:root{--navy: #102a43;--ink: #0b1f33;--blue: #2f5d7c;--mist: #eaf1f5;--sand: #e9e1d3;--paper: #fafbfc;--charcoal: #1d2a33;--slate: #667784;--white: #ffffff;--line: #d6e0e6;--success: #1f6b4f;--warning: #8a5a12;--shadow: 0 16px 45px rgba(11, 31, 51, .1);--radius: 18px;--radius-sm: 12px;--max: 1180px;--font: Inter, ui-sans-serif, system-ui, -apple-system, BlinkMacSystemFont, "Segoe UI", sans-serif}*{box-sizing:border-box}[hidden]:not([hidden=until-found]){display:none!important}html{scroll-behavior:smooth}body{margin:0;color:var(--charcoal);background:var(--paper);font-family:var(--font);line-height:1.62;-webkit-font-smoothing:antialiased}img,svg{max-width:100%;display:block}a{color:inherit}button,input,select,textarea{font:inherit}button,a{-webkit-tap-highlight-color:transparent}:focus-visible{outline:3px solid #6fa3c4;outline-offset:3px}.footer-contact{display:grid;gap:8px;margin-top:18px;font-style:normal;font-size:.9rem;overflow-wrap:anywhere}.prose a{color:var(--blue);text-underline-offset:3px}main{overflow-wrap:break-word}[id]{scroll-margin-top:90px}@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*:before,*:after{transition:none!important;animation:none!important}}.skip-link{position:fixed;z-index:1000;top:12px;left:12px;padding:10px 14px;border-radius:9px;color:#fff;background:var(--ink);font-weight:800;text-decoration:none;transform:translateY(-180%);transition:transform .12s ease}.skip-link:focus{transform:translateY(0)}.container{width:min(calc(100% - 40px),var(--max));margin-inline:auto}.narrow{width:min(calc(100% - 40px),790px);margin-inline:auto}.section{padding:78px 0}.section-sm{padding:48px 0}.eyebrow{margin:0 0 12px;color:var(--blue);font-size:.78rem;font-weight:800;letter-spacing:.13em;text-transform:uppercase}.display{margin:0;color:var(--ink);font-size:clamp(2.5rem,6vw,5.6rem);line-height:.98;letter-spacing:-.055em;font-weight:790}.h1{margin:0;color:var(--ink);font-size:clamp(2.35rem,5vw,4.6rem);line-height:1.02;letter-spacing:-.045em}.h2{margin:0;color:var(--ink);font-size:clamp(1.85rem,3.6vw,3.1rem);line-height:1.08;letter-spacing:-.035em}.h3{margin:0;color:var(--ink);font-size:1.25rem;line-height:1.2;letter-spacing:-.015em}.lede{margin:22px 0 0;color:#425565;font-size:clamp(1.05rem,1.5vw,1.28rem);max-width:760px}.muted{color:var(--slate)}.small{font-size:.88rem}.site-header{position:sticky;z-index:20;top:0;background:#fafbfcf0;backdrop-filter:blur(14px);border-bottom:1px solid rgba(214,224,230,.8)}.header-inner{height:76px;display:flex;align-items:center;gap:28px}.brand{display:inline-flex;align-items:center;gap:11px;text-decoration:none;color:var(--ink);font-weight:800;letter-spacing:-.025em;white-space:nowrap}.brand-mark{width:34px;height:34px;display:grid;place-items:center;border-radius:10px;color:#fff;background:var(--navy);font-size:.78rem;letter-spacing:-.04em}.primary-nav{margin-left:auto;display:flex;align-items:center;gap:3px}.primary-nav a{padding:11px 10px;text-decoration:none;border-radius:9px;color:#344957;font-size:.91rem;font-weight:650}.primary-nav a:hover{background:var(--mist);color:var(--ink)}.header-cta{margin-left:7px}.mobile-nav{display:none;margin-left:auto}.mobile-nav summary{list-style:none;cursor:pointer;font-weight:750;padding:10px}.mobile-nav summary::-webkit-details-marker{display:none}.mobile-panel{position:absolute;top:68px;left:20px;right:20px;padding:16px;border:1px solid var(--line);border-radius:14px;background:#fff;box-shadow:var(--shadow)}.mobile-panel a{display:block;text-decoration:none;padding:11px 8px;font-weight:650}.btn{display:inline-flex;align-items:center;justify-content:center;min-height:46px;padding:11px 18px;border:1px solid transparent;border-radius:11px;text-decoration:none;font-weight:760;cursor:pointer;transition:transform .16s ease,box-shadow .16s ease,background .16s ease}.btn:hover{transform:translateY(-1px)}.btn-primary{background:var(--navy);color:#fff;box-shadow:0 8px 20px #102a4329}.btn-primary:hover{background:var(--ink)}.btn-secondary{background:#fff;color:var(--navy);border-color:#bdcbd4}.btn-secondary:hover{border-color:var(--blue)}.btn-quiet{background:transparent;color:var(--navy);border-color:transparent}.actions{display:flex;flex-wrap:wrap;gap:11px;margin-top:30px}.hero{padding:82px 0 64px;overflow:hidden;background:linear-gradient(180deg,#f8fbfd 0%,var(--paper) 78%)}.hero-grid{display:grid;grid-template-columns:minmax(0,1.18fr) minmax(320px,.82fr);gap:68px;align-items:center}.hero-panel{position:relative;padding:30px;border:1px solid #cfdbe2;border-radius:24px;background:#fff;box-shadow:var(--shadow)}.hero-panel:before{content:"";position:absolute;width:210px;height:210px;right:-80px;top:-80px;border-radius:50%;background:#2f5d7c14}.metric-grid{display:grid;grid-template-columns:1fr 1fr;gap:12px;margin-top:22px}.metric{padding:18px;border-radius:13px;background:var(--mist)}.metric strong{display:block;color:var(--ink);font-size:1.25rem}.metric span{color:var(--slate);font-size:.86rem}.split-paths{display:grid;grid-template-columns:1fr 1fr;gap:20px}.path-card{min-height:330px;display:flex;flex-direction:column;padding:34px;border-radius:var(--radius);border:1px solid var(--line);background:#fff}.path-card.commercial{color:#fff;background:var(--ink);border-color:var(--ink)}.path-card.commercial .h3,.path-card.commercial .eyebrow{color:#fff}.path-card.commercial p{color:#c9d6df}.path-card ul{padding-left:20px;margin:18px 0 28px}.path-card .btn{margin-top:auto;align-self:flex-start}.path-card.commercial .btn-secondary{border-color:#57758b;background:#ffffff0f;color:#fff}.cards{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}.card{padding:26px;border:1px solid var(--line);border-radius:var(--radius-sm);background:#fff}.card p{margin-bottom:0;color:var(--slate)}.card-link{text-decoration:none;transition:transform .16s ease,box-shadow .16s ease}.card-link:hover{transform:translateY(-2px);box-shadow:var(--shadow)}.band{background:var(--navy);color:#fff}.band .h2{color:#fff}.band .lede{color:#cedbe4}.answer-box{padding:24px 26px;border-left:4px solid var(--blue);border-radius:0 var(--radius-sm) var(--radius-sm) 0;background:var(--mist)}.answer-box p:first-child{margin-top:0}.answer-box p:last-child{margin-bottom:0}.source-note{display:flex;flex-wrap:wrap;gap:8px 16px;padding:13px 0;color:var(--slate);font-size:.82rem;border-top:1px solid var(--line);border-bottom:1px solid var(--line)}.table-wrap{overflow-x:auto;border:1px solid var(--line);border-radius:var(--radius-sm);background:#fff}table{width:100%;border-collapse:collapse;min-width:650px}th,td{padding:14px 16px;text-align:left;border-bottom:1px solid var(--line);vertical-align:top}th{color:var(--ink);background:#f3f7f9;font-size:.84rem}tr:last-child td{border-bottom:0}.form-grid{display:grid;grid-template-columns:1fr 1fr;gap:18px}.field{display:grid;gap:7px}.field.full{grid-column:1 / -1}label{color:var(--ink);font-size:.88rem;font-weight:730}input,select,textarea{width:100%;min-height:48px;padding:11px 13px;border:1px solid #b8c8d2;border-radius:10px;color:var(--charcoal);background:#fff}textarea{min-height:130px;resize:vertical}input:focus,select:focus,textarea:focus{border-color:var(--blue);outline:3px solid rgba(47,93,124,.12)}.checkbox{display:flex;gap:10px;align-items:flex-start}.checkbox input{width:18px;min-height:18px;margin-top:3px}.form-card{padding:30px;border:1px solid var(--line);border-radius:var(--radius);background:#fff;box-shadow:var(--shadow)}.form-status{min-height:26px;margin:12px 0 0;font-weight:650}.calculator{display:grid;grid-template-columns:minmax(0,1fr) minmax(300px,.78fr);gap:24px;align-items:start}.calc-result{position:sticky;top:100px;padding:28px;border-radius:var(--radius);color:#fff;background:var(--ink)}.calc-result .result-number{margin:4px 0 6px;font-size:clamp(2.2rem,5vw,3.8rem);line-height:1;letter-spacing:-.045em;font-weight:800}.calc-result p{color:#cbd8e0}.calc-list{margin:22px 0 0;padding:0;list-style:none}.calc-list li{display:flex;justify-content:space-between;gap:18px;padding:10px 0;border-top:1px solid rgba(255,255,255,.13)}.breadcrumbs{padding:18px 0 0;color:var(--slate);font-size:.83rem}.breadcrumbs a{text-decoration:none}.page-hero{padding:58px 0 48px;background:linear-gradient(180deg,#f4f8fa,var(--paper))}.prose{font-size:1.02rem}.prose h2{margin-top:2.3em;color:var(--ink);font-size:1.85rem;letter-spacing:-.025em}.prose h3{margin-top:1.8em;color:var(--ink)}.prose a{color:var(--blue);font-weight:650}.prose li{margin:.35em 0}.site-footer{padding:58px 0 28px;color:#ced8df;background:var(--ink)}.footer-grid{display:grid;grid-template-columns:1.35fr repeat(3,1fr);gap:34px}.site-footer .brand{color:#fff}.site-footer h2{margin:0 0 13px;color:#fff;font-size:.86rem;text-transform:uppercase;letter-spacing:.08em}.footer-links{display:grid;gap:9px}.footer-links a{color:#ced8df;text-decoration:none;font-size:.9rem}.footer-links a:hover{color:#fff}.footer-bottom{margin-top:42px;padding-top:22px;display:flex;flex-wrap:wrap;justify-content:space-between;gap:12px;border-top:1px solid rgba(255,255,255,.12);color:#9fb0bc;font-size:.78rem}.staging-note{padding:8px 0;color:#604815;background:#fff4d8;border-bottom:1px solid #f1deb0;font-size:.78rem;text-align:center}@media(max-width:940px){.primary-nav,.header-cta{display:none}.mobile-nav{display:block}.hero-grid,.calculator{grid-template-columns:1fr}.hero-grid{gap:38px}.split-paths{grid-template-columns:1fr}.cards{grid-template-columns:1fr 1fr}.footer-grid{grid-template-columns:1.2fr 1fr 1fr}.footer-grid>:first-child{grid-column:1 / -1}.calc-result{position:static}}@media(max-width:650px){.container,.narrow{width:min(calc(100% - 28px),var(--max))}.section{padding:58px 0}.hero{padding:58px 0 46px}.display{font-size:clamp(2.55rem,13vw,4rem)}.cards,.form-grid,.metric-grid,.footer-grid{grid-template-columns:1fr}.field.full{grid-column:auto}.path-card,.hero-panel,.form-card{padding:24px}}@media(prefers-reduced-motion:reduce){*,*:before,*:after{scroll-behavior:auto!important;transition:none!important;animation:none!important}}.photo-hero-grid{display:grid;grid-template-columns:minmax(0,1.1fr) minmax(0,1fr);gap:48px;align-items:center}.photo-hero-grid>*{min-width:0}.property-photo{width:100%;height:auto;aspect-ratio:1600 / 1067;object-fit:cover;border-radius:var(--radius);background:var(--mist)}.property-photo--hero{box-shadow:var(--shadow)}.hero .property-photo--hero{aspect-ratio:3 / 2}.photo-hero-grid .h1{font-size:clamp(2.35rem,4vw,3.8rem)}.path-card .property-photo--card{aspect-ratio:16 / 9;margin-bottom:26px;border-radius:var(--radius-sm)}.property-photo--wide{aspect-ratio:3 / 1}.photo-strip{margin-top:40px}@media(max-width:940px){.photo-hero-grid{grid-template-columns:minmax(0,1fr);gap:30px}.hero .property-photo--hero{aspect-ratio:3 / 2;max-height:480px}.photo-hero-grid .h1{font-size:clamp(2.35rem,5vw,4.6rem)}.property-photo--wide{aspect-ratio:16 / 9}}.photo-hero-grid--compact{grid-template-columns:minmax(0,1fr) minmax(240px,340px);gap:40px}.property-photo--compact{height:190px;aspect-ratio:auto}.hero-panel .property-photo--card{aspect-ratio:16 / 9;margin-bottom:22px;border-radius:var(--radius-sm)}.card-link .property-photo--card{aspect-ratio:16 / 9;margin-bottom:20px;border-radius:var(--radius-sm)}@media(max-width:940px){.photo-hero-grid--compact{grid-template-columns:minmax(0,1fr);gap:22px}.property-photo--compact{height:150px}}@media(max-width:650px){.page-hero .property-photo--hero{max-height:270px}.photo-hero-grid .h1{font-size:clamp(2rem,9vw,3rem)}}.financing-stages{margin-bottom:36px}.financing-stages ul{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:8px 28px}@media(max-width:650px){.financing-stages ul{grid-template-columns:minmax(0,1fr)}}.sr-only[data-astro-cid-azya7vvj]{position:absolute!important;width:1px;height:1px;padding:0;margin:-1px;overflow:hidden;clip:rect(0,0,0,0);white-space:nowrap;border:0}.flor-widget[data-astro-cid-azya7vvj]{position:fixed;right:22px;bottom:max(22px,env(safe-area-inset-bottom));z-index:60;font-family:var(--font);color:#493e42}.flor-launcher[data-astro-cid-azya7vvj]{display:flex;flex-direction:column;align-items:center;gap:8px;width:270px;padding:14px 18px 18px;border:2px solid #cf476d;border-radius:14px;background:#fffaf7;color:#58454d;box-shadow:0 12px 35px #34243224;cursor:pointer;text-align:center}.flor-launcher[data-astro-cid-azya7vvj] img[data-astro-cid-azya7vvj],.flor-head[data-astro-cid-azya7vvj] img[data-astro-cid-azya7vvj]{border-radius:50%;object-fit:cover;flex:none}.flor-launcher[data-astro-cid-azya7vvj]>span[data-astro-cid-azya7vvj]{display:grid;gap:3px}.flor-launcher[data-astro-cid-azya7vvj] strong[data-astro-cid-azya7vvj]{font-size:1.3rem;line-height:1.2}.flor-launcher[data-astro-cid-azya7vvj] small[data-astro-cid-azya7vvj]{font-size:.875rem}.flor-launcher[data-astro-cid-azya7vvj] em[data-astro-cid-azya7vvj]{font-size:.875rem;font-style:normal;font-weight:700;color:var(--navy);margin-top:3px}.flor-launcher[data-astro-cid-azya7vvj][aria-expanded=true]{visibility:hidden}.flor-launcher[data-astro-cid-azya7vvj]:hover{background:#fff}.flor-panel[data-astro-cid-azya7vvj]{position:fixed;inset:auto 0 0 auto;margin:0 22px 22px 0;padding:0;width:450px;max-width:calc(100vw - 28px);height:min(760px,calc(100dvh - 32px));max-height:calc(100dvh - 32px);border:1px solid #d9c9cb;border-radius:20px;color:#493e42;background:#fffaf7;box-shadow:0 22px 64px #13263540;overflow:hidden}.flor-panel[data-astro-cid-azya7vvj][open]{display:flex;flex-direction:column}.flor-panel[data-astro-cid-azya7vvj]::backdrop{background:#102a4329}.flor-head[data-astro-cid-azya7vvj]{display:flex;align-items:center;gap:12px;padding:14px 16px;border-bottom:1px solid #e8dadb;background:#fffaf7;flex-shrink:0}.flor-head[data-astro-cid-azya7vvj]>div[data-astro-cid-azya7vvj]{flex:1;min-width:0}.flor-head[data-astro-cid-azya7vvj] strong[data-astro-cid-azya7vvj]{display:block;font-size:1.25rem}.flor-head[data-astro-cid-azya7vvj] span[data-astro-cid-azya7vvj]{display:block;font-size:.875rem;color:#63555c}.flor-close[data-astro-cid-azya7vvj]{border:0;background:transparent;color:#493e42;min-width:44px;min-height:44px;font-size:1.8rem;cursor:pointer}.flor-tools[data-astro-cid-azya7vvj]{display:flex;align-items:center;justify-content:space-between;flex-wrap:wrap;gap:6px 12px;padding:7px 16px;border-bottom:1px solid #e8dadb;flex-shrink:0}.flor-tools[data-astro-cid-azya7vvj] label[data-astro-cid-azya7vvj]{display:flex;gap:8px;align-items:center;font-size:.875rem;font-weight:500;color:#493e42}.flor-tools[data-astro-cid-azya7vvj] input[data-astro-cid-azya7vvj]{width:17px;min-height:17px;height:17px;margin:0;accent-color:var(--navy)}.flor-tools[data-astro-cid-azya7vvj] button[data-astro-cid-azya7vvj]{min-height:36px;border:0;background:transparent;color:var(--navy);font-size:.875rem;text-decoration:underline;cursor:pointer}.flor-log[data-astro-cid-azya7vvj]{flex:1;min-height:70px;overflow:auto;overscroll-behavior:contain;padding:16px;background:#fffdfb}.flor-log[data-astro-cid-azya7vvj] .flor-message{width:fit-content;max-width:94%;padding:12px 14px;border-radius:15px;margin-bottom:12px;font-size:1rem;line-height:1.5;white-space:pre-wrap;overflow-wrap:anywhere}.flor-log[data-astro-cid-azya7vvj] .flor-message.assistant{background:#f0f4f4;border:1px solid #dee6e7}.flor-log[data-astro-cid-azya7vvj] .flor-message.user{margin-left:auto;background:#fae9ef;border:1px solid #edd2db}.flor-log[data-astro-cid-azya7vvj] .flor-message a{display:block;margin-top:12px;color:var(--navy);font-weight:700;text-decoration:underline}.flor-topics[data-astro-cid-azya7vvj]{display:flex;flex-wrap:wrap;gap:6px;padding:10px 16px 6px;flex-shrink:0}.flor-topics[data-astro-cid-azya7vvj] button[data-astro-cid-azya7vvj]{min-height:40px;border:1px solid #acbac3;border-radius:20px;background:#fff;color:var(--navy);font-size:.875rem;padding:7px 12px;cursor:pointer}.flor-shortcuts[data-astro-cid-azya7vvj]{display:flex;flex-wrap:wrap;gap:6px 16px;padding:5px 16px 10px;font-size:.875rem;color:var(--navy);flex-shrink:0}.flor-form[data-astro-cid-azya7vvj]{padding:0 16px 8px;flex-shrink:0}.flor-composer[data-astro-cid-azya7vvj]{display:flex;gap:8px;align-items:flex-end}.flor-composer[data-astro-cid-azya7vvj] textarea[data-astro-cid-azya7vvj]{min-width:0;min-height:48px;height:56px;max-height:110px;resize:vertical;font-size:1rem;background:#fff;border-color:#bdc6ce}.flor-composer[data-astro-cid-azya7vvj] button[data-astro-cid-azya7vvj]{min-height:48px;padding:10px 14px;flex:none}.flor-form[data-astro-cid-azya7vvj] p[data-astro-cid-azya7vvj]{margin:4px 0 0;font-size:.875rem;line-height:1.4}.flor-form[data-astro-cid-azya7vvj] p[data-astro-cid-azya7vvj]:empty{display:none}.flor-widget[data-astro-cid-azya7vvj] button[data-astro-cid-azya7vvj]:disabled{opacity:.6;cursor:wait}.flor-footer[data-astro-cid-azya7vvj]{padding:8px 16px 12px;border-top:1px solid #e8dadb;background:#fffaf7;flex-shrink:0}.flor-review[data-astro-cid-azya7vvj]{display:block;border:0;padding:7px 0;background:transparent;color:var(--navy);font-weight:750;font-size:1rem;text-align:left;text-decoration:underline;cursor:pointer;min-height:40px}.flor-footer[data-astro-cid-azya7vvj] p[data-astro-cid-azya7vvj]{font-size:.875rem;line-height:1.4;margin:3px 0 6px}.flor-footer[data-astro-cid-azya7vvj] a[data-astro-cid-azya7vvj]{color:var(--navy)}.flor-honeypot[data-astro-cid-azya7vvj]{position:absolute!important;left:-10000px!important;width:1px!important;height:1px!important}@media(max-width:650px){.flor-widget[data-astro-cid-azya7vvj]{right:12px;bottom:max(12px,env(safe-area-inset-bottom))}.flor-launcher[data-astro-cid-azya7vvj]{width:auto;max-width:calc(100vw - 24px);flex-direction:row;gap:10px;text-align:left;padding:9px 12px}.flor-launcher[data-astro-cid-azya7vvj] img[data-astro-cid-azya7vvj]{width:46px;height:46px}.flor-launcher[data-astro-cid-azya7vvj] strong[data-astro-cid-azya7vvj]{font-size:1rem}.flor-launcher[data-astro-cid-azya7vvj] em[data-astro-cid-azya7vvj]{display:none}.flor-panel[data-astro-cid-azya7vvj]{inset:auto 8px 8px;margin:0;width:auto;max-width:none;height:calc(100dvh - 16px);max-height:calc(100dvh - 16px)}.flor-head[data-astro-cid-azya7vvj]{padding:10px 14px}.flor-head[data-astro-cid-azya7vvj] img[data-astro-cid-azya7vvj]{width:40px;height:40px}.flor-topics[data-astro-cid-azya7vvj],.flor-shortcuts[data-astro-cid-azya7vvj],.flor-form[data-astro-cid-azya7vvj],.flor-footer[data-astro-cid-azya7vvj]{padding-inline:12px}}@media(max-height:650px){.flor-topics[data-astro-cid-azya7vvj],.flor-tools[data-astro-cid-azya7vvj],.flor-shortcuts[data-astro-cid-azya7vvj],.flor-footer[data-astro-cid-azya7vvj]>p[data-astro-cid-azya7vvj]:first-of-type{display:none}.flor-head[data-astro-cid-azya7vvj]{padding-block:7px}.flor-footer[data-astro-cid-azya7vvj]{padding-block:5px}}@media print{.flor-widget[data-astro-cid-azya7vvj]{display:none}}