:root{color-scheme:light;--brand: #0a806f;--brand-strong: #05695d;--brand-soft: #dff2ec;--brand-mist: #edf7f3;--ink: #253230;--ink-soft: #53635f;--line: #dbe4df;--paper: #fbfaf4;--surface: #ffffff;--sage: #dfe9b5;--sage-deep: #78944c;--peach: #f4b36d;--coral: #ed806a;--shadow-sm: 0 10px 28px rgba(30, 62, 55, .08);--shadow-md: 0 24px 60px rgba(30, 62, 55, .13);--radius-sm: 14px;--radius-md: 24px;--radius-lg: 38px;--container: 1180px;--header-height: 82px;--font-sans: -apple-system, BlinkMacSystemFont, "Segoe UI", "Noto Sans TC", "PingFang TC", "Microsoft JhengHei", Arial, sans-serif}*,*:before,*:after{box-sizing:border-box}[hidden]{display:none!important}html{overflow-x:hidden;scroll-behavior:smooth;scroll-padding-top:calc(var(--header-height) + 20px)}body{margin:0;min-width:320px;overflow-x:hidden;background:var(--paper);color:var(--ink);font-family:var(--font-sans);font-size:17px;line-height:1.75;text-rendering:optimizeLegibility;-webkit-font-smoothing:antialiased}body.menu-open{overflow:hidden}img,picture,svg{display:block;max-width:100%}img{height:auto}a{color:inherit;text-decoration-thickness:1px;text-underline-offset:.22em}button,a{-webkit-tap-highlight-color:transparent}button,input,textarea,select{font:inherit}button{color:inherit}p{overflow-wrap:break-word}h1,h2,h3{overflow-wrap:normal;word-break:normal;line-break:strict}h1,h2,h3,p,ul,ol,figure{margin-top:0}h1,h2,h3{line-height:1.25;letter-spacing:-.02em}p:last-child{margin-bottom:0}::selection{background:var(--sage);color:var(--ink)}:focus-visible{outline:3px solid var(--peach);outline-offset:4px}.container{width:min(calc(100% - 40px),var(--container));margin-inline:auto}.narrow{width:min(calc(100% - 40px),820px);margin-inline:auto}.section{padding:104px 0}.section--compact{padding:72px 0}.section--white{background:var(--surface)}.section-heading{max-width:720px;margin-bottom:48px}.section-heading--center{margin-inline:auto;text-align:center}.section-kicker,.eyebrow{display:inline-flex;align-items:center;gap:10px;margin-bottom:14px;color:var(--brand-strong);font-size:.95rem;font-weight:800;letter-spacing:.12em;text-transform:uppercase}.section-kicker:before,.eyebrow:before{width:26px;height:2px;background:var(--coral);content:""}.section-title{margin-bottom:18px;font-size:2.15rem;font-size:clamp(2rem,4.5vw,3.25rem)}.section-lead{margin-bottom:0;color:var(--ink-soft);font-size:1.05rem;font-size:clamp(1rem,2vw,1.14rem)}.skip-link{position:fixed;z-index:9999;top:12px;left:12px;padding:10px 16px;border-radius:8px;background:var(--ink);color:#fff;transform:translateY(-160%);transition:transform .2s ease}.skip-link:focus{transform:translateY(0)}.site-header{position:sticky;z-index:1000;top:0;min-height:var(--header-height);border-bottom:1px solid rgba(219,228,223,.9);background:#fbfaf4f5}@supports (backdrop-filter: blur(12px)){.site-header{background:#fbfaf4d4;-webkit-backdrop-filter:blur(15px) saturate(135%);backdrop-filter:blur(15px) saturate(135%)}}.header-inner{display:flex;min-height:var(--header-height);align-items:center;justify-content:space-between;gap:24px}.brand{display:flex;min-width:0;align-items:center;gap:12px;text-decoration:none}.brand-mark{display:block;width:106px;height:48px;flex:0 0 106px;overflow:hidden}.brand-mark img{width:auto;max-width:none;height:48px}.brand-name{color:var(--ink);font-size:clamp(1.2rem,2vw,1.55rem);font-weight:900;letter-spacing:.04em;line-height:1.15;white-space:nowrap}.site-nav{display:flex;align-items:center;gap:4px}.site-nav a{display:inline-flex;min-height:44px;align-items:center;padding:8px 12px;border-radius:10px;color:var(--ink-soft);font-size:.93rem;font-weight:700;text-decoration:none}.site-nav a:hover{background:var(--brand-mist);color:var(--brand-strong)}.site-nav .nav-phone{margin-left:8px;padding-inline:17px;background:var(--brand);color:#fff}.site-nav .nav-phone:hover{background:var(--brand-strong);color:#fff}.nav-toggle{display:none;width:46px;height:46px;flex:0 0 46px;align-items:center;justify-content:center;border:1px solid var(--line);border-radius:12px;background:var(--surface);cursor:pointer}.nav-toggle svg{width:23px;height:23px}.hero{position:relative;overflow:hidden;padding:66px 0 92px}.hero:before,.hero:after{position:absolute;border-radius:50%;content:"";pointer-events:none}.hero:before{top:-190px;right:-150px;width:530px;height:530px;background:#dfe9b56e;filter:blur(1px)}.hero:after{bottom:-260px;left:-230px;width:520px;height:520px;background:#f4b36d24}.hero-grid{position:relative;z-index:1;display:grid;grid-template-columns:minmax(0,1.04fr) minmax(380px,.96fr);align-items:center;gap:72px}.hero-copy{padding:28px 0}.hero h1{max-width:690px;margin-bottom:24px;font-size:3.25rem;font-size:clamp(2.9rem,4.8vw,3.8rem);letter-spacing:-.055em}.hero h1 .hero-accent{color:var(--brand)}.hero-lead{max-width:620px;margin-bottom:30px;color:var(--ink-soft);font-size:1.12rem;font-size:clamp(1.06rem,2vw,1.24rem)}.hero-motto{display:grid;gap:2px;margin:-8px 0 28px;color:var(--ink);font-size:clamp(1.08rem,2vw,1.28rem);font-weight:750;letter-spacing:.035em;line-height:1.55}.hero-motto span{display:block}.hero-motto strong{color:var(--brand-strong);font-size:1.08em;font-weight:900}.hero-actions,.contact-actions,.bridge-actions{display:flex;flex-wrap:wrap;gap:12px}.button{display:inline-flex;min-height:50px;align-items:center;justify-content:center;gap:9px;padding:12px 21px;border:1px solid transparent;border-radius:999px;font-weight:800;line-height:1.25;text-align:center;text-decoration:none;transition:transform .18s ease,background-color .18s ease,border-color .18s ease,box-shadow .18s ease}.button:hover{transform:translateY(-2px)}.button--primary{background:var(--brand);color:#fff;box-shadow:0 12px 26px #0a806f33}.button--primary:hover{background:var(--brand-strong)}.button--secondary{border-color:var(--line);background:#ffffffb8;color:var(--ink)}.button--secondary:hover{border-color:#b6cbc4;background:#fff}.button--light{background:#fff;color:var(--brand-strong)}.button--outline-light{border-color:#ffffff8c;color:#fff}.button--outline-light:hover{border-color:#fff;background:#ffffff14}.button svg,.text-link svg,.contact-link svg{width:18px;height:18px;flex:0 0 auto}.hero-visual{position:relative;margin:0}.hero-visual:before{position:absolute;z-index:-1;top:-28px;right:-30px;width:78%;height:62%;border-radius:44% 56% 63% 37%/51% 39% 61% 49%;background:var(--sage);content:"";transform:rotate(7deg)}.hero-image-shell{overflow:hidden;border:9px solid rgba(255,255,255,.82);border-radius:48% 52% 34% 66%/42% 37% 63% 58%;background:#f7e3d1;box-shadow:var(--shadow-md)}.hero-image-shell img{width:100%;aspect-ratio:1.06 / 1;object-fit:cover}.hero-note{position:absolute;right:-18px;bottom:40px;max-width:240px;padding:17px 20px;border:1px solid rgba(219,228,223,.8);border-radius:16px;background:#fffffff0;color:var(--ink);box-shadow:var(--shadow-sm);font-size:.93rem;font-weight:800;line-height:1.55}.hero-note small{display:block;margin-top:3px;color:var(--brand-strong);font-size:.76rem;font-weight:800;letter-spacing:.08em}.about-grid{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,.9fr);align-items:center;gap:72px}.about-image{position:relative;margin:0}.about-image:after{position:absolute;z-index:-1;right:-22px;bottom:-24px;width:54%;height:64%;border-radius:30px;background:var(--brand-soft);content:""}.about-image img{width:100%;border-radius:var(--radius-lg);box-shadow:var(--shadow-sm)}.about-copy .section-title{max-width:620px}.about-copy>p{color:var(--ink-soft);font-size:1.04rem}.value-list{display:grid;gap:14px;margin:34px 0 0;padding:0;list-style:none}.value-list li{display:grid;grid-template-columns:42px 1fr;align-items:start;gap:13px}.value-number{display:grid;width:42px;height:42px;place-items:center;border-radius:13px;background:var(--brand-soft);color:var(--brand-strong);font-size:.8rem;font-weight:900}.value-list strong{display:block;margin-bottom:2px;font-size:1.02rem}.value-list span:not(.value-number){display:block;color:var(--ink-soft);font-size:.93rem}.services-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:20px}.service-card{position:relative;overflow:hidden;min-height:290px;padding:34px;border:1px solid var(--line);border-radius:var(--radius-md);background:var(--surface);box-shadow:0 1px #fffc inset;transition:transform .2s ease,box-shadow .2s ease,border-color .2s ease}.service-card:hover{border-color:#bfd2ca;box-shadow:var(--shadow-sm);transform:translateY(-4px)}.service-card:after{position:absolute;right:-52px;bottom:-58px;width:150px;height:150px;border-radius:50%;background:var(--brand-mist);content:""}.service-card:nth-child(2):after{background:#f7eadc}.service-card:nth-child(3):after{background:#eef3d4}.service-card:nth-child(4):after{background:#f9e1dd}.service-card:nth-child(5):after{background:#e7edf7}.service-card:nth-child(6):after{background:#f6ecd7}.service-icon{display:grid;width:54px;height:54px;margin-bottom:24px;place-items:center;border-radius:17px;background:var(--brand-soft);color:var(--brand-strong)}.service-card:nth-child(2) .service-icon{background:#f7eadc;color:#9a5d22}.service-card:nth-child(3) .service-icon{background:#eef3d4;color:#627c34}.service-card:nth-child(4) .service-icon{background:#f9e1dd;color:#a84f42}.service-card:nth-child(5) .service-icon{background:#e7edf7;color:#4f6789}.service-card:nth-child(6) .service-icon{background:#f6ecd7;color:#846126}.service-icon svg{width:27px;height:27px}.service-card h3{position:relative;z-index:1;margin-bottom:12px;font-size:1.35rem}.service-card p{position:relative;z-index:1;margin-bottom:0;color:var(--ink-soft)}.service-note{margin:26px 0 0;color:var(--ink-soft);font-size:.9rem;text-align:center}.text-link{position:relative;z-index:1;display:inline-flex;align-items:center;gap:7px;color:var(--brand-strong);font-weight:850;text-decoration:none}.text-link:hover{text-decoration:underline}.mortgage-page{background:var(--paper)}.mortgage-intro{position:relative;overflow:hidden;padding:72px 0 66px;border-bottom:1px solid var(--line);background:linear-gradient(145deg,#edf7f3,#fbfaf4 64%)}.mortgage-intro:after{position:absolute;top:-180px;right:-120px;width:420px;height:420px;border:70px solid rgba(10,128,111,.055);border-radius:50%;content:"";pointer-events:none}.mortgage-intro__inner{position:relative;z-index:1}.mortgage-intro h1{max-width:780px;margin-bottom:20px;font-size:clamp(2.5rem,6vw,4.35rem)}.mortgage-intro__inner>p:not(.section-kicker){max-width:760px;color:var(--ink-soft);font-size:clamp(1.04rem,2vw,1.18rem)}.privacy-points{display:flex;flex-wrap:wrap;gap:10px 22px;margin:28px 0 0;padding:0;color:var(--brand-strong);font-size:.92rem;font-weight:750;list-style:none}.privacy-points li{position:relative;padding-left:18px}.privacy-points li:before{position:absolute;top:.72em;left:0;width:7px;height:7px;border-radius:50%;background:var(--brand);content:""}.mortgage-workspace{padding:76px 0 104px}.calculator-card,.mortgage-results,.youth-policy{width:min(100%,980px);margin-inline:auto}.calculator-card{overflow:hidden;border:1px solid var(--line);border-radius:var(--radius-lg);background:var(--surface);box-shadow:var(--shadow-sm)}.calculator-heading,.results-heading,.result-panel__heading{display:flex;align-items:flex-start;justify-content:space-between;gap:30px}.calculator-heading{padding:38px 42px 28px}.calculator-heading h2{margin-bottom:0;font-size:clamp(1.75rem,3.5vw,2.35rem)}.calculator-heading>p{max-width:330px;margin:4px 0 0;color:var(--ink-soft);font-size:.9rem;text-align:right}.mortgage-tabs{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:8px;margin:0 42px;padding:7px;border-radius:16px;background:var(--brand-mist)}.mortgage-tabs button{min-height:52px;border:0;border-radius:12px;background:transparent;color:var(--ink-soft);cursor:pointer;padding-inline:10px;font-weight:850;line-height:1.35}.mortgage-tabs button[aria-selected=true]{background:var(--surface);color:var(--brand-strong);box-shadow:0 4px 16px #1e3e371a}.mortgage-form{padding:34px 42px 42px}.identity-fieldset{margin:0 0 34px;padding:0;border:0}.identity-fieldset legend,.form-field>span:first-child,.repayment-method>span{margin-bottom:9px;color:var(--ink);font-weight:850}.identity-options{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:10px}.identity-options label{position:relative;cursor:pointer}.identity-options input{position:absolute;opacity:0;pointer-events:none}.identity-options span{display:block;min-height:92px;padding:16px;border:1px solid var(--line);border-radius:14px;background:var(--paper)}.identity-options input:checked+span{border-color:var(--brand);background:var(--brand-mist);box-shadow:0 0 0 2px #0a806f1f}.identity-options input:focus-visible+span{outline:3px solid var(--peach);outline-offset:3px}.identity-options strong,.identity-options small{display:block}.identity-options small{margin-top:4px;color:var(--ink-soft);font-size:.8rem;line-height:1.45}.field-help{display:inline;margin:10px 10px 0 0;color:var(--ink-soft);font-size:.85rem}.inline-action{padding:0;border:0;background:transparent;color:var(--brand-strong);cursor:pointer;font-size:.85rem;font-weight:850;text-decoration:underline;text-underline-offset:.2em}.form-grid{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:26px 24px}.mortgage-form[data-mode=combination] .form-field--amount{grid-column:1 / -1;max-width:460px}.form-field{display:block}.form-field>span:first-child,.form-field>small{display:block}.form-field>small,.youth-rate-note small,.repayment-method small{margin-top:7px;color:var(--ink-soft);font-size:.92rem;line-height:1.5}.input-with-unit{display:grid;grid-template-columns:minmax(0,1fr) auto;align-items:center;overflow:hidden;border:1px solid #bccbc6;border-radius:13px;background:#fff}.input-with-unit:focus-within{border-color:var(--brand);box-shadow:0 0 0 3px #0a806f1f}.input-with-unit input,.input-with-unit select{width:100%;min-width:0;height:52px;padding:10px 14px;border:0;outline:0;background:transparent;color:var(--ink);font-weight:750}.input-with-unit>span{padding:0 15px;color:var(--ink-soft);font-size:.9rem;font-weight:750}.youth-rate-note{padding:0}.youth-rate-note>span,.youth-rate-note strong,.youth-rate-note small{display:block}.youth-rate-note strong{min-height:52px;padding:10px 14px;border:1px solid #bfd8cf;border-radius:13px;background:var(--brand-mist);color:var(--brand-strong);font-size:1.1rem}.repayment-method{display:grid;grid-template-columns:auto auto minmax(0,1fr);align-items:center;gap:10px 16px;margin-top:28px;padding:17px 19px;border-radius:14px;background:var(--paper)}.repayment-method>span,.repayment-method small{margin:0}.repayment-method strong{color:var(--brand-strong)}.combination-editor{margin-top:34px;padding-top:32px;border-top:1px solid var(--line)}.combination-intro h3{margin-bottom:7px;font-size:1.35rem}.combination-intro p,.combination-note{color:var(--ink-soft);font-size:.9rem}.allocation-summary{margin-top:22px;padding:20px;border:1px solid var(--line);border-radius:16px;background:var(--paper)}.allocation-summary__heading{display:flex;justify-content:space-between;gap:20px;margin-bottom:13px}.allocation-summary__heading span{color:var(--ink-soft);font-size:.9rem}.allocation-bar{display:flex;width:100%;height:12px;overflow:hidden;border-radius:999px;background:#dde5e1}.allocation-bar>span{min-width:0;transition:width .18s ease}.allocation-bar__youth{background:var(--brand)}.allocation-bar__general{background:#d9904d}.allocation-bar__other{background:#677b86}.allocation-legend{display:flex;flex-wrap:wrap;gap:10px 22px;margin-top:14px}.allocation-legend>span{display:grid;grid-template-columns:auto auto;align-items:center;gap:0 8px;color:var(--ink-soft);font-size:.92rem}.allocation-legend strong{grid-column:2;color:var(--ink);font-size:.9rem}.allocation-dot{grid-row:1 / span 2;width:10px;height:10px;border-radius:50%}.allocation-dot--youth{background:var(--brand)}.allocation-dot--general{background:#d9904d}.allocation-dot--other{background:#677b86}.loan-card-grid{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:16px;margin-top:18px}.loan-card{min-width:0;padding:24px;border:1px solid var(--line);border-radius:18px;background:#fff}.loan-card--youth{border-top:4px solid var(--brand)}.loan-card--general{border-top:4px solid #d9904d}.loan-card--other{border-top:4px solid #677b86}.loan-card--inactive{background:#f7f7f2}.loan-card__heading{display:flex;align-items:flex-start;justify-content:space-between;gap:16px;margin-bottom:22px}.loan-card__heading span,.loan-card__heading>strong{color:var(--ink-soft);font-size:.9rem;font-weight:800}.loan-card__heading h4{margin:2px 0 0;font-size:1.3rem}.loan-card__heading>strong{padding:5px 9px;border-radius:999px;background:var(--paper);white-space:nowrap}.loan-card__fields{display:grid;gap:18px}.loan-card__method,.loan-card__inactive{margin:20px 0 0;padding-top:15px;border-top:1px solid var(--line);color:var(--ink-soft);font-size:.9rem}.loan-card__method strong{color:var(--brand-strong)}.loan-card__inactive{color:#6f5540;font-weight:700}.input-with-unit--readonly{background:#f2f4f1}.secondary-action{width:100%;min-height:48px;margin-top:16px;border:1px dashed var(--brand);border-radius:13px;background:var(--brand-mist);color:var(--brand-strong);cursor:pointer;font-weight:850}.secondary-action:disabled{border-color:var(--line);background:#f2f4f1;color:var(--ink-soft);cursor:not-allowed}.combination-note{margin:13px 0 0}.form-error{margin:22px 0 0;padding:13px 16px;border:1px solid #d78c81;border-radius:12px;background:#fff1ef;color:#843d33;font-weight:700}.calculate-button{width:100%;margin-top:26px;border:0;cursor:pointer}.mortgage-results{margin-top:44px;scroll-margin-top:calc(var(--header-height) + 24px)}.results-heading{align-items:flex-end;margin-bottom:22px}.results-heading h2{margin-bottom:8px;color:var(--brand-strong);font-size:clamp(2rem,4.6vw,3.15rem)}.results-heading p:not(.section-kicker){margin-bottom:0;color:var(--ink-soft)}.text-link--button{padding:0;border:0;background:transparent;cursor:pointer;font:inherit}.payment-alert{display:grid;gap:4px;margin-bottom:18px;padding:20px 22px;border:1px solid #b9d9ce;border-radius:16px;background:var(--brand-mist)}.payment-alert--warning{border-color:#e4b06f;background:#fff6e8}.payment-alert span{color:var(--ink-soft)}.result-summary{display:grid;grid-template-columns:repeat(auto-fit,minmax(175px,1fr));gap:12px}.result-summary article{min-width:0;padding:22px 20px;border:1px solid var(--line);border-radius:16px;background:var(--surface)}.result-summary span,.result-summary strong{display:block}.result-summary span{margin-bottom:8px;color:var(--ink-soft);font-size:.9rem;font-weight:750}.result-summary strong{color:var(--ink);font-size:clamp(1.2rem,2.5vw,1.55rem);line-height:1.25}.result-panel,.term-comparison,.schedule-details,.calculator-disclaimer,.youth-policy{margin-top:18px;border:1px solid var(--line);border-radius:var(--radius-md);background:var(--surface)}.allocation-result .allocation-summary{margin-top:0}.payment-timeline{display:grid;gap:12px}.timeline-card{padding:20px;border:1px solid var(--line);border-radius:15px;background:var(--paper)}.timeline-card header{display:flex;align-items:flex-start;justify-content:space-between;gap:22px}.timeline-card header span{color:var(--brand-strong);font-size:.9rem;font-weight:850}.timeline-card h4{margin:3px 0 0;font-size:1rem}.timeline-card header>strong{color:var(--ink);font-size:1.35rem;white-space:nowrap}.timeline-card header>strong small{font-size:.85rem}.timeline-card dl{display:grid;grid-template-columns:repeat(auto-fit,minmax(140px,1fr));gap:8px 18px;margin:16px 0 0;padding-top:14px;border-top:1px solid var(--line)}.timeline-card dl div{display:flex;justify-content:space-between;gap:10px;font-size:.9rem}.timeline-card dt{color:var(--ink-soft)}.timeline-card dd{margin:0;font-weight:750}.timeline-card__total{color:var(--brand-strong);font-weight:850}.result-panel,.term-comparison{padding:30px}.result-panel__heading{margin-bottom:20px}.result-panel__heading h3{margin-bottom:5px;font-size:1.35rem}.result-panel__heading p{margin-bottom:0;color:var(--ink-soft);font-size:.9rem}.responsive-table{max-width:100%;overflow-x:auto;-webkit-overflow-scrolling:touch}.responsive-table table{width:100%;min-width:650px;border-collapse:collapse;font-variant-numeric:tabular-nums}.responsive-table th,.responsive-table td{padding:14px 12px;border-bottom:1px solid var(--line);text-align:right;white-space:nowrap}.responsive-table th:first-child,.responsive-table td:first-child{padding-left:0;text-align:left}.responsive-table th:last-child,.responsive-table td:last-child{padding-right:0}.responsive-table thead th{color:var(--ink-soft);font-size:.9rem;letter-spacing:.04em}.responsive-table tbody tr:last-child th,.responsive-table tbody tr:last-child td{border-bottom:0}.comparison-grid{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:14px}.comparison-grid article{padding:24px;border-radius:16px;background:var(--brand-mist)}.comparison-grid article>span,.comparison-grid article>strong,.comparison-grid article>p{display:block}.comparison-grid article>span{color:var(--brand-strong);font-weight:850}.comparison-grid article>strong{margin:6px 0 0;font-size:clamp(1.6rem,4vw,2.15rem)}.comparison-grid article>strong small{font-size:.85rem}.comparison-grid article>p{margin-bottom:15px;color:var(--ink-soft);font-size:.9rem}.comparison-grid dl{margin:0}.comparison-grid dl div{display:flex;justify-content:space-between;gap:16px;padding-top:7px;border-top:1px solid rgba(10,128,111,.13);font-size:.9rem}.comparison-grid dt{color:var(--ink-soft)}.comparison-grid dd{margin:0;font-weight:750}.comparison-note{margin:18px 0 0;color:var(--ink-soft);font-size:.9rem}.schedule-details,.youth-policy{overflow:hidden}.schedule-details summary,.youth-policy summary{position:relative;padding:20px 54px 20px 24px;cursor:pointer;font-weight:850;list-style:none}.schedule-details summary::-webkit-details-marker,.youth-policy summary::-webkit-details-marker{display:none}.schedule-details summary:after,.youth-policy summary:after{position:absolute;top:50%;right:24px;content:"+";color:var(--brand);font-size:1.45rem;line-height:1;transform:translateY(-50%)}.schedule-details[open] summary:after,.youth-policy[open] summary:after{content:"−"}.schedule-details .responsive-table{max-height:560px;margin:0 24px 24px;overflow:auto}.calculator-disclaimer{padding:22px 24px;background:#f7f7f2}.calculator-disclaimer strong{display:block;margin-bottom:6px}.calculator-disclaimer p{margin:6px 0 0;color:var(--ink-soft);font-size:.9rem}.youth-policy{margin-top:34px}.youth-policy__body{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:26px 36px;padding:0 30px 30px;border-top:1px solid var(--line)}.youth-policy__body>div{padding-top:26px}.youth-policy h2{margin-bottom:10px;font-size:1.16rem}.youth-policy ul{margin:0;padding-left:1.2em;color:var(--ink-soft);font-size:.9rem}.youth-policy li+li{margin-top:7px}.policy-source{grid-column:1 / -1;margin:0;padding-top:18px;border-top:1px solid var(--line);color:var(--ink-soft);font-size:.9rem}.policy-source a{color:var(--brand-strong);font-weight:750}.stories{background:#f1f5e5}.stories-grid{display:grid;grid-template-columns:minmax(280px,.72fr) minmax(0,1.28fr);align-items:center;gap:58px}.stories-copy>p:not(.section-kicker){color:var(--ink-soft)}.stories-links{display:flex;flex-wrap:wrap;gap:16px 24px;margin-top:26px}.video-shell{overflow:hidden;border:8px solid rgba(255,255,255,.82);border-radius:var(--radius-md);background:#101817;box-shadow:var(--shadow-md)}.video-shell iframe{display:block;width:100%;aspect-ratio:16 / 9;border:0}.process{position:relative;overflow:hidden;background:var(--ink);color:#fff}.process:before{position:absolute;top:-160px;right:-70px;width:380px;height:380px;border:1px solid rgba(255,255,255,.12);border-radius:50%;content:""}.process .section-kicker{color:#89d8c7}.process .section-title{color:#fff}.process .section-lead{color:#cdd8d5}.process-grid{position:relative;display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:28px}.process-step{position:relative;padding:30px 28px;border:1px solid rgba(255,255,255,.14);border-radius:var(--radius-md);background:#ffffff0b}.process-step:not(:last-child):after{position:absolute;top:48px;right:-23px;width:18px;height:1px;background:#ffffff52;content:""}.process-number{display:inline-flex;margin-bottom:24px;color:#89d8c7;font-size:.84rem;font-weight:900;letter-spacing:.12em}.process-step h3{margin-bottom:10px;color:#fff;font-size:1.3rem}.process-step p{margin-bottom:0;color:#cdd8d5;font-size:.95rem}.listing-bridge{padding:72px 0}.bridge-card{position:relative;overflow:hidden;display:grid;grid-template-columns:minmax(0,1fr) auto;align-items:center;gap:40px;padding:44px 48px;border:1px solid #cfe2da;border-radius:var(--radius-lg);background:linear-gradient(135deg,#edf7f3,#fbfaf4 72%)}.bridge-card:after{position:absolute;right:100px;bottom:-80px;width:180px;height:180px;border:24px solid rgba(10,128,111,.06);border-radius:50%;content:""}.bridge-copy{position:relative;z-index:1;max-width:760px}.bridge-copy h2{margin-bottom:12px;font-size:1.85rem;font-size:clamp(1.7rem,3vw,2.3rem)}.bridge-copy p{margin-bottom:0;color:var(--ink-soft)}.bridge-actions{position:relative;z-index:1}.faq-grid{display:grid;grid-template-columns:minmax(260px,.7fr) minmax(0,1.3fr);gap:70px}.faq-intro{position:sticky;top:calc(var(--header-height) + 32px);align-self:start}.faq-intro .section-title{font-size:clamp(2rem,4vw,2.8rem)}.faq-list{display:grid;gap:12px}.faq-list details{border:1px solid var(--line);border-radius:16px;background:var(--surface)}.faq-list details[open]{border-color:#bfd2ca;box-shadow:var(--shadow-sm)}.faq-list summary{position:relative;padding:21px 58px 21px 22px;cursor:pointer;font-weight:800;list-style:none}.faq-list summary::-webkit-details-marker{display:none}.faq-list summary:before,.faq-list summary:after{position:absolute;top:50%;right:24px;width:16px;height:2px;background:var(--brand);content:"";transform:translateY(-50%);transition:transform .18s ease}.faq-list summary:after{transform:translateY(-50%) rotate(90deg)}.faq-list details[open] summary:after{transform:translateY(-50%) rotate(0)}.faq-answer{padding:0 22px 22px;color:var(--ink-soft)}.faq-answer p{margin-bottom:0}.contact-section{padding:92px 0;background:var(--brand);color:#fff}.contact-grid{display:grid;grid-template-columns:minmax(0,.95fr) minmax(360px,1.05fr);align-items:center;gap:72px}.contact-copy .section-kicker{color:#d8f4ed}.contact-copy .section-kicker:before{background:var(--peach)}.contact-copy h2{margin-bottom:18px;color:#fff;font-size:clamp(2.25rem,4.8vw,3.7rem)}.contact-copy>p{max-width:560px;color:#def1ed;font-size:1.05rem}.contact-actions{margin-top:28px}.contact-card{padding:34px;border:1px solid rgba(255,255,255,.24);border-radius:var(--radius-md);background:#ffffff1f;box-shadow:0 24px 50px #0041382e}.contact-list{display:grid;gap:0;margin:0}.contact-row{display:grid;grid-template-columns:104px 1fr;gap:20px;padding:18px 0;border-bottom:1px solid rgba(255,255,255,.18)}.contact-row:first-child{padding-top:0}.contact-row:last-child{padding-bottom:0;border-bottom:0}.contact-row dt{color:#cce9e3;font-size:.9rem;font-weight:800}.contact-row dd{margin:0;font-weight:750}.contact-row a{text-decoration-color:#ffffff85}.contact-row a:hover{text-decoration-color:#fff}.contact-links{display:flex;flex-wrap:wrap;gap:10px;margin-top:28px}.contact-link{display:inline-flex;min-height:42px;align-items:center;gap:8px;padding:8px 13px;border:1px solid rgba(255,255,255,.28);border-radius:999px;font-size:.9rem;font-weight:800;text-decoration:none}.contact-link:hover{background:#ffffff1a}.site-footer{padding:42px 0 34px;background:#182321;color:#bdcac7;font-size:.9rem}.footer-main{display:grid;grid-template-columns:minmax(0,1fr) auto;align-items:start;gap:30px}.footer-brand{margin-bottom:10px;color:#fff;font-size:1rem;font-weight:850}.footer-meta{margin-bottom:6px}.footer-note{max-width:850px;margin-bottom:0;color:#93a39f}.footer-links{display:flex;flex-wrap:wrap;justify-content:flex-end;gap:8px 18px}.footer-links a{color:#dbe5e2}.footer-bottom{display:flex;align-items:center;justify-content:space-between;gap:20px;margin-top:28px;padding-top:20px;border-top:1px solid rgba(255,255,255,.09);color:#83928f}.footer-bottom>*{display:block;min-width:0}.footer-bottom--solo{margin-top:0;padding-top:0;border-top:0}.subpage-main{min-height:64vh;padding:76px 0 104px}.subpage-header{max-width:800px;margin-bottom:44px}.subpage-header h1{margin-bottom:16px;font-size:clamp(2.5rem,6vw,4.3rem)}.subpage-header p{color:var(--ink-soft);font-size:1.07rem}.policy-card{padding:38px;border:1px solid var(--line);border-radius:var(--radius-md);background:var(--surface);box-shadow:var(--shadow-sm)}.policy-card+.policy-card{margin-top:18px}.policy-card h2{margin-bottom:12px;font-size:1.4rem}.policy-card p,.policy-card li{color:var(--ink-soft)}.policy-card ul{margin-bottom:0;padding-left:1.25em}.back-link{display:inline-flex;align-items:center;gap:7px;margin-bottom:28px;color:var(--brand-strong);font-weight:800;text-decoration:none}.back-link--toolbox{gap:10px;margin-bottom:22px;padding:8px 14px 8px 9px;border:1px solid #c8d9d3;border-radius:999px;background:#ffffffd1;box-shadow:0 5px 15px #1e3e370f;font-size:1rem}.back-link--toolbox>span:first-child{display:grid;width:30px;height:30px;border-radius:50%;background:var(--brand-soft);place-items:center}.back-link--toolbox:hover{border-color:#9fc3b8;background:#fff}.tool-category{display:inline-flex;margin:0 0 14px;padding:6px 13px;border-radius:999px;background:var(--brand-soft);color:var(--brand-strong);font-size:.96rem;font-weight:850;letter-spacing:.02em}.error-page{display:grid;min-height:calc(100vh - var(--header-height));place-items:center;padding:60px 20px;text-align:center}.error-code{margin-bottom:8px;color:var(--brand);font-size:clamp(5rem,18vw,11rem);font-weight:900;line-height:.9;letter-spacing:-.08em}.error-page h1{margin-bottom:14px;font-size:clamp(2rem,5vw,3.3rem)}.error-page p{max-width:560px;margin:0 auto 28px;color:var(--ink-soft)}.visually-hidden{position:absolute!important;width:1px!important;height:1px!important;padding:0!important;overflow:hidden!important;clip:rect(0,0,0,0)!important;white-space:nowrap!important;border:0!important}@media(max-width:1040px){.hero-grid{gap:42px}.hero-note{right:0}.about-grid,.contact-grid{gap:46px}.site-nav a{padding-inline:9px;font-size:.9rem}.site-nav .nav-phone{padding-inline:13px}}@media(max-width:900px){:root{--header-height: 74px}.container,.narrow{width:min(calc(100% - 32px),var(--container))}.section{padding:82px 0}.js .nav-toggle{display:inline-flex}.js .site-nav{position:fixed;inset:var(--header-height) 0 auto 0;display:none;max-height:calc(100vh - var(--header-height));overflow-y:auto;padding:18px 16px 24px;border-bottom:1px solid var(--line);background:var(--paper);box-shadow:0 22px 40px #2532301f}.js .site-nav.is-open{display:grid;gap:4px}.js .site-nav a{min-height:48px;padding:10px 13px}.js .site-nav .nav-phone{margin:8px 0 0;justify-content:center}.no-js .header-inner{flex-wrap:wrap;padding:10px 0}.no-js .site-nav{width:100%;flex-wrap:wrap}.services-grid{grid-template-columns:repeat(2,minmax(0,1fr))}.hero{padding:48px 0 78px}.hero-grid{grid-template-columns:1fr;gap:42px}.hero-copy{max-width:760px;padding:0}.hero-visual{width:min(100%,650px);margin-inline:auto}.about-grid{grid-template-columns:1fr}.about-image{order:2}.process-grid{grid-template-columns:1fr}.process-step:not(:last-child):after{display:none}.bridge-card{grid-template-columns:1fr}.faq-grid{grid-template-columns:1fr;gap:36px}.faq-intro{position:static}.contact-grid{grid-template-columns:1fr}.stories-grid{grid-template-columns:1fr;gap:40px}.mortgage-intro{padding-block:58px}.mortgage-workspace{padding-block:62px 84px}.identity-options{grid-template-columns:1fr}.identity-options span{min-height:0}}@media(max-width:820px){.loan-card-grid{grid-template-columns:1fr}}@media(max-width:680px){body{line-height:1.68}.section{padding:68px 0}.section--compact{padding:58px 0}.section-heading{margin-bottom:34px}.site-header,.header-inner{min-height:70px}:root{--header-height: 70px}.brand-mark{width:92px;height:42px;flex-basis:92px}.brand-mark img{height:42px}.brand-name{font-size:1.2rem}.hero{padding-top:34px}.hero h1{margin-bottom:20px;font-size:clamp(2.2rem,9.8vw,2.85rem)}.section-title{font-size:clamp(1.78rem,8.2vw,2.25rem)}.hero-actions .button,.contact-actions .button,.bridge-actions .button{width:100%}.hero-note{position:relative;right:auto;bottom:auto;width:calc(100% - 32px);max-width:none;margin:-28px auto 0}.about-grid{gap:44px}.about-image img{border-radius:24px}.services-grid{grid-template-columns:1fr}.service-card{min-height:0;padding:28px}.bridge-card{padding:34px 26px;border-radius:26px}.contact-section{padding:72px 0}.contact-card{padding:27px 24px}.contact-row{grid-template-columns:1fr;gap:4px}.footer-main,.footer-bottom{display:block}.footer-links{justify-content:flex-start;margin-top:20px}.footer-bottom>*+*{margin-top:8px}.policy-card{padding:28px 24px}.mortgage-intro{padding:42px 0 48px}.mortgage-intro h1{font-size:clamp(2.15rem,10vw,3rem)}.privacy-points{display:grid;gap:7px}.mortgage-workspace{padding:44px 0 68px}.calculator-card{border-radius:24px}.calculator-heading,.results-heading{display:block}.calculator-heading{padding:28px 24px 22px}.calculator-heading>p{margin-top:10px;text-align:left}.mortgage-tabs{grid-template-columns:repeat(2,minmax(0,1fr));margin-inline:24px}.mortgage-tabs button:last-child{grid-column:1 / -1}.mortgage-form{padding:28px 24px 30px}.form-grid,.comparison-grid,.youth-policy__body{grid-template-columns:1fr}.repayment-method{grid-template-columns:1fr;gap:3px}.combination-editor{margin-top:28px;padding-top:26px}.loan-card{padding:21px 18px}.allocation-summary__heading,.timeline-card header{display:block}.allocation-summary__heading span{display:block;margin-top:4px}.allocation-legend{display:grid;gap:10px}.timeline-card header>strong{display:block;margin-top:10px}.timeline-card dl{grid-template-columns:1fr}.results-heading .text-link{margin-top:12px}.result-summary{grid-template-columns:repeat(2,minmax(0,1fr))}.result-panel,.term-comparison{padding:24px 20px}.youth-policy__body{gap:0;padding-inline:24px}.policy-source{grid-column:auto}}@media(max-width:390px){.container,.narrow{width:min(calc(100% - 24px),var(--container))}.brand{gap:8px}.brand-mark{width:80px;height:37px;flex-basis:80px}.brand-mark img{height:37px}.brand-name{font-size:1.06rem}.nav-toggle{width:42px;height:42px;flex-basis:42px}.mortgage-tabs,.mortgage-form{margin-inline:0}.mortgage-tabs{border-radius:0}.mortgage-tabs button{padding-inline:6px;font-size:.9rem}.result-summary{grid-template-columns:1fr}}@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*:before,*:after{scroll-behavior:auto!important;transition-duration:.01ms!important;animation-duration:.01ms!important;animation-iteration-count:1!important}}@media print{.site-header,.hero-actions,.contact-actions,.contact-links,.footer-links,.nav-toggle,.mortgage-tabs,.calculate-button,.back-link,.results-heading .text-link{display:none!important}body{background:#fff;color:#000;font-size:11pt}.section,.hero,.contact-section{padding:24px 0;background:#fff!important;color:#000!important}.hero-grid,.about-grid,.contact-grid,.faq-grid{display:block}.hero-visual,.about-image{display:none}.service-card,.process-step,.contact-card,.policy-card{break-inside:avoid;border:1px solid #ccc;box-shadow:none}a[href^=http]:after{content:" (" attr(href) ")";font-size:8pt;font-weight:400}}.heading-phrase{white-space:nowrap}@supports (text-wrap: balance){h1,h2,h3{text-wrap:balance}}.home-column__heading,.column-series-heading{display:flex;align-items:end;justify-content:space-between;gap:36px;margin-bottom:42px}.home-column__heading>div,.column-series-heading>div{max-width:700px}.home-column__heading .section-title,.column-series-heading h2{margin-bottom:14px}.home-column__grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:18px}.home-column-card{min-width:0;border:1px solid var(--line);border-radius:var(--radius-md);background:var(--paper);box-shadow:var(--shadow-sm);transition:transform .2s ease,border-color .2s ease,box-shadow .2s ease}.home-column-card:hover{border-color:#0a806f73;box-shadow:var(--shadow-md);transform:translateY(-4px)}.home-column-card a{display:flex;min-height:270px;flex-direction:column;padding:30px;text-decoration:none}.home-column-card p{display:flex;align-items:center;justify-content:space-between;margin-bottom:32px;color:var(--brand-strong);font-size:.95rem;font-weight:800;letter-spacing:.08em}.home-column-card p strong{color:var(--coral);font-size:1.3rem;letter-spacing:.04em}.home-column-card h3{margin-bottom:28px;font-size:1.28rem}.home-column-card__link{margin-top:auto;color:var(--brand-strong);font-weight:800}.column-hero{position:relative;overflow:hidden;padding:88px 0 96px;background:radial-gradient(circle at 82% 18%,rgba(223,233,181,.62),transparent 28%),linear-gradient(135deg,var(--paper),var(--brand-mist))}.column-hero:after{position:absolute;right:-90px;bottom:-150px;width:390px;height:390px;border:58px solid rgba(244,179,109,.13);border-radius:50%;content:""}.column-hero__grid{position:relative;z-index:1;display:grid;grid-template-columns:minmax(0,1fr) 280px;align-items:center;gap:72px}.column-hero h1{margin-bottom:24px;font-size:clamp(3.25rem,8vw,6.6rem);letter-spacing:-.055em}.column-hero__lead{max-width:690px;margin-bottom:0;color:var(--ink-soft);font-size:clamp(1.08rem,2vw,1.28rem)}.column-hero__mark{display:grid;aspect-ratio:1;place-content:center;border:1px solid rgba(10,128,111,.24);border-radius:50% 50% 12%;background:var(--surface);box-shadow:var(--shadow-md);color:var(--brand-strong);text-align:center;transform:rotate(4deg)}.column-hero__mark span,.column-hero__mark small{font-size:.72rem;font-weight:900;letter-spacing:.24em}.column-hero__mark strong{display:block;margin:9px 0 12px;font-size:2.5rem;letter-spacing:.12em;line-height:1.12}.column-series-heading>p{max-width:480px;margin-bottom:8px;color:var(--ink-soft)}.column-series-heading h2{font-size:clamp(2rem,4vw,3rem)}.column-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:24px}.column-card{min-width:0;overflow:hidden;border:1px solid var(--line);border-radius:var(--radius-md);background:var(--surface);box-shadow:var(--shadow-sm);transition:transform .2s ease,box-shadow .2s ease}.column-card:hover{box-shadow:var(--shadow-md);transform:translateY(-5px)}.column-card>a{display:block;height:100%;text-decoration:none}.column-card__visual{position:relative;display:flex;min-height:150px;align-items:flex-end;justify-content:space-between;padding:25px 26px;overflow:hidden;color:var(--brand-strong)}.column-card__visual:before,.column-card__visual:after{position:absolute;border-radius:50%;content:""}.column-card__visual:before{top:-68px;right:-28px;width:180px;height:180px;border:32px solid rgba(10,128,111,.12)}.column-card__visual:after{bottom:-54px;left:38%;width:110px;height:110px;background:#f4b36d33}.column-card--open .column-card__visual{background:linear-gradient(145deg,var(--brand-mist),#f8f2d9)}.column-card--unlock .column-card__visual{background:linear-gradient(145deg,#f7eadb,#eef4dc)}.column-card__visual span,.column-card__visual strong{position:relative;z-index:1}.column-card__visual span{font-size:.9rem;font-weight:900;letter-spacing:.14em}.column-card__visual strong{color:var(--coral);font-size:3.15rem;letter-spacing:-.04em;line-height:.8}.column-card__body{display:flex;min-height:310px;flex-direction:column;padding:27px 27px 30px}.column-card__meta{display:flex;flex-wrap:wrap;justify-content:space-between;gap:4px 16px;margin-bottom:16px;color:var(--ink-soft);font-size:.9rem;font-weight:750}.column-card__body h2{margin-bottom:16px;font-size:1.35rem}.column-card__body>p:not(.column-card__meta){margin-bottom:22px;color:var(--ink-soft);font-size:.95rem}.column-card__link{margin-top:auto;color:var(--brand-strong);font-weight:850}.column-contact-strip{padding:46px 0;background:var(--brand-strong);color:#fff}.column-contact-strip__inner{display:flex;align-items:center;justify-content:space-between;gap:32px}.column-contact-strip__inner span,.column-contact-strip__inner strong{display:block}.column-contact-strip__inner span{color:#ffffffc7;font-size:.92rem}.column-contact-strip__inner strong{margin-top:2px;font-size:clamp(1.35rem,3vw,2rem)}.article-header{padding:68px 0 60px;border-bottom:1px solid var(--line);background:radial-gradient(circle at 85% 5%,rgba(223,233,181,.52),transparent 28%),var(--paper)}.breadcrumbs{display:flex;flex-wrap:wrap;gap:8px;margin-bottom:42px;color:var(--ink-soft);font-size:.9rem}.breadcrumbs a:hover{color:var(--brand-strong)}.article-series{margin-bottom:13px;color:var(--brand-strong);font-size:.9rem;font-weight:900;letter-spacing:.12em}.article-series span{margin-left:7px;color:var(--coral)}.article-header h1{max-width:800px;margin-bottom:24px;font-size:clamp(2.35rem,6vw,4.25rem)}.article-deck{max-width:720px;margin-bottom:24px;color:var(--ink-soft);font-size:clamp(1.05rem,2vw,1.22rem)}.article-byline{display:flex;flex-wrap:wrap;gap:9px;color:var(--ink-soft);font-size:.9rem;font-weight:700}.article-layout{display:grid;width:min(calc(100% - 40px),980px);grid-template-columns:minmax(0,700px) 220px;align-items:start;gap:56px;padding:72px 0 92px}.article-body{min-width:0;color:#2b3735;font-size:1.08rem;line-height:1.95}.article-body p,.article-body ul,.article-body blockquote,.article-body figure{margin-bottom:1.55em}.article-body h2{margin:2.2em 0 .72em;color:var(--ink);font-size:clamp(1.4rem,3vw,1.75rem);font-weight:850;letter-spacing:-.01em;line-height:1.4}.article-body ul{padding:20px 24px 20px 46px;border-radius:var(--radius-sm);background:var(--brand-mist)}.article-body li+li{margin-top:10px}.article-body blockquote{position:relative;margin-inline:0;padding:28px 30px 28px 34px;border-left:5px solid var(--coral);border-radius:0 var(--radius-sm) var(--radius-sm) 0;background:#fff5e9}.article-body blockquote p{margin:0;color:var(--ink);font-size:1.16rem;font-weight:800}.article-emphasis{color:var(--ink);font-weight:750}.article-image{overflow:hidden;border-radius:var(--radius-md);background:var(--brand-mist);box-shadow:var(--shadow-sm)}.article-image img{width:100%}.article-image figcaption{padding:12px 18px;color:var(--ink-soft);font-size:.9rem}.article-note{position:sticky;top:calc(var(--header-height) + 30px);padding:22px;border-top:4px solid var(--brand);border-radius:0 0 var(--radius-sm) var(--radius-sm);background:var(--brand-mist);color:var(--ink-soft);font-size:.9rem;line-height:1.7}.article-note strong{display:block;margin-bottom:8px;color:var(--brand-strong)}.column-grid--related{grid-template-columns:repeat(2,minmax(0,1fr))}@media(max-width:900px){.home-column__grid,.column-grid{grid-template-columns:repeat(2,minmax(0,1fr))}.column-hero__grid{grid-template-columns:minmax(0,1fr) 210px;gap:36px}.column-hero__mark strong{font-size:2rem}.article-layout{width:min(calc(100% - 40px),760px);grid-template-columns:1fr;gap:34px}.article-note{position:static}}@media(max-width:640px){.home-column__heading,.column-series-heading,.column-contact-strip__inner{display:block}.home-column__heading .text-link,.column-series-heading>.text-link,.column-contact-strip .button{margin-top:22px}.home-column__grid,.column-grid,.column-grid--related{grid-template-columns:1fr}.home-column-card a,.column-card__body{min-height:0}.column-hero{padding:58px 0 68px}.column-hero__grid{display:block}.column-hero__mark{width:min(210px,68vw);margin:44px auto 0}.column-series-heading>p{margin-top:10px}.article-header{padding:42px 0 46px}.breadcrumbs{margin-bottom:30px}.article-layout{width:min(calc(100% - 32px),760px);padding:48px 0 62px}.article-body{font-size:1.02rem;line-height:1.88}.article-body blockquote{padding:23px 21px 23px 24px}}.tax-tool-page{background:var(--paper);font-size:18px}.tax-tool-hero{position:relative;overflow:hidden;padding:68px 0 72px;border-bottom:1px solid var(--line);background:radial-gradient(circle at 92% 5%,rgba(223,233,181,.58),transparent 30%),linear-gradient(145deg,#edf7f3,#fbfaf4 66%)}.tax-tool-hero--repurchase{background:radial-gradient(circle at 92% 8%,rgba(244,179,109,.22),transparent 31%),linear-gradient(145deg,#f0f8f5,#fffaf0 68%)}.tax-tool-hero--deed{background:radial-gradient(circle at 92% 8%,rgba(223,233,181,.62),transparent 31%),linear-gradient(145deg,#eef8f4,#fffaf0 68%)}.tax-tool-hero--sale{background:radial-gradient(circle at 92% 8%,rgba(244,179,109,.26),transparent 31%),linear-gradient(145deg,#f0f8f5,#fff8ed 68%)}.tax-tool-hero:after{position:absolute;top:-170px;right:-125px;width:410px;height:410px;border:64px solid rgba(10,128,111,.045);border-radius:50%;content:"";pointer-events:none}.tax-tool-hero__grid{position:relative;z-index:1;display:grid;grid-template-columns:minmax(0,1fr) minmax(290px,360px);align-items:start;gap:72px}.tax-tool-hero h1{max-width:790px;margin-bottom:20px;font-size:clamp(2.45rem,6vw,4.25rem);letter-spacing:-.05em}.tax-tool-hero__lead{max-width:790px;margin-bottom:0;color:var(--ink-soft);font-size:clamp(1.12rem,2vw,1.3rem);line-height:1.72}.tax-tool-page .privacy-points,.mortgage-intro .privacy-points{font-size:1rem}.tax-hero-card{position:relative;min-height:290px;padding:32px;border:1px solid rgba(10,128,111,.2);border-radius:var(--radius-md);background:#ffffffdb;box-shadow:var(--shadow-sm)}.tax-hero-card>span{display:block;margin-bottom:13px;color:var(--brand-strong);font-size:.96rem;font-weight:900;letter-spacing:.08em}.tax-hero-card>strong{display:block;margin-bottom:8px;color:var(--brand);font-size:clamp(3.5rem,7vw,5.25rem);line-height:1}.tax-hero-card p{margin:0;color:var(--ink-soft);font-size:1.02rem;line-height:1.68}.tax-hero-card--rates>div+div{margin-top:13px}.tax-hero-card--rates>div{display:flex;align-items:baseline;justify-content:space-between;gap:18px;padding:13px 16px;border-radius:14px;background:var(--brand-mist)}.tax-hero-card--rates>div:last-child{background:#fff0e1}.tax-hero-card--rates strong{color:var(--brand-strong);font-size:clamp(2rem,5vw,3rem);line-height:1}.tax-hero-card--rates small{color:var(--ink-soft);font-size:1rem;font-weight:800}.sale-hero-card ol{display:grid;gap:10px;margin:0;padding:0;list-style:none}.sale-hero-card li{display:flex;min-height:52px;align-items:center;gap:13px;padding:10px 13px;border-radius:13px;background:var(--brand-mist);font-weight:800}.sale-hero-card li:nth-child(2){background:#f7f4df}.sale-hero-card li:nth-child(3){background:#fff0e1}.sale-hero-card li strong{display:grid;width:28px;height:28px;flex:0 0 auto;border-radius:50%;background:#fff;color:var(--brand-strong);font-size:.9rem;place-items:center}.tax-hero-card--three ol{display:grid;gap:10px;margin:0;padding:0;list-style:none}.tax-hero-card--three li{display:flex;align-items:center;gap:12px;padding:10px 13px;border-radius:12px;background:var(--brand-mist);font-weight:800}.tax-hero-card--three li:nth-child(2){background:#f7f4df}.tax-hero-card--three li:nth-child(3){background:#fff0e1}.tax-hero-card--three li strong{color:var(--brand-strong);font-size:.82rem}.tax-page-nav{position:sticky;z-index:900;top:var(--header-height);border-bottom:1px solid var(--line);background:#fffffff5}@supports (backdrop-filter: blur(12px)){.tax-page-nav{background:#ffffffd6;-webkit-backdrop-filter:blur(14px) saturate(130%);backdrop-filter:blur(14px) saturate(130%)}}.tax-page-nav__inner{display:flex;min-height:56px;align-items:center;gap:6px;overflow-x:auto;overscroll-behavior-inline:contain;scrollbar-width:thin}.tax-page-nav a{flex:0 0 auto;padding:8px 13px;border-radius:999px;color:var(--ink-soft);font-size:.98rem;font-weight:800;text-decoration:none}.tax-page-nav a:hover{background:var(--brand-mist);color:var(--brand-strong)}.tax-explainer .section-heading{max-width:820px}.tax-flow{display:grid;grid-template-columns:minmax(0,1fr) auto minmax(0,1fr) auto minmax(0,1fr);align-items:stretch;gap:14px}.tax-flow>div{padding:26px;border:1px solid var(--line);border-radius:var(--radius-sm);background:var(--paper)}.tax-flow>div>span,.tax-system-map article>span,.value-effect-grid article>span,.tool-next__inner>div>span{display:block;margin-bottom:8px;color:var(--brand-strong);font-size:.9rem;font-weight:900;letter-spacing:.08em}.tax-flow strong,.tax-flow small{display:block}.tax-flow strong{margin-bottom:4px;font-size:1.16rem}.tax-flow small{color:var(--ink-soft);font-size:.96rem;line-height:1.55}.tax-flow__arrow{align-self:center;color:var(--coral);font-size:1.4rem;font-weight:900}.tax-system-map,.value-effect-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:18px}.tax-system-map article,.value-effect-grid article{min-width:0;padding:28px;border:1px solid var(--line);border-radius:var(--radius-md);background:var(--paper)}.tax-system-map article:nth-child(2),.value-effect-grid article:nth-child(2){background:var(--brand-mist)}.tax-system-map article:nth-child(3),.value-effect-grid article:nth-child(3){background:#fff6e8}.tax-system-map h3{margin-bottom:10px;font-size:clamp(1.3rem,2.5vw,1.65rem)}.tax-system-map p,.value-effect-grid p{margin:0;color:var(--ink-soft);font-size:1rem;line-height:1.68}.tax-comparison{background:var(--paper)}.tax-compare-cards{display:grid;gap:22px}.tax-compare-cards--two{grid-template-columns:repeat(2,minmax(0,1fr))}.tax-compare-card{min-width:0;overflow:hidden;border:1px solid var(--line);border-radius:var(--radius-md);background:var(--surface);box-shadow:var(--shadow-sm)}.tax-compare-card header{padding:30px 32px 25px;background:var(--brand-mist)}.tax-compare-card--strict header{background:#fff1df}.tax-compare-card header span{display:block;margin-bottom:4px;color:var(--brand-strong);font-size:.92rem;font-weight:900;letter-spacing:.08em}.tax-compare-card header h3{margin-bottom:5px;font-size:clamp(1.7rem,3.5vw,2.25rem)}.tax-compare-card header strong{color:var(--brand-strong);font-size:1rem}.tax-compare-card dl{margin:0;padding:8px 32px 20px}.tax-compare-card dl>div{display:grid;grid-template-columns:145px minmax(0,1fr);gap:18px;padding:17px 0;border-bottom:1px solid var(--line)}.tax-compare-card dl>div:last-child{border-bottom:0}.tax-compare-card dt{color:var(--ink-soft);font-size:.96rem;font-weight:800}.tax-compare-card dd{min-width:0;margin:0;font-size:1.02rem;font-weight:750;line-height:1.62}.tax-note{max-width:920px;margin:28px auto 0;padding:22px 25px;border-left:5px solid var(--peach);border-radius:0 var(--radius-sm) var(--radius-sm) 0;background:#fff5e8}.tax-note strong{display:block;margin-bottom:5px}.tax-note p{margin:0;color:var(--ink-soft);font-size:1rem;line-height:1.66}.tax-table-scroll{max-width:100%;overflow-x:auto;border:1px solid var(--line);border-radius:var(--radius-md);background:var(--surface);box-shadow:var(--shadow-sm);overscroll-behavior-inline:contain;scrollbar-width:thin}.tax-table-scroll:focus-visible{outline-offset:5px}.tax-compare-table{width:100%;min-width:940px;border-collapse:collapse;line-height:1.58}.tax-compare-table th,.tax-compare-table td{padding:18px 20px;border-right:1px solid var(--line);border-bottom:1px solid var(--line);text-align:left;vertical-align:top}.tax-compare-table tr>*:last-child{border-right:0}.tax-compare-table tbody tr:last-child>*{border-bottom:0}.tax-compare-table thead th{background:var(--brand);color:#fff;font-size:1rem}.tax-compare-table thead th:first-child,.tax-compare-table tbody th{position:sticky;left:0;z-index:2}.tax-compare-table thead th:first-child{z-index:3}.tax-compare-table tbody th{width:150px;background:#f3f7f4;color:var(--brand-strong);font-size:.98rem}.tax-compare-table td{width:263px;color:var(--ink-soft);font-size:1rem}.value-effect-grid{margin-top:24px}.value-effect-grid article>strong{display:block;margin-bottom:7px;font-size:1.06rem}.checker-section .section-heading{max-width:830px}.checker-card{overflow:hidden;border:1px solid var(--line);border-radius:var(--radius-lg);background:var(--surface);box-shadow:var(--shadow-sm)}.checker-step{padding:38px 42px 42px;border-bottom:1px solid var(--line)}.checker-step--tax{background:#fcfcf8}.checker-step__heading{display:flex;align-items:baseline;gap:14px;margin-bottom:28px}.checker-step__heading>span{flex:0 0 auto;color:var(--brand-strong);font-size:.92rem;font-weight:900;letter-spacing:.08em}.checker-step__heading h3{margin:0;font-size:clamp(1.45rem,3vw,1.9rem)}.checker-grid{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:22px}.checker-question{min-width:0;margin:0;padding:22px;border:1px solid var(--line);border-radius:var(--radius-sm);background:var(--paper)}.checker-question--wide{width:100%}.checker-question legend,.checker-question--field>span:first-child{padding:0;color:var(--ink);font-size:1.05rem;font-weight:850;line-height:1.5}.checker-question>p{min-height:3.1em;margin:6px 0 16px;color:var(--ink-soft);font-size:.95rem;line-height:1.62}.checker-options{display:grid;gap:8px}.checker-options--two{grid-template-columns:repeat(2,minmax(0,1fr))}.checker-options--three{grid-template-columns:repeat(3,minmax(0,1fr))}.checker-options--scope{grid-template-columns:repeat(4,minmax(0,1fr))}.checker-options label{position:relative;min-width:0;cursor:pointer}.checker-options input{position:absolute;opacity:0;pointer-events:none}.checker-options label>span{display:flex;min-height:48px;align-items:center;justify-content:center;padding:10px 12px;border:1px solid #c7d3cf;border-radius:11px;background:#fff;font-size:1rem;font-weight:750;line-height:1.42;text-align:center}.checker-options--stack label>span{justify-content:flex-start;text-align:left}.checker-options--scope label>span{min-height:94px;flex-direction:column;gap:4px}.checker-options--scope strong,.checker-options--scope small{display:block}.checker-options--scope small{color:var(--ink-soft);font-size:.9rem;font-weight:650}.checker-options input:checked+span{border-color:var(--brand);background:var(--brand-mist);color:var(--brand-strong);box-shadow:0 0 0 2px #0a806f1a}.checker-options input:focus-visible+span{outline:3px solid var(--peach);outline-offset:3px}.checker-question .input-with-unit{background:#fff}.checker-actions{display:flex;flex-wrap:wrap;gap:11px;padding:30px 42px 38px}.checker-card .form-error{margin:28px 42px 0}.checker-result{margin-top:34px;padding:38px;border:1px solid #c8ddd6;border-radius:var(--radius-lg);background:var(--brand-mist);scroll-margin-top:calc(var(--header-height) + 78px)}.checker-result--review{border-color:#e6d8b4;background:#fff9e9}.checker-result--blocked{border-color:#ead0c5;background:#fff5f0}.checker-result__summary{max-width:780px;margin-bottom:28px}.checker-result__summary h3{margin-bottom:8px;font-size:clamp(1.65rem,4vw,2.35rem)}.checker-result__summary>p:last-child{color:var(--ink-soft);font-size:1.02rem}.checker-result__programs{display:grid;grid-template-columns:repeat(auto-fit,minmax(min(100%,270px),1fr));gap:16px}.program-result{min-width:0;padding:24px;border:1px solid rgba(10,128,111,.16);border-radius:var(--radius-md);background:#fffffff0}.program-result__heading{display:flex;align-items:center;justify-content:space-between;gap:14px;margin-bottom:18px}.program-result__heading h4{margin:0;font-size:1.3rem}.program-result__heading span{flex:0 0 auto;padding:4px 10px;border-radius:999px;background:var(--brand-soft);color:var(--brand-strong);font-size:.88rem;font-weight:900}.program-result--review .program-result__heading span{background:#f5eabd;color:#7b621e}.program-result--blocked .program-result__heading span{background:#f8ded4;color:#934936}.checker-result__list+.checker-result__list{margin-top:16px}.checker-result__list>strong{display:block;margin-bottom:6px;color:var(--ink);font-size:.95rem}.checker-result__list ul{margin:0;padding-left:20px;color:var(--ink-soft);font-size:1rem;line-height:1.62}.checker-result__list li+li{margin-top:6px}.checker-result__list--failure>strong{color:#934936}.checker-result__list--unknown>strong{color:#7b621e}.checker-result__list--warning>strong{color:#8c551f}.checker-result__list--note>strong{color:var(--brand-strong)}.tax-reminders{background:var(--paper)}.tax-reminders__grid{display:grid;grid-template-columns:minmax(260px,.7fr) minmax(0,1.3fr);align-items:start;gap:72px}.tax-reminder-card{padding:32px;border:1px solid var(--line);border-radius:var(--radius-md);background:var(--surface);box-shadow:var(--shadow-sm)}.tax-reminder-card ul{margin:0;padding-left:22px}.tax-reminder-card li+li{margin-top:10px}.tax-reminder-card .policy-source{margin:24px 0 0;padding-top:20px;border-top:1px solid var(--line);font-size:.96rem;line-height:1.7}.source-guide-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:20px}.source-guide-grid article{min-width:0;padding:30px;border:1px solid var(--line);border-radius:var(--radius-md);background:var(--paper)}.source-guide-grid article>span{display:inline-grid;width:38px;height:38px;margin-bottom:18px;border-radius:50%;background:var(--brand-soft);color:var(--brand-strong);font-size:.9rem;font-weight:900;place-items:center}.source-guide-grid h3{margin-bottom:10px;font-size:1.35rem}.source-guide-grid p{margin:0;color:var(--ink-soft);font-size:1rem;line-height:1.72}.cost-result{margin-top:34px;padding:38px;border:1px solid #c8ddd6;border-radius:var(--radius-lg);background:var(--brand-mist);scroll-margin-top:calc(var(--header-height) + 78px)}.cost-result__heading{max-width:820px;margin-bottom:28px}.cost-result__heading h2{margin-bottom:9px;font-size:clamp(1.8rem,4vw,2.65rem)}.cost-result__heading>p:last-child{margin:0;color:var(--ink-soft);font-size:1.05rem}.cost-result-grid{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:18px}.cost-result-grid article{min-width:0;padding:28px;border:1px solid rgba(10,128,111,.17);border-radius:var(--radius-md);background:#fff}.cost-result-grid article>span{display:block;margin-bottom:9px;color:var(--brand-strong);font-size:1rem;font-weight:850}.cost-result-grid article>strong{display:block;margin-bottom:7px;font-size:clamp(2rem,5vw,3.25rem);line-height:1.1}.cost-result-grid p{margin:0;color:var(--ink-soft);font-size:1rem}.cost-result>.tax-note{max-width:none}.sale-checklist-sections{display:grid;gap:34px}.sale-checklist-sections>section>h3{margin-bottom:15px;font-size:clamp(1.4rem,3vw,1.85rem)}.sale-checklist-grid{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:14px}.sale-checklist-item{min-width:0;padding:23px;border:1px solid rgba(10,128,111,.15);border-radius:var(--radius-sm);background:#fffffff2}.sale-checklist-item--important{border-color:#e3c6b9;background:#fff7f2}.sale-checklist-item--review{border-color:#e7d8ae;background:#fffbed}.sale-checklist-item--good{border-color:#bcd9cf;background:#f7fcfa}.sale-checklist-item h4{margin:0 0 7px;font-size:1.14rem}.sale-checklist-item p{margin:0;color:var(--ink-soft);font-size:1rem;line-height:1.68}.sale-checklist-item a{display:inline-flex;margin-top:12px;color:var(--brand-strong);font-weight:850;text-decoration:none}.sale-checklist-item a:hover{text-decoration:underline}.tool-next{padding:54px 0;background:var(--brand);color:#fff}.tool-next__inner{display:flex;align-items:center;justify-content:space-between;gap:42px}.tool-next__inner>div>span{color:#ffffffb8}.tool-next h2{margin-bottom:7px;font-size:clamp(1.65rem,3.4vw,2.45rem)}.tool-next p{margin:0;color:#ffffffc7}.tool-next .button{flex:0 0 auto}@media(max-width:900px){.tax-tool-hero__grid{grid-template-columns:1fr;gap:38px}.tax-hero-card{min-height:0;max-width:620px}.tax-flow{grid-template-columns:1fr}.tax-flow__arrow{transform:rotate(90deg);justify-self:center}.tax-system-map,.value-effect-grid,.source-guide-grid{grid-template-columns:1fr}.tax-reminders__grid{grid-template-columns:1fr;gap:30px}.tool-next__inner{display:block}.tool-next .button{margin-top:24px}}@media(max-width:720px){.tax-tool-hero{padding:44px 0 50px}.tax-tool-hero h1{font-size:clamp(2.15rem,10vw,3rem)}.tax-page-nav__inner{width:100%;padding-inline:16px}.tax-compare-cards--two,.checker-grid,.cost-result-grid,.sale-checklist-grid{grid-template-columns:1fr}.tax-compare-card dl>div{grid-template-columns:1fr;gap:5px}.checker-step{padding:29px 24px 32px}.checker-step__heading{display:block}.checker-step__heading>span{display:block;margin-bottom:6px}.checker-question>p{min-height:0}.checker-options--scope{grid-template-columns:repeat(2,minmax(0,1fr))}.checker-actions{padding:24px}.checker-card .form-error{margin:24px 24px 0}.checker-result,.cost-result{padding:28px 22px;border-radius:var(--radius-md)}.tax-reminder-card{padding:27px 24px}}@media(max-width:480px){.tax-hero-card,.tax-compare-card header,.tax-compare-card dl{padding-inline:22px}.checker-options--three,.checker-options--scope{grid-template-columns:1fr}.checker-options--scope label>span{min-height:70px}.checker-actions .button,.tool-next .button{width:100%}.program-result__heading{align-items:flex-start}}.toolbox{position:relative}.toolbox .toolbox-grid{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));align-items:stretch;gap:22px}.toolbox .toolbox-card{--toolbox-card-border: var(--line);--toolbox-card-background: var(--paper);--toolbox-card-decoration: rgba(10, 128, 111, .08);--toolbox-label-background: var(--brand-soft);--toolbox-label-color: var(--brand-strong);position:relative;display:flex;min-width:0;height:100%;flex-direction:column;align-items:stretch;gap:0;overflow:hidden;padding:38px;border:1px solid var(--toolbox-card-border);border-radius:var(--radius-md);background:var(--toolbox-card-background)}.toolbox .toolbox-card:after{position:absolute;right:-64px;bottom:-78px;width:190px;height:190px;border-radius:50%;background:var(--toolbox-card-decoration);content:"";pointer-events:none}.toolbox .toolbox-label{display:inline-flex;width:fit-content;max-width:100%;align-self:flex-start;margin-bottom:18px;padding:4px 12px;border-radius:999px;background:var(--toolbox-label-background);color:var(--toolbox-label-color);font-size:.92rem;font-weight:900}.toolbox .toolbox-card h3{position:relative;z-index:1;margin-bottom:12px;font-size:clamp(1.45rem,2.5vw,1.8rem)}.toolbox .toolbox-card p{position:relative;z-index:1;margin-bottom:24px;color:var(--ink-soft);font-size:1.02rem;line-height:1.7}.toolbox .toolbox-card .text-link{margin-top:auto;align-self:flex-start;font-size:1.02rem}.toolbox .toolbox-note{max-width:840px;margin:24px auto 0;color:var(--ink-soft);font-size:.98rem;line-height:1.7;text-align:center}.toolbox .toolbox-card--mortgage{--toolbox-card-border: #bcd8cf;--toolbox-card-background: linear-gradient(145deg, var(--brand-mist), var(--paper));--toolbox-card-decoration: rgba(10, 128, 111, .1);--toolbox-label-background: #d9efe8;grid-column:1 / -1}.toolbox .toolbox-card--mortgage p{max-width:720px}.toolbox .toolbox-card--tax{--toolbox-card-border: #c9ded7;--toolbox-card-background: linear-gradient(145deg, #f2faf7, var(--paper));--toolbox-label-background: #e1f2ec}.toolbox .toolbox-card--replacement{--toolbox-card-border: #ead7bd;--toolbox-card-background: linear-gradient(145deg, #fff8eb, var(--paper));--toolbox-card-decoration: rgba(244, 179, 109, .18);--toolbox-label-background: #f7eadc;--toolbox-label-color: #8c551f}.toolbox .toolbox-card--buy{--toolbox-card-border: #d7dfb9;--toolbox-card-background: linear-gradient(145deg, #f7faec, var(--paper));--toolbox-card-decoration: rgba(120, 148, 76, .14);--toolbox-label-background: #e7edc8;--toolbox-label-color: #5b6d33}.toolbox .toolbox-card--sell{--toolbox-card-border: #eccfc5;--toolbox-card-background: linear-gradient(145deg, #fff7f3, var(--paper));--toolbox-card-decoration: rgba(237, 128, 106, .14);--toolbox-label-background: #f9dfda;--toolbox-label-color: #9a4e42}@media(max-width:680px){.toolbox .toolbox-grid{grid-template-columns:1fr}.toolbox .toolbox-card,.toolbox .toolbox-card--mortgage{grid-column:auto}.toolbox .toolbox-card{padding:30px 26px}.toolbox .toolbox-card--mortgage p{max-width:none}}