100%;margin:0;cursor:pointer}.segments span{display:block;text-align:center;border:1px solid #52616d;border-radius:8px;padding:11px 4px;color:#bdc7cf}.segments input:checked+span{background:var(--gold);border-color:var(--gold);color:var(--ink)}.segments small{display:inline;color:inherit;margin-left:4px}.segments input:focus-visible+span{outline:3px solid white;outline-offset:3px}details{border-top:1px solid #ffffff20;padding-top:18px}summary{cursor:pointer;min-height:44px;font-size:12px;color:var(--gold)}.advanced{padding-top:12px}.assumption,.fine,.disclosure{font-size:11px;color:var(--muted);line-height:1.65}.example{border:0;border-bottom:1px solid #dcc6a160;background:none;color:var(--gold);padding:12px 0 4px;font-size:11px;cursor:pointer;margin-top:12px;min-height:44px}.results-head{display:flex;justify-content:space-between;gap:16px;align-items:center}.results h2{font:normal 34px Georgia,serif;margin-top:7px}.live{font-size:10px;color:#a4c8b4;white-space:nowrap}.live:before{content:'●';padding-right:5px}.results-note{font-size:12px;color:var(--muted);margin:12px 0 22px}#cards{display:grid;gap:14px}.card{border:1px solid #ffffff23;border-radius:14px;padding:22px;background:#ffffff03}.card-head{display:flex;justify-content:space-between;gap:12px;align-items:center}.badge{font-size:12px;font-weight:700;color:var(--gold);border:1px solid #dcc6a147;padding:5px 10px;border-radius:5px}.price{font-size:11px;color:var(--muted)}.payments{display:flex;gap:24px;flex-wrap:wrap;padding:18px 0}.pay small{margin:0 0 3px;font-size:10px}.pay strong{font-size:28px;line-height:1.1;font-weight:500;font-variant-numeric:tabular-nums}.pay span{font-size:11px;color:var(--muted)}.pay.primary strong{color:var(--gold)}.card details{padding-top:12px}.card summary{font-size:11px;min-height:28px}.breakdown{margin:12px 0 0}.breakdown div{display:flex;justify-content:space-between;gap:16px;font-size:11px;border-top:1px solid #ffffff0b;padding:7px 0}.breakdown dt{color:var(--muted)}.breakdown dd{margin:0;text-align:right;font-variant-numeric:tabular-nums}.shortage{font-size:11px;background:#d6a55c20;color:#f0c283;border-radius:7px;padding:10px;margin-bottom:0}#error{background:#642d2d;padding:16px;border-radius:8px}.cta{display:flex;align-items:center;justify-content:space-between;gap:24px;padding:40px;margin:48px 0 24px;background:var(--cream);color:var(--ink);border-radius:14px}.cta .eyebrow{color:#856442}.cta h2{font:normal 32px Georgia,serif;margin-top:8px}.cta p{font-size:12px;color:#645b50}.cta a{background:var(--ink);color:var(--gold);padding:15px 22px;text-decoration:none;border-radius:7px;white-space:nowrap;font-size:13px}.disclosure{max-width:980px}footer{padding-top:26px;padding-bottom:35px;color:var(--muted);font-size:10px}@media(max-width:850px){.workspace{grid-template-columns:1fr}.intro{padding-top:35px}.panel{padding:22px}.results{padding-top:8px}.results-head{align-items:start}.live{padding-top:7px}.cta{padding:26px}}@media(max-width:480px){.header,main,footer{padding-left:18px;padding-right:18px}.header{gap:10px}.header img{width:215px}.back{font-size:10px}.intro{padding-bottom:22px}.intro p{font-size:15px}.fields{gap:16px 12px}.panel{padding:18px}.section-head h2{font-size:19px}.segments small{display:block;margin:1px 0 0}.results h2{font-size:30px}.live{font-size:9px;white-space:normal;max-width:70px}.card{padding:18px}.payments{gap:18px}.pay strong{font-size:26px}.cta{flex-direction:column;align-items:start}.cta a{width:100%;text-align:center}}@media(prefers-reduced-motion:no-preference){.card{transition:background .15s}}@media print{form,.header,.cta{display:none}.workspace{display:block}body{background:white;color:black}.card{break-inside:avoid}.pay strong,.badge,.eyebrow{color:black}details{display:block}}

.property-costs{margin-bottom:24px}.results h2{font-size:30px}.input input[type=text]{min-width:0;width:100%;background:none;color:white;border:0;padding:13px 0;font-size:18px;outline:none;font-variant-numeric:tabular-nums}@media(max-width:480px){.results h2{font-size:25px}}

.segments{display:grid;grid-template-columns:repeat(4,minmax(0,1fr))}.segments small{display:block;margin:2px 0 0}.segments span{height:100%;display:flex;flex-direction:column;justify-content:center;min-height:62px}

.custom-inputs{margin-top:24px;padding-bottom:12px}.custom-inputs summary{font-size:14px}.custom-inputs select{width:100%;background:#0c151d;color:white;border:1px solid #667783;border-radius:8px;min-height:52px;padding:10px;font-size:16px;margin-top:7px}.custom-pmi{display:block;margin-top:18px}.card.custom{border-color:#dcc6a1;background:#dcc6a10a}.custom-inputs[open]{border-bottom:1px solid #ffffff20}

.concession-field{min-width:0}.concession-field>label{display:block}.concession-field select{width:100%;background:#0c151d;color:white;border:1px solid #667783;border-radius:7px;font-size:16px;padding:10px;min-height:44px;margin-top:7px}.concession-field .input{margin-top:8px}.fields{align-items:start}

/* Mobile-first refinement: preserve all existing calculator behavior */
.group-title{display:none}
#creditScore{display:block;width:100%;margin-top:7px;min-height:52px;background:#0c151d;color:#fff;border:1px solid #667783;border-radius:8px;padding:0 14px;font:inherit;font-size:16px;color-scheme:dark}
#creditScore:focus{outline:2px solid var(--gold);outline-offset:2px}
@media(max-width:650px){
 .workspace{gap:26px}.fields{grid-template-columns:minmax(0,1fr);gap:17px}
 .panel{padding:22px 20px}.section-head{margin-bottom:19px}
 .group-title{display:block;grid-column:1/-1;font-size:10px;font-weight:750;letter-spacing:.18em;color:var(--gold);padding:2px 0 0}
 .incentive-group{margin-top:9px;border-top:1px solid #ffffff24;padding-top:23px}
 .fields>label,.concession-field{display:block;width:100%;font-size:14px}
 .input{min-height:54px;margin-top:7px}.concession-field select{min-height:50px}
 .concession-field .input{margin-top:9px}.fields small{font-size:11px}
 .custom-inputs{margin-top:23px;padding-top:18px}.custom-inputs summary{font-size:14px}
 fieldset{margin:24px 0 18px}legend{font-size:14px;margin-bottom:12px}
 .segments{grid-template-columns:repeat(2,minmax(0,1fr));gap:9px}
 .segments span{min-height:54px;font-size:15px;padding:8px}
 .segments small{font-size:11px}.property-costs{gap:16px;margin-bottom:20px}




 .intro{padding-bottom:25px}.results{scroll-margin-top:20px}
}

/* Incentive equivalent displayed alongside amount on wider screens */
.incentive-conversion{margin-top:8px;color:var(--gold);font-size:13px;font-weight:650;font-variant-numeric:tabular-nums;}
@media(min-width:651px){.concession-field{position:relative}.incentive-conversion{margin-top:8px}}

/* Percentage-based tax and HOI estimates with optional monthly overrides */
.cost-setting{display:flex;flex-direction:column;gap:7px;min-width:0}
.cost-setting>label{font-weight:600}
.cost-setting>select{width:100%;min-width:0}
.cost-setting>.incentive-conversion{display:block;min-height:1.2em}

/* Personal contact CTA */
.contact-cta{display:flex;align-items:center;gap:clamp(18px,4vw,44px);text-align:left}
.contact-cta .contact-headshot{width:clamp(112px,19vw,190px);height:clamp(112px,19vw,190px);object-fit:cover;object-position:center top;border-radius:50%;border:3px solid #dcc6a1;flex:none}
.contact-cta-copy{flex:1;min-width:0}.contact-cta h2 em{color:#dcc6a1;font-style:normal}
.contact-cta .contact-actions{display:flex;flex-wrap:wrap;gap:10px;margin-top:20px}
.contact-cta .contact-actions a{display:inline-flex;align-items:center;justify-content:center;min-width:94px;padding:12px 20px;border:1px solid #dcc6a1;border-radius:5px;background:#dcc6a1;color:#0c1219;font-weight:700;text-decoration:none}
.contact-cta .contact-actions a:not(:first-child){background:transparent;color:#dcc6a1}
@media(max-width:620px){.contact-cta{flex-direction:column;align-items:center;text-align:center;padding:30px 20px}.contact-cta .contact-headshot{width:120px;height:120px}.contact-cta .contact-actions{justify-content:center}.contact-cta .contact-actions a{flex:1;min-width:80px;padding:12px 14px}}

/* Higher-contrast contact section */
.cta.contact-cta{background:#172630;color:#fff;border:1px solid #dcc6a180;box-shadow:0 12px 36px #00000035}
.contact-cta .eyebrow{color:#f2d7a8;font-size:12px;letter-spacing:.14em;font-weight:800}
.contact-cta h2{color:#fff;font-weight:700;font-size:clamp(28px,3.3vw,40px);line-height:1.2}
.contact-cta h2 em{color:#f2d7a8;font-weight:700}
.contact-cta p{color:#edf1f4;font-size:15px;line-height:1.55;font-weight:500}
.contact-cta .contact-actions a{background:#f2d7a8;color:#101a22;border-color:#f2d7a8;font-size:15px;font-weight:800}
.contact-cta .contact-actions a:not(:first-child){background:#243642;color:#fff;border-color:#d7e0e7}
.contact-cta .contact-actions a:hover,.contact-cta .contact-actions a:focus-visible{background:#fff;color:#101a22;border-color:#fff}

/* Apply CTA and social links */
.contact-cta .contact-cta-copy{flex:1;min-width:0}
.contact-cta .contact-actions{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:10px;width:100%}
.contact-cta .contact-actions a{width:100%;min-width:0;display:flex;justify-content:center;align-items:center;min-height:48px;box-sizing:border-box}
.contact-cta .apply-action{display:flex;align-items:center;justify-content:center;gap:10px;width:100%;min-height:48px;padding:12px 18px;margin-top:10px;border-radius:8px;border:1px solid #f2d7a8;background:#f2d7a8;color:#101a22;text-decoration:none;font-size:15px;font-weight:800;box-sizing:border-box}
.contact-cta .apply-action:hover,.contact-cta .apply-action:focus-visible{background:#fff;color:#101a22}
.contact-socials{border-top:1px solid #ffffff35;margin-top:24px;padding-top:16px}
.contact-socials h3{margin:0 0 12px;color:#fff;font-size:14px;font-weight:700;letter-spacing:.02em}
.contact-socials .social-links{display:flex;flex-wrap:wrap;gap:12px}
.contact-socials .social-links a{display:inline-flex;align-items:center;gap:8px;min-height:44px;padding:8px 12px;border:1px solid #9dabb6;border-radius:8px;background:#243642;color:#fff;font-size:12px;font-weight:700;text-decoration:none}
.contact-socials .social-links a:hover,.contact-socials .social-links a:focus-visible{background:#fff;color:#101a22}
.contact-socials .social-links img{width:20px;height:20px;object-fit:contain}
@media(max-width:480px){.contact-cta .contact-actions{gap:7px}.contact-cta .contact-actions a{padding:10px 5px}.contact-socials .social-links{gap:7px}.contact-socials .social-links a{padding:7px 9px}}