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ease}.tm-hero-slide-dot.is-active{width:24px;border-color:var(--tm-gold);border-radius:999px;background:var(--tm-gold)}.tm-button{min-height:44px;display:inline-flex;align-items:center;justify-content:center;gap:9px;padding:0 24px;border:1px solid transparent;border-radius:3px;font-size:.68rem;font-weight:700;letter-spacing:.1em;line-height:1;text-transform:uppercase;box-shadow:0 7px 20px #00000024;transition:transform .2s ease,background .2s ease,color .2s ease,border-color .2s ease,box-shadow .2s ease,filter .2s ease}.tm-button:hover{transform:translateY(-2px);box-shadow:0 11px 26px #0003}.tm-button-icon{width:15px;height:15px;flex:0 0 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ease}.tm-feature:last-child{border-right:0}.tm-feature strong{margin-top:13px;color:#fff;font-size:.74rem;font-weight:700;letter-spacing:.08em;text-transform:uppercase}.tm-feature small{margin-top:6px;color:#ffffff7a;font-size:.57rem;letter-spacing:.02em;line-height:1.5}.tm-feature-icon{width:43px;height:43px;display:block;color:var(--tm-gold);transition:transform .25s ease,color .25s ease}.tm-feature-icon svg{width:100%;height:100%;display:block}.tm-stats{padding:36px 0 42px;background:#fbfaf6;border-bottom:1px solid rgba(7,23,39,.1)}.tm-stats-grid{display:grid;grid-template-columns:repeat(4,1fr)}.tm-stat{min-height:154px;display:flex;flex-direction:column;align-items:center;justify-content:center;padding:28px 24px;text-align:center;border-right:1px solid rgba(7,23,39,.1)}.tm-stat:last-child{border-right:0}.tm-stat strong{color:#b99038;font-family:Cormorant 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.tm-feature-icon{color:var(--tm-gold-light);transform:scale(1.08)}}.tm-markets{padding:84px 0 72px;background:radial-gradient(circle at 15% 20%,rgba(201,166,87,.09),transparent 30%),var(--tm-cream)}.tm-section-heading>span,.tm-referral-inner>div>span,.tm-close-copy>span,.tm-loan-form-intro>span{display:block;margin-bottom:7px;color:#a17b2f;font-size:.63rem;font-weight:700;letter-spacing:.16em;text-transform:uppercase}.tm-section-heading h2,.tm-referral h2,.tm-close h2{margin-bottom:10px;color:var(--tm-navy);font-family:Cormorant Garamond,serif;font-size:clamp(2.5rem,4vw,3.8rem);font-weight:500;line-height:.98;letter-spacing:-.02em}.tm-section-heading p{max-width:560px;margin-inline:auto;color:var(--tm-muted);font-size:.86rem;line-height:1.7}.tm-section-heading-center{text-align:center}.tm-markets-grid{margin:38px auto 28px;display:grid;grid-template-columns:minmax(0,1.35fr) minmax(250px,.65fr);align-items:center;gap:52px}.tm-map{padding:10px 0}.tm-map-art{position:relative;width:100%;filter:drop-shadow(0 14px 18px rgba(7,23,39,.16))}.tm-map-art>img{width:100%;height:auto;display:block}.tm-map-pin{position:absolute;left:var(--pin-x);top:var(--pin-y);width:11px;height:11px;border:2px solid #f3d990;border-radius:50% 50% 50% 0;background:var(--tm-gold);box-shadow:0 0 0 4px #c9a6572e,0 0 14px #c9a657cc;transform:translate(-50%,-100%) rotate(-45deg)}.tm-map-pin:after{content:"";position:absolute;inset:3px;border-radius:50%;background:#fff2c5}.tm-market-list{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:14px 20px}.tm-market-list span{display:flex;align-items:center;gap:9px;color:#4c5962;font-size:.78rem}.tm-market-list i{width:7px;height:7px;flex:0 0 auto;border-radius:50%;background:var(--tm-gold);box-shadow:0 0 0 3px #c9a65729}.tm-center{display:flex;justify-content:center}.tm-programs{padding:78px 0 62px;color:#fff;background:linear-gradient(rgba(255,255,255,.018) 1px,transparent 1px),linear-gradient(90deg,rgba(255,255,255,.018) 1px,transparent 1px),var(--tm-navy);background-size:46px 46px}.tm-programs-head{display:grid;grid-template-columns:1fr .72fr;align-items:end;gap:70px;margin-bottom:34px}.tm-programs .tm-section-heading h2{color:#fff}.tm-programs-head>p{margin-bottom:3px;padding-left:28px;border-left:1px solid rgba(201,166,87,.65);color:#ffffffad;font-size:.78rem;line-height:1.7}.tm-program-grid{display:grid;grid-template-columns:repeat(5,minmax(0,1fr));gap:12px}.tm-program-card{min-width:0;color:#fff;border:1px solid rgba(201,166,87,.24);background:#0a1d2e;transition:transform .25s ease,border-color .25s ease}.tm-program-card:hover{transform:translateY(-5px);border-color:var(--tm-gold)}.tm-program-card>img{width:100%;height:150px;display:block;object-fit:cover;filter:saturate(.85) contrast(1.03)}.tm-program-card-body{padding:18px 16px 17px}.tm-program-card h3{min-height:40px;margin-bottom:12px;font-family:Cormorant 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73%)}.tm-referral-inner{position:relative;z-index:2;padding-block:68px}.tm-referral-copy{max-width:610px}.tm-referral h2{margin-bottom:18px;color:#fff}.tm-referral p{max-width:580px;margin-bottom:22px;color:#ffffffc2;font-size:.84rem;line-height:1.75}.tm-referral-points{margin:0 0 28px;padding:0;display:flex;flex-wrap:wrap;gap:10px;list-style:none}.tm-referral-points li{position:relative;padding:9px 13px 9px 28px;color:#ffffffd6;border:1px solid rgba(201,166,87,.28);border-radius:2px;background:#05101d57;font-size:.66rem;font-weight:600;letter-spacing:.04em}.tm-referral-points li:before{content:"✓";position:absolute;left:11px;color:var(--tm-gold-light);font-weight:700}.tm-referral-actions{display:flex;align-items:center;gap:22px}.tm-referral-actions .tm-button{width:auto}.tm-referral-call{display:flex;flex-direction:column;gap:4px;color:#ffffff94;font-size:.58rem;font-weight:700;letter-spacing:.11em;text-transform:uppercase}.tm-referral-call strong{color:#fff;font-family:Cormorant Garamond,serif;font-size:1.08rem;font-weight:600;letter-spacing:.02em}.tm-close{display:grid;grid-template-columns:1fr 1fr;background:var(--tm-navy)}.tm-close-image{min-height:330px}.tm-close-image img{width:100%;height:100%;display:block;object-fit:cover}.tm-close-copy{display:flex;flex-direction:column;justify-content:center;padding:58px clamp(32px,7vw,104px);color:#fff;background:radial-gradient(circle at 100% 0%,rgba(201,166,87,.09),transparent 34%),linear-gradient(145deg,#0a2032,#061725 72%)}.tm-close h2{color:#fff}.tm-close-copy p{max-width:560px;color:#ffffffa8;font-size:.82rem;line-height:1.65}.tm-close-copy .tm-actions{margin-top:18px}.tm-close-phone{margin-top:20px;color:#916d28;font-family:Cormorant Garamond,serif;font-size:1.35rem;font-weight:600}.tm-loan-form-wrap{width:min(100%,650px)}.tm-loan-form-intro{margin-bottom:26px}.tm-loan-form-intro h2{margin-bottom:12px}.tm-loan-form-intro 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rgba(164,62,62,.22);background:#a43e3e0f;font-size:.68rem!important}.tm-loan-form[hidden],.tm-loan-success[hidden],.tm-loan-form-wrap.is-success .tm-loan-form{display:none!important}.tm-loan-success{display:none;padding:42px 28px;text-align:center;border:1px solid rgba(201,166,87,.35);background:#ffffff0e;min-height:280px}.tm-loan-form-wrap.is-success .tm-loan-success{display:grid;place-content:center}.tm-loan-success strong{color:var(--tm-gold-light);font-family:Cormorant Garamond,serif;font-size:1.8rem;font-weight:600}.tm-loan-success p{margin:10px auto 20px;max-width:420px;color:#ffffffb8}.tm-loan-success button{padding:11px 18px;color:#fff;border:1px solid var(--tm-gold);background:transparent;font:inherit;font-size:.64rem;font-weight:700;letter-spacing:.08em;text-transform:uppercase;cursor:pointer}@media(max-width:980px){.tm-program-grid{grid-template-columns:repeat(3,1fr)}.tm-program-card:nth-child(n+4){grid-column:span 1}.tm-deal-grid{grid-template-columns:repeat(2,1fr)}}@media(max-width:760px){.tm-shell{width:min(100% - 32px,620px)}.tm-new main{padding-top:68px}.tm-hero{min-height:760px}.tm-hero-image{object-position:50% center;filter:brightness(1.13) saturate(1.06)}.tm-hero-shade{background:linear-gradient(180deg,#04101c47,#04101c75 43%,#04101cb8 74%,#04101cf7),linear-gradient(90deg,#04101cc7,#04101c61 68%,#04101c2e)}.tm-hero-copy{text-shadow:0 2px 18px rgba(0,0,0,.82)}.tm-hero-inner{padding-top:112px;padding-bottom:24px}.tm-hero-copy{max-width:100%}.tm-hero-copy-stage{min-height:435px}.tm-hero-eyebrow{margin-bottom:10px;color:#ffffffdb;font-size:.6rem}.tm-hero h1,.tm-hero .tm-hero-heading{max-width:340px;margin-bottom:8px;font-size:clamp(2.65rem,12vw,3.5rem);font-weight:500;line-height:.94}.tm-hero-em{max-width:350px;margin-bottom:18px;font-size:2rem;font-weight:600;line-height:1.05}.tm-hero-lines{max-width:360px;padding-top:14px}.tm-hero-lines p{color:#fffffffa;font-size:.72rem;font-weight:600;line-height:1.35}.tm-actions{flex-direction:column;align-items:stretch;margin-top:20px}.tm-button{width:100%;min-height:46px}.tm-hero-slide-dots{margin-top:12px}.tm-features{margin-top:32px;grid-template-columns:repeat(2,1fr)}.tm-feature{min-height:122px;padding:22px 10px;border-bottom:1px solid rgba(201,166,87,.24)}.tm-feature:nth-child(2n){border-right:0}.tm-feature:nth-last-child(-n+2){border-bottom:0}.tm-feature:last-child{grid-column:auto}.tm-feature-icon{width:40px;height:40px}.tm-stats{padding:28px 0 32px}.tm-stats-grid{grid-template-columns:repeat(2,1fr)}.tm-stat{min-height:138px;padding:22px 10px;border-bottom:1px solid rgba(7,23,39,.1)}.tm-stat:nth-child(2n){border-right:0}.tm-stat:nth-last-child(-n+2){border-bottom:0}.tm-stat strong{font-size:2.55rem}.tm-stat-compact strong{font-size:1.8rem}.tm-stat span{max-width:140px;margin-top:13px;font-size:.52rem;line-height:1.5}.tm-stat strong>span{margin-top:0}.tm-markets{padding:58px 0 52px}.tm-section-heading h2,.tm-referral h2,.tm-close h2{font-size:2.6rem}.tm-markets-grid{margin-top:24px;grid-template-columns:1fr;gap:22px}.tm-map{order:1}.tm-market-list{order:2;gap:12px}.tm-programs{padding:54px 0 46px}.tm-programs-head{grid-template-columns:1fr;gap:14px}.tm-programs-head>p{padding-left:0;border-left:0}.tm-program-grid{grid-template-columns:1fr;gap:8px}.tm-program-card{display:grid;grid-template-columns:108px minmax(0,1fr);min-height:116px}.tm-program-card>img{height:100%;min-height:116px}.tm-program-card-body{padding:13px 14px}.tm-program-card h3{min-height:0;margin-bottom:5px;font-size:1.16rem}.tm-program-card dl{margin-bottom:6px;display:flex;flex-wrap:wrap;gap:3px 10px}.tm-program-card dl div{margin-bottom:0}.tm-program-card dt{display:none}.tm-program-card dd{font-size:.58rem}.tm-deals{padding:52px 0 56px}.tm-deals-head{align-items:flex-start}.tm-deals-head>.tm-button{display:none}.tm-deal-grid{margin-right:-16px;padding-right:16px;display:flex;gap:12px;overflow-x:auto;scroll-snap-type:x mandatory;scrollbar-width:none}.tm-deal-grid::-webkit-scrollbar{display:none}.tm-deal-card{flex:0 0 86%;scroll-snap-align:start}.tm-deal-card img{height:190px}.tm-mobile-deal-dots{margin-top:18px;display:flex;justify-content:center;gap:7px}.tm-mobile-deal-dots i{width:6px;height:6px;display:block;border-radius:50%;background:#c9c0b1;transition:background .2s ease}.tm-mobile-deal-dots i.is-active{background:var(--tm-gold)}.tm-referral{min-height:440px}.tm-referral>img{object-position:62% center}.tm-referral-shade{background:linear-gradient(90deg,#05101df5,#05101dbd)}.tm-referral-inner{padding-block:54px}.tm-referral h2{margin-bottom:16px}.tm-referral p{margin-bottom:20px}.tm-referral-points{display:grid;grid-template-columns:1fr;gap:7px;margin-bottom:24px}.tm-referral-actions{align-items:stretch;flex-direction:column;gap:16px}.tm-referral-actions .tm-button{width:100%}.tm-referral-call{align-items:center;text-align:center}.tm-close{grid-template-columns:1fr}.tm-close-image{min-height:230px}.tm-close-copy{padding:44px 16px 48px;text-align:left}.tm-close-copy .tm-actions{width:100%}.tm-loan-form{grid-template-columns:1fr}.tm-form-field-full{grid-column:auto}.tm-form-submit-row{align-items:stretch;flex-direction:column;gap:10px}.tm-form-submit-row button{width:100%}.tm-form-disclaimer{text-align:center}}@media(max-width:430px){.tm-hero{min-height:790px}.tm-hero h1,.tm-hero .tm-hero-heading{max-width:310px;font-size:2.75rem}.tm-hero-em{font-size:1.85rem}.tm-hero-lines p{font-size:.68rem}.tm-feature strong{font-size:.61rem}.tm-market-list{grid-template-columns:1fr 1fr}}@media(prefers-reduced-motion:reduce){.tm-new *,.tm-new *:before,.tm-new *:after{scroll-behavior:auto!important;transition:none!important}}