:root{--navy:#0d2440;--navy2:#173858;--green:#244e3f;--green2:#376854;--cream:#f5f3ed;--white:#fff;--ink:#13202b;--muted:#62707b;--line:#d9dfdc;--gold:#c8a977;--shadow:0 24px 60px rgba(13,36,64,.16)}*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;color:var(--ink);font-family:Inter,ui-sans-serif,system-ui,-apple-system,"Segoe UI",sans-serif;font-size:16px;line-height:1.65;background:#fff}h1,h2,h3,p{margin-top:0}h1,h2,h3{font-family:Georgia,"Times New Roman",serif;line-height:1.08;font-weight:500;letter-spacing:-.025em}a{color:inherit}.skip{position:fixed;left:1rem;top:-5rem;z-index:100;background:#fff;padding:.8rem 1rem}.skip:focus{top:1rem}.site-header{height:84px;display:flex;align-items:center;justify-content:space-between;padding:0 clamp(1.25rem,4vw,4.5rem);background:rgba(255,255,255,.96);backdrop-filter:blur(14px);position:sticky;top:0;z-index:50;border-bottom:1px solid rgba(13,36,64,.08)}.brand{display:flex;gap:.9rem;align-items:center;text-decoration:none}.brand img{width:130px;height:52px;object-fit:contain}.brand span{display:flex;flex-direction:column;border-left:1px solid var(--line);padding-left:.9rem;line-height:1.2}.brand strong{font-family:Georgia,serif;font-size:1.08rem}.brand small{color:var(--muted);font-size:.72rem;margin-top:.24rem}.site-header nav{display:flex;align-items:center;gap:1.35rem}.site-header nav>a{text-decoration:none;font-size:.86rem;font-weight:650;letter-spacing:.01em}.site-header nav>a:not(.nav-cta):hover{color:var(--green2)}.nav-cta{background:var(--green);color:#fff;padding:.75rem 1rem;border-radius:2px}.nav-cta:hover{background:var(--navy)}.menu{display:none;background:none;border:1px solid var(--line);padding:.6rem .8rem;font-weight:700}.hero{min-height:calc(100vh - 84px);position:relative;display:grid;grid-template-columns:minmax(0,1fr) minmax(300px,430px);align-items:center;gap:5vw;padding:clamp(5rem,10vw,9rem) clamp(1.25rem,8vw,9rem);overflow:hidden;color:#fff}.hero-bg{position:absolute;inset:-7%;background:url('assets/puget-sound-banner.png') center/cover no-repeat;animation:drift 20s ease-in-out infinite alternate;transform:scale(1.04)}@keyframes drift{to{transform:scale(1.12) translate3d(-1.5%,1%,0)}}@media(prefers-reduced-motion:reduce){*{scroll-behavior:auto!important}.hero-bg{animation:none!important}.reveal{transition:none!important}}.hero-shade{position:absolute;inset:0;background:linear-gradient(90deg,rgba(8,28,47,.96) 0%,rgba(8,28,47,.83) 50%,rgba(8,28,47,.45) 100%)}.hero-content,.hero-card{position:relative;z-index:2}.eyebrow{text-transform:uppercase;letter-spacing:.18em;font-size:.73rem;font-weight:800;color:#b9d6c8;margin-bottom:1rem}.hero h1{font-size:clamp(3rem,6vw,6.4rem);max-width:900px;margin-bottom:1.35rem}.lead{font-size:clamp(1.05rem,1.4vw,1.3rem);max-width:720px;color:rgba(255,255,255,.87)}.actions{display:flex;gap:.75rem;flex-wrap:wrap;margin:2rem 0 1rem}.btn{display:inline-flex;align-items:center;justify-content:center;gap:.65rem;min-height:52px;padding:.8rem 1.25rem;text-decoration:none;font-weight:750;border-radius:2px;border:1px solid transparent;transition:.25s ease}.btn.primary{background:var(--green2);color:#fff}.btn.primary:hover{background:#477f69;transform:translateY(-2px);box-shadow:0 12px 30px rgba(0,0,0,.2)}.btn.secondary{border-color:rgba(255,255,255,.55);color:#fff}.btn.secondary:hover{background:#fff;color:var(--navy)}.micro{font-size:.76rem;color:rgba(255,255,255,.66);max-width:580px}.hero-card{background:rgba(255,255,255,.95);color:var(--ink);box-shadow:var(--shadow);align-self:end;margin-bottom:-3rem}.hero-card img{display:block;width:100%;height:min(48vh,520px);object-fit:cover;object-position:center 20%}.hero-card>div{padding:1.4rem 1.6rem;border-top:4px solid var(--green)}.hero-card p{font-size:.72rem;text-transform:uppercase;letter-spacing:.16em;color:var(--green);font-weight:800;margin-bottom:.3rem}.hero-card h2{font-size:2rem;margin-bottom:.3rem}.hero-card span{font-size:.82rem;color:var(--muted)}.trust{display:grid;grid-template-columns:repeat(3,1fr);padding:2.2rem clamp(1.25rem,8vw,9rem);background:var(--cream);border-bottom:1px solid var(--line)}.trust div{display:flex;flex-direction:column;padding:0 2rem;border-right:1px solid var(--line)}.trust div:first-child{padding-left:0}.trust div:last-child{border:0}.trust strong{font-family:Georgia,serif;font-size:1.2rem}.trust span{color:var(--muted);font-size:.84rem}.section{padding:clamp(5rem,9vw,9rem) clamp(1.25rem,8vw,9rem);scroll-margin-top:84px}.split{display:grid;grid-template-columns:1fr 2fr;gap:6vw}.section-label{color:var(--green);text-transform:uppercase;letter-spacing:.18em;font-size:.75rem;font-weight:800;border-top:1px solid var(--green);padding-top:1rem}.about-copy{max-width:850px}.about-copy h2,.section-heading h2,.first-copy h2,.contact h2{font-size:clamp(2.4rem,4.6vw,5rem)}.about-copy>p:not(.fine){font-size:1.15rem;color:#44525d}.signature{font-family:cursive;font-size:3rem;color:var(--green);transform:rotate(-4deg);margin:1rem 0}.fine{font-size:.85rem;color:var(--muted)}.dark{background:var(--navy);color:#fff}.section-heading{max-width:850px;margin-bottom:3.5rem}.section-heading>p:last-child{color:rgba(255,255,255,.7);max-width:680px}.card-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:1px;background:rgba(255,255,255,.18);border:1px solid rgba(255,255,255,.18)}.loan-card{background:var(--navy);padding:2.4rem;min-height:260px;transition:.3s ease}.loan-card:hover{background:var(--green);transform:translateY(-5px)}.loan-card>span{color:#9ac0af;font-size:.76rem;font-weight:800}.loan-card h3{font-size:1.75rem;margin:1.8rem 0 .75rem}.loan-card p{color:rgba(255,255,255,.7);font-size:.91rem}.disclaimer-inline{font-size:.72rem;color:rgba(255,255,255,.55);margin:2rem 0 0}.first-time{display:grid;grid-template-columns:1.1fr .9fr;gap:8vw;align-items:center;background:var(--cream)}.first-copy{max-width:700px}.first-copy .eyebrow{color:var(--green)}.first-copy>p:not(.eyebrow){color:var(--muted);font-size:1.08rem}.first-copy ul{padding:0;list-style:none;margin:1.5rem 0}.first-copy li{padding:.7rem 0 .7rem 1.7rem;border-bottom:1px solid var(--line);position:relative}.first-copy li:before{content:'✓';color:var(--green);position:absolute;left:0;font-weight:900}.text-link{color:var(--green);font-weight:800;text-decoration-thickness:1px;text-underline-offset:4px}.quote{background:var(--green);color:#fff;padding:clamp(2.3rem,5vw,5rem);box-shadow:20px 20px 0 #d9e1da}.quote p{font-family:Georgia,serif;font-size:clamp(1.8rem,3vw,3.2rem);line-height:1.18}.quote span{color:#c5ddcf}.process{background:#fff}.process .eyebrow,.faq .eyebrow,.contact .eyebrow{color:var(--green)}.steps{list-style:none;padding:0;margin:0 auto;max-width:1000px}.steps li{display:grid;grid-template-columns:90px 1fr;gap:1.5rem;padding:2rem 0;border-top:1px solid var(--line)}.steps>li>span{font-size:.78rem;color:var(--green);font-weight:900}.steps h3{font-size:1.7rem;margin-bottom:.4rem}.steps p{color:var(--muted);margin:0}.center{text-align:center;margin-top:2rem}.realtor{background:linear-gradient(135deg,var(--green),#16372d);color:#fff}.realtor-panel{max-width:1000px}.realtor-panel h2{font-size:clamp(2.6rem,5vw,5.3rem);max-width:850px}.realtor-panel>p:not(.eyebrow){font-size:1.1rem;color:rgba(255,255,255,.8);max-width:700px}.pill-row{display:flex;flex-wrap:wrap;gap:.6rem;margin:2rem 0}.pill-row span{border:1px solid rgba(255,255,255,.32);padding:.55rem .8rem;font-size:.82rem}.btn.light{margin-top:.5rem}.faq{background:var(--cream)}.faq .section-heading{color:var(--ink)}.accordion{max-width:1000px}.accordion details{border-top:1px solid #bfc8c1}.accordion details:last-child{border-bottom:1px solid #bfc8c1}.accordion summary{cursor:pointer;font-family:Georgia,serif;font-size:1.35rem;padding:1.35rem 3rem 1.35rem 0;position:relative;list-style:none}.accordion summary::-webkit-details-marker{display:none}.accordion summary:after{content:'+';position:absolute;right:.5rem;color:var(--green);font-family:system-ui;font-size:1.6rem}.accordion details[open] summary:after{content:'−'}.accordion details p{max-width:820px;color:var(--muted);padding:0 0 1.5rem;margin:0}.contact{display:grid;grid-template-columns:1fr 1fr;gap:8vw;align-items:start}.contact-copy p:not(.eyebrow){color:var(--muted);font-size:1.08rem}.contact-card{border-top:4px solid var(--green);box-shadow:var(--shadow);padding:1rem 2rem}.contact-card>a{display:flex;flex-direction:column;padding:1.2rem 0;border-bottom:1px solid var(--line);text-decoration:none}.contact-card>a:hover strong{color:var(--green)}.contact-card small{text-transform:uppercase;letter-spacing:.14em;font-size:.67rem;color:var(--muted);font-weight:800}.contact-card strong{font-size:clamp(1rem,2vw,1.35rem);overflow-wrap:anywhere}.socials{display:flex;gap:1.2rem;padding:1.4rem 0}.socials a{color:var(--green);font-weight:750}footer{background:#071725;color:rgba(255,255,255,.72);padding:4rem clamp(1.25rem,8vw,9rem) 2rem;display:grid;grid-template-columns:1fr 2fr;gap:4vw;font-size:.75rem}.footer-brand img{width:220px;background:#fff;padding:.5rem}.footer-brand p{margin-top:1rem}.footer-legal a{color:#fff}.copyright{grid-column:1/-1;border-top:1px solid rgba(255,255,255,.14);padding-top:1.5rem;margin-top:1rem}.floating-apply{position:fixed;right:1.25rem;bottom:1.25rem;z-index:40;background:var(--green);color:#fff;text-decoration:none;padding:.75rem 1rem;box-shadow:0 14px 32px rgba(0,0,0,.25);display:flex;flex-direction:column;line-height:1.2;border:1px solid rgba(255,255,255,.3);transition:.25s}.floating-apply span{font-size:.64rem;text-transform:uppercase;letter-spacing:.12em}.floating-apply strong{font-size:.95rem}.floating-apply:hover{background:var(--navy);transform:translateY(-3px)}.reveal{opacity:0;transform:translateY(18px);transition:opacity .7s ease,transform .7s ease}.reveal.visible{opacity:1;transform:none}@media(max-width:1040px){.site-header nav{position:absolute;top:84px;left:0;right:0;background:#fff;display:none;flex-direction:column;align-items:stretch;padding:1rem 1.25rem 1.5rem;border-bottom:1px solid var(--line)}.site-header nav.open{display:flex}.menu{display:block}.hero{grid-template-columns:1fr;padding-top:6rem}.hero-card{max-width:360px;justify-self:end;margin-top:-2rem}.card-grid{grid-template-columns:repeat(2,1fr)}}@media(max-width:720px){.site-header{height:72px}.brand img{width:92px;height:42px}.brand span{padding-left:.55rem}.brand strong{font-size:.92rem}.brand small{font-size:.62rem}.site-header nav{top:72px}.hero{min-height:auto;padding:5.5rem 1.25rem 4rem}.hero h1{font-size:3.15rem}.hero-card{justify-self:stretch;max-width:none;margin:1.5rem 0 -6rem}.hero-card img{height:400px}.trust{grid-template-columns:1fr;padding:7rem 1.25rem 2rem}.trust div{padding:1rem 0;border-right:0;border-bottom:1px solid var(--line)}.split,.first-time,.contact{grid-template-columns:1fr}.section{scroll-margin-top:72px}.card-grid{grid-template-columns:1fr}.loan-card{min-height:auto}.first-time{gap:4rem}.quote{box-shadow:10px 10px 0 #d9e1da}.steps li{grid-template-columns:48px 1fr}.contact-card{padding:1rem 1.25rem}footer{grid-template-columns:1fr}.copyright{grid-column:1}.floating-apply{left:1rem;right:1rem;bottom:.75rem;align-items:center;flex-direction:row;justify-content:space-between}.floating-apply span{font-size:.62rem}.socials{flex-wrap:wrap}}@media(max-width:420px){.brand span{display:none}.hero h1{font-size:2.65rem}.actions{flex-direction:column}.btn{width:100%}.hero-card img{height:350px}.about-copy h2,.section-heading h2,.first-copy h2,.contact h2{font-size:2.45rem}}
/* Refined signature and secondary portrait */
.socials a{display:inline-flex;align-items:center;gap:.45rem;text-decoration:none}.socials a:hover span{text-decoration:underline;text-underline-offset:3px}.social-icon{width:20px;height:20px;flex:0 0 20px}.youtube-icon rect{fill:#ff0033}.youtube-icon path{fill:#fff}.instagram-icon rect{fill:url(#instagramGradient)}.instagram-icon circle{fill:none;stroke:#fff;stroke-width:1.8}.instagram-icon circle:last-child{fill:#fff;stroke:none}.facebook-icon circle{fill:#1877f2}.facebook-icon path{fill:#fff}.linkedin-icon rect{fill:#0a66c2}.linkedin-icon circle,.linkedin-icon path{fill:#fff}
.about-layout{display:grid;grid-template-columns:minmax(0,1.35fr) minmax(250px,.65fr);gap:clamp(2.5rem,5vw,5rem);align-items:center}.signature{font-family:'Allura',cursive;font-size:4.5rem;line-height:1;color:var(--green);transform:none;margin:1.4rem 0}.about-photo{margin:0;position:relative}.about-photo:after{content:'';position:absolute;inset:18px -18px -18px 18px;border:1px solid var(--green);z-index:-1}.about-photo img{display:block;width:100%;aspect-ratio:4/5;object-fit:cover;object-position:center 20%;box-shadow:var(--shadow)}
@media(max-width:900px){.about-layout{grid-template-columns:1fr}.about-photo{max-width:480px}.signature{font-size:4rem}}
@media(max-width:420px){.signature{font-size:3.4rem}}
.about-photo img{height:auto;aspect-ratio:auto;object-fit:contain;object-position:center}
.signature{font-family:'WindSong',cursive;font-weight:500;font-size:4.15rem;letter-spacing:-.04em}.trust{grid-template-columns:repeat(4,1fr)}
.trust div:nth-child(3){border-right:1px solid var(--line)}
@media(max-width:900px){.trust{grid-template-columns:repeat(2,1fr)}.trust div{padding:1rem 1.25rem;border-bottom:1px solid var(--line)}.trust div:nth-child(2),.trust div:nth-child(4){border-right:0}}
@media(max-width:540px){.trust{grid-template-columns:1fr}.trust div{padding:1rem 0;border-right:0!important}.trust div:last-child{border-bottom:0}}
.hero-bg{background-image:url('assets/puget-sound-banner.jpg');background-position:center center}
.signature-art{width:min(100%,355px);margin:1.5rem 0;background:var(--navy);line-height:0;overflow:hidden}.signature-art svg{display:block;width:100%;height:auto}
.signature-exact{font-family:'WindSong',cursive;font-size:4.15rem;font-weight:500;line-height:1;color:var(--green);letter-spacing:-.04em;transform:none;margin:1.35rem 0}
@media(max-width:540px){.signature-exact{font-size:3.5rem}}

/* Compliance-required 50/50 co-branding and footer disclosure presentation. */
.brand{display:grid;grid-template-columns:1fr 1fr;gap:1rem;align-items:center;width:340px}
.brand img,.brand span{width:100%;height:54px}
.brand img{object-fit:contain}
.brand span{display:flex;flex-direction:column;justify-content:center;padding-left:1rem}
.brand strong{font-size:1.25rem}
.footer-legal p{margin-bottom:.75rem}
.equal-housing{display:flex;align-items:center;gap:.7rem;margin:.5rem 0 .75rem;color:#fff;font-weight:700}
.eho-icon{width:48px;height:48px;flex:0 0 48px}
.required-disclaimer{max-width:1000px}
@media(max-width:720px){
  .brand{width:235px;gap:.55rem}
  .brand img,.brand span{height:42px}
  .brand span{padding-left:.55rem}
}
@media(max-width:420px){
  .site-header{padding-left:.75rem;padding-right:.75rem}
  .brand{width:225px}
  .brand span{display:flex}
}

/* Refinance Rate Watch List */
.rate-watch{display:grid;grid-template-columns:minmax(0,.85fr) minmax(420px,1.15fr);gap:clamp(3rem,7vw,7rem);align-items:start;background:var(--navy);color:#fff}
.rate-watch .eyebrow{color:#b9d6c8}.rate-watch h2{font-size:clamp(2.4rem,4.6vw,5rem)}.rate-watch-copy>p:not(.eyebrow):not(.fine){font-size:1.08rem;color:rgba(255,255,255,.78)}.rate-watch-copy .fine{color:rgba(255,255,255,.62)}
.rate-watch-form{display:grid;grid-template-columns:1fr 1fr;gap:1.1rem;background:#fff;color:var(--ink);padding:clamp(1.4rem,3vw,2.5rem);box-shadow:var(--shadow);border-top:4px solid var(--green2)}
.field{display:flex;flex-direction:column;gap:.38rem}.full{grid-column:1/-1}.field label{font-size:.78rem;text-transform:uppercase;letter-spacing:.1em;font-weight:800;color:var(--navy)}.field input{width:100%;min-height:50px;border:1px solid #b9c3c8;border-radius:2px;background:#fff;color:var(--ink);font:inherit;padding:.7rem .85rem}.field input:focus{outline:3px solid rgba(55,104,84,.2);border-color:var(--green2)}.rate-input{display:flex;align-items:center;border:1px solid #b9c3c8}.rate-input:focus-within{outline:3px solid rgba(55,104,84,.2);border-color:var(--green2)}.rate-input input{border:0;outline:0!important}.rate-input span{padding:0 .9rem;font-weight:800;color:var(--green)}
.consent{display:grid;grid-template-columns:22px 1fr;gap:.75rem;align-items:start;font-size:.83rem;color:#4c5963;line-height:1.5}.consent input{width:19px;height:19px;margin-top:.15rem;accent-color:var(--green)}.form-actions{display:flex;align-items:center;gap:1rem;flex-wrap:wrap}.form-actions .btn{border:0;cursor:pointer;font:inherit}.form-actions .fine{max-width:360px;margin:0}.form-status{color:var(--green);font-weight:750;margin:0;min-height:1.5em}
@media(max-width:920px){.rate-watch{grid-template-columns:1fr}.rate-watch-form{grid-template-columns:1fr}.rate-watch-form .full,.rate-watch-form .field{grid-column:1}}
@media(max-width:540px){.rate-watch-form{padding:1.25rem}.form-actions{align-items:stretch;flex-direction:column}.form-actions .btn{width:100%}}