:root{
  --pine:#103c2a;--pine-dark:#08291c;--palm:#176640;--leaf:#278754;
  --gold:#e8b13b;--gold-soft:#f5dfaa;--cream:#f6f2e8;--paper:#fffdf8;
  --white:#fff;--ink:#193029;--muted:#63726c;--line:#dde4de;
  --shadow:0 18px 48px rgba(8,41,28,.11);--shadow-soft:0 8px 28px rgba(8,41,28,.07);
}
*{box-sizing:border-box}
html{scroll-behavior:smooth;background:var(--pine-dark)}
body{margin:0;background:var(--pine-dark);color:var(--ink);font-family:"DM Sans",system-ui,sans-serif;line-height:1.6;-webkit-font-smoothing:antialiased;overflow-x:hidden}
main{background:var(--paper)}
img{max-width:100%}
a{color:inherit}
.wrap{width:min(1140px,calc(100% - 40px));margin-inline:auto}
.narrow{width:min(780px,calc(100% - 40px));margin-inline:auto}
.skip{position:absolute;left:16px;top:-80px;z-index:1000;background:#fff;color:var(--pine);padding:11px 15px;border-radius:8px;font-weight:700}.skip:focus{top:12px}
.utility{background:var(--pine-dark);color:rgba(255,255,255,.82);font-size:.79rem}
.utility .wrap{min-height:38px;display:flex;align-items:center;gap:20px}.utility a{text-decoration:none}.utility a:hover{text-decoration:underline;color:#fff}.utility-hours{margin-left:auto}
.site-nav{position:sticky;top:0;z-index:50;background:rgba(255,253,248,.96);border-bottom:1px solid rgba(16,60,42,.1);backdrop-filter:blur(12px)}
.nav-inner{height:76px;display:flex;align-items:center;gap:24px}.brand{display:flex;align-items:center;gap:11px;text-decoration:none;min-width:0}.brand img{width:52px;height:52px;object-fit:contain}.brand-copy{font-family:"Newsreader",Georgia,serif;font-weight:700;color:var(--pine);font-size:1.16rem;line-height:1.05;white-space:nowrap}.brand-copy small{display:block;margin-top:4px;font-family:"DM Sans",sans-serif;font-size:.59rem;letter-spacing:.18em;color:var(--leaf)}
.nav-links{display:flex;align-items:center;gap:3px;margin-left:auto}.nav-links a{text-decoration:none;padding:10px 12px;border-radius:9px;font-size:.88rem;font-weight:600;color:#3a5049}.nav-links a:hover,.nav-links a[aria-current="page"]{background:#edf3ee;color:var(--pine)}.nav-links .nav-lots{margin-inline:5px 3px;background:var(--gold);border:1px solid rgba(116,79,6,.12);color:var(--pine-dark);padding:7px 11px;font-size:.78rem;font-weight:700;white-space:nowrap}.nav-links .nav-lots:hover{background:#efbf55;color:var(--pine-dark)}.nav-pay{background:var(--palm)!important;color:#fff!important;padding-inline:17px!important}.nav-pay:hover{background:var(--pine-dark)!important}
.mobile-menu{display:none;position:relative}.mobile-menu summary{cursor:pointer;list-style:none;border:1px solid var(--line);border-radius:9px;padding:9px 12px;color:var(--pine);font-weight:700;font-size:.86rem}.mobile-menu summary::-webkit-details-marker{display:none}.mobile-menu summary::before{content:"☰";margin-right:7px}.mobile-menu[open] summary::before{content:"×"}.mobile-menu-panel{position:absolute;right:0;top:48px;width:230px;background:#fff;border:1px solid var(--line);border-radius:13px;padding:9px;box-shadow:var(--shadow);display:grid}.mobile-menu-panel a{text-decoration:none;padding:11px 12px;border-radius:8px;color:#385149;font-weight:600;font-size:.9rem}.mobile-menu-panel a:hover{background:#edf3ee;color:var(--pine)}.mobile-menu-panel .mobile-lots{margin-top:5px;background:#fff3cf;color:var(--pine-dark);font-size:.82rem}.mobile-menu-panel .mobile-lots:hover{background:var(--gold)}
.button{display:inline-flex;align-items:center;justify-content:center;text-decoration:none;border-radius:11px;padding:14px 22px;font-weight:700;line-height:1.2;transition:transform .18s ease,background .18s ease}.button:hover{transform:translateY(-1px)}.button:focus-visible,.nav-links a:focus-visible,.brand:focus-visible,a:focus-visible{outline:3px solid var(--gold);outline-offset:3px}.button-primary{background:var(--palm);color:#fff}.button-primary:hover{background:var(--pine)}.button-gold{background:var(--gold);color:var(--pine-dark)}.button-gold:hover{background:#efbf55}.button-light{background:#fff;color:var(--pine-dark);border:1px solid rgba(255,255,255,.78)}.button-light:hover{background:var(--cream)}.button-outline{border:1.5px solid rgba(16,60,42,.24);color:var(--pine)}.button-outline:hover{border-color:var(--palm);background:#fff}
h1,h2,h3{font-family:"Newsreader",Georgia,serif;margin:0;line-height:1.07;letter-spacing:-.025em}.eyebrow{margin:0 0 14px;color:var(--leaf);font-size:.72rem;letter-spacing:.19em;font-weight:700;text-transform:uppercase}.section-title{font-size:clamp(2.1rem,4vw,3.2rem);color:var(--pine)}.section-copy{color:var(--muted);font-size:1rem;max-width:620px;margin:14px 0 0}
.hero{position:relative;isolation:isolate;display:flex;align-items:center;min-height:570px;color:#fff;background-color:var(--pine-dark);background-image:linear-gradient(90deg,rgba(5,31,21,.96) 0%,rgba(7,41,28,.9) 35%,rgba(7,41,28,.54) 63%,rgba(7,41,28,.18) 100%),url("assets/hero-community-v2.jpg");background-size:cover;background-position:center}.hero::after{content:"";position:absolute;z-index:-1;inset:auto 0 0;height:34%;background:linear-gradient(transparent,rgba(5,28,19,.24));pointer-events:none}.hero-content{padding-block:88px}.hero .eyebrow{color:var(--gold-soft)}.hero h1{font-size:clamp(3rem,4.8vw,4.55rem);max-width:820px;color:#fff;text-wrap:balance}.hero h1 span{color:var(--gold-soft)}.hero p{max-width:590px;margin:21px 0 0;color:rgba(255,255,255,.86);font-size:1.1rem}.hero-actions{display:flex;flex-wrap:wrap;gap:14px;margin-top:31px}.hero-actions .button{min-width:238px;padding:14px 30px;border-radius:11px;font-size:1rem}
.action-panel{background:rgba(255,253,248,.97);color:var(--ink);border-radius:24px;padding:30px;box-shadow:0 26px 65px rgba(0,0,0,.23)}.action-panel img{display:block;width:150px;margin:0 auto 20px}.action-panel h2{font-size:1.8rem;color:var(--pine);text-align:center}.action-panel>p{text-align:center;color:var(--muted);margin:7px 0 22px;font-size:.9rem}.action-list{display:grid;border-top:1px solid var(--line)}.action-link{display:flex;justify-content:space-between;gap:20px;align-items:center;padding:16px 2px;border-bottom:1px solid var(--line);text-decoration:none;font-weight:700;color:var(--pine)}.action-link span{color:var(--leaf)}.action-link:hover{color:var(--leaf)}
.quick-links{background:#fff;border-bottom:1px solid var(--line)}.quick-links-grid{display:grid;grid-template-columns:repeat(3,1fr)}.quick-links a{position:relative;display:grid;gap:2px;padding:27px 54px 27px 26px;text-decoration:none;border-right:1px solid var(--line)}.quick-links a:first-child{border-left:1px solid var(--line)}.quick-links span{color:var(--leaf);font-size:.68rem;letter-spacing:.14em;text-transform:uppercase;font-weight:700}.quick-links strong{color:var(--pine);font-family:"Newsreader",Georgia,serif;font-size:1.18rem;line-height:1.25}.quick-links b{position:absolute;right:24px;top:50%;translate:0 -50%;color:var(--leaf);font-size:1.25rem;transition:translate .18s ease}.quick-links a:hover{background:var(--cream)}.quick-links a:hover b{translate:4px -50%}
.home-callout{background:var(--cream);border-block:1px solid #e4ddcf}.callout-inner{min-height:145px;display:flex;align-items:center;justify-content:space-between;gap:32px}.callout-inner h2{font-size:clamp(1.8rem,3.5vw,2.55rem);color:var(--pine)}.callout-inner p{margin:6px 0 0;color:var(--muted)}
.sales-band{background:var(--gold);color:var(--pine-dark)}.sales-inner{min-height:128px;display:flex;align-items:center;justify-content:space-between;gap:30px}.sales-inner h2{font-size:clamp(1.65rem,3vw,2.3rem)}.sales-inner p{margin:5px 0 0;color:#4d4933}.sales-inner .button{background:var(--pine-dark);color:#fff;flex:0 0 auto}
.page-hero{position:relative;isolation:isolate;overflow:hidden;background:radial-gradient(circle at 82% 24%,rgba(232,177,59,.19),transparent 20%),linear-gradient(135deg,var(--pine-dark),var(--pine) 62%,#18543a);color:#fff;padding:74px 0 68px}.page-hero::after{content:"";position:absolute;z-index:-1;right:-85px;bottom:-150px;width:370px;height:370px;border:1px solid rgba(255,255,255,.12);border-radius:50%;box-shadow:0 0 0 52px rgba(255,255,255,.035),0 0 0 104px rgba(255,255,255,.025)}.crumb{font-size:.79rem;color:rgba(255,255,255,.6);margin-bottom:15px}.crumb a{color:var(--gold-soft);text-decoration:none}.page-hero h1{font-size:clamp(2.7rem,5vw,4.25rem);text-wrap:balance}.page-hero p{max-width:680px;margin:14px 0 0;color:rgba(255,255,255,.8);font-size:1.04rem}
.content{padding:72px 0}.content-cream{background:var(--cream);border-block:1px solid #e5ded0}.grid-2{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:22px}.grid-3{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:20px}.card{background:#fff;border:1px solid var(--line);border-radius:17px;padding:28px;box-shadow:var(--shadow-soft)}.card.accent{background:var(--pine);color:#fff;border-color:var(--pine)}.card-label{display:block;color:var(--leaf);font-size:.68rem;letter-spacing:.16em;font-weight:700;text-transform:uppercase;margin-bottom:10px}.card.accent .card-label{color:var(--gold-soft)}.card h2,.card h3{color:var(--pine);font-size:1.65rem}.card.accent h2,.card.accent h3{color:#fff}.card p{color:var(--muted);font-size:.94rem;margin:10px 0 20px}.card.accent p{color:rgba(255,255,255,.75)}.card address{font-style:normal;color:#42564f}.card .button{margin-top:8px}.external-note{display:block;margin-top:13px;color:rgba(255,255,255,.62);font-size:.73rem;line-height:1.4}.payoff-rule{margin:18px 0 0!important;padding-top:15px;border-top:1px solid var(--line);color:var(--pine)!important}.account-number-callout{margin:28px 0 8px;padding:20px 23px;background:#fff;border:1px solid #d5dfd7;border-left:5px solid var(--gold);border-radius:0 13px 13px 0;box-shadow:var(--shadow-soft)}.account-number-callout span{display:block;color:var(--leaf);font-size:.67rem;letter-spacing:.15em;text-transform:uppercase;font-weight:700}.account-number-callout strong{display:block;color:var(--pine);font-family:"Newsreader",Georgia,serif;font-size:1.35rem;margin-top:2px}.account-number-callout p{margin:4px 0 0;color:var(--muted)}.account-number-callout b{color:var(--pine)}
.steps{counter-reset:step;list-style:none;padding:0;margin:30px 0 0}.steps li{counter-increment:step;position:relative;padding:0 0 27px 55px}.steps li::before{content:counter(step);position:absolute;left:0;top:0;width:36px;height:36px;border-radius:50%;background:var(--palm);color:#fff;display:grid;place-items:center;font-weight:700}.steps li::after{content:"";position:absolute;left:17px;top:39px;bottom:3px;width:2px;background:var(--line)}.steps li:last-child::after{display:none}.steps strong{display:block;color:var(--pine);margin-bottom:3px}.steps span{display:block;color:var(--muted);font-size:.93rem}
.help-list{display:grid;gap:12px;margin-top:30px}.help-row{display:grid;grid-template-columns:1fr auto;gap:20px;align-items:center;background:#fff;border:1px solid var(--line);border-radius:14px;padding:20px 22px}.help-row strong{display:block;color:var(--pine)}.help-row span{display:block;color:var(--muted);font-size:.9rem;margin-top:2px}.help-row a{color:var(--palm);font-weight:700;text-decoration:none;white-space:nowrap}.portal-help-section{background:#fff}.portal-help-head{max-width:700px;margin-bottom:28px}.portal-help-grid{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:16px}.portal-help-grid article{position:relative;background:var(--cream);border:1px solid #e1dacd;border-radius:18px;padding:30px;overflow:hidden}.portal-help-grid article:first-child{background:linear-gradient(145deg,var(--pine),var(--pine-dark));border-color:var(--pine);color:#fff}.support-number{display:grid;place-items:center;width:38px;height:38px;border-radius:50%;background:#fff;color:var(--pine);font-family:"Newsreader",Georgia,serif;font-weight:700;box-shadow:var(--shadow-soft)}.portal-help-grid article:first-child .support-number{background:var(--gold);color:var(--pine-dark)}.portal-help-grid h3{font-size:1.75rem;color:var(--pine);margin:24px 0 9px}.portal-help-grid article:first-child h3{color:#fff}.portal-help-grid p{color:var(--muted);font-size:.93rem;margin:0 0 18px}.portal-help-grid article:first-child p{color:rgba(255,255,255,.76)}.text-link{display:inline-block;color:var(--palm);font-weight:700;text-decoration:none;margin-top:4px}.portal-help-grid article:first-child .text-link{color:var(--gold-soft)}.payoff-alert{display:inline-block!important;background:#fff;border-left:4px solid var(--gold);border-radius:0 8px 8px 0;padding:9px 12px;color:var(--pine)!important;font-weight:700}.pueblo-help-note{display:grid;grid-template-columns:auto 1fr;gap:20px;align-items:center;margin-top:16px;padding:20px 24px;border:1px solid var(--line);border-radius:14px;background:#fff}.pueblo-help-note strong{color:var(--pine)}.pueblo-help-note span{color:var(--muted);font-size:.9rem}.prepare-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:14px;margin-top:28px}.prepare-grid>div{background:#fff;border:1px solid var(--line);border-radius:14px;padding:19px}.prepare-grid strong{display:block;color:var(--pine)}.prepare-grid span{display:block;color:var(--muted);font-size:.86rem;margin-top:3px}
.contact-grid{display:grid;grid-template-columns:.85fr 1.15fr;gap:34px}.phone-card{position:relative;overflow:hidden;background:linear-gradient(145deg,var(--pine),var(--pine-dark));color:#fff;border-radius:22px;padding:36px;box-shadow:var(--shadow)}.phone-card::after{content:"";position:absolute;right:-55px;bottom:-70px;width:190px;height:190px;border:1px solid rgba(255,255,255,.12);border-radius:50%;box-shadow:0 0 0 35px rgba(255,255,255,.035)}.phone-card h2{font-size:2rem}.phone-card p{color:rgba(255,255,255,.74)}.phone-big{position:relative;z-index:1;display:block;color:var(--gold-soft);font-family:"Newsreader",Georgia,serif;font-size:clamp(2rem,4vw,3rem);font-weight:700;text-decoration:none;line-height:1.1}.detail-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:14px}.detail{background:#fff;border:1px solid var(--line);border-radius:14px;padding:20px;box-shadow:var(--shadow-soft)}.detail strong{display:block;color:var(--leaf);font-size:.69rem;letter-spacing:.15em;text-transform:uppercase;margin-bottom:8px}.detail p{margin:0;color:#42564f}.detail a{color:var(--palm);font-weight:700;text-decoration:none}
.disclosure-list{display:grid;gap:14px;margin-top:30px}.disclosure-link{display:flex;justify-content:space-between;gap:24px;align-items:center;background:#fff;border:1px solid var(--line);border-radius:14px;padding:20px 22px;text-decoration:none}.disclosure-link strong{display:block;color:var(--pine)}.disclosure-link span{display:block;color:var(--muted);font-size:.89rem;margin-top:2px}.disclosure-link b{color:var(--palm);font-size:1.15rem}.disclosure-link:hover{border-color:#9ebbaa}
footer{background:var(--pine-dark);color:rgba(255,255,255,.7);padding:52px 0 26px;font-size:.84rem}.footer-grid{display:grid;grid-template-columns:1.2fr 1fr 1.2fr .8fr;gap:38px;margin-bottom:36px}.footer-brand img{width:105px;background:#fff;border-radius:12px;padding:7px}.footer-brand p{max-width:230px;margin:12px 0 0}footer h4{font-family:"DM Sans",sans-serif;color:#fff;font-size:.7rem;letter-spacing:.15em;text-transform:uppercase;margin:0 0 13px}footer a{display:block;color:rgba(255,255,255,.7);text-decoration:none;padding:4px 0}footer a:hover{color:var(--gold-soft)}.housing{display:flex;align-items:center;gap:9px;margin-top:15px;font-size:.66rem;line-height:1.2}.housing img{width:32px;height:32px;object-fit:contain;filter:grayscale(1) brightness(3)}.footer-bottom{border-top:1px solid rgba(255,255,255,.12);padding-top:20px;display:flex;justify-content:space-between;gap:18px;color:rgba(255,255,255,.48);font-size:.75rem}
.not-found{min-height:650px;display:grid;align-items:center;background:radial-gradient(circle at 75% 25%,rgba(232,177,59,.18),transparent 25%),linear-gradient(135deg,var(--pine-dark),var(--pine));color:#fff;padding:80px 0}.not-found .eyebrow{color:var(--gold-soft)}.not-found h1{font-size:clamp(3rem,7vw,5.2rem);max-width:720px}.not-found>div>p:not(.eyebrow){max-width:610px;color:rgba(255,255,255,.8);font-size:1.08rem}.not-found-help{display:grid;gap:3px;margin-top:42px;padding-top:25px;border-top:1px solid rgba(255,255,255,.2);max-width:500px}.not-found-help strong{color:var(--gold-soft)}.not-found-help a{color:#fff;font-family:"Newsreader",Georgia,serif;font-size:1.65rem;font-weight:700;text-decoration:none}.not-found-help span{color:rgba(255,255,255,.65);font-size:.85rem}.mobile-actions{display:none}
.lang-widget{position:fixed;right:18px;top:132px;z-index:90;font-family:"DM Sans",system-ui,sans-serif}.lang-toggle{border:1px solid rgba(16,60,42,.18);border-radius:999px;background:#fff;color:var(--pine);padding:10px 15px;box-shadow:var(--shadow-soft);font:700 .78rem "DM Sans",sans-serif;cursor:pointer}.lang-toggle:hover{background:var(--cream)}.lang-toggle:focus-visible,.lang-quick-btn:focus-visible,#google_translate_element select:focus-visible{outline:3px solid var(--gold);outline-offset:3px}.lang-panel{display:none;position:absolute;right:0;top:48px;width:min(310px,calc(100vw - 32px));background:#fff;border:1px solid var(--line);border-radius:15px;padding:17px;box-shadow:var(--shadow)}.lang-widget.open .lang-panel{display:block}.lang-title{font-weight:700;color:var(--pine);font-size:.9rem}.lang-quick-row{display:grid;grid-template-columns:1fr 1fr;gap:8px;margin:11px 0}.lang-quick-btn{border:1px solid var(--line);border-radius:9px;background:var(--cream);color:var(--pine);padding:9px;font:700 .8rem "DM Sans",sans-serif;cursor:pointer}.lang-quick-btn:hover{border-color:#a9c1b1;background:#fff}.lang-quick-btn.is-active{border-color:var(--palm);background:#fff;box-shadow:inset 0 0 0 1px var(--palm)}.lang-more-label{display:block;margin:2px 0 6px;color:var(--muted);font-size:.68rem;font-weight:700;letter-spacing:.04em;text-transform:uppercase}#google_translate_element.lang-google{min-height:38px}#google_translate_element select,#google_translate_element select.goog-te-combo{display:block!important;width:100%!important;max-width:100%;border:1px solid var(--line);border-radius:9px;padding:8px 10px;background:#fff;color:var(--ink);font:600 .78rem "DM Sans",sans-serif;appearance:auto}.goog-te-gadget{font-family:"DM Sans",sans-serif!important;color:var(--muted)!important;font-size:.7rem!important;width:100%}.goog-te-gadget a{color:var(--palm)!important}.goog-te-combo{margin:0!important}.lang-note{margin-top:11px;color:var(--muted);font-size:.67rem;line-height:1.45}.lang-load-error{margin:0;color:#8a3b2b;font-size:.72rem;line-height:1.4}body{top:0!important}.goog-te-banner-frame.skiptranslate{display:none!important}iframe.skiptranslate{display:none!important}
@media(max-width:900px){.nav-links a:not(.nav-pay){display:none}.mobile-menu{display:block}.hero{min-height:520px;background-position:62% center}.option-grid,.grid-3,.prepare-grid,.portal-help-grid{grid-template-columns:1fr}.grid-2,.contact-grid{grid-template-columns:1fr}.pueblo-help-note{grid-template-columns:1fr;gap:5px}.footer-grid{grid-template-columns:repeat(2,1fr)}}
@media(max-width:680px){body{padding-bottom:66px}.wrap,.narrow{width:min(100% - 28px,1140px)}.utility .wrap{justify-content:center;padding-block:7px}.utility a:first-child,.utility-hours{display:none}.nav-inner{height:68px}.brand img{width:45px;height:45px}.brand-copy{font-size:1rem}.nav-pay{display:none!important}.hero{min-height:540px;text-align:center;background-position:68% center;background-image:linear-gradient(90deg,rgba(5,31,21,.88),rgba(7,41,28,.68)),url("assets/hero-community-v2.jpg")}.hero-content{padding-block:64px}.hero h1{font-size:clamp(2.5rem,11.5vw,3.3rem)}.hero p{margin-inline:auto}.hero-actions{display:grid}.hero-actions .button{width:100%}.quick-links-grid{grid-template-columns:1fr}.quick-links a,.quick-links a:first-child{border-left:0;border-right:0;border-bottom:1px solid var(--line);padding-block:21px}.quick-links a:last-child{border-bottom:0}.home-options,.content{padding:58px 0}.callout-inner,.sales-inner{display:block;padding-block:28px}.callout-inner .button,.sales-inner .button{width:100%;margin-top:18px}.detail-grid{grid-template-columns:1fr}.help-row,.disclosure-link{grid-template-columns:1fr}.help-row a{white-space:normal}.footer-grid{grid-template-columns:1fr;gap:28px}.footer-bottom{display:block}.footer-bottom span{display:block;margin-top:5px}.mobile-actions{position:fixed;display:grid;grid-template-columns:1fr 1fr;z-index:100;left:0;right:0;bottom:0;background:#fff;padding:8px 10px max(8px,env(safe-area-inset-bottom));border-top:1px solid var(--line);box-shadow:0 -8px 28px rgba(8,41,28,.12)}.mobile-actions a{text-align:center;text-decoration:none;padding:11px 8px;border-radius:9px;font-weight:700;font-size:.86rem}.mobile-call{color:var(--pine);background:#edf3ee;margin-right:5px}.mobile-pay{color:#fff;background:var(--palm);margin-left:5px}}
@media(max-width:900px){
/* Floating Translate FAB — match hamburger breakpoint so phones/tablets always see it */
.lang-widget{
  top:auto!important;
  right:auto!important;
  left:max(12px,env(safe-area-inset-left))!important;
  bottom:max(12px,env(safe-area-inset-bottom))!important;
  width:auto!important;
  height:auto!important;
  z-index:10050!important;
  pointer-events:auto!important;
  position:fixed!important;
}
body.has-mobile-action-bar .lang-widget{
  bottom:max(78px,calc(70px + env(safe-area-inset-bottom)))!important;
}
.lang-toggle{
  display:inline-flex!important;
  align-items:center;
  gap:7px;
  padding:12px 16px;
  min-height:44px;
  border:1px solid rgba(255,255,255,.22)!important;
  border-radius:999px!important;
  background:var(--palm)!important;
  color:#fff!important;
  box-shadow:0 10px 28px rgba(8,41,28,.32)!important;
  font:800 .82rem "DM Sans",sans-serif!important;
  pointer-events:auto!important;
  visibility:visible!important;
  opacity:1!important;
}
.lang-toggle:hover{background:var(--pine)!important;color:#fff!important}
.lang-panel{
  position:absolute!important;
  left:0!important;
  right:auto!important;
  top:auto!important;
  bottom:calc(100% + 10px)!important;
  width:min(310px,calc(100vw - 24px))!important;
  z-index:10051!important;
}
}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}.button{transition:none}}
@media(max-width:680px){.wrap,.narrow{width:min(1140px,calc(100% - 28px))}}

/* Guided customer-experience additions */
.payment-grid{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:20px}
.payment-grid .card{position:relative}
.online-card{background:#eef5ef;border-top:5px solid var(--palm)}
.online-card .external-note{color:var(--muted)}
.cashpay-card{border-top:5px solid var(--gold)}
.cashpay-card p strong{color:var(--pine)}
.mail-card,.office-card{border-top:5px solid var(--palm)}
.payment-method-icon{display:grid;place-items:center;width:42px;height:42px;margin-bottom:18px;border-radius:50%;background:#e7f0e9;color:var(--palm)}
.cashpay-card .payment-method-icon{background:#fff2cc;color:#8a6500}
.payment-method-icon svg{width:22px;height:22px;fill:none;stroke:currentColor;stroke-width:1.8;stroke-linecap:round;stroke-linejoin:round}
.cashpay-note{display:block;margin-top:13px;color:var(--muted);font-size:.73rem;line-height:1.45}
.help-list-cta{margin-top:24px;min-width:210px}
.contact-safety-note{margin-top:24px}
.hero-portal-note{display:block;margin-top:14px;color:rgba(255,255,255,.64);font-size:.76rem}
@media(max-width:900px){.payment-grid{grid-template-columns:1fr}}

.nmls-registration{display:flex;align-items:center;justify-content:space-between;gap:28px;margin-bottom:54px;padding:28px 30px;background:linear-gradient(135deg,#f8f3e8,#eef5ef);border:1px solid #d9dfd7;border-left:6px solid var(--gold);border-radius:18px;box-shadow:var(--shadow-soft)}
.nmls-label{display:block;margin-bottom:8px;color:var(--palm);font-size:.72rem;font-weight:700;letter-spacing:.16em;text-transform:uppercase}
.nmls-registration h2{margin:0 0 3px;color:var(--pine);font-size:clamp(1.7rem,3vw,2.2rem)}
.nmls-registration p{margin:0;color:var(--pine);font-size:1.05rem;font-weight:700}
.nmls-registration .button{flex:0 0 auto}
.documents-heading{margin-bottom:28px}
.footer-company{display:block;margin-top:14px;color:#fff;font-family:"Newsreader",serif;font-size:1.08rem;font-weight:700}
footer .footer-nmls{display:inline-block;padding:3px 0 0;color:var(--gold-soft);font-weight:700}
.footer-brand p{margin-top:10px}
@media(max-width:680px){.nmls-registration{display:block;padding:24px}.nmls-registration .button{width:100%;margin-top:20px}}

/* Contact page: one clear, coordinated support area */
.contact-intro{margin-bottom:30px}
.contact-experience .contact-grid{grid-template-columns:.9fr 1.1fr;align-items:stretch;gap:22px}
.contact-experience .phone-card{display:flex;flex-direction:column;justify-content:center;padding:42px}
.contact-experience .phone-card h2{font-size:clamp(2rem,3vw,2.65rem)}
.contact-experience .phone-card>p:first-of-type{max-width:470px;margin:16px 0 28px}
.contact-experience .phone-big{font-size:clamp(2rem,3.5vw,2.65rem)}
.phone-hours{margin:24px 0 0!important}
.contact-methods{background:#fff;border:1px solid var(--line);border-radius:22px;padding:32px 34px;box-shadow:var(--shadow-soft)}
.contact-methods h2{color:var(--pine);font-size:1.9rem;margin-bottom:10px}
.contact-method{padding:20px 0;border-top:1px solid var(--line)}
.contact-method strong{display:block;color:var(--leaf);font-size:.69rem;letter-spacing:.15em;text-transform:uppercase;margin-bottom:7px}
.contact-method p{margin:0;color:#42564f}
.contact-method a{display:inline-block;color:var(--palm);font-weight:700;text-decoration:none;overflow-wrap:anywhere}
.contact-payment-bar{display:flex;align-items:center;justify-content:space-between;gap:28px;margin-top:22px;padding:24px 28px;background:var(--cream);border:1px solid #e1dacd;border-radius:16px}
.contact-payment-bar strong{display:block;color:var(--pine);font-family:"Newsreader",Georgia,serif;font-size:1.55rem;line-height:1.1}
.contact-payment-bar span{display:block;color:var(--muted);font-size:.9rem;margin-top:5px}
.contact-payment-bar .button{flex:0 0 auto}
@media(max-width:900px){.contact-experience .contact-grid{grid-template-columns:1fr}}
@media(max-width:680px){.contact-experience .phone-card,.contact-methods{padding:28px 24px}.contact-payment-bar{display:block;padding:24px}.contact-payment-bar .button{width:100%;margin-top:18px}}

.contact-experience .phone-button{display:inline-flex;align-items:center;justify-content:center;gap:11px;width:fit-content;padding:15px 22px;background:var(--gold);color:var(--pine-dark);border:2px solid var(--gold);border-radius:12px;font-family:"DM Sans",sans-serif;font-size:1.2rem;font-weight:700;line-height:1;text-decoration:none;box-shadow:0 10px 24px rgba(0,0,0,.14);transition:transform .18s ease,background .18s ease,box-shadow .18s ease}
.contact-experience .phone-button:hover{background:var(--gold-soft);border-color:var(--gold-soft);transform:translateY(-2px);box-shadow:0 14px 28px rgba(0,0,0,.18)}
.contact-experience .phone-button:focus-visible{outline:3px solid #fff;outline-offset:4px}
.phone-button-icon{font-family:"DM Sans",sans-serif;font-size:1.1em}
@media(max-width:680px){.contact-experience .phone-button{width:100%;font-size:1.05rem;padding:15px 16px}}

/* Mobile refinement: compact first view, accessible controls, and a restrained lots prompt. */
.mobile-translate-button,.mobile-lots-prompt{display:none}
.callout-phone-link{display:inline-block;margin-top:3px;color:var(--pine);font-family:"Newsreader",Georgia,serif;font-size:clamp(1.8rem,3.5vw,2.55rem);font-weight:700;line-height:1.08;text-decoration:none;white-space:nowrap}
.callout-phone-link:hover{color:var(--palm)}
.contact-method a[href^="mailto:"]{overflow-wrap:normal;word-break:normal}

@media(max-width:680px){
  .mobile-menu summary{display:flex;align-items:center;min-height:44px;padding:9px 12px}
  .mobile-menu-panel a{display:flex;align-items:center;min-height:44px}
  .mobile-translate-button{display:flex;align-items:center;gap:8px;width:100%;min-height:44px;margin-top:5px;padding:11px 12px;border:0;border-top:1px solid var(--line);border-radius:8px;background:#fff;color:var(--pine);font:700 .86rem "DM Sans",sans-serif;text-align:left;cursor:pointer}
  .mobile-translate-button:hover,.mobile-translate-button:focus-visible{background:#edf3ee}

  .hero{min-height:0;background-position:68% center}
  .hero-content{padding-block:48px 52px}
  .hero h1{max-width:380px;margin-inline:auto;font-size:clamp(2.2rem,10.2vw,2.7rem);line-height:1.03}
  .hero .eyebrow{margin-bottom:10px;font-size:.67rem;line-height:1.5}
  .hero p{margin-top:16px;font-size:.96rem;line-height:1.55}
  .hero-actions{gap:10px;margin-top:22px}
  .hero-actions .button{min-height:48px;padding-block:13px}
  .hero-portal-note{margin-top:9px}

  /* Floating Translate always visible when hamburger exists; never hide the FAB */
  body.has-mobile-translate-menu .lang-widget{
    position:fixed!important;
    top:auto!important;
    right:auto!important;
    left:max(12px,env(safe-area-inset-left))!important;
    bottom:max(12px,env(safe-area-inset-bottom))!important;
    width:auto!important;
    height:auto!important;
    pointer-events:auto!important;
    z-index:10050!important;
  }
  body.has-mobile-translate-menu.has-mobile-action-bar .lang-widget{
    bottom:max(78px,calc(70px + env(safe-area-inset-bottom)))!important;
  }
  body.has-mobile-translate-menu .lang-toggle{
    display:inline-flex!important;
    visibility:visible!important;
    opacity:1!important;
    pointer-events:auto!important;
  }
  body.has-mobile-translate-menu .lang-panel{
    position:absolute!important;
    left:0!important;
    right:auto!important;
    top:auto!important;
    bottom:calc(100% + 10px)!important;
    width:min(310px,calc(100vw - 24px))!important;
    max-width:none;
    margin-inline:0;
    pointer-events:auto!important;
    z-index:10051!important;
  }
  body.translate-panel-open .lang-toggle{box-shadow:0 10px 28px rgba(8,41,28,.4)!important}

  .mobile-lots-prompt{position:fixed;right:12px;bottom:78px;z-index:92;align-items:center;gap:7px;min-height:44px;padding:9px 14px;border:1px solid rgba(103,70,5,.18);border-radius:999px;background:var(--gold);box-shadow:0 10px 30px rgba(8,41,28,.22);color:var(--pine-dark);font-size:.78rem;font-weight:800;text-decoration:none;opacity:0;pointer-events:none;transform:translateY(12px) scale(.96);transition:opacity .22s ease,transform .22s ease,background .18s ease}
  .mobile-lots-prompt.is-visible{display:flex;opacity:1;pointer-events:auto;transform:translateY(0) scale(1)}
  .mobile-lots-prompt:hover,.mobile-lots-prompt:focus-visible{background:#efbf55}
  .mobile-lots-prompt.nudge{animation:lots-nudge .72s cubic-bezier(.2,.8,.25,1)}
  body.translate-panel-open .mobile-lots-prompt{opacity:0;pointer-events:none;transform:translateY(10px) scale(.96)}

  .contact-method a[href^="mailto:"]{font-size:.94rem}
  .callout-phone-link{font-size:2rem}
}

@media(max-width:380px){
  .page-hero h1{font-size:2.35rem}
  .page-hero{padding-block:60px 56px}
  .section-title{font-size:2rem}
}

@media(max-width:680px) and (max-height:750px){
  .hero-content{padding-block:30px 36px}
  .hero h1{font-size:clamp(2.15rem,9.8vw,2.45rem)}
  .hero p{margin-top:13px;font-size:.92rem;line-height:1.48}
  .hero-actions{gap:8px;margin-top:18px}
  .hero-actions .button{min-height:46px;padding-block:12px}
  .hero-portal-note{margin-top:7px;font-size:.7rem}
}

@keyframes lots-nudge{0%,100%{transform:translateY(0) scale(1)}45%{transform:translateY(-7px) scale(1.025)}70%{transform:translateY(1px) scale(1)}}

@media(prefers-reduced-motion:reduce){
  .mobile-lots-prompt{transition:none}
  .mobile-lots-prompt.nudge{animation:none}
}