@import url('https://fonts.googleapis.com/css2?family=DM+Sans:wght@400;500;600;700&family=Manrope:wght@400;600;700;800&display=swap');
:root{--ink:#102b50;--deep:#09244c;--lime:#8ed9ff;--paper:#f6f9fd;--muted:#50647e;--line:#d1dce9;--white:#fff}*{box-sizing:border-box}body{margin:0;background:var(--paper);color:var(--ink);font-family:'DM Sans',Arial,sans-serif;font-size:1rem;line-height:1.65}h1,h2,h3,.brand-mark{font-family:Manrope,Arial,sans-serif;line-height:1.13;letter-spacing:-.045em}h1{font-size:clamp(2.5rem,5vw,4.6rem);font-weight:800;margin:.6em 0 .4em}h2{font-size:clamp(1.8rem,3vw,2.6rem);margin:.45em 0 .65em}h3{font-size:1.25rem;letter-spacing:-.02em}p{color:var(--muted);margin:0 0 1.2em}a{color:inherit;text-decoration:none}a:hover{text-decoration:underline;text-underline-offset:5px}button,input,select{font:inherit}button{cursor:pointer}a:focus-visible,button:focus-visible,input:focus-visible,select:focus-visible,summary:focus-visible{outline:3px solid #1687d6;outline-offset:4px}.draft{background:var(--deep);color:#e4efec;text-align:center;padding:8px 20px;font-size:.8rem;letter-spacing:.025em}header{max-width:1440px;margin:auto;padding:25px 5%;display:flex;align-items:center;justify-content:space-between;gap:25px;border-bottom:1px solid var(--line)}.brand{display:flex;align-items:center;gap:14px;flex-shrink:0}.brand:hover{text-decoration:none}.brand-mark{font-size:2.8rem;font-weight:800;color:var(--ink)}.brand-mark span{color:#148fd0}.brand-name{font-size:.85rem;font-weight:800;letter-spacing:.05em;line-height:1.3}.brand-name small{display:block;font-size:.75rem;letter-spacing:0;font-weight:500;margin-top:5px}nav{display:flex;align-items:center;gap:22px;font-size:.9rem;font-weight:600}nav [aria-current]{text-decoration:underline;text-decoration-thickness:2px;text-underline-offset:8px}.menu-toggle{display:none}.wrap{max-width:1200px;margin:auto;padding-left:32px;padding-right:32px}.eyebrow{font-size:.8rem;font-weight:800;letter-spacing:.13em;text-transform:uppercase}.hero{display:grid;grid-template-columns:1.25fr 1fr;gap:75px;align-items:center;padding-top:75px;padding-bottom:85px}em{font-style:normal;color:#087ebc}.lede{font-size:1.18rem;max-width:660px;line-height:1.7}.actions{display:flex;flex-wrap:wrap;gap:12px;margin:28px 0 15px}.button{display:inline-block;border:1px solid var(--deep);border-radius:5px;background:var(--deep);color:white;padding:14px 22px;line-height:1.4;font-weight:700;font-size:1rem;text-align:center}.button:hover{background:#145996;text-decoration:none}.button.outline{background:transparent;color:var(--deep)}.button.outline:hover{background:#e8f2fc}.button.small{padding:10px 15px;font-size:.85rem}.micro{font-size:.85rem}.desk-panel{background:var(--deep);padding:30px 35px;color:white;border-radius:8px;box-shadow:12px 12px 0 #dceafa}.desk-panel>.eyebrow{color:var(--lime)}.desk-panel>a{display:flex;gap:25px;padding:20px 0;border-bottom:1px solid #355786}.desk-panel>a:hover{text-decoration:none}.desk-panel b{color:var(--lime);font-size:.85rem;padding-top:8px}.desk-panel h3{margin:0 0 7px;font-size:1.4rem}.desk-panel p{color:#d4e6fc;font-size:.95rem;margin:0}.panel-foot{font-size:.7rem;letter-spacing:.08em;padding-top:24px}.credential{border-top:1px solid var(--line);border-bottom:1px solid var(--line);background:#eaf1fa}.credential .wrap{display:flex;justify-content:space-between;gap:20px;padding-top:22px;padding-bottom:22px;font-size:.9rem}.credential strong{display:block;font-size:1.1rem}.section{padding-top:70px;padding-bottom:70px}.section-top{display:flex;align-items:center;justify-content:space-between;gap:60px;margin-bottom:25px}.section-top>p{max-width:350px}.cards{display:grid;grid-template-columns:repeat(3,1fr);gap:22px;max-width:1200px;margin:0 auto;padding:0 32px 40px}.section .cards{padding:0}.card{display:flex;flex-direction:column;padding:30px;background:white;border:1px solid var(--line);border-radius:7px}.card:hover{text-decoration:none;border-color:#6b9cca}.card h3,.card h2{font-size:1.7rem;margin:20px 0 16px}.card p{flex:1}.text-link{display:block;color:#116faf;font-weight:700;margin-top:14px}.video-feature{display:grid;grid-template-columns:1fr 1.2fr;gap:55px;padding-top:55px;padding-bottom:55px;background:#e4f0fc;border-radius:8px}.video-title{font-family:Manrope,Arial,sans-serif;font-size:clamp(2rem,4.7vw,4.3rem);font-weight:800;line-height:1.05;letter-spacing:-.055em;border-left:5px solid #159bd6;padding-left:30px}.video-title span{display:block;font-size:.75rem;letter-spacing:.13em;margin-top:25px}.cta{display:flex;align-items:center;justify-content:space-between;gap:40px;padding-top:70px;padding-bottom:70px}.cta h2{max-width:650px}.cta p{max-width:570px}.cta .button{flex-shrink:0}.page-intro{padding-top:55px;padding-bottom:38px}.page-intro h1{max-width:900px;font-size:clamp(2.5rem,4.5vw,3.8rem)}.content-grid{display:grid;grid-template-columns:1.7fr 1fr;gap:65px;padding-bottom:50px}.content-grid article h2{font-size:2rem}.callout{padding:28px;background:#e4f0fc;border-left:4px solid #159bd6;border-radius:5px;align-self:start}.callout h2{font-size:2rem}.steps{padding-left:28px}.steps li{padding-left:12px;margin-bottom:30px}.steps li::marker{font-weight:800;color:#167ebc}.steps h3{margin-bottom:10px}.form-layout{display:grid;grid-template-columns:1.7fr 1fr;gap:45px;padding-bottom:75px}.form-card{background:white;border:1px solid var(--line);border-radius:7px;padding:32px}.form-fields{display:grid;grid-template-columns:1fr 1fr;gap:18px 22px}.tablist{display:flex;gap:10px;border-bottom:1px solid var(--line);padding-bottom:20px;margin-bottom:25px}.tablist button{background:#edf4fb;border:1px solid var(--line);border-radius:5px;padding:11px 18px;color:var(--ink);font-weight:700}.tablist button[aria-selected=true]{background:var(--deep);color:white}.form-card label{display:block;font-size:.9rem;font-weight:600;margin-bottom:17px}.form-fields label{margin-bottom:0}input,select{width:100%;min-width:0;border:1px solid #aebfd5;border-radius:4px;padding:11px 12px;color:var(--ink);background:#fff;display:block;margin-top:6px;font-size:1rem}input[readonly]{background:#edf4fb}.checkbox,.radio{display:flex!important;gap:12px;align-items:flex-start;font-weight:400!important}.checkbox{margin-top:25px}.checkbox input,.radio input{width:auto;margin-top:5px;flex-shrink:0;accent-color:var(--deep)}.checkbox a{text-decoration:underline}fieldset{border:1px solid var(--line);padding:15px 20px;margin:25px 0;border-radius:5px}legend{font-weight:700}.form-result:not(:empty){background:#e8f2fc;padding:20px;margin-top:20px;border-left:4px solid #167ebc}.form-result.error{border-color:#b73333;background:#fff0ed}.form-result p{margin-bottom:8px}.form-result ul{padding-left:20px}.calculator-grid{display:grid;grid-template-columns:1.25fr 1fr;gap:24px;padding-bottom:70px}.form-card h2{font-size:1.8rem}.calculator-grid .button{margin-top:22px}.calc-result{margin-top:24px}.calc-result strong{display:block;font-size:2.5rem;letter-spacing:-.045em;color:#116faf}.calc-result small{font-size:.85rem}.table-scroll{overflow-x:auto}table{border-collapse:collapse;width:100%;font-size:.85rem}th,td{text-align:right;padding:10px;border-bottom:1px solid var(--line);white-space:nowrap}th:first-child,td:first-child{text-align:left}hr{border:0;border-top:1px solid var(--line);margin:30px 0}.faq-list{padding-bottom:70px}.faq-list details{border-bottom:1px solid var(--line);padding:22px 0}summary{cursor:pointer;font-weight:700;font-size:1.1rem}.faq-list p{margin:18px 0 0;max-width:900px}.topic-list{display:flex;flex-wrap:wrap;gap:12px;margin:25px 0}.topic-list span{border:1px solid #99b6d5;padding:10px 16px;border-radius:4px}.glossary{display:grid;grid-template-columns:1fr 1fr;gap:20px 55px;padding-bottom:70px}.glossary article{border-bottom:1px solid var(--line)}.glossary h2{font-size:1.5rem}.prose{padding-bottom:70px;max-width:900px}.prose h2{font-size:1.7rem}footer{background:var(--deep);padding:55px 5% 25px;color:white}footer p{color:#cedff4;font-size:.9rem}footer .brand-mark{color:#fff}footer .brand-mark span{color:var(--lime)}.footer-grid{max-width:1136px;margin:auto;display:grid;grid-template-columns:1.5fr 1fr 1fr 1fr;gap:35px}.footer-grid h3{color:var(--lime);font-size:1rem}.footer-grid a:not(.brand-mark){display:block;margin-bottom:8px;font-size:.9rem}.legal{max-width:1136px;margin:35px auto 0;border-top:1px solid #385b87;padding-top:25px}.legal p{font-size:.8rem}.legal a{text-decoration:underline}[hidden]{display:none!important}@media(max-width:1100px){header{flex-wrap:wrap}nav{gap:18px;flex-wrap:wrap}.hero{gap:35px}.cards{gap:15px}.card{padding:24px}}@media(max-width:760px){header{padding:18px 24px}.brand-mark{font-size:2.3rem}.brand-name{font-size:.72rem}.menu-toggle{display:block;background:white;color:var(--ink);border:1px solid var(--line);padding:8px 12px;border-radius:4px}nav{display:none;width:100%;flex-direction:column;align-items:stretch;gap:0}nav.open{display:flex}nav a{padding:11px 0}.wrap{padding-left:24px;padding-right:24px}.hero{grid-template-columns:1fr;padding-top:45px;padding-bottom:55px;gap:35px}.desk-panel{padding:25px}.credential .wrap{flex-direction:column;gap:15px}.credential strong{display:inline}.cards,.content-grid,.form-layout,.calculator-grid,.glossary,.video-feature{grid-template-columns:1fr}.cards{padding-left:24px;padding-right:24px}.section{padding-top:45px;padding-bottom:45px}.section-top{display:block}.video-feature{margin:0 24px;padding:30px;gap:35px}.video-title{font-size:3rem}.cta{display:block;padding-top:50px;padding-bottom:50px}.cta .button{margin-top:15px}.page-intro{padding-top:40px}.content-grid,.form-layout{gap:28px}.form-card{padding:22px}.form-fields{grid-template-columns:1fr}.footer-grid{grid-template-columns:1fr 1fr}.draft{font-size:.75rem}.tablist button{font-size:.85rem;padding:10px}.calc-result strong{font-size:2rem}}@media(max-width:400px){.footer-grid{grid-template-columns:1fr}.brand-name{max-width:140px}header{gap:10px}.actions .button{width:100%}}@media(prefers-reduced-motion:no-preference){.card,.button{transition:background .15s,border-color .15s}}@media print{.draft,header,footer,.button{display:none}body{background:white}.hero,.cards,.form-layout,.content-grid{display:block}.wrap{padding:15px}.form-card{break-inside:avoid}}

.brand-emblem{width:65px;height:65px;object-fit:contain}.advisor{display:flex;align-items:center;gap:20px;padding-bottom:24px;margin-bottom:22px;border-bottom:1px solid #355786}.advisor img{width:105px;height:128px;object-fit:cover;object-position:top;border-radius:5px}.advisor .eyebrow{font-size:.65rem;color:#8ed9ff}.advisor h3{margin:12px 0 8px;font-size:1.8rem}.advisor p{margin:0;color:#d4e6fc;font-size:.85rem}.headshot{display:block;width:100%;max-height:350px;object-fit:contain;background:#071c3b;border-radius:4px;margin-bottom:25px}@media(max-width:400px){.brand-emblem{width:48px;height:48px}.advisor img{width:85px;height:110px}}

/* White desk direction */
:root{--paper:#fff;--ink:#102b50;--muted:#4d6078;--deep:#0b315e;--line:#dce5ef}body{background:#fff}header{max-width:1400px;background:#fff;flex-wrap:wrap;gap:16px;padding-top:14px;padding-bottom:0;position:sticky;top:0;z-index:20}.brand{padding-bottom:8px}nav{width:100%;gap:0;justify-content:space-between;border-top:1px solid var(--line);font-size:1rem}nav>a{padding:16px 13px;border-bottom:3px solid transparent}nav>a:hover,nav>a[aria-current]{background:#f1f7fd;border-bottom-color:#168fd2;text-decoration:none}nav .nav-primary{font-weight:800;color:#0873b6;background:#eef7ff}.desk-hero{padding-top:30px;padding-bottom:32px}.desk-hero>img{display:block;width:100%;height:auto;border-radius:5px}.desk-hero-copy{display:grid;grid-template-columns:1.7fr 1fr;gap:55px;align-items:center;padding-top:30px}.desk-hero h1{font-size:clamp(2.1rem,3.5vw,3.5rem);margin:12px 0 18px}.desk-hero .lede{font-size:1.05rem;margin-bottom:0}.hero-actions{display:grid;gap:12px}.hero-actions .button{padding:16px}.hero-actions>span{text-align:center;font-size:.85rem;color:var(--muted)}.advisor-strip{display:flex;align-items:center;gap:28px;padding-top:45px;padding-bottom:45px}.advisor-strip>img{width:105px;height:130px;object-fit:cover;object-position:top;border-radius:4px}.advisor-strip h2{font-size:2rem;margin:8px 0 10px}.advisor-strip p{margin-bottom:5px}.advisor-strip>.button{margin-left:auto}.credential{background:#f4f8fd}.card,.form-card{border-radius:4px}.desk-panel{box-shadow:none}.privacy-note{background:#f0f7fd;border:1px solid #d3e4f4;border-radius:4px;padding:18px;margin-top:25px;font-size:.9rem}.privacy-note p{margin:7px 0 0}.privacy-note a{text-decoration:underline}.consent-extra{font-size:.85rem;color:#50647e}.captcha-preview{max-width:335px;background:#fafafa;border:1px solid #c6cdd5;padding:14px;border-radius:4px;margin-bottom:10px}.captcha-preview .checkbox{margin:0}.captcha-preview small{display:block;font-size:.8rem;font-weight:400;color:#596878;margin-top:4px}.captcha-note{font-size:.85rem;color:#596878}.receipt-preview{margin-top:20px;border-top:1px solid #afc4d8;padding-top:15px}.receipt-preview h3{font-size:1rem}.receipt-preview p{font-size:.85rem;overflow-wrap:anywhere}@media(max-width:900px){nav{overflow-x:auto;justify-content:flex-start;white-space:nowrap}nav>a{flex:0 0 auto;font-size:.9rem;padding:14px 12px}}@media(max-width:760px){header{position:static;padding-left:20px;padding-right:20px}.menu-toggle{display:none}nav{display:flex;flex-direction:row;align-items:center}nav a{padding:13px 11px}.desk-hero{padding-top:20px}.desk-hero-copy{grid-template-columns:1fr;gap:22px}.hero-actions{grid-template-columns:1fr 1fr}.hero-actions>span{grid-column:1/-1}.advisor-strip{flex-wrap:wrap;gap:18px}.advisor-strip>.button{margin-left:0}.draft{font-size:.75rem}.brand-emblem{width:55px;height:55px}}

.desk-image{position:relative;margin-bottom:70px}.desk-image>img{width:100%;height:auto;display:block;border-radius:5px}.first-actions{position:absolute;bottom:-45px;left:8%;right:8%;display:grid;grid-template-columns:1fr 1fr;gap:18px}.quick-box{display:block;background:#fff;border:1px solid #b8d5ed;border-top:4px solid #168fd2;padding:19px 24px;border-radius:5px;box-shadow:0 8px 25px rgba(14,47,83,.12);text-align:center}.quick-box span{display:block;color:#0b315e;font-family:Manrope,Arial,sans-serif;font-size:1.5rem;font-weight:800;letter-spacing:-.025em}.quick-box small{display:block;color:#50647e;font-size:.85rem;margin-top:6px}.quick-box:hover{background:#eef7ff;text-decoration:none;border-color:#168fd2}@media(max-width:760px){.desk-image{margin-bottom:0}.first-actions{position:static;margin-top:14px;gap:10px}.quick-box{padding:15px 10px;box-shadow:none}.quick-box span{font-size:1.15rem}.quick-box small{font-size:.8rem}.desk-hero-copy{padding-top:24px}}
@media(max-width:760px){nav{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));white-space:normal;overflow:visible;gap:0}nav>a{text-align:center;font-size:.8rem;line-height:1.3;padding:12px 6px}nav .nav-primary{order:-1;grid-column:span 2;font-size:.95rem}}

/* WMG-inspired navigation, banner and resource layout */
body{background:white}header{max-width:none;display:grid;grid-template-columns:1fr auto;gap:18px;padding:22px max(32px,calc((100vw - 1200px)/2));background:white}.header-contact{text-align:right}.header-contact span{display:block;font-size:12px;font-weight:700;letter-spacing:.09em;color:#50647e}.header-contact a{font-size:20px;font-weight:800;color:#0b60aa}header nav{grid-column:1/-1;justify-content:space-between;border-top:1px solid #d1dce9;padding-top:18px;gap:16px}.nav-dropdown{position:relative;border:0;padding:0}.nav-dropdown summary{cursor:pointer;list-style:none;white-space:nowrap}.nav-dropdown summary:after{content:'⌄';margin-left:7px;color:#087ebc}.nav-dropdown>div{position:absolute;top:35px;left:-15px;min-width:215px;padding:12px;background:white;border:1px solid #d1dce9;box-shadow:0 10px 25px #102b501a;border-radius:5px;z-index:30}.nav-dropdown a{display:block;padding:8px 10px}.nav-primary{padding:9px 13px!important;border-radius:4px}.wmg-style-hero{position:relative;background:#edf6ff url('assets/desk-banner-v2.webp') center right/cover no-repeat;padding:75px 0 0;isolation:isolate}.wmg-style-hero:before{content:'';position:absolute;inset:0;background:linear-gradient(90deg,#f6faff 0%,#f6faffeF 33%,#f6faff75 63%,#f6faff08 100%);z-index:-1}.hero-inner{min-height:330px;padding-bottom:40px}.hero-inner h1{font-size:clamp(2.6rem,4.7vw,4rem);max-width:650px;margin:16px 0 20px}.hero-inner p{font-size:1.18rem;max-width:490px}.opening-options{display:grid;grid-template-columns:repeat(3,1fr);position:relative;gap:0;padding-bottom:0}.opening-options>a{background:#0c4d87;color:white;padding:26px 28px;border-right:1px solid #ffffff35;display:block}.opening-options>a:nth-child(2){background:#096bb0}.opening-options>a:nth-child(3){background:#092f59}.opening-options>a:hover{background:#087ebc;text-decoration:none}.opening-options strong{display:block;font-size:1.5rem;line-height:1.3;margin-bottom:7px}.opening-options span{color:#e0f1ff;font-size:.9rem}.credential{background:#f0f6fc}.company-intro{display:grid;grid-template-columns:1.15fr 1fr;gap:85px;align-items:start}.offer-list{border-left:1px solid #d1dce9;padding-left:40px}.offer-list h3{font-size:1.7rem;margin-top:8px}.offer-list article{margin-bottom:22px}.offer-list strong{font-size:1.1rem;color:#0b60aa}.offer-list p{margin:6px 0 0}.resource-band{background:#f0f6fc;border-top:1px solid #d1dce9;border-bottom:1px solid #d1dce9}.resource-number{display:block;color:#087ebc;font-size:2rem;font-weight:800}.card{border-radius:4px;border-top:3px solid #087ebc}.advisor-strip{margin-top:50px;margin-bottom:45px}.video-feature{border-radius:4px}.section{padding-top:60px;padding-bottom:60px}@media(max-width:1000px){header{padding:20px 24px}header nav{flex-wrap:wrap;justify-content:flex-start;gap:18px}.company-intro{gap:40px}}@media(max-width:760px){header{grid-template-columns:1fr}.header-contact{text-align:left}.header-contact span{display:none}header nav{display:grid!important;grid-template-columns:repeat(3,minmax(0,1fr));gap:14px 10px;width:100%}.menu-toggle{display:none}.nav-dropdown>div{left:0;min-width:190px}.wmg-style-hero{padding-top:40px;background-position:65% center}.wmg-style-hero:before{background:#f6faffd9}.hero-inner{min-height:0}.opening-options{grid-template-columns:1fr;padding:0 24px}.opening-options>a{padding:20px 24px}.company-intro{grid-template-columns:1fr;gap:30px}.offer-list{padding-left:24px}.header-contact a{font-size:17px}.hero-inner h1{font-size:2.6rem}.brand-emblem{max-width:64px}}

/* Full-shoulder portrait and refreshed header badge */
.brand-emblem{width:78px;height:78px;object-fit:contain}.headshot{height:auto;max-height:none;width:100%;object-fit:contain;background:#eef5fc;padding:12px}.advisor-strip>img{width:175px;height:auto;object-fit:contain;background:#eef5fc;padding:8px}.advisor img{object-fit:contain}.jim-contact-card{padding:0 0 24px;margin-bottom:22px;border-bottom:1px solid #b7cde4}.jim-contact-card h3{font-size:1.8rem;margin:6px 0 10px}.jim-contact-card p{margin-bottom:12px}.jim-contact-card a{display:block;color:#0b60aa;font-weight:600;margin-top:8px;overflow-wrap:anywhere}.brand-name{font-size:1rem;letter-spacing:.025em}@media(max-width:760px){.brand-emblem{width:65px;height:65px;max-width:none}.advisor-strip{flex-wrap:wrap}.advisor-strip>img{width:140px}.advisor-strip>.button{margin-left:0}.brand-name{font-size:.9rem}}
/* Round TMD badge on a coordinated blue header */
header{background:linear-gradient(115deg,#09244c 0%,#0b4e88 65%,#087ebc 100%);color:white;border-bottom:3px solid #63caff;padding-top:20px;padding-bottom:18px}.brand-name{color:white}.brand-name small{color:#d3eaff}.brand-emblem{width:96px;height:96px;max-width:none;object-fit:contain;filter:drop-shadow(0 4px 10px #00132f55)}.header-contact span{color:#cbe8ff}.header-contact a{color:white}header nav{border-top-color:#ffffff35}header nav>a,header nav summary{color:#fff}header nav>a:hover,header nav>a[aria-current]{background:#ffffff15;border-bottom-color:#63caff}header nav .nav-primary{background:#eaf7ff;color:#07548f;border:1px solid #b9e8ff}.nav-dropdown summary:after{color:#8ed9ff}.nav-dropdown>div{background:white;color:#102b50}.nav-dropdown>div a{color:#102b50}.nav-dropdown>div a:hover{background:#edf6ff}.brand{gap:18px}@media(max-width:760px){.brand-emblem{width:78px;height:78px;max-width:none}header{padding-top:16px;padding-bottom:16px}.brand-name{font-size:.95rem}.header-contact a{font-size:16px}}@media print{header{display:none}}

/* Banner masthead with integrated white navigation */
header.banner-header{display:block;position:static;padding:0;background:white;color:#102b50;border-bottom:1px solid #dce5ef}.masthead-banner{display:block;width:100%;max-width:none;margin:0;line-height:0}.masthead-banner img{display:block;width:100%;height:auto;object-fit:contain}.header-identity{max-width:1200px;margin:auto;padding:14px 32px;display:flex;justify-content:space-between;align-items:center;gap:20px;border-bottom:1px solid #e2eaf4}.header-identity .brand{gap:12px;padding:0}.header-identity .brand-emblem{width:52px;height:52px;filter:none}.header-identity .brand-name{color:#102b50;font-size:.85rem}.header-identity .brand-name small{color:#50647e;font-size:.75rem}.header-phone{color:#0b60aa;font-weight:700}.banner-header nav{max-width:1200px;margin:auto;padding:0 32px;border-top:0;min-height:68px;display:flex;gap:16px;justify-content:space-between}.banner-header nav>a,.banner-header nav summary{color:#102b50}.banner-header nav>a:hover,.banner-header nav>a[aria-current]{background:#edf6fc;border-bottom-color:#087ebc}.banner-header .nav-dropdown summary:after{color:#087ebc}.banner-header nav .nav-primary{background:#eef7ff;color:#0873b6;border:1px solid #d6eafa}.compact-intro{background:#f7faff;padding-top:36px}.compact-intro:before{display:none}.compact-intro .hero-inner{min-height:0;padding-bottom:28px}.compact-intro .hero-inner h1{font-size:clamp(2rem,3.5vw,3rem);margin:12px 0}.compact-intro .hero-inner p{max-width:650px}.compact-intro .hero-inner .actions{display:none}.compact-intro .hero-inner .eyebrow{font-size:.75rem}.compact-intro .opening-options{padding-top:8px}@media(max-width:760px){.header-identity{padding:12px 24px;flex-wrap:wrap;gap:10px}.header-phone{font-size:.9rem}.banner-header nav{padding:12px 24px;display:grid!important;grid-template-columns:repeat(3,minmax(0,1fr));min-height:0;gap:12px 8px}.header-identity .brand-emblem{width:48px;height:48px}.masthead-banner{overflow:hidden}.masthead-banner img{width:100%;height:auto}.compact-intro{padding-top:28px}.compact-intro .hero-inner h1{font-size:2rem}}


#main-content{scroll-margin-top:16px}#main-content:focus{outline:none}

#request-form{scroll-margin-top:16px}.request-confirmation{width:min(520px,calc(100% - 32px));max-height:85vh;overflow:auto;box-sizing:border-box;padding:28px;border:2px solid #1258a4;border-radius:16px;background:white;color:#15263d}.request-confirmation::backdrop{background:#06142b99}.request-confirmation a{color:#064b91}.request-confirmation button{padding:12px 24px;background:#1258a4;color:white;border:0;border-radius:8px;cursor:pointer}

.tablist{flex-wrap:wrap}.tablist button{white-space:normal}


.mission-support{font-size:clamp(17px,1.5vw,21px);font-weight:600;line-height:1.5;color:#315575;margin:14px 0 10px;max-width:38rem;}

/* INVESTOR & DSCR — privately staged expansion, aligned with main TMD brand */
.inv-hero{background:linear-gradient(122deg,#092a54 0%,#084474 76%,#126293 100%);color:#fff;padding:72px 0 64px}
.inv-hero-grid{display:grid;grid-template-columns:minmax(0,1.45fr) minmax(270px,.8fr);gap:54px;align-items:center}
.inv-hero h1{font-size:clamp(2.2rem,4.3vw,4.2rem);line-height:1.12;letter-spacing:-.04em;margin:14px 0 22px;color:white;max-width:880px}
.inv-hero .inv-intro{font-size:1.16rem;line-height:1.8;color:#deecfa;max-width:710px}
.inv-kicker,.inv-eyebrow{display:inline-block;font-size:.73rem;letter-spacing:.14em;text-transform:uppercase;font-weight:800;color:#1980bc}
.inv-kicker{color:#94ddff}
.inv-actions{display:flex;flex-wrap:wrap;gap:12px;margin-top:26px;align-items:center}
.inv-actions .button{margin:0}
.inv-hero .button{background:white;color:#092a54;border:2px solid white}
.inv-hero .button.outline{background:transparent;color:#fff;border:2px solid #bcdcf5}
.inv-hero .button:hover{filter:brightness(.91)}
.inv-trust{display:flex;flex-wrap:wrap;gap:14px 25px;margin-top:30px;color:#d9eafc;font-size:.84rem}
.inv-hero-card{background:#fff;color:#17365c;border-radius:18px;padding:32px;box-shadow:0 20px 70px #00173544}
.inv-hero-card h2{font-size:1.65rem;line-height:1.3;margin:11px 0 12px;color:#0b315e}
.inv-hero-card p{color:#4d6078}
.inv-card-metric{display:flex;align-items:center;gap:12px;border-top:1px solid #dce5ef;margin:22px 0 16px;padding-top:22px}
.inv-card-metric strong{font-size:1.8rem;color:#087ebc}.inv-card-metric span{font-size:.9rem;color:#546987}
.inv-inline{color:#087ebc;font-weight:800}
.inv-section{padding-top:72px;padding-bottom:72px}.inv-section-head{max-width:840px;margin-bottom:30px}.inv-section-head h2{font-size:clamp(1.7rem,3vw,2.6rem);letter-spacing:-.03em;line-height:1.2;margin:9px 0 13px;color:#102b50}.inv-section-head p{color:#4d6078;margin:0;font-size:1.08rem}
.inv-feature-grid,.inv-tools-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:20px}
.inv-feature,.inv-tool{border:1px solid #d9e6f2;background:white;border-radius:16px;padding:28px;box-shadow:0 10px 30px #0e35500c}
.inv-feature h3{line-height:1.25;font-size:1.25rem;margin:17px 0 11px}.inv-feature p{color:#50647e;font-size:.94rem}
.inv-feature-icon{display:inline-grid;place-items:center;width:44px;height:44px;background:#e6f4ff;color:#0b5794;border-radius:12px;font-weight:800}
.inv-text-button{border:0;padding:8px 0;background:none;color:#066db0;cursor:pointer;font-weight:800;font-family:inherit;font-size:1rem;text-align:left}
.inv-soft-section{background:#f4f8fd;border-top:1px solid #e1ebf5;border-bottom:1px solid #e1ebf5}
.inv-tool{padding:24px;display:flex;flex-direction:column;gap:12px}.inv-tool-heading{display:flex;align-items:flex-start;gap:14px}.inv-tool-heading h3{font-size:1.18rem;line-height:1.28;margin:0;color:#0b315e}.inv-tool-heading p{font-size:.85rem;color:#566b83;margin:7px 0 0;line-height:1.5}.inv-tool-symbol{flex:none;width:40px;height:40px;display:grid;place-items:center;border-radius:12px;background:#e7f5ff;color:#087ebc;font-size:1.6rem;font-weight:700}
.inv-inputs{display:grid;grid-template-columns:1fr;gap:15px}.inv-inputs-large{grid-template-columns:repeat(2,minmax(0,1fr));gap:16px 18px;margin:18px 0}
.inv-inputs label{font-size:.83rem;font-weight:700;line-height:1.5;color:#294766;display:flex;flex-direction:column;gap:6px;min-width:0}
.inv-inputs input,.inv-inputs select{display:block;width:100%;border:1px solid #c6d7e7;padding:11px 13px;border-radius:9px;background:#fff;min-height:46px;font:inherit;color:#102b50;box-sizing:border-box}
.inv-inputs input:focus,.inv-inputs select:focus{outline:3px solid #8ed9ff;outline-offset:1px}
.inv-inputs label small{font-size:.73rem;line-height:1.35;color:#576b86;font-weight:500}
.inv-calc-output{background:#edf6ff;border-radius:12px;padding:17px 18px;margin-top:auto}.inv-calc-output span{font-size:.75rem;text-transform:uppercase;letter-spacing:.08em;font-weight:800;color:#466587;display:block}.inv-calc-output strong{font-size:2rem;line-height:1.2;color:#0a467c;display:block;margin-top:5px}.inv-calc-output p{font-size:.79rem;color:#4d6078;margin:7px 0 0}
.inv-tool-note,.inv-fineprint{font-size:.78rem;color:#50647e;line-height:1.6}
.inv-secondary-button{display:block;width:100%;padding:11px 14px;border-radius:9px;border:1px solid #1363a0;background:white;color:#0b5593;font-family:inherit;font-weight:800;cursor:pointer;margin-top:4px}
.inv-secondary-button:hover,.inv-text-button:hover{background:#f0f8ff}
.inv-form-layout{display:grid;grid-template-columns:minmax(0,1.65fr) minmax(230px,.7fr);gap:28px;align-items:start}
.inv-form-shell{background:white;border:1px solid #d5e1ed;border-radius:18px;box-shadow:0 10px 40px #0d385012;padding:clamp(22px,3vw,38px)}
.inv-progress{display:flex;justify-content:space-between;gap:10px;border-bottom:1px solid #dce5ef;padding-bottom:15px;color:#426585;font-size:.77rem;font-weight:800;letter-spacing:.04em}
.inv-fieldset{border:0;padding:0;margin:28px 0 14px;min-width:0}
.inv-fieldset legend{font-size:1.07rem;font-weight:800;color:#143b62;padding:0 0 12px}
.inv-choice-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:10px}
.inv-choice{cursor:pointer;font-size:.84rem;line-height:1.3;color:#224260;font-weight:800}
.inv-choice input{position:absolute;opacity:0;width:1px;height:1px}
.inv-choice span{display:flex;align-items:center;justify-content:center;text-align:center;background:#f9fbfe;border:1.5px solid #cfdeec;border-radius:10px;min-height:63px;padding:12px 8px;transition:.12s}
.inv-choice input:checked+span{background:#e6f5ff;border-color:#087ebc;color:#0b4473;box-shadow:inset 0 0 0 1px #087ebc}
.inv-choice input:focus-visible+span{outline:3px solid #8ed9ff;outline-offset:2px}
.inv-inline-metric{background:#f0f7ff;border-left:4px solid #087ebc;padding:14px 16px;font-size:.85rem;color:#24496c;margin:16px 0 28px;border-radius:5px}
.inv-contact-head{border-top:1px solid #e0eaf3;padding-top:24px;margin-top:25px}.inv-contact-head h3{font-size:1.26rem;margin:0}.inv-contact-head p{font-size:.87rem;color:#60758b;margin:5px 0 0}
.inv-consent{margin-top:22px}.inv-consent .checkbox{display:flex;align-items:flex-start;gap:11px;font-size:.79rem;line-height:1.6;color:#36516b;margin:16px 0}
.inv-consent .checkbox input{margin-top:5px;min-width:17px;min-height:17px;accent-color:#087ebc}
.inv-consent .checkbox span{display:inline-block}.inv-consent .checkbox small{display:block;font-size:.73rem}
.inv-submit{display:block;width:100%;font-size:1.02rem;margin:22px 0 0}
.inv-result{min-height:22px;color:#0b6a4a;font-weight:700;font-size:.87rem}.inv-result.error{color:#b11b25}
.inv-side{border-radius:16px;padding:30px;background:#edf5fc;color:#173957;position:sticky;top:18px}.inv-side h3{font-size:1.48rem;line-height:1.3;margin:11px 0}.inv-side>p{font-size:.9rem}.inv-side ul{padding-left:21px;font-size:.88rem;line-height:1.9}.inv-side li{margin:0 0 9px}.inv-aside-cta{border-top:1px solid #c5d6e4;padding-top:20px;margin-top:22px}.inv-aside-cta p{font-size:.88rem}.inv-aside-cta .button{display:block;text-align:center;font-size:.83rem}
.inv-crosslink{border:1px solid #d1e5f4;background:#f3f9ff;border-radius:15px;padding:26px 30px;margin-top:35px;margin-bottom:35px;display:flex;align-items:center;gap:24px;justify-content:space-between}.inv-crosslink h2{font-size:1.4rem;margin:5px 0}.inv-crosslink p{margin:0;max-width:670px;color:#4d6078;font-size:.9rem}.inv-crosslink .inv-actions{flex:none;margin-top:0}.inv-crosslink .button{white-space:normal;text-align:center}.inv-home-spotlight{margin-top:55px;margin-bottom:55px}
.inv-faq{border-top:1px solid #dce5ef}.inv-faq details{border-bottom:1px solid #dce5ef;padding:19px 0}.inv-faq summary{font-weight:800;color:#1b3a5c;cursor:pointer}.inv-faq p{max-width:850px;color:#4d6078;font-size:.94rem}
.inv-watch-list{padding-left:21px;line-height:2;color:#1f4566}.inv-alert-hero{padding-bottom:62px}
@media(max-width:1050px){.inv-tools-grid{grid-template-columns:repeat(2,minmax(0,1fr))}.inv-tools-grid .inv-tool:last-child{grid-column:1/-1}}
@media(max-width:800px){.inv-hero-grid,.inv-form-layout{grid-template-columns:1fr}.inv-hero{padding:46px 0}.inv-hero-card{max-width:650px}.inv-feature-grid,.inv-tools-grid{grid-template-columns:1fr}.inv-tools-grid .inv-tool:last-child{grid-column:auto}.inv-side{position:static}.inv-crosslink{align-items:flex-start;flex-direction:column}.inv-choice-grid{grid-template-columns:1fr 1fr}.inv-progress{flex-wrap:wrap}}
@media(max-width:520px){.inv-section{padding-top:46px;padding-bottom:46px}.inv-inputs-large{grid-template-columns:1fr}.inv-choice-grid{grid-template-columns:1fr}.inv-hero h1{font-size:2.25rem}.inv-actions .button{width:100%;text-align:center}.inv-hero-card,.inv-form-shell,.inv-side{padding:22px}.inv-crosslink{padding:20px}}


/* Distinct investor-financing area: same brand, separate audience and navigation. */
.investor-identity{background:#0b315a;color:#fff;border-bottom:2px solid #76c9f5}
.investor-identity .wrap{display:flex;justify-content:space-between;align-items:center;gap:12px;min-height:44px;padding-top:8px;padding-bottom:8px}
.investor-identity-mark{letter-spacing:.10em;font-size:.79rem;font-weight:800}
.investor-identity-note{font-size:.76rem;color:#d8ecff}
.banner-header nav .nav-investor-gateway{border:1px solid #6fb5db;color:#07558b;background:#eaf6ff;border-radius:6px;padding:10px 12px;white-space:nowrap;font-weight:800}
.banner-header nav .nav-investor-gateway:hover{background:#d9efff}
.investor-site .banner-header nav{max-width:1230px;gap:9px;padding-top:10px;padding-bottom:10px}
.investor-site .banner-header nav>a,.investor-site .banner-header nav summary{font-size:.84rem}
.investor-site .banner-header nav .nav-home-return{font-weight:700;border-left:1px solid #cbdced;padding-left:12px;color:#397095}
/* High-contrast investor hero: retain white text against a dark navy gradient. */
.investor-site .inv-hero{background:linear-gradient(122deg,#092a54 0%,#084474 76%,#126293 100%);color:#fff}
.investor-site .inv-hero h1{color:#fff}
.investor-site .inv-hero .inv-intro{color:#deecfa}
.investor-site .inv-hero .inv-kicker{color:#94ddff}
.investor-site .inv-hero .inv-trust{color:#d9eafc}
.investor-site .inv-hero .button.outline{color:#fff;border-color:#bcdcf5} 
.investor-site .inv-feature{border-top:3px solid #1597c5}
.investor-site footer .footer-grid h3{color:#ace3ff}
.home-loan-site footer .footer-investor-link{display:inline-block;background:#194976;border:1px solid #5b9bc1;border-radius:6px;padding:8px 10px;margin-top:8px}
@media(max-width:860px){.investor-identity .wrap{flex-wrap:wrap}.investor-site .banner-header nav .nav-home-return{border-left:0;padding-left:0}}
@media(max-width:760px){.investor-site .banner-header nav,.home-loan-site .banner-header nav{display:grid!important;grid-template-columns:repeat(2,minmax(0,1fr));gap:5px 10px}.investor-site .banner-header nav a,.home-loan-site .banner-header nav a{white-space:normal}.investor-identity-note{font-size:.7rem}.investor-site .nav-dropdown>div{position:static;min-width:0}}
@media(max-width:400px){.investor-site .banner-header nav,.home-loan-site .banner-header nav{grid-template-columns:1fr 1fr}}

/* 2026-10-15: Simple, consistent section switching (no arrow symbols). */
.investor-site .banner-header nav a.nav-home-return {
  display:inline-flex; align-items:center; justify-content:center;
  border:1px solid #6fb5db; border-radius:6px;
  background:#eaf6ff; color:#07558b;
  font-weight:800; padding:10px 12px; white-space:nowrap;
}
.investor-site .banner-header nav a.nav-home-return:hover,
.investor-site .banner-header nav a.nav-home-return:focus-visible {background:#d9efff;color:#073f69;}
.home-loan-site .banner-header nav a.nav-investor-gateway:focus-visible {background:#d9efff;color:#073f69;}
@media(max-width:860px){.investor-site .banner-header nav a.nav-home-return{padding:10px 12px;border:1px solid #6fb5db;}}
@media(max-width:760px){.investor-site .banner-header nav a.nav-home-return{white-space:normal;text-align:center;}}

/* 2026-10-15 Investor toolbar clarity and mobile readability. */
.investor-site .banner-header nav {
  display:flex;flex-wrap:wrap;justify-content:center;align-items:center;gap:5px 6px;
  max-width:1230px;padding:9px 18px;min-height:64px;
}
.investor-site .banner-header nav>a {
  flex:0 0 auto;white-space:nowrap;font-size:.79rem;line-height:1.35;
  padding:10px 9px;border-radius:5px;
}
.investor-site .banner-header nav .nav-rate-alert {
  background:#edf7ff;color:#0764a4;font-weight:800;border:1px solid #bdddf1;
}
.investor-site .banner-header nav .nav-rate-alert:hover,
.investor-site .banner-header nav .nav-rate-alert[aria-current=page] {
  background:#d7edff;border-color:#0e83c0;
}
.investor-site .banner-header nav .nav-home-return {
  border-left:0;padding:10px 12px;
}
@media(max-width:760px){
 .investor-site .banner-header nav{display:grid!important;grid-template-columns:repeat(2,minmax(0,1fr));gap:6px;padding:10px 16px}
 .investor-site .banner-header nav>a{white-space:normal;text-align:center;font-size:.82rem;padding:11px 7px;min-width:0}
 .investor-site .banner-header nav .nav-primary{order:0;grid-column:auto}
}
@media(max-width:370px){
 .investor-site .banner-header nav{grid-template-columns:1fr}
}


/* Investor quote/alert: show forms first and make free-form notes legible. */
.investor-site .investor-simple-layout{padding-top:18px;}
.investor-entry-heading{margin:0 0 18px;padding-bottom:16px;border-bottom:1px solid #dbe6f3;}
.investor-entry-heading h1{font-size:clamp(1.45rem,2.4vw,1.9rem);letter-spacing:-.025em;line-height:1.2;margin:0 0 7px;color:#102b50;}
.investor-entry-heading p{font-size:.94rem;line-height:1.5;margin:0;color:#50647e;}
.investor-unified-form .inv-note-label{display:block;margin-top:22px;}
.investor-unified-form .inv-note-label textarea{display:block;width:100%;min-height:84px;padding:12px;margin:7px 0 0;border:1px solid #aebfd5;border-radius:5px;background:#fff;color:#102b50;font:inherit;font-size:1rem;line-height:1.45;box-sizing:border-box;resize:vertical;}
.investor-unified-form .inv-note-label textarea:focus-visible{outline:3px solid #1687d6;outline-offset:3px;}
@media(max-width:760px){.investor-site .investor-simple-layout{padding-top:12px;}.investor-entry-heading{margin-bottom:14px;padding-bottom:12px;}.investor-entry-heading h1{font-size:1.45rem;}}

/* Investor Quote — property address on every purpose tab. */
.investor-unified-form .form-fields > .investor-address-field { grid-column:1 / -1; }
.investor-unified-form .investor-address-field input { width:100%; box-sizing:border-box; }

/* Homeowner Instant Quote: full-width property-state row for a balanced two-column form. */
.form-fields > .home-state-field{grid-column:1/-1}

/* 2026-10-15: Investor navigation independent of the large branded banner.
   This allows visitors to click program tabs and arrive at content immediately,
   while keeping the section toolbar visible on screen. */
.investor-site .investor-masthead {width:100%;background:#fff;}
.investor-site header.banner-header.investor-sticky-header {
 position:sticky;top:0;z-index:150;max-width:none;width:100%;
 box-shadow:0 2px 10px rgba(9,36,76,.12);
 background:#fff;
}
.investor-site #main-content,
.investor-site #request-form,
.investor-site #specialty-form,
.investor-site #flip-tools,
.investor-site #investor-tools,
.investor-site #investment-second-quote,
.investor-site #investment-second-calculator {
 scroll-margin-top:90px;
}
@media(max-width:760px){
 .investor-site #main-content,
 .investor-site #request-form,
 .investor-site #specialty-form,
 .investor-site #flip-tools,
 .investor-site #investor-tools,
 .investor-site #investment-second-quote,
 .investor-site #investment-second-calculator {scroll-margin-top:135px;}
}

/* TMD 2026-10-15: Home Loans toolbar is separate from the large promotional masthead.
   Home Loan navigation goes straight to the selected destination, with visible toolbar. */
.home-loan-site .home-masthead{width:100%;background:#fff;}
.home-loan-site header.banner-header.home-sticky-header{
 position:sticky;top:0;z-index:150;max-width:none;width:100%;
 background:#fff;box-shadow:0 2px 10px rgba(9,36,76,.12);
}
.home-loan-site #main-content,
.home-loan-site #request-form{
 scroll-margin-top:90px;
}
/* On small phones, the two-column expanded toolbar would consume too much viewport space.
   Let the page arrive directly at the content with the nav immediately above on scroll-up. */
@media(max-width:760px){
 .home-loan-site header.banner-header.home-sticky-header{position:relative;top:auto;}
 .home-loan-site #main-content,.home-loan-site #request-form{scroll-margin-top:12px;}
}


/* TMD 2026-10-15 — Refined homeowner navigation & high-visibility homepage CTAs */
/* Investor & Commercial is positioned next to Home, and behaves like a standard tab. */
.home-loan-site .banner-header nav > a.nav-investor-gateway {
  display:inline-flex; align-items:center; justify-content:center;
  background:transparent; color:#102b50; border:0;
  border-bottom:3px solid transparent; border-radius:0;
  box-shadow:none; font-weight:600; padding:16px 12px;
  white-space:normal; text-decoration:none;
  transition:background-color .18s ease, color .18s ease, border-color .18s ease;
}
.home-loan-site .banner-header nav > a.nav-investor-gateway:hover,
.home-loan-site .banner-header nav > a.nav-investor-gateway:focus-visible {
  color:#085d9e; background:#e3f3ff;
  border-bottom-color:#168fd2; box-shadow:inset 0 2px 0 #c5eaff;
}
/* Other ordinary tabs share the same clear hover feedback. */
.home-loan-site .banner-header nav > a:not(.nav-primary):hover,
.home-loan-site .banner-header nav > a:not(.nav-primary):focus-visible,
.home-loan-site .banner-header nav .nav-dropdown > summary:hover {
  background:#e3f3ff; color:#085d9e; border-bottom-color:#168fd2;
}
/* High-contrast, recognisable quote and alert actions throughout the Home Loan toolbar. */
.home-loan-site .banner-header nav > a.nav-primary {
  display:inline-flex; align-items:center; justify-content:center;
  color:#fff; background:#0b315e; border:1px solid #0b315e;
  border-bottom:3px solid #0b315e; border-radius:7px;
  font-weight:800; padding:10px 14px!important; min-height:42px;
  box-shadow:0 3px 9px rgba(11,49,94,.12);
  text-decoration:none;
  transition:background-color .18s ease,transform .18s ease,box-shadow .18s ease;
}
.home-loan-site .banner-header nav > a.nav-primary[href*="rate-alert"] {
  background:#087fc5; border-color:#087fc5; border-bottom-color:#087fc5;
}
.home-loan-site .banner-header nav > a.nav-primary:hover,
.home-loan-site .banner-header nav > a.nav-primary:focus-visible {
  background:#155f9d; color:white; border-color:#155f9d; border-bottom-color:#63caff;
  box-shadow:0 6px 16px rgba(8,77,139,.22); transform:translateY(-1px);
}
.home-loan-site .banner-header nav > a.nav-primary[href*="rate-alert"]:hover,
.home-loan-site .banner-header nav > a.nav-primary[href*="rate-alert"]:focus-visible {
  background:#0669a8; border-color:#0669a8; border-bottom-color:#63caff;
}
/* Previously hidden in the compact homepage intro; make both next-step actions clear. */
.home-loan-site .compact-intro .hero-inner .actions.home-hero-cta {
  display:flex; flex-wrap:wrap; align-items:center; gap:14px;
  margin:25px 0 20px;
}
.home-loan-site .home-hero-cta a.button {
  display:inline-flex; align-items:center; justify-content:center;
  min-height:57px; padding:15px 24px;
  font-size:1.05rem; font-weight:800;
  border-radius:8px; text-decoration:none;
  box-shadow:0 8px 20px rgba(7,55,108,.18);
  transition:background .18s ease,box-shadow .18s ease,transform .18s ease;
}
.home-loan-site .home-hero-cta .hero-quote-btn {
  background:#0b315e; color:white; border:2px solid #0b315e;
}
.home-loan-site .home-hero-cta .hero-rate-btn {
  background:#087fc5; color:white; border:2px solid #087fc5;
}
.home-loan-site .home-hero-cta .hero-quote-btn:hover,
.home-loan-site .home-hero-cta .hero-quote-btn:focus-visible {
  background:#145996; border-color:#145996; color:white;
  box-shadow:0 12px 25px rgba(7,55,108,.26); transform:translateY(-2px);
}
.home-loan-site .home-hero-cta .hero-rate-btn:hover,
.home-loan-site .home-hero-cta .hero-rate-btn:focus-visible {
  background:#0666a2; border-color:#0666a2; color:white;
  box-shadow:0 12px 25px rgba(7,100,160,.28); transform:translateY(-2px);
}
/* Reinforce both actions in the existing quick-links bar without introducing clutter. */
.home-loan-site .home-highlight-options > a.home-option-quote,
.home-loan-site .home-highlight-options > a.home-option-rate {
  position:relative; transition:filter .18s ease,transform .18s ease,box-shadow .18s ease;
}
.home-loan-site .home-highlight-options > a.home-option-quote:hover,
.home-loan-site .home-highlight-options > a.home-option-rate:hover,
.home-loan-site .home-highlight-options > a.home-option-quote:focus-visible,
.home-loan-site .home-highlight-options > a.home-option-rate:focus-visible {
  filter:brightness(1.14); transform:translateY(-2px);
  box-shadow:0 9px 20px rgba(6,50,100,.18);
}
@media (max-width:760px) {
  .home-loan-site .banner-header nav>a.nav-investor-gateway {padding:11px 8px; min-height:42px; text-align:center;}
  .home-loan-site .banner-header nav>a.nav-primary {font-size:.85rem; padding:11px 9px!important; min-width:0;}
  .home-loan-site .home-hero-cta a.button {width:100%; padding:15px 18px;}
}
@media (prefers-reduced-motion:reduce){
  .home-loan-site .home-hero-cta .button,
  .home-loan-site .banner-header nav>a.nav-primary,
  .home-loan-site .banner-header nav>a.nav-investor-gateway {
    transition:none;
  }
  .home-loan-site .home-hero-cta .button:hover,
  .home-loan-site .banner-header nav>a.nav-primary:hover {
    transform:none;
  }
}


/* 2026-10-15: Navigation finishing pass. Investor gateway follows Home Loan Types.
   Center both call-to-action tab labels when they wrap. */
.home-loan-site .banner-header nav > a.nav-primary {
  text-align:center;
  white-space:normal;
  line-height:1.25;
}
@media(max-width:760px) {
  .home-loan-site .banner-header nav > a.nav-primary {text-align:center;}
}


/* 2026-10-15: Free Property Report as the third, rightmost action in the HOME toolbar.
   Same button hierarchy, dimensions and hover/keyboard focus as Instant Quote and Rate Alert. */
.home-loan-site .banner-header nav > a.nav-primary.nav-property-report {
  display:inline-flex;align-items:center;justify-content:center;
  background:#08776f;color:#fff;border:1px solid #08776f;
  border-bottom:3px solid #08776f;border-radius:7px;
  font-weight:800;text-align:center;white-space:normal;line-height:1.25;
  padding:10px 13px!important;min-height:42px;
  box-shadow:0 3px 9px rgba(8,119,111,.17);
  transition:background-color .18s ease,transform .18s ease,box-shadow .18s ease;
  text-decoration:none;
}
.home-loan-site .banner-header nav > a.nav-primary.nav-property-report:hover,
.home-loan-site .banner-header nav > a.nav-primary.nav-property-report:focus-visible,
.home-loan-site .banner-header nav > a.nav-primary.nav-property-report[aria-current="page"] {
  background:#065a54;color:#fff;border-color:#065a54;
  border-bottom-color:#85dcd2;box-shadow:0 6px 16px rgba(6,90,84,.23);
}
/* Make room for three direct actions without moving the last one off-screen. */
@media (min-width:761px) and (max-width:1250px){
  .home-loan-site .banner-header nav {gap:7px;flex-wrap:wrap;justify-content:center;}
  .home-loan-site .banner-header nav > a {padding-left:8px;padding-right:8px;}
  .home-loan-site .banner-header nav > a.nav-primary {padding:9px 11px!important;}
}
@media (max-width:760px){
  .home-loan-site .banner-header nav > a.nav-primary.nav-property-report {
    grid-column:span 2;font-size:.91rem;min-height:46px;padding:11px 10px!important;
  }
}
@media(prefers-reduced-motion:reduce){
 .home-loan-site .banner-header nav > a.nav-primary.nav-property-report {transition:none;}
 .home-loan-site .banner-header nav > a.nav-primary.nav-property-report:hover{transform:none;}
}


/* 2026-10-15: Make all three Home Loans action buttons identical in size.
   Preserve navy / blue / teal colors, destinations, hover states, and focus styling. */
.home-loan-site .banner-header nav > a.nav-primary,
.home-loan-site .banner-header nav > a.nav-primary.nav-property-report {
  box-sizing:border-box;
  flex:0 0 156px;
  width:156px;
  min-width:156px;
  min-height:60px;
  padding:10px 12px!important;
  display:inline-flex;
  align-items:center;
  justify-content:center;
  text-align:center;
  white-space:normal;
  line-height:1.25;
  font-size:.88rem;
}
@media(min-width:1251px) {
  .home-loan-site .banner-header nav {
    max-width:1400px;
    gap:7px;
    justify-content:center;
    flex-wrap:wrap;
  }
}
@media(min-width:761px) and (max-width:1250px) {
  .home-loan-site .banner-header nav>a.nav-primary,
  .home-loan-site .banner-header nav>a.nav-primary.nav-property-report {
    flex:0 0 156px;
    width:156px;
    min-width:156px;
    min-height:60px;
    padding:10px 12px!important;
  }
}
@media(max-width:760px) {
  .home-loan-site .banner-header nav>a.nav-primary,
  .home-loan-site .banner-header nav>a.nav-primary.nav-property-report {
    grid-column:auto;
    width:100%;
    min-width:0;
    min-height:60px;
    padding:10px 8px!important;
    font-size:.85rem;
    flex:auto;
  }
}


/* 2026-10-15 compact one-row navigation update — three equal CTAs on the SAME row.
   Keep homeowner/investor menus independent. */
@media (min-width:761px) {
 .home-loan-site .banner-header nav {
   box-sizing:border-box;
   width:100%;max-width:1450px;
   padding:0 12px;
   display:flex;align-items:center;justify-content:center;
   flex-wrap:nowrap;gap:5px;
   min-height:61px;
 }
 .home-loan-site .banner-header nav > a:not(.nav-primary) {
   box-sizing:border-box;
   flex:0 1 auto;
   min-width:0;
   font-size:.81rem;
   padding:12px 6px;
   line-height:1.25;
   text-align:center;
 }
 .home-loan-site .banner-header nav > a.nav-investor-gateway {
   padding:12px 6px;
   white-space:normal;
   font-size:.81rem;
 }
 .home-loan-site .banner-header nav > .nav-dropdown {
   flex:0 0 auto;
   align-self:center;
 }
 .home-loan-site .banner-header nav > .nav-dropdown > summary {
   white-space:nowrap;
   font-size:.81rem;
   padding:12px 5px;
 }
 .home-loan-site .banner-header nav > a.nav-primary,
 .home-loan-site .banner-header nav > a.nav-primary.nav-property-report {
   flex:0 0 118px;
   width:118px;min-width:118px;
   min-height:48px;
   padding:8px 7px!important;
   font-size:.77rem;
   line-height:1.17;
   text-align:center;
   white-space:normal;
 }
}
/* Tablet widths: maintain one row, allowing sideways navigation if needed rather than
   hiding an action behind a new line. */
@media(min-width:761px) and (max-width:1060px) {
 .home-loan-site .banner-header nav {
   justify-content:flex-start;
   overflow-x:auto;
   overscroll-behavior-x:contain;
   scrollbar-width:thin;
   gap:4px;
   padding-left:6px;padding-right:6px;
 }
 .home-loan-site .banner-header nav > a:not(.nav-primary) {flex-shrink:0;}
 .home-loan-site .banner-header nav > a.nav-primary,
 .home-loan-site .banner-header nav > a.nav-primary.nav-property-report {
   flex:0 0 108px;width:108px;min-width:108px;
   font-size:.74rem;min-height:48px;
 }
}
/* Mobile: three compact actions together across first row, other navigation in two columns. */
@media(max-width:760px) {
 .home-loan-site .banner-header nav {
   display:grid!important;
   grid-template-columns:repeat(6,minmax(0,1fr));
   gap:6px;
   padding:10px 12px;
 }
 .home-loan-site .banner-header nav > a:not(.nav-primary),
 .home-loan-site .banner-header nav > .nav-dropdown {
   grid-column:span 3;
   min-width:0;
 }
 .home-loan-site .banner-header nav > a.nav-primary,
 .home-loan-site .banner-header nav > a.nav-primary.nav-property-report {
   order:-1;
   grid-column:span 2;
   box-sizing:border-box;
   width:100%;min-width:0;
   min-height:52px;
   padding:8px 4px!important;
   font-size:.72rem;
   line-height:1.2;
 }
}

/* Private-stage assignment notice; no personal identifiers or secrets in public JS */
.mlo-assignment{padding:13px 15px;margin:13px 0;background:#ecf6fb;border:1px solid #b8dcea;border-left:3px solid #1485bb;border-radius:6px;color:#123858;font-size:14px;line-height:1.5;}


/* TMD original reviews design - no external widgets, trackers, or client photographs */
.tmd-review-stars{display:inline-block;color:#cf9115;font-size:1.18rem;letter-spacing:2px;white-space:nowrap;font-family:Arial,sans-serif;line-height:1.25}
.tmd-review-proof{background:#fff;border-top:1px solid #dce7f2;border-bottom:1px solid #dce7f2}
.tmd-review-proof-inner{display:flex;align-items:center;gap:24px;justify-content:space-between;padding-top:18px;padding-bottom:18px}
.tmd-review-proof-label{display:flex;flex-direction:column;gap:2px;line-height:1.35}
.tmd-review-proof-eyebrow{color:#34709c;font-size:.67rem;font-weight:800;letter-spacing:.13em}
.tmd-review-proof-label strong{font-size:.95rem}
.tmd-review-proof-rating{display:flex;align-items:center;gap:10px;flex-wrap:wrap;color:#334f69;font-size:.86rem}
.tmd-review-proof-rating strong{font-size:1.15rem;color:#0b315e}
.tmd-review-proof-link{font-size:.84rem;color:#096bb0;font-weight:800;white-space:nowrap;text-decoration:underline;text-underline-offset:3px}
.tmd-reviews-feature{background:#f3f8fe;border-block:1px solid #e5ecf3}
.tmd-reviews-feature-head{display:flex;align-items:end;justify-content:space-between;gap:18px;margin-bottom:22px}
.tmd-reviews-feature-head h2{font-size:clamp(1.7rem,2.6vw,2.4rem);margin:8px 0 8px}
.tmd-reviews-feature-head p{font-size:.96rem;margin:0}
.tmd-carousel-controls{display:flex;align-items:center;gap:8px;flex-shrink:0}
.tmd-carousel-arrow,.tmd-carousel-pause{border:1px solid #a5c6df;background:#fff;color:#0b315e;border-radius:7px;font-size:.9rem;font-weight:750}
.tmd-carousel-arrow{width:42px;height:42px;font-size:1.3rem}
.tmd-carousel-pause{height:42px;padding:0 12px;font-size:.76rem}
.tmd-carousel-arrow:hover,.tmd-carousel-pause:hover{background:#e6f2fa}
.tmd-review-viewport{overflow-x:auto;scrollbar-width:thin;scroll-snap-type:x mandatory;overscroll-behavior-x:contain;padding:2px 1px 8px}
.tmd-review-track{display:flex;gap:16px;align-items:stretch}
.tmd-review-card,.tmd-review-full-card{background:#fff;border:1px solid #d9e6f0;border-radius:10px;box-shadow:0 8px 25px #102b500c;padding:24px;min-width:0}
.tmd-review-card{flex:0 0 calc((100% - 32px)/3);scroll-snap-align:start;min-height:252px}
.tmd-review-card-top{display:flex;align-items:center;gap:10px;margin-bottom:12px}
.tmd-review-avatar{display:grid;place-items:center;flex:0 0 38px;height:38px;background:#dceefa;color:#11598e;border-radius:50%;font-weight:800}
.tmd-review-person{display:flex;flex-direction:column;line-height:1.3;min-width:0}
.tmd-review-person strong{font-size:.86rem;overflow-wrap:anywhere}
.tmd-review-person small{font-size:.73rem;color:#637b91;margin-top:3px}
.tmd-review-source{margin-left:auto;font-size:.74rem;color:#39729c;white-space:nowrap;font-weight:800}
.tmd-review-card .tmd-review-stars,.tmd-review-full-card .tmd-review-stars{margin:2px 0 10px;font-size:1.06rem}
.tmd-review-card blockquote,.tmd-review-full-card blockquote{margin:0;font-size:.9rem;color:#263e5d;line-height:1.65;overflow-wrap:break-word}
.tmd-review-card blockquote{display:-webkit-box;-webkit-line-clamp:5;-webkit-box-orient:vertical;overflow:hidden}
.tmd-rating-only{font-size:.9rem;color:#4d6078}
.tmd-reviews-feature-bottom{display:flex;justify-content:space-between;align-items:center;gap:22px;margin-top:16px}
.tmd-reviews-feature-bottom p{margin:0;max-width:680px;font-size:.76rem;line-height:1.6}
.tmd-reviews-feature-bottom .button{white-space:nowrap}
.tmd-review-page-hero{background:#eef6fd;border-bottom:1px solid #d9e6f0;padding:65px 0 45px}
.tmd-review-page-hero h1{font-size:clamp(2.35rem,4.5vw,3.6rem);max-width:890px;margin:.25em 0 .3em}
.tmd-review-page-summary{display:flex;align-items:center;flex-wrap:wrap;gap:14px;padding:12px 0}
.tmd-review-page-summary strong{font-size:1.3rem}
.tmd-review-provenance{font-size:.85rem;line-height:1.6;max-width:900px;color:#52677c;margin:8px 0 0}
.tmd-reviews-directory{padding-top:55px;padding-bottom:55px}
.tmd-review-directory-title{margin-bottom:26px}
.tmd-review-directory-title h2{margin:0 0 8px}
.tmd-review-full-grid{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:17px}
.tmd-review-full-card{min-height:170px}
.tmd-review-cta{border-top:1px solid #d9e6f0;padding-top:42px;padding-bottom:65px;display:flex;align-items:center;justify-content:space-between;gap:24px}
.tmd-review-cta p{margin-bottom:0}
.tmd-review-cta .button{margin:6px}
@media(max-width:1000px){.tmd-review-card{flex-basis:calc((100% - 16px)/2)}.tmd-review-proof-inner{flex-wrap:wrap;gap:10px 24px}}
@media(max-width:650px){.tmd-review-proof-inner{align-items:flex-start;flex-direction:column;padding-top:16px;padding-bottom:16px}.tmd-reviews-feature-head{align-items:stretch;flex-direction:column}.tmd-carousel-controls{align-self:flex-start}.tmd-review-card{flex-basis:100%;min-height:235px}.tmd-reviews-feature-bottom{align-items:flex-start;flex-direction:column}.tmd-review-full-grid{grid-template-columns:1fr}.tmd-review-cta{flex-direction:column;align-items:flex-start}.tmd-review-page-hero{padding:42px 0 38px}}
@media(prefers-reduced-motion:reduce){.tmd-review-viewport{scroll-behavior:auto!important}}


/* The Mortgage Desk homepage | 2026-10-17
   Full-viewport section bands and centered responsive content.
   Home-page-only rules; other forms/landing pages are unchanged. */
body.home-loan-site #main-content > .wmg-style-hero.compact-intro {
  background: #ffffff;
}
body.home-loan-site #main-content > .wmg-style-hero.compact-intro::before {
  display: none;
}
body.home-loan-site #main-content > .credential {
  background: #ffffff;
  border-color: #e6ebf1;
}
body.home-loan-site #main-content > .tmd-band {
  display: block;
  width: 100%;
  padding: 0;
  margin: 0;
}
body.home-loan-site #main-content > .tmd-band-grey {
  background: #f8f9fa;
}
body.home-loan-site #main-content > .tmd-band-product-blue,
body.home-loan-site #main-content > .tmd-band-bio-tv {
  background: #f0f4f8;
}
body.home-loan-site #main-content > .tmd-band-white,
body.home-loan-site #main-content > .tmd-review-proof,
body.home-loan-site #main-content > .tmd-reviews-feature,
body.home-loan-site #main-content > .resource-band {
  background: #ffffff;
}
/* .wrap still owns content width, never the background; avoid horizontal overflow. */
body.home-loan-site #main-content > .tmd-band > .wrap,
body.home-loan-site #main-content > .tmd-band-bio-tv > .wrap {
  width: 100%;
  max-width: 1200px;
  margin-left: auto;
  margin-right: auto;
}
body.home-loan-site #main-content > .tmd-band-grey > .company-intro {
  background: transparent;
}
body.home-loan-site #main-content > .tmd-reviews-feature {
  border-color: #e7edf4;
}
body.home-loan-site #main-content > .resource-band {
  border-color: #e7edf4;
}
body.home-loan-site #main-content > .tmd-band-bio-tv > .advisor-strip {
  background: transparent;
  margin-top: 0;
  margin-bottom: 0;
  padding-top: 60px;
  padding-bottom: 26px;
}
body.home-loan-site #main-content > .tmd-band-bio-tv > .video-feature {
  background: transparent;
  border-radius: 0;
  margin-top: 0;
  margin-bottom: 0;
  padding-top: 34px;
  padding-bottom: 65px;
}
body.home-loan-site #main-content > .tmd-band-white > .cta {
  background: transparent;
}
/* Text remains dark blue or muted navy against the pale section colors. */
body.home-loan-site #main-content > .tmd-band h2,
body.home-loan-site #main-content > .tmd-band h3 {
  color: #102b50;
}
body.home-loan-site #main-content > .tmd-band p {
  color: #425872;
}
body.home-loan-site #main-content > .tmd-band .button:not(.outline) {
  color: #ffffff;
}
@media (max-width: 760px) {
  body.home-loan-site #main-content > .tmd-band-bio-tv > .advisor-strip {
    padding-top: 42px;
    padding-bottom: 12px;
  }
  body.home-loan-site #main-content > .tmd-band-bio-tv > .video-feature {
    margin: 0 auto;
    padding: 30px 24px 48px;
  }
}


/* TMD homepage refinement, 2026-10-17: reusable full-width section backgrounds.
   These wrappers span the viewport; the nested .site-container remains centered.
   The desk hero photograph/header and dark corporate footer are unchanged. */
body.home-loan-site #main-content > .section-white {background-color:#ffffff;}
body.home-loan-site #main-content > .section-grey {background-color:#f8f9fa;}
body.home-loan-site #main-content > .section-blue-tint {background-color:#f2f6fa;}
body.home-loan-site #main-content > .section-white,
body.home-loan-site #main-content > .section-grey,
body.home-loan-site #main-content > .section-blue-tint {
  width:100%;
}
body.home-loan-site #main-content .site-container {
  width:100%; max-width:1200px; margin-left:auto; margin-right:auto;
  padding-left:clamp(24px,2.6vw,32px);
  padding-right:clamp(24px,2.6vw,32px);
}
/* Special-case our existing home-page blue band selectors (higher specificity).
   Keep backgrounds on the full-width bands, NOT inside their content wrappers. */
body.home-loan-site #main-content > .tmd-band-product-blue.section-blue-tint,
body.home-loan-site #main-content > .tmd-band-bio-tv.section-blue-tint {
  background-color:#f2f6fa;
}
/* All three header actions: darken slightly and lift on hover/focus, preserve
   navy/blue/teal identities and equal button sizes, with clear keyboard focus. */
body.home-loan-site .banner-header nav > a.nav-primary.header-cta-btn {
  transition:background-color .2s ease,border-color .2s ease,
             box-shadow .2s ease,filter .2s ease,transform .2s ease;
}
body.home-loan-site .banner-header nav > a.nav-primary.header-cta-btn:hover,
body.home-loan-site .banner-header nav > a.nav-primary.header-cta-btn:focus-visible {
  filter:brightness(.90);
  transform:translateY(-2px);
  box-shadow:0 7px 17px rgba(12,44,75,.25);
  text-decoration:none;
}
body.home-loan-site .banner-header nav > a.nav-primary.header-cta-btn:focus-visible {
  outline:3px solid #70b9f4; outline-offset:3px;
}
/* High-visibility YouTube CTA: bold YouTube red is visually distinct from
   the surrounding cool-blue background. Large bold type maintains legibility. */
body.home-loan-site #main-content .video-feature .youtube-btn {
  display:inline-flex; align-items:center; justify-content:center;
  background-color:#ff0000; color:#ffffff;
  border:2px solid #c90000; border-radius:8px;
  min-height:54px; padding:14px 25px;
  font-size:1.2rem; font-weight:800; line-height:1.35;
  box-shadow:0 7px 17px rgba(170,0,0,.20);
  text-align:center; text-decoration:none;
  transition:background-color .2s ease,box-shadow .2s ease,
             transform .2s ease;
}
body.home-loan-site #main-content .video-feature .youtube-btn:hover,
body.home-loan-site #main-content .video-feature .youtube-btn:focus-visible {
  background-color:#c90000; border-color:#a90000; color:#ffffff;
  box-shadow:0 10px 22px rgba(155,0,0,.25);
  transform:translateY(-2px);
}
body.home-loan-site #main-content .video-feature .youtube-btn:focus-visible {
  outline:3px solid #0b60aa; outline-offset:4px;
}
@media (prefers-reduced-motion:reduce) {
  body.home-loan-site .banner-header nav > a.nav-primary.header-cta-btn,
  body.home-loan-site #main-content .video-feature .youtube-btn {
    transition:none;
  }
  body.home-loan-site .banner-header nav > a.nav-primary.header-cta-btn:hover,
  body.home-loan-site .banner-header nav > a.nav-primary.header-cta-btn:focus-visible,
  body.home-loan-site #main-content .video-feature .youtube-btn:hover,
  body.home-loan-site #main-content .video-feature .youtube-btn:focus-visible {
    transform:none;
  }
}


/* The Mortgage Desk: sticky header, guide-card and pre-footer alignment pass.
   Scoped to the home-loan header and homepage only; existing tools stay unchanged. */
/* Full-width opaque sticky shell. No fixed-mode class or transform/scale change is
   used on scroll: the navbar has identical dimensions before and during sticking. */
body.home-loan-site header.banner-header.home-sticky-header {
  box-sizing:border-box;
  width:100%; max-width:none; margin:0;
  left:auto; right:auto;
  background-color:#ffffff;
  border-bottom:1px solid #e5ebf2;
  box-shadow:0 3px 12px rgba(9,36,76,.075);
  isolation:isolate;
}
/* One consistent inner geometry in both stationary and sticky states. */
body.home-loan-site header.banner-header.home-sticky-header > nav {
  box-sizing:border-box;
  width:100%; max-width:1450px;
  margin-left:auto; margin-right:auto;
}
/* Full-screen sticky navigation on desktop; keep the existing non-sticky mobile
   behavior so the multi-row phone nav does not block content. */
@media (min-width:761px) {
  body.home-loan-site header.banner-header.home-sticky-header {
    position:sticky; top:0; z-index:150;
  }
}
/* Center the combined photo/profile grouping. Move the action into the details
   column so there is no forced empty gap from margin-left:auto. */
/* Homepage mortgage guide: a prominent portrait balanced with Jim's details.
   The 800 x 994 source image has transparent edges; avoid cropping it. */
body.home-loan-site #main-content > .tmd-band-bio-tv > .advisor-strip {
  display:flex;
  justify-content:center;
  align-items:center;
  gap:clamp(28px,3vw,42px);
  max-width:770px;
  padding-top:54px;
  padding-bottom:32px;
  text-align:left;
}
body.home-loan-site #main-content > .tmd-band-bio-tv > .advisor-strip > img {
  display:block;
  flex:0 0 230px;
  width:230px;
  max-width:100%;
  height:auto;
  aspect-ratio:800 / 994;
  object-fit:contain;
  object-position:center;
  background:transparent;
  padding:0;
  border-radius:8px;
}
body.home-loan-site #main-content .advisor-strip > .advisor-details {
  flex:0 1 390px;
  min-width:0;
  align-self:center;
}
body.home-loan-site #main-content .advisor-strip .advisor-action {
  display:inline-flex;
  align-items:center; justify-content:center;
  width:fit-content;
  max-width:100%;
  margin:18px 0 0;
  padding:12px 19px;
}
/* Single centered pre-footer invitation with action immediately below text. */
body.home-loan-site #main-content > .tmd-band-white > .cta.pre-footer-cta-section {
  box-sizing:border-box;
  display:flex;
  flex-direction:column;
  justify-content:center;
  align-items:center;
  text-align:center;
  gap:18px;
  max-width:960px;
  margin:0 auto;
  padding-top:68px;
  padding-bottom:68px;
}
body.home-loan-site #main-content .pre-footer-cta-section > div {
  display:flex;
  flex-direction:column;
  align-items:center;
  width:100%;
}
body.home-loan-site #main-content .pre-footer-cta-section h2 {
  max-width:760px;
  margin:12px auto 16px;
}
body.home-loan-site #main-content .pre-footer-cta-section p {
  max-width:660px;
  margin:0 auto;
}
body.home-loan-site #main-content .pre-footer-cta-section > a.button {
  margin:3px 0 0;
  min-height:50px;
  max-width:100%;
  text-align:center;
}
@media (max-width:650px) {
  body.home-loan-site #main-content > .tmd-band-bio-tv > .advisor-strip {
    flex-direction:column;
    align-items:center;
    justify-content:center;
    gap:18px;
    text-align:center;
  }
  body.home-loan-site #main-content .advisor-strip > .advisor-details {
    flex:0 1 auto;
    width:100%;
    text-align:center;
  }
  body.home-loan-site #main-content .advisor-strip > .advisor-details > .text-link {
    overflow-wrap:anywhere;
  }
  body.home-loan-site #main-content .advisor-strip .advisor-action {
    margin:20px auto 0;
  }
  body.home-loan-site #main-content > .tmd-band-white > .cta.pre-footer-cta-section {
    padding-top:48px;
    padding-bottom:50px;
    gap:17px;
  }
}


/* TMD 2026-10-17: nav white-surface sticky containment fix
   Both sections share the same true viewport-width white shell. The actual
   inner menus keep their pre-existing max widths while scrolling.
   No .is-sticky class is required: native position:sticky does not jump or
   resize as JS/fixed-position variants do. */
body.home-loan-site > header.banner-header.home-sticky-header,
body.investor-site > header.banner-header.investor-sticky-header {
  box-sizing: border-box;
  display: block;
  position: sticky;
  top: 0;
  left: 0;
  right: 0;
  width: 100%;
  max-width: none;
  min-width: 0;
  margin: 0;
  padding: 0;
  z-index: 1000;
  opacity: 1;
  background: #ffffff !important;
  background-image: none !important;
  border-bottom: 1px solid #e6ebf1;
  box-shadow: 0 2px 8px rgba(0,0,0,.06);
  isolation: isolate;
}
/* Paint behind links too, preventing any body copy showing through the menu. */
body.home-loan-site > header.banner-header.home-sticky-header > nav#navigation,
body.investor-site > header.banner-header.investor-sticky-header > nav#navigation {
  box-sizing: border-box;
  position: relative;
  left: auto;
  right: auto;
  display: flex;
  width: 100%;
  min-width: 0;
  margin-left: auto;
  margin-right: auto;
  background-color: #ffffff;
}
/* The Home Loan menu was designed to fit 1450px; the investor nav uses 1230px. */
body.home-loan-site > header.banner-header.home-sticky-header > nav#navigation {
  max-width: 1450px;
}
body.investor-site > header.banner-header.investor-sticky-header > nav#navigation {
  max-width: 1230px;
}
/* Respect the existing compact mobile grid and avoid a tall pinned menu
   obscuring form titles on small screens. */
@media (max-width: 760px) {
  body.home-loan-site > header.banner-header.home-sticky-header {
    position: relative;
    top: auto;
  }
  body.home-loan-site > header.banner-header.home-sticky-header > nav#navigation,
  body.investor-site > header.banner-header.investor-sticky-header > nav#navigation {
    display: grid !important;
  }
}

/* Guide portrait: stack cleanly once the two-column layout gets cramped. */
@media (max-width:720px) {
  body.home-loan-site #main-content > .tmd-band-bio-tv > .advisor-strip {
    max-width:540px;
    flex-direction:column;
    justify-content:center;
    align-items:center;
    gap:19px;
    padding-top:42px;
    padding-bottom:24px;
    text-align:center;
  }
  body.home-loan-site #main-content > .tmd-band-bio-tv > .advisor-strip > img {
    flex:none;
    width:min(230px,66vw);
    height:auto;
    aspect-ratio:800 / 994;
  }
  body.home-loan-site #main-content > .tmd-band-bio-tv > .advisor-strip > .advisor-details {
    flex:none;
    width:100%;
    text-align:center;
  }
  body.home-loan-site #main-content > .tmd-band-bio-tv > .advisor-strip .advisor-action {
    margin:20px auto 0;
  }
}

/* Consistent inline SVG review stars. */
.tmd-review-stars{display:inline-flex;align-items:center;gap:2px;color:#ffb400;letter-spacing:0;line-height:1;vertical-align:middle;flex-shrink:0;}
.tmd-review-stars svg{display:block;width:20px;height:20px;flex:none;fill:#ffb400;}
.tmd-review-proof-rating,.tmd-review-page-summary{display:flex;align-items:center;gap:10px;}

.confirmation-officer{background:#f0f7ff;border:1px solid #dce8f5;border-radius:10px;padding:16px;margin:16px 0;display:grid;gap:9px;overflow-wrap:anywhere}.confirmation-officer p{margin:4px 0 0}.request-confirmation{max-width:560px;width:calc(100% - 32px);box-sizing:border-box;max-height:85vh;overflow:auto}

/* Homeowner quote and Rate Alert optional officer notes */
.lead-form .home-note-label{display:block;margin:20px 0 5px;font-weight:600;color:#102b50}.lead-form .home-note-label textarea{display:block;width:100%;min-height:88px;padding:12px;margin:8px 0 0;border:1px solid #aebfd5;border-radius:6px;background:#fff;color:#102b50;font:inherit;font-weight:400;line-height:1.5;box-sizing:border-box;resize:vertical}.lead-form .home-note-help{margin:0 0 18px;color:#536985;font-size:.83rem;line-height:1.5}

/* Clear Rate Alert vs Rate Ready choices; initial popup only. */
.request-confirmation .rate-alert-choice-info{display:grid;gap:10px;margin:14px 0 4px}
.request-confirmation .rate-alert-choice-card{padding:13px 15px;border:1px solid #d9e5f1;border-radius:10px;background:#f1f6fb;text-align:left}
.request-confirmation .rate-alert-choice-card-ready{background:#fff;border-color:#a5c7eb}
.request-confirmation .rate-alert-choice-card h3{font-size:15px;line-height:1.35;color:#0b315e;margin:0 0 6px}
.request-confirmation .rate-alert-choice-card p{font-size:13px;line-height:1.45;margin:0;color:#334e6e}
.request-confirmation .rate-alert-choice-card .rate-alert-choice-small{font-size:12px;color:#53677d;margin-top:7px}
.request-confirmation [data-actions] button{flex:1 1 195px}

/* TMD performance: load a responsive hero background on narrow viewports. */
@media (max-width: 700px){.wmg-style-hero{background-image:url("assets/desk-banner-v2-640.webp")}}
@media (min-width: 701px) and (max-width: 1100px){.wmg-style-hero{background-image:url("assets/desk-banner-v2-960.webp")}}