:root{
  --navy:#0e1a2b; --navy2:#16263d; --gold:#c9a961; --gold-lt:#e0bc7f;
  --cream:#f8f5ef; --ink:#1a1a1a; --muted:#5a6472;
}
*{margin:0;padding:0;box-sizing:border-box}
body{font-family:Arial,Helvetica,sans-serif;color:var(--ink);background:var(--cream);line-height:1.6}
.wrap{max-width:960px;margin:0 auto;padding:0 24px}
a{color:var(--navy)}

/* Header */
header{background:var(--cream);border-bottom:1px solid #e5dfd2}
.hdr{display:flex;align-items:center;justify-content:space-between;gap:16px;padding:14px 0;flex-wrap:wrap}
.hdr .brand{display:flex;align-items:center;gap:14px}
.hdr img{height:52px;width:auto}
.tagline{text-align:left}
.tagline .t1{font-size:14px;font-weight:bold;color:var(--navy);letter-spacing:.4px}
.tagline .t2{font-size:12.5px;color:var(--muted)}
nav.main{display:flex;align-items:center;gap:20px;flex-wrap:wrap}
nav.main a{font-size:14px;color:var(--navy);text-decoration:none;font-weight:bold}
nav.main a:hover{color:var(--gold)}
nav.main a.navbtn{background:var(--navy);color:var(--gold-lt);padding:8px 18px;border-radius:6px;border:1.5px solid var(--gold)}
nav.main a.navbtn:hover{background:var(--navy2);color:#fff}

/* Hero */
.hero{background:var(--navy);color:#fff;padding:72px 0 64px}
.pill{display:inline-block;border:1px solid var(--gold);color:var(--gold-lt);font-size:13px;font-weight:bold;letter-spacing:1.2px;text-transform:uppercase;padding:6px 14px;border-radius:999px;margin-bottom:22px}
h1{font-size:40px;line-height:1.15;color:#fff;max-width:720px}
h1 .gold{color:var(--gold-lt)}
.hero p.sub{margin-top:18px;font-size:17px;color:#c9d2de;max-width:660px}
.hero .local{margin-top:10px;font-size:14.5px;color:#8fa0b5}
.hero .local b{color:#c9d2de;font-weight:bold}
.hero .hero-ctas{margin-top:28px;display:flex;gap:14px;flex-wrap:wrap}
.btn{display:inline-block;background:var(--navy);border:2px solid var(--gold);color:var(--gold-lt);font-family:Arial,Helvetica,sans-serif;font-weight:bold;font-size:14pt;padding:13px 34px;border-radius:8px;text-decoration:none}
.btn:hover{background:var(--navy2)}
.btn.solid{background:var(--gold);color:var(--navy);border-color:var(--gold)}
.btn.solid:hover{background:var(--gold-lt)}
.btn.sm{font-size:12pt;padding:10px 24px}
.on-navy .btn{background:var(--gold);color:var(--navy);border-color:var(--gold)}
.on-navy .btn:hover{background:var(--gold-lt)}
.on-navy .btn.ghost{background:transparent;color:#fff;border-color:#3d5068}
.on-navy .btn.ghost:hover{border-color:var(--gold);color:var(--gold-lt)}

/* Strip */
.strip{background:var(--navy2);border-top:2px solid var(--gold);padding:18px 0}
.strip p{color:#c9d2de;font-size:14.5px}
.strip b{color:var(--gold-lt)}

/* Sections */
h2{font-size:26px;color:var(--navy);margin-bottom:8px}
.section{padding:56px 0}
.section.gray{background:#f1ece1}
.section.navy{background:var(--navy)}
.section.navy h2{color:#fff}
.lede{color:var(--muted);font-size:16px;max-width:680px;margin-bottom:34px}
.section.navy .lede{color:#c9d2de}
.eyebrow{font-size:12.5px;font-weight:bold;letter-spacing:1.6px;text-transform:uppercase;color:var(--gold);margin-bottom:8px}

/* Cards */
.cards{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}
.card{background:#fff;border:1px solid #e5dfd2;border-top:3px solid var(--gold);border-radius:8px;padding:22px}
.card h3{color:var(--navy);font-size:17px;margin-bottom:8px}
.card p{font-size:14.5px;color:#3d4654}
.card .big{font-size:24px;font-weight:bold;color:var(--navy)}

/* VA section */
.va-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}
.va-card{background:#fff;border:1px solid #e5dfd2;border-radius:8px;padding:24px;display:flex;flex-direction:column}
.va-card .amt{font-size:13px;font-weight:bold;letter-spacing:.6px;text-transform:uppercase;color:var(--gold);margin-bottom:10px}
.va-card h3{color:var(--navy);font-size:18px;margin-bottom:8px}
.va-card p{font-size:14.5px;color:#3d4654;flex:1}
.navigator{margin-top:22px;background:var(--navy);border-radius:8px;padding:28px;color:#c9d2de}
.navigator h3{color:var(--gold-lt);font-size:18px;margin-bottom:10px}
.navigator p{font-size:14.5px}
.navigator .fine{margin-top:14px;font-size:12.5px;color:#8fa0b5}

/* Homes-wanted */
.two-col{display:grid;grid-template-columns:1.4fr 1fr;gap:26px;align-items:start}
.homes-copy p{font-size:15px;color:#3d4654;margin-bottom:16px}
.homes-copy b{color:var(--navy)}
.owner-card{background:#fff;border:1px solid #e5dfd2;border-top:3px solid var(--gold);border-radius:8px;padding:24px}
.owner-card h3{color:var(--navy);font-size:17px;margin-bottom:12px}
.owner-card ul{list-style:none}
.owner-card li{padding:0 0 10px 26px;position:relative;font-size:14.5px;color:#3d4654}
.owner-card li::before{content:"★";position:absolute;left:0;top:0;color:var(--gold);font-size:14px}
.homes-cta{margin-top:8px;font-size:14.5px;color:var(--muted)}
.homes-cta a{color:var(--navy);font-weight:bold}

/* Steps */
.steps{margin:26px 0 34px;padding-left:0;list-style:none;counter-reset:step}
.steps li{counter-increment:step;position:relative;padding:0 0 22px 54px}
.steps li::before{content:counter(step);position:absolute;left:0;top:0;width:34px;height:34px;border-radius:50%;background:var(--navy);border:2px solid var(--gold);color:var(--gold-lt);font-weight:bold;text-align:center;line-height:30px}
.steps b{color:var(--navy)}
.steps p{font-size:14.5px;color:#3d4654}
.steps .now{display:inline-block;font-size:11px;font-weight:bold;letter-spacing:1px;color:var(--navy);background:var(--gold-lt);border-radius:4px;padding:2px 8px;margin-left:8px;vertical-align:middle}

/* CTA box */
.cta-box{background:#fff;border:1px solid #e5dfd2;border-radius:8px;padding:30px;text-align:center}
.cta-box p{font-size:15px;color:#3d4654;max-width:560px;margin:0 auto 20px}
.cta-note{font-size:12.5px;color:var(--muted);margin-top:14px}

/* Pre-reg band on index */
.band{background:var(--navy2);border-top:2px solid var(--gold);border-bottom:2px solid var(--gold);padding:44px 0;text-align:center}
.band h2{color:#fff}
.band p{color:#c9d2de;font-size:15.5px;max-width:620px;margin:12px auto 22px}
.band .perks{display:flex;justify-content:center;gap:10px;flex-wrap:wrap;margin-bottom:26px}
.band .perks span{border:1px solid #3d5068;color:#c9d2de;font-size:13px;padding:6px 14px;border-radius:999px}

/* Founder */
.founder{display:flex;gap:20px;align-items:flex-start;background:#fff;border:1px solid #e5dfd2;border-radius:8px;padding:24px}
.founder .fmark{flex:0 0 auto;width:54px;height:54px;border-radius:50%;background:var(--navy);border:2px solid var(--gold);color:var(--gold-lt);font-weight:bold;font-size:18px;text-align:center;line-height:50px}
.founder p{font-size:14.5px;color:#3d4654}
.founder b{color:var(--navy)}

/* Journal */
.journal-list{display:grid;grid-template-columns:repeat(2,1fr);gap:18px}
.jcard{background:#fff;border:1px solid #e5dfd2;border-top:3px solid var(--gold);border-radius:8px;padding:26px;display:flex;flex-direction:column;text-decoration:none}
.jcard .date{font-size:12px;letter-spacing:1.2px;text-transform:uppercase;color:var(--gold);font-weight:bold;margin-bottom:10px}
.jcard h3{color:var(--navy);font-size:19px;margin-bottom:8px}
.jcard p{font-size:14.5px;color:#3d4654;flex:1}
.jcard .read{margin-top:16px;color:var(--navy);font-weight:bold;font-size:14px}
.jcard:hover{border-color:var(--gold)}

/* Article */
.post{max-width:720px;margin:0 auto}
.post .date{font-size:12.5px;letter-spacing:1.4px;text-transform:uppercase;color:var(--gold);font-weight:bold;margin-bottom:10px}
.post h1{color:var(--navy);font-size:34px;max-width:none}
.post .byline{color:var(--muted);font-size:14px;margin:14px 0 34px}
.post h3{color:var(--navy);font-size:20px;margin:34px 0 10px}
.post p{font-size:15.5px;color:#2d3642;margin-bottom:16px}
.post b{color:var(--navy)}
.post .pull{border-left:3px solid var(--gold);padding:6px 0 6px 18px;margin:26px 0;font-size:17px;color:var(--navy);font-weight:bold}
.post .disclaimer{margin-top:36px;background:#f1ece1;border:1px solid #e5dfd2;border-radius:8px;padding:16px 20px;font-size:13px;color:var(--muted)}
.post-foot{max-width:720px;margin:44px auto 0;display:flex;gap:14px;flex-wrap:wrap;justify-content:center;border-top:1px solid #e5dfd2;padding-top:28px}

/* Form */
.formwrap{max-width:640px;margin:0 auto}
.formcard{background:#fff;border:1px solid #e5dfd2;border-top:3px solid var(--gold);border-radius:8px;padding:30px}
.field{margin-bottom:18px}
.field label{display:block;font-size:13.5px;font-weight:bold;color:var(--navy);margin-bottom:6px}
.field label .opt{font-weight:normal;color:var(--muted);font-size:12px}
.field input,.field select{width:100%;padding:11px 12px;border:1px solid #cfc7b4;border-radius:6px;font-size:15px;font-family:inherit;background:#fffdf9;color:var(--ink)}
.field input:focus,.field select:focus{outline:2px solid var(--gold);border-color:var(--gold)}
.seg{display:grid;grid-template-columns:repeat(2,1fr);gap:10px}
.seg label{display:flex;align-items:center;gap:8px;border:1px solid #cfc7b4;border-radius:6px;padding:10px 12px;font-size:14px;color:var(--ink);font-weight:normal;cursor:pointer;background:#fffdf9}
.seg label:hover{border-color:var(--gold)}
.seg input{width:auto}
.privacy{font-size:12.5px;color:var(--muted);margin-top:16px}
.formok{display:none;background:#f4f9f1;border:1px solid #b9d3a8;border-radius:8px;padding:22px;margin-top:18px;font-size:14.5px;color:#2d4a1e}

/* Footer */
footer{background:var(--navy);color:#8fa0b5;padding:36px 0 42px;font-size:13px}
footer .fgrid{display:flex;justify-content:space-between;gap:24px;flex-wrap:wrap}
footer .t1{color:var(--gold-lt);font-weight:bold;font-size:14px}
footer a{color:#c9d2de}
footer .fnav{margin-top:10px;display:flex;gap:16px;flex-wrap:wrap}
footer .legal{margin-top:22px;padding-top:16px;border-top:1px solid #223350;font-size:12px;color:#6b7a8d;max-width:840px}
footer .partners{margin-top:10px;font-size:12.5px;color:#8fa0b5}

@media(max-width:760px){
  .cards,.va-grid,.two-col,.journal-list{grid-template-columns:1fr}
  h1{font-size:30px}
  .post h1{font-size:28px}
  .hdr{justify-content:center;text-align:center}
  .tagline{text-align:center}
}