[hidden]{display:none!important}.sr-only{position:absolute;width:1px;height:1px;overflow:hidden;clip-path:inset(50%);white-space:nowrap}.tools-section{padding-top:48px;padding-bottom:32px}.tools-heading{display:flex;justify-content:space-between;align-items:end;gap:30px;margin-bottom:30px}.tools-heading .eyebrow{margin-bottom:15px}.tools-heading h2{font-size:46px;line-height:1.1;letter-spacing:-1px;margin:0}.tools-heading h2 span{color:#edcd8f}.tools-heading>p{color:#b9cbd7;font-size:16px;margin:0 0 5px;line-height:1.7}.tool-tabs{display:flex;gap:8px;border-bottom:1px solid #c8a15c66;margin-bottom:0}.tool-tabs button{background:transparent;border:1px solid transparent;border-bottom:0;border-radius:9px 9px 0 0;color:#c8d6df;font:600 16px/1.5 'Segoe UI',sans-serif;cursor:pointer;padding:17px 27px;display:flex;align-items:center;gap:14px}.tool-tabs button span{font:600 20px 'Cormorant Garamond',Georgia,serif;color:#d9bc86}.tool-tabs button[aria-selected=true]{background:#15374c;color:#ffdfa2;border-color:#c8a15c66}.tool-tabs button:hover{color:#ffe5b1;background:#15374c80}.tool-panel{border:1px solid #c8a15c66;border-top:0;border-radius:0 0 12px 12px;overflow:hidden;background:#09283d}.calculator-grid{display:grid;grid-template-columns:minmax(0,1.55fr) minmax(0,1fr)}.calc-form{padding:30px 32px;background:linear-gradient(130deg,#102f44,#09283d);min-width:0}.calc-form-heading{display:flex;justify-content:space-between;gap:18px;align-items:baseline;margin-bottom:22px}.calc-form-heading h2{font:600 29px/1.2 'Cormorant Garamond',Georgia,serif;letter-spacing:0;margin:0}.calc-form-heading>span{font-size:12px;letter-spacing:.7px;color:#b9cbd5}.calc-fields{display:grid;grid-template-columns:1fr 1fr;gap:20px 21px}.calc-field{min-width:0}.calc-field>label{display:block;font-size:14px;line-height:1.5;font-weight:500;margin-bottom:8px;color:#e6edf1}.calc-field>label small{font-size:12px;font-weight:400;color:#b8c7d0;display:block}.calc-field input,.calc-field select{width:100%;min-width:0;border:1px solid #4c687b;border-radius:6px;background:#031e31;color:#f5f7f9;padding:11px 12px;min-height:48px;font-size:16px;line-height:1.4;color-scheme:dark}.calc-field select{padding-right:8px}.calc-field input:hover,.calc-field select:hover{border-color:#a58b60}.calc-field input:focus,.calc-field select:focus{outline:2px solid #e4c07b;outline-offset:2px}.calc-field>small{display:block;color:#acbfcb;font-size:12px;line-height:1.5;margin-top:7px}.paired-inputs{display:grid;grid-template-columns:1fr 1fr;gap:8px}.paired-inputs select{font-size:14px;padding:12px 9px}.calc-field select:disabled{opacity:.5}.calc-extra{border-top:1px solid #426076;margin-top:25px}.calc-extra summary{cursor:pointer;list-style:none;display:flex;align-items:center;justify-content:space-between;font-size:15px;font-weight:600;padding:19px 0;color:#f1d397}.calc-extra summary::-webkit-details-marker{display:none}.calc-extra summary:after{content:'+';font-size:23px;font-weight:400;margin-left:16px}.calc-extra[open] summary:after{content:'−'}.calc-extra summary>span{margin-left:auto;color:#aebfca;font-size:12px;font-weight:400}.calc-extra .calc-fields{padding-top:4px}.calc-help{font-size:13px;line-height:1.7;color:#b6c8d3;margin:16px 0 0}.calc-actions{display:flex;align-items:center;gap:24px;margin-top:25px}.calc-reset{color:#cbd8df;border:0;border-bottom:1px solid #6e8798;background:transparent;padding:7px 0;font-size:14px;cursor:pointer}.calc-reset:hover{color:#ffda93}.calc-error{border:1px solid #c3806e;background:#452b2a;color:#ffded3;padding:13px 16px;font-size:14px;line-height:1.6;border-radius:5px;margin:20px 0 0}.has-errors input:invalid,.has-errors select:invalid{border-color:#ecaa94}.calc-result{padding:33px 29px;background:radial-gradient(ellipse at 100% 0,#20465e,transparent 70%),#061e30;border-left:1px solid #ac8e5657;min-width:0}.result-kicker{font-size:12px;letter-spacing:1.9px;color:#d9c395;font-weight:600;margin:0 0 15px}.payment-total{display:flex;align-items:baseline;flex-wrap:wrap;gap:2px 14px}.payment-total output{font:600 clamp(40px,4vw,57px)/1.1 'Cormorant Garamond',Georgia,serif;letter-spacing:-1px;color:#ffe1a2;font-variant-numeric:lining-nums tabular-nums;overflow-wrap:anywhere}.payment-total>span{font-size:15px;color:#d1dce4}.result-note{color:#b9cbd6;font-size:13px;line-height:1.6;margin-top:11px}.result-divider{border-top:1px solid #b192574f;margin:26px 0}.result-stats{margin:0}.result-stats>div{display:flex;justify-content:space-between;gap:20px;padding:10px 0;align-items:baseline;font-size:14px;line-height:1.5}.result-stats dt{color:#bdd0dc;flex:1}.result-stats dd{margin:0;font-weight:600;font-size:16px;font-variant-numeric:tabular-nums;color:#fff7e7;overflow-wrap:anywhere;min-width:0;text-align:right}.savings-box{border:1px solid #bc95565c;background:#ddb46a0a;border-radius:7px;padding:19px;margin-top:22px}.savings-box>span{font-size:13px;line-height:1.5;display:block;color:#c6d5dd}.savings-box strong{font:600 34px/1.5 'Cormorant Garamond',Georgia,serif;color:#f1d495;overflow-wrap:anywhere}.savings-box p{font-size:13px;color:#b3c7d3;margin:0;line-height:1.5}.result-link{display:flex;gap:12px;justify-content:space-between;align-items:center;width:100%;font-size:14px;font-weight:500;line-height:1.6;color:#f4d392;background:transparent;border:0;border-bottom:1px solid #8d795441;padding:16px 0 8px;margin-top:16px;cursor:pointer;text-decoration:none;text-align:left}.result-link:hover{color:#ffe6b4}.result-invalid{color:#dfc995;line-height:1.7}.calc-breakdown{padding:28px 32px;border-top:1px solid #a9895147;background:#061f3299}.breakdown-top{display:flex;justify-content:space-between;gap:20px;align-items:start}.breakdown-top h3{font:600 29px/1.3 'Cormorant Garamond',Georgia,serif;letter-spacing:0;margin:0 0 7px}.breakdown-top .eyebrow{font-size:12px;margin-bottom:8px}.breakdown-top p:not(.eyebrow){font-size:14px;line-height:1.6;color:#b9cbd7}.lifetime-stats{display:flex;gap:35px;font-size:13px;color:#b9cbd5}.lifetime-stats strong{display:block;font-size:20px;color:#f5ddb0;font-weight:500;margin-top:5px;white-space:nowrap}.balance-chart{max-width:840px;margin:6px auto 20px}.balance-chart svg{width:100%;height:auto;display:block;overflow:visible}.balance-chart text{fill:#c0d0db;font:14px 'Segoe UI',sans-serif}.chart-grid{stroke:#315266;stroke-width:1}.chart-plan{fill:none;stroke:#f0c778;stroke-width:3;stroke-linecap:round;stroke-linejoin:round}.chart-baseline{fill:none;stroke:#9db4c3;stroke-width:2;stroke-dasharray:5 5}.chart-legend{display:flex;justify-content:center;gap:25px;font-size:13px;color:#ccd8df;margin-top:8px}.chart-legend span{display:flex;align-items:center;gap:8px}.chart-legend i{width:22px;border-top:3px solid #f0c778}.chart-legend i.baseline{border-top:2px dashed #9db4c3}.schedule-details summary,.calc-assumptions summary{font-size:14px;font-weight:600;cursor:pointer;padding:15px 0;color:#e4c68e}.schedule-details summary{display:flex;align-items:center;justify-content:space-between;list-style:none;border-top:1px solid #426076}.schedule-details summary span{font-size:23px}.schedule-details[open] summary span{transform:rotate(45deg)}.table-scroll{overflow:auto;max-height:400px;border:1px solid #3f5d70;border-radius:5px;scrollbar-color:#6e8191 #061f32}.table-scroll table{border-collapse:collapse;width:100%;min-width:650px;font-size:14px}.table-scroll th,.table-scroll td{text-align:right;padding:13px 16px;border-bottom:1px solid #304e62;font-variant-numeric:tabular-nums;white-space:nowrap}.table-scroll thead th{position:sticky;top:0;background:#193a50;color:#f2d7a6}.table-scroll tr>:first-child{text-align:left}.table-scroll tbody tr:last-child>*{border-bottom:0}.table-scroll caption{text-align:left;background:#112f43;padding:12px 16px;color:#c5d3dd;font-size:13px}.calc-assumptions{padding:0 32px;background:#071f30;border-top:1px solid #3d5b6e}.calc-assumptions p{font-size:14px;line-height:1.8;color:#b6c9d4;margin-bottom:16px}.calc-assumptions p:last-child{padding-bottom:8px}.calc-assumptions a{color:#f1d29a}.tools-disclaimer{color:#aec2cf;font-size:13px;line-height:1.7;margin:20px 0 0;max-width:950px}.stress-toggle{display:flex;align-items:start;gap:12px;padding:16px;border:1px solid #ba965554;border-radius:6px;background:#eac68109;margin:24px 0 20px;font-size:15px;line-height:1.6;color:#efd69f;cursor:pointer}.stress-toggle input{width:19px;height:19px;flex-shrink:0;margin-top:4px;accent-color:#dfb46c}.stress-toggle small{display:block;font-size:12px;color:#b9cbd4;font-weight:400;margin-top:4px}.cost-fields{padding:13px 0 0;border:0;margin:20px 0 0}.cost-fields legend{font-size:16px;color:#edd097;font-weight:600}.ratio-item{margin:26px 0}.ratio-item>div:first-child{display:flex;align-items:center;justify-content:space-between;gap:10px}.ratio-item h3{font:600 29px/1 'Cormorant Garamond',Georgia,serif;letter-spacing:0;margin:0}.ratio-item h3 small{display:block;font:12px/1.5 'Segoe UI',sans-serif;color:#b5c8d5;margin-top:7px}.ratio-item output{font:600 40px/1.2 'Cormorant Garamond',Georgia,serif;color:#f2d196;overflow-wrap:anywhere}.ratio-bar{height:7px;background:#29485c;position:relative;margin-top:14px;border-radius:5px}.ratio-bar>span{height:100%;background:#e2bd79;display:block;border-radius:5px}.ratio-bar>span.above{background:#d38f77}.ratio-bar i{position:absolute;top:-4px;height:15px;width:1px;background:#eee}.ratio-item>p{display:flex;justify-content:space-between;gap:12px;margin:9px 0 0;font-size:12px;color:#c2d0d9}.qualifying-rate{display:flex;justify-content:space-between;align-items:center;gap:16px;font-size:14px;background:#d9b36d0c;border:1px solid #a991635e;border-radius:6px;padding:14px 16px;margin:27px 0 16px;color:#d5e1e9}.qualifying-rate strong{font-size:20px;color:#f3d493}.ratio-verdict{border-top:1px solid #a991633c;padding-top:18px;margin-top:18px;color:#c5d6e0;font-size:14px;line-height:1.7}
@media(max-width:1050px){.calculator-grid{grid-template-columns:minmax(0,1.4fr) minmax(0,1fr)}.calc-form{padding:25px 24px}.calc-result{padding:27px 22px}.calc-fields{gap:19px 15px}.tools-heading h2{font-size:42px}.calc-form-heading{display:block}.calc-form-heading>span{display:block;margin-top:7px}.paired-inputs{gap:5px}.paired-inputs select{padding-left:7px}.breakdown-top{flex-direction:column}.lifetime-stats{gap:35px;margin-bottom:10px}.calc-field select{font-size:14px}.result-stats>div{gap:12px}.ratio-item output{font-size:35px}}
@media(max-width:800px){.tools-section{padding-top:34px}.tools-heading{align-items:start;flex-direction:column;gap:16px}.tools-heading h2{font-size:40px}.tools-heading>p br{display:none}.calculator-grid{grid-template-columns:1fr}.calc-result{border-left:0;border-top:1px solid #aa895250;padding:28px 26px}.calc-form{padding:27px 26px}.calc-fields{gap:22px}.calc-form-heading{display:flex;align-items:baseline}.calc-form-heading>span{margin:0}.payment-total output{font-size:55px}.result-stats>div{padding:9px 0}.calc-result .savings-box{margin-top:19px}.tool-tabs button{font-size:15px;padding:16px 22px}.calc-assumptions{padding:0 26px}.calc-breakdown{padding:26px}.ratio-item output{font-size:42px}.ratios-result .result-stats{max-width:none}.ratio-item h3 small{font-size:13px}}
@media(max-width:560px){.tools-heading h2{font-size:35px}.tools-heading .eyebrow{font-size:12px;letter-spacing:1.6px}.tools-heading>p{font-size:15px}.tool-tabs{gap:4px}.tool-tabs button{padding:15px 10px;gap:7px;font-size:14px;flex:1;justify-content:center}.tool-tabs button span{font-size:18px}.calc-form{padding:25px 18px}.calc-fields{grid-template-columns:1fr;gap:20px}.calc-form-heading h2{font-size:27px}.calc-form-heading{gap:10px}.calc-form-heading>span{font-size:12px;text-align:right;max-width:106px}.calc-field>label small{display:inline;margin-left:7px}.calc-field select{font-size:16px}.paired-inputs select{font-size:15px;padding:12px}.calc-field>small,.calc-help{font-size:13px}.calc-extra summary>span{font-size:12px}.calc-result{padding:27px 20px}.payment-total output{font-size:51px}.calc-breakdown{padding:25px 18px}.lifetime-stats{gap:24px}.lifetime-stats strong{font-size:18px;white-space:normal;overflow-wrap:anywhere}.balance-chart text{font-size:17px}.balance-chart svg{min-height:115px}.chart-legend{font-size:12px;gap:16px}.calc-assumptions{padding:0 18px}.calc-actions{gap:20px}.calc-actions .button{padding:13px 16px}.calc-field input{font-size:17px}.ratio-item output{font-size:39px}.result-stats dd{font-size:15px}.result-stats>div{gap:14px}.tools-disclaimer{font-size:13px}.stress-toggle{padding:14px}.stress-toggle small{font-size:13px}}
@media(prefers-reduced-motion:reduce){.tool-tabs button,.calc-actions button{transition:none}}
.mobile-estimate{display:none}
@media(max-width:800px){.mobile-estimate{display:flex;justify-content:space-between;align-items:center;gap:14px;background:#1c3c50;border-bottom:1px solid #b99b675e;padding:15px 23px}.mobile-estimate>span{font-size:13px;color:#c7d7e1;line-height:1.5}.mobile-estimate strong{font:600 25px/1.2 'Cormorant Garamond',Georgia,serif;color:#ffe1a3;white-space:nowrap}}
@media(max-width:560px){.mobile-estimate{padding:14px 17px}.mobile-estimate strong{font-size:23px}.mobile-estimate>span{max-width:125px}}
.mobile-estimate strong{white-space:normal;overflow-wrap:anywhere;min-width:0;text-align:right}.ratio-item output{font-variant-numeric:lining-nums tabular-nums;min-width:0}.lifetime-stats>span{min-width:0}
/* Resources update: September 18, 2026 */
.tool-tabs{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));gap:4px}.tool-tabs button{padding:15px 14px;gap:9px;font-size:14px;text-align:left;justify-content:center}.tool-tabs button:focus-visible{outline:2px solid #ffdfa2;outline-offset:-3px}
.down-pair{display:grid;grid-template-columns:1fr 1.1fr;gap:8px;align-items:start}.down-pair select{font-size:14px}.extended-eligibility{margin-top:20px;padding:16px;border:1px solid #bd9b6055;border-radius:6px}.loan-strip{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));gap:1px;background:#a58a5540;border-bottom:1px solid #a58a5540}.loan-strip>div{padding:20px;background:#123449;min-width:0}.loan-strip span{display:block;color:#c7d6df;font-size:12px;line-height:1.5;min-height:36px}.loan-strip strong{display:block;color:#ffe1a2;font-size:20px;line-height:1.4;overflow-wrap:anywhere;font-variant-numeric:tabular-nums}.loan-tax{padding:13px 24px;margin:0;background:#0b293c;color:#c6d5dd;font-size:13px;line-height:1.6}.calc-fields>.paired-inputs{align-items:start}
.ratios-layout{display:block}.ratio-input-columns{display:grid;grid-template-columns:1fr 1fr;gap:24px}.ratio-column{border:1px solid #5c7b8e;border-radius:8px;padding:0 20px 22px;margin:0;min-width:0}.ratio-column legend{padding:8px 10px;color:#f4d392;font-weight:600;font-size:17px}.ratio-column-fields{display:grid;gap:17px;padding-top:10px}.ratio-column-fields .calc-field>label{font-size:14px}.expense-row{display:grid;grid-template-columns:minmax(0,1fr) 112px;gap:10px;align-items:start}.expense-row .calc-field>label{min-height:42px;display:flex;align-items:end}.expense-row select{font-size:14px}.ratios-layout .calc-result{border-left:0;border-top:1px solid #ac8e5657}.ratios-layout #ratios-result-content{display:grid;grid-template-columns:1fr 1fr;gap:0 40px}.ratios-layout .result-kicker,.ratios-layout .result-stats,.ratios-layout .qualifying-rate,.ratios-layout .ratio-verdict,.ratios-layout .result-link{grid-column:1/-1}.ratios-layout .result-stats{display:grid;grid-template-columns:1fr 1fr;column-gap:40px}.ratios-layout .result-stats>div{border-bottom:1px solid #b1925726}
.tax-explanation,.postal-tool{padding:30px 32px}.tax-explanation h3,.postal-tool h2{color:#ffe1a2;font-family:'Cormorant Garamond',Georgia,serif;font-size:32px;line-height:1.2;margin:0 0 18px}.tax-explanation p,.postal-tool p,.postal-tool li{color:#c9d7df;line-height:1.75}.tax-explanation a,.calc-assumptions a{color:#f2d49b;text-decoration:underline}.tax-explanation th,.tax-explanation td{font-size:14px;padding:12px;text-align:left}.tax-explanation th{white-space:normal;min-width:190px}.tax-explanation td{white-space:nowrap}.tax-explanation table{width:100%;border-collapse:collapse}.tax-explanation tr{border-bottom:1px solid #476174}.tax-explanation caption{padding:14px 0;text-align:left;font-weight:600;color:#f1d397}.postal-tool{max-width:820px;min-height:410px}.postal-tool h2{font-size:42px}.postal-tool ol{padding-left:23px;margin:22px 0}.postal-tool li{padding-left:6px;margin-bottom:8px}.postal-tool .button{margin:8px 0}.tax-explanation .table-scroll{margin:20px 0}.calc-form select:disabled{opacity:.8}
@media(max-width:1000px){.tool-tabs button{font-size:13px;padding:13px 10px}.tool-tabs button span{display:none}.ratio-input-columns{gap:15px}.ratio-column{padding:0 14px 20px}.expense-row{grid-template-columns:minmax(0,1fr) 100px}.loan-strip strong{font-size:18px}}
@media(max-width:760px){.tool-tabs{grid-template-columns:1fr 1fr;gap:4px}.tool-tabs button{border-radius:6px 6px 0 0;justify-content:flex-start;padding:13px 14px;font-size:14px}.tool-tabs button span{display:block}.ratio-input-columns{grid-template-columns:1fr;gap:24px}.loan-strip{grid-template-columns:1fr 1fr}.loan-strip>div{padding:15px}.loan-strip span{min-height:0;margin-bottom:7px}.ratios-layout #ratios-result-content{display:block}.ratios-layout .result-stats{display:block}.tax-explanation,.postal-tool{padding:24px 20px}.postal-tool h2{font-size:34px}.expense-row .calc-field>label{min-height:24px}.loan-tax{padding:13px 18px}}
@media(max-width:420px){.tool-tabs button{font-size:12px;padding:12px 10px;gap:7px}.tool-tabs button span{font-size:17px}.loan-strip strong{font-size:16px}.down-pair{grid-template-columns:1fr 1.15fr}.expense-row{grid-template-columns:minmax(0,1fr) 102px}.expense-row .calc-field>label{min-height:42px}.ratio-column legend{font-size:15px}}