*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:100px}body{color:#183337;background:#fafaf7;margin:0;font-family:Arial,Helvetica,sans-serif;font-size:16px;line-height:1.65}a{color:inherit}header{border-bottom:1px solid #d9dfdb;justify-content:space-between;align-items:center;height:100px;padding:0 6%;display:flex}a.brand{letter-spacing:2px;font-size:20px;font-weight:600;line-height:1.4;text-decoration:none}.brand span{letter-spacing:3px;font-size:11px;font-weight:400;display:block}nav{align-items:center;gap:32px;display:flex}nav a{font-size:14px;text-decoration:none}.navcta{border-bottom:1px solid;padding:8px 0}.hero{grid-template-columns:48% 52%;min-height:690px;display:grid}.herotext{padding:70px 12% 60px}.eyebrow{letter-spacing:2.5px;margin:0 0 22px;font-size:12px;font-weight:600}h1,h2{letter-spacing:-2px;margin:0;font-family:Georgia,Times New Roman,serif;font-weight:400;line-height:1.04}h1{font-size:clamp(64px,6.5vw,98px)}em{color:#55756c;font-weight:400}p.intro{max-width:390px;margin:30px 0;font-size:17px}.button{color:#fff;font:inherit;cursor:pointer;background:#183c3c;border:0;padding:16px 24px;font-size:14px;text-decoration:none;display:inline-block}.button:disabled{opacity:.6}.small{color:#5c6a65;font-size:12px}.heroimage{background:#647c79;min-height:580px;position:relative;overflow:hidden}.heroimage img{object-fit:cover;width:100%;height:100%;position:absolute}.imagecaption{color:#fff;letter-spacing:2px;background:linear-gradient(#0000,#102e31c9);padding:70px 40px 30px;font-size:11px;position:absolute;bottom:0;left:0;right:0}.imagecaption span{letter-spacing:0;margin-top:6px;font-family:Georgia,serif;font-size:24px;display:block}.approach,.questions{padding:95px 8%}.sectiontop{justify-content:space-between;align-items:center;gap:40px;display:flex}h2{font-size:clamp(40px,4vw,58px)}.sectiontop>p{color:#52645f;max-width:370px}.three{grid-template-columns:repeat(3,1fr);gap:45px;margin-top:55px;display:grid}.three article{border-top:1px solid #abbdb5;padding-top:25px}.number{color:#617b6c;font-family:Georgia,serif;font-size:24px}h3{font-size:22px;font-weight:500;line-height:1.3}.three p{color:#52645f}.about{background:#e9eeea;grid-template-columns:36% 1fr;align-items:center;gap:10%;padding:85px 12%;display:grid}.monogram{aspect-ratio:1;color:#e6e6d7;background:#173d3e;flex-direction:column;justify-content:center;align-items:center;font-family:Georgia,serif;font-size:110px;line-height:1.3;display:flex}.monogram span{letter-spacing:3px;font:11px Arial}.about h2{margin-bottom:25px}.about p{max-width:560px}.textlink{text-underline-offset:6px}.questions{max-width:1100px;margin:auto}.questions h2{margin-bottom:40px}details{border-bottom:1px solid #cbd5ce;padding:22px 0}summary{cursor:pointer;font-size:18px}details p{color:#52645f;max-width:760px}.contact{color:#f5f5ed;background:#15383b;grid-template-columns:38% 1fr;gap:9%;padding:90px 8%;display:grid}.contact em{color:#b8cdbd}.contact p{max-width:370px}.contactnote{letter-spacing:1px;border-top:1px solid #587074;margin-top:35px;padding-top:25px;font-size:12px;line-height:2}form{color:#183337;background:#fafaf7;padding:35px}label{margin-bottom:18px;font-size:14px;display:block}label span{font-size:12px}input,select,textarea{width:100%;font:inherit;color:#183337;background:#fff;border:1px solid #bbc8c2;border-radius:0;margin-top:6px;padding:12px;font-size:16px;display:block}textarea{resize:vertical}.pair{grid-template-columns:1fr 1fr;gap:18px;display:grid}.check{align-items:flex-start;gap:10px;display:flex}.check input{flex-shrink:0;width:18px;height:18px}.check span{line-height:1.5}.contact form .small{max-width:none}.honeypot{display:none}.error{color:#aa2630}.privacy{color:#536660;padding:35px 8%;font-size:13px}.privacy h3{font-size:16px}.privacy p{max-width:950px}footer{border-top:1px solid #d4ddd6;justify-content:space-between;align-items:center;gap:20px;padding:35px 6%;display:flex}footer p{font-size:12px}:is(a:focus-visible,button:focus-visible,input:focus-visible,select:focus-visible,textarea:focus-visible,summary:focus-visible){outline-offset:4px;outline:3px solid #a27d3c}@media (max-width:800px){header{height:85px;padding:0 5%}nav a:not(.navcta){display:none}.brand{font-size:16px!important}.hero{grid-template-columns:1fr}.herotext{padding:55px 7%}h1{font-size:70px}.heroimage{min-height:380px}.sectiontop{display:block}.three{grid-template-columns:1fr;gap:20px}.approach,.questions{padding:60px 7%}.about{grid-template-columns:1fr;gap:30px;padding:60px 7%}.monogram{max-width:240px}.contact{grid-template-columns:1fr;gap:30px;padding:60px 7%}.contact h2{font-size:62px}.pair{grid-template-columns:1fr;gap:0}form{padding:24px}footer{display:block}h2{letter-spacing:-1px}}@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}}.videos{background:#f0f3ef;padding:80px 8%}.videogrid{grid-template-columns:repeat(3,minmax(0,1fr));gap:28px;margin:40px 0;display:grid}.videoframe{aspect-ratio:16/9;background:#15383b;margin-bottom:22px}.videoframe iframe{border:0;width:100%;height:100%}.videogrid .eyebrow{margin-bottom:8px}.videogrid h3{margin:0 0 10px}.videogrid .textlink{font-size:14px}@media (max-width:800px){.videos{padding:60px 7%}.videogrid{grid-template-columns:1fr;gap:35px}}header{z-index:10;color:#fff;background:#0b1219;border-bottom:1px solid #ffffff24;height:88px;padding:0 5%;position:sticky;top:0}.brand span{color:#cdb47a;font-size:12px}.navcta{color:#0b1219;background:#d7bc7c;border:0;padding:12px 20px;font-weight:600}nav a{transition:color .2s}.hero{color:#fff;isolation:isolate;background:#0b1219;min-height:790px;display:block;position:relative}.heroimage{z-index:-1;min-height:0;position:absolute;inset:0}.heroimage img{object-position:center 55%;filter:saturate(.75);transform:scale(1.01)}.heroimage:after{content:"";background:linear-gradient(90deg,#040c14f0 0%,#040c14c2 35%,#040c1429 100%),linear-gradient(#0000 50%,#07121b99);position:absolute;inset:0}.herotext{max-width:850px;padding:90px 7% 100px}.hero .eyebrow{color:#e4cb91;align-items:center;gap:16px;display:flex}.hero .eyebrow:before{content:"";background:#e4cb91;width:45px;height:1px}h1{letter-spacing:-5px;font-family:Arial,Helvetica,sans-serif;font-size:clamp(70px,7.8vw,118px);font-weight:700;line-height:.99}h1 em{color:#edcf8e;letter-spacing:-4px;font-family:Georgia,serif;font-weight:400}.hero .intro{color:#e1e5e8;max-width:470px;font-size:18px;line-height:1.7}.button{color:#101820;background:#d7bc7c;padding:18px 28px;font-size:15px;font-weight:600;transition:transform .2s,background .2s,box-shadow .2s}.button:hover{background:#ead29c;transform:translateY(-3px);box-shadow:0 10px 28px #0002}.imagecaption{z-index:2;background:0 0;border-left:1px solid #d7bc7c;width:38%;padding:25px 35px;font-size:12px;bottom:45px;left:auto;right:5%}.imagecaption span{margin-top:10px;font:26px Georgia}.eyebrow{letter-spacing:3px;font-size:12px}h2{letter-spacing:-2px;font-family:Arial,Helvetica,sans-serif;font-size:clamp(38px,4.3vw,64px);font-weight:600;line-height:1.08}.videos>.eyebrow{color:#d7bc7c}.videogrid{grid-template-columns:1fr 1fr;gap:36px}.videogrid article{background:#121d27;border:1px solid #ffffff29;padding:22px;transition:border-color .2s}.videogrid article:hover{border-color:#d7bc7c}.videogrid article:first-child{grid-column:1/-1;grid-template-columns:65% 1fr;align-content:center;column-gap:32px;display:grid}.videogrid article:first-child .videoframe{grid-area:1/1/5;margin:0}.videogrid article:first-child>p,.videogrid article:first-child>h3,.videogrid article:first-child>a{grid-column:2}.videogrid article:first-child>.eyebrow{align-self:end}.videogrid .eyebrow{color:#d7bc7c}.videogrid p:not(.eyebrow){color:#c2ccd4;font-size:16px}.videogrid h3{font-family:Georgia,serif;font-size:28px}.videoframe{background:#03090e}.approach{padding:100px 7%}.approach .eyebrow,.questions .eyebrow{color:#785d25}.three article{border:0;border-right:1px solid #c8cdd2;padding:35px}.three article:last-child{border:0}.number{color:#98783e;font:48px Georgia}.three h3{font-size:23px;font-weight:600}.about{color:#fff;background:#172a3d;grid-template-columns:40% 1fr;gap:8%;padding:85px 9%}.monogram{color:#dfc88e;background:#0a1723;border:1px solid #bca066;font-size:140px;box-shadow:18px 18px #ffffff0b}.about .eyebrow{color:#dfc88e}.questions{max-width:1200px}.questions h2{font-size:clamp(38px,4vw,58px)}details{border-color:#b9c3cc}summary{font-weight:500}details p{color:#495762}.contact{background:#0b1219;grid-template-columns:38% 1fr;gap:7%;padding:100px 7%}.contact h2{font-size:clamp(60px,6vw,88px)}.contact h2 em{color:#dfc88e;font-family:Georgia,serif}.contact>div>p:not(.eyebrow){color:#ccd5dd}form{color:#101820;background:#fff;border-top:4px solid #d7bc7c;padding:40px;box-shadow:0 20px 60px #0003}input,select,textarea{color:#101820;background:#f5f7f9;border-color:#bcc6ce}input:focus,textarea:focus,select:focus{background:#fff}.small,.privacy{color:#52606c}footer{color:#d5dde3;background:#0b1219;border:0;padding:40px 7%}footer .brand{color:#fff}.hero h1,.hero .intro,.hero .button{animation:.8s ease-out both arrive}.hero .intro{animation-delay:.12s}.hero .button{animation-delay:.24s}@keyframes arrive{0%{opacity:0;transform:translateY(18px)}to{opacity:1;transform:translateY(0)}}@media (min-width:1600px){.herotext{max-width:1000px}}@media (max-width:800px){header{height:80px}.hero{min-height:740px}.herotext{padding:65px 7% 150px}.heroimage:after{background:linear-gradient(90deg,#06111deb,#06111d66),linear-gradient(#0000,#06111d)}h1{letter-spacing:-3px;font-size:clamp(58px,12vw,90px)}h1 em{letter-spacing:-2px}.imagecaption{width:86%;padding:10px 20px;bottom:30px;left:7%;right:auto}.imagecaption span{font-size:22px}.hero .intro{font-size:17px}.videos,.approach,.contact{padding:65px 7%}.videogrid{grid-template-columns:1fr;gap:25px}.videogrid article:first-child{grid-column:auto;display:block}.videogrid article:first-child .videoframe{margin-bottom:22px}.videogrid article{padding:15px}.three{display:block}.three article{border:0;border-bottom:1px solid #c8cdd2;padding:28px}.about{grid-template-columns:1fr;gap:35px;padding:65px 7%}.monogram{max-width:270px;font-size:115px}.contact{grid-template-columns:1fr;gap:35px}form{padding:25px}.contact h2{font-size:62px}.button{padding:16px 22px}.navcta{padding:10px 14px}footer p{margin-top:22px}}@media (prefers-reduced-motion:reduce){.hero h1,.hero .intro,.hero .button{animation:none}.button,nav a,.videogrid article{transition:none}.button:hover{transform:none}}.brandlogo{width:250px;height:auto;display:block}.monogram img{width:85%;height:auto}.mortgage{background:#edf1f4;padding:90px 7%}.mortgage .eyebrow{color:#785d25}.calcintro{color:#495762;margin:25px 0 35px}.calclayout{grid-template-columns:1.1fr 1fr;align-items:start;gap:50px;display:grid}.calcinputs{grid-template-columns:1fr 1fr;gap:0 24px;display:grid}.calcresult{color:#fff;background:#0b1219;border-top:4px solid #d7bc7c;padding:35px}.paymenttotal{letter-spacing:-1px;font-size:clamp(35px,4vw,54px);font-weight:600;line-height:1.2}.paymenttotal span{letter-spacing:0;font-size:16px;font-weight:400}dl{margin:25px 0}dl>div{border-bottom:1px solid #ffffff26;justify-content:space-between;gap:20px;padding:12px 0;display:flex}dd{margin:0}dt{color:#cdd7df}.loanmeta,.calcnote{color:#d4dde4;font-size:14px}.calcdisclaimer{color:#52606c;max-width:1000px;margin-top:25px;font-size:13px}@media (max-width:800px){.brandlogo{width:180px}.mortgage{padding:60px 7%}.calclayout{grid-template-columns:1fr;gap:20px}.calcinputs{gap:0 15px}.calcresult{padding:25px}}@media (max-width:430px){.brandlogo{width:150px}.calcinputs{grid-template-columns:1fr}.navcta{font-size:12px}.paymenttotal{font-size:38px}}body{color:#181818;background:#fff}header{color:#181818;background:#fff;border-color:#e3e3e3;height:96px;padding:0 5%}.brandlogo{filter:brightness(0);width:260px}.navcta{color:#fff;letter-spacing:.5px;background:#007da5}.navcta:hover{color:#fff;background:#005f80}nav a:hover{color:#006f94}.hero{text-align:center;justify-content:center;align-items:center;min-height:810px;display:flex}.herotext{width:100%;max-width:1150px;padding:110px 6% 140px}.heroimage img{filter:saturate(.9);object-position:center 55%}.heroimage:after{background:linear-gradient(#08131d55 0%,#07121b69 50%,#06121dae 100%)}.hero .eyebrow{color:#fff;letter-spacing:4px;justify-content:center}.hero .eyebrow:before{display:none}h1{letter-spacing:-3px;text-shadow:0 3px 20px #0003;font-family:Georgia,Times New Roman,serif;font-size:clamp(64px,7.6vw,116px);font-weight:400;line-height:1.08}h1 em{color:#fff;letter-spacing:-3px;font-family:inherit;font-style:normal}.hero .intro{color:#fff;max-width:610px;margin:28px auto 32px;font-size:19px}.heroactions{justify-content:center;align-items:center;gap:18px;display:flex}.button{color:#fff;text-transform:uppercase;letter-spacing:1.2px;background:#007da5;padding:19px 30px;font-size:13px}.button:hover{background:#005f80}.watchbutton{color:#fff;text-transform:uppercase;letter-spacing:1.2px;border:1px solid #ffffffb0;padding:17px 30px;font-size:13px;text-decoration:none;transition:background .2s;display:inline-block}.watchbutton:hover{background:#ffffff20}.hero .small{color:#fff}.imagecaption{opacity:.85;border:0;width:100%;padding:0;bottom:24px;left:0;right:0}.imagecaption span{display:none}.imagecaption{letter-spacing:3px;font-size:11px}.eyebrow{color:#006f94!important}h2{letter-spacing:-1.5px;font-family:Georgia,Times New Roman,serif;font-size:clamp(40px,4.7vw,68px);font-weight:400}.hero .eyebrow{color:#fff!important}.videos{color:#181818;background:#fff;padding:100px 7%}.videos>h2{max-width:900px}.videogrid article{background:#f3f3f3;border:0;padding:0 0 25px;overflow:hidden}.videogrid article>.eyebrow,.videogrid article>h3,.videogrid article>p,.videogrid article>a{margin-left:25px;margin-right:25px}.videogrid article:first-child{color:#fff;background:#121a22;grid-template-columns:67% 1fr;gap:0 10px;min-height:340px;padding:0}.videogrid article:first-child>.eyebrow{padding-top:25px}.videogrid article:first-child>a{padding-bottom:25px}.videogrid p:not(.eyebrow){color:#525252}.videogrid article:first-child p:not(.eyebrow){color:#dde1e5}.videogrid .textlink{color:#005f80}.videogrid article:first-child .textlink{color:#fff}.videogrid article:first-child .eyebrow{color:#65cee7!important}.videoframe{margin-bottom:25px}.videogrid article:first-child .videoframe{aspect-ratio:auto;align-self:stretch;min-height:340px}.videogrid h3{font-size:30px}.approach{background:#f3f3f3}.three{border:0;gap:36px}.three article{border:0;border-top:2px solid #007da5;padding:25px 0}.number{color:#181818;font-size:54px}.three h3{font-family:Georgia,serif;font-size:27px;font-weight:400}.three p,.sectiontop>p{color:#525252}.about{color:#181818;background:#fff;grid-template-columns:42% 1fr;padding:110px 9%}.monogram{box-shadow:none;background:#111b24;border:0;position:relative}.monogram img{filter:none}.monogram:after{content:"";background:#007da5;width:70px;height:5px;position:absolute;bottom:0;left:0}.about p{color:#525252}.about .textlink{color:#005f80}.mortgage{background:#f4f4f4}.calcresult{background:#121a22;border-color:#007da5}.calcresult .eyebrow{color:#65cee7!important}.paymenttotal{font-family:Georgia,serif;font-weight:400}.questions{background:#fff}.questions summary{font-size:20px}.contact{background:#121a22}.contact h2{font-family:Georgia,serif;font-weight:400}.contact h2 em{color:#fff}.contact .eyebrow{color:#65cee7!important}.contactnote{color:#d8dee4;border-color:#56616a}form{border-top-color:#007da5}.privacy{background:#fff}footer{color:#525252;background:#fff;border-top:1px solid #dedede}footer .brandlogo{filter:brightness(0)}.calcintro,.calcdisclaimer,details p{color:#525252}:is(a:focus-visible,button:focus-visible,input:focus-visible,select:focus-visible,textarea:focus-visible,summary:focus-visible){outline-color:#007da5}@media (max-width:800px){header{height:80px}.brandlogo{width:180px}.hero{min-height:740px}.herotext{padding:80px 7% 110px}h1,h1 em{letter-spacing:-2px;font-size:clamp(50px,10vw,80px)}.hero .intro{font-size:17px}.heroactions{flex-direction:column;gap:12px}.heroactions a{width:100%;max-width:320px}.imagecaption{width:90%;bottom:22px;left:5%}.videos{padding:65px 7%}.videogrid article:first-child{padding-bottom:25px;display:block}.videogrid article:first-child .videoframe{aspect-ratio:16/9;min-height:0}.videogrid article:first-child>.eyebrow{padding-top:0}.videogrid article:first-child>a{padding-bottom:0}.about{grid-template-columns:1fr;padding:70px 7%}.three{display:block}.three article{border-top:2px solid #007da5;margin-bottom:20px}.contact h2{font-size:64px}.navcta{padding:12px;font-size:12px}.monogram{aspect-ratio:1.3;max-width:100%}}@media (max-width:430px){.brandlogo{width:155px}header{padding:0 4%}h1,h1 em{font-size:50px}.hero .eyebrow{letter-spacing:2px;font-size:11px}.hero{min-height:710px}.watchbutton{padding:16px 20px}}@media (prefers-reduced-motion:reduce){.watchbutton{transition:none}}.idxsearch{background:#f4f4f4;padding:85px 7%}.idxsearch h2{margin-bottom:20px}.idxintro{color:#525252;margin-bottom:30px}.idxviewport{-webkit-overflow-scrolling:touch;background:#fff;border:1px solid #dedede;width:100%;margin-bottom:20px;overflow-x:auto}.idxviewport iframe{width:100%;min-width:933px;min-height:900px;display:block}.idxsearch .textlink{color:#005f80}@media (max-width:800px){.idxsearch{padding:60px 5%}.idxintro{font-size:15px}}.jesseportrait{aspect-ratio:4/5;overflow:hidden}.jesseportrait img{object-fit:cover;object-position:center top;width:100%;height:100%;display:block}.jesseportrait:after{display:none}@media (max-width:800px){.jesseportrait{aspect-ratio:4/5}}.business-contact{color:#3d4c55;overflow-wrap:anywhere;margin:28px 0;font-size:15px;font-style:normal;line-height:1.7}.business-contact a,.direct-contact a{color:#006f94}.direct-contact a{color:#c6eefa}.mobile-call{display:none}.idxviewport{max-width:960px;margin-left:auto;margin-right:auto}.idx-mobile-open,.idx-mobile-note{display:none}.idxinstructions{color:#525252}.heroactions{flex-wrap:wrap}@media (max-width:800px){.mobile-call{color:#006f94;white-space:nowrap;font-size:13px;font-weight:600;text-decoration:none;display:inline-block}.business-contact{margin:24px 0}.heroactions{flex-wrap:nowrap}}@media (max-width:767px){.idx-mobile-open{text-align:center;width:100%;display:block}.idx-mobile-note{color:#525252;margin:12px 0;font-size:13px;display:block}.idxviewport{margin-bottom:20px}}.conversion-section{background:#fff;padding:100px 7%}.conversion-section h2{margin-bottom:42px}.conversion-grid{grid-template-columns:repeat(3,minmax(0,1fr));gap:32px;display:grid}.conversion-card{border-top:2px solid #007da5;flex-direction:column;align-items:flex-start;padding:26px 0;display:flex}.conversion-card h3{margin:0 0 16px;font:400 30px/1.2 Georgia,serif}.conversion-card p:not(.eyebrow){color:#525252;flex:1}.conversion-link{color:#006f94;font:inherit;cursor:pointer;text-align:left;background:0 0;border:0;padding:10px 0}.neighborhood-section{background:#f4f4f4}.why-section{background:#fff}.why-grid{grid-template-columns:repeat(2,minmax(0,1fr));gap:15px 60px;display:grid}.why-grid p{color:#525252;border-top:1px solid #cbd4d9;padding:20px 0}.hero-contact{color:#fff}.hero-contact a{color:#fff;text-underline-offset:4px}.area-options{border:0;margin:0 0 20px;padding:0}.area-options legend{margin-bottom:8px;font-weight:600}.area-options label{align-items:center;gap:9px;margin:7px 0;display:flex}.area-options input{width:auto;margin:0}.final-band{text-align:center;background:#eaf3f6;padding:85px 7%}.final-band p{margin:20px 0 26px;font-size:20px}.final-band a:not(.button){color:#006f94}.phone-bar{display:none}@media (max-width:800px){.conversion-section{padding:65px 7%}.conversion-grid,.why-grid{grid-template-columns:1fr;gap:15px}.conversion-card{padding:22px 0}.heroactions button{width:100%;max-width:320px}.contact h2{font-size:clamp(42px,8vw,64px)}}@media (max-width:767px){body{padding-bottom:76px}.phone-bar{z-index:30;padding:8px max(4%,env(safe-area-inset-right)) calc(8px + env(safe-area-inset-bottom));background:#fff;border-top:1px solid #cbd4d9;gap:8px;display:flex;position:fixed;bottom:0;left:0;right:0}.phone-bar a{text-align:center;color:#fff;background:#007da5;flex:1;padding:10px 5px;font-size:14px;font-weight:600;text-decoration:none}.phone-bar a:first-child{color:#006f94;background:#fff;border:1px solid #007da5}html{scroll-padding-bottom:95px}footer{padding-bottom:40px}}.tool-section{background:#fff;padding:95px 7%;scroll-margin-top:100px}.tool-section>p:not(.eyebrow){color:#525252}.tool-section h2{max-width:950px}.quiz-section,.ready-section{background:#f4f8fa}.tool-panel{background:#fff;border:1px solid #cbdde4;max-width:960px;margin-top:30px;padding:32px}.tool-panel h3{margin:0 0 24px;font:400 clamp(25px,3vw,36px)/1.2 Georgia,serif}.progress-dots{gap:10px;margin-bottom:24px;display:flex}.progress-dots span{background:#c3d5db;border-radius:50%;width:10px;height:10px;display:block}.progress-dots .active{background:#007da5}.answer-list{gap:10px;display:grid}.answer-card,.chips button{font:inherit;color:#182d35;cursor:pointer;background:#fff;border:1px solid #a5bcc6;min-height:48px}.answer-card{text-align:left;padding:14px 18px}.answer-card:hover,.chips button[aria-pressed=true]{color:#005f80;background:#e4f3f8;border-color:#007da5}.answer-card:focus-visible{color:#005f80;background:#e4f3f8;border-color:#007da5}.tool-back{color:#006f94;cursor:pointer;min-height:44px;font:inherit;background:0 0;border:0;padding:10px 12px;text-decoration:underline}.tool-actions{flex-wrap:wrap;align-items:center;gap:12px;display:flex}.chip-group{border:0;min-width:0;margin:0 0 25px;padding:0}.chip-group legend{margin-bottom:10px;font-weight:600}.chips{flex-wrap:wrap;gap:8px;display:flex}.chips button{border-radius:24px;padding:9px 15px}.tool-summary{overflow-wrap:anywhere;background:#eef6f8;padding:16px}.saved-search-note{color:#18333b;border:1px solid #007da5;max-width:960px;margin:0 auto 24px;padding:20px}.saved-search-note p{margin:5px 0}.saved-search-note a{color:#006f94;padding:10px 0;display:inline-block}.neighborhood-map-wrap{margin:0 0 36px}.neighborhood-map{z-index:0;background:#e9eff0;width:100%;height:380px}.map-popup-link{margin-right:12px;padding:10px 0;display:inline-block;color:#006f94!important}.leaflet-container a:focus-visible{outline:3px solid #007da5}.leaflet-popup-content p{margin:10px 0}.leaflet-control-zoom a{min-width:44px;min-height:44px;line-height:44px!important}.tool-progress{color:#52606c;font-size:14px}@media (max-width:767px){.tool-section{padding:60px 5%}.tool-panel{padding:20px}.neighborhood-map{height:300px}.tool-actions{grid-template-columns:1fr;display:grid}.tool-actions a,.tool-actions button{text-align:center;width:100%}.tool-section .button{min-height:48px}.conversion-grid{min-width:0}.saved-search-note{padding:16px}}@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}.tool-section *,.saved-search-note *{transition:none!important;animation:none!important}}.map-popup-link{align-items:center;min-height:44px;display:inline-flex}.neighborhood-label{pointer-events:none}.site-header{gap:18px}.site-header .brandlogo{width:210px}.site-header .desktop-nav{gap:15px}.site-header .desktop-nav>a{white-space:nowrap;font-size:13px}.neighborhood-menu{border:0;padding:0;position:relative}.neighborhood-menu summary{white-space:nowrap;align-items:center;gap:6px;min-height:44px;font:13px Arial,sans-serif;display:flex}.neighborhood-menu summary:after{content:"⌄"}.neighborhood-menu>div{background:#fff;border:1px solid #d2dce0;min-width:210px;padding:10px;position:absolute;top:100%;left:0;box-shadow:0 12px 30px #0001}.neighborhood-menu a{min-height:44px;padding:12px;display:block}.phone-menu,.mobile-talk{display:none}.site-footer{flex-wrap:wrap}.footer-pages{flex-wrap:wrap;gap:8px 20px}.footer-pages a{align-items:center;min-height:44px;display:inline-flex}.guide-hero{background:#eaf3f6;padding:65px 7% 80px}.guide-hero h1{max-width:1050px;text-shadow:none;letter-spacing:-2px;font-size:clamp(46px,6vw,84px);line-height:1.1}.guide-intro{color:#445863;max-width:650px;margin:30px 0;font-size:18px}.breadcrumbs{margin-bottom:45px;font-size:14px;display:block}.breadcrumbs a{align-items:center;min-height:44px;text-decoration:underline;display:inline-flex}.guide-actions{flex-wrap:wrap;align-items:center;gap:24px;display:flex}.guide-content{max-width:1050px;margin:auto;padding:20px 7% 80px}.guide-content section{border-bottom:1px solid #d3dfe3;padding:55px 0}.guide-content h2{letter-spacing:-1px;font-size:clamp(32px,4vw,46px)}.guide-content p{color:#47545b;margin:25px 0;font-size:18px;line-height:1.85}.guide-content .textlink{color:#006f94;align-items:center;min-height:44px;display:inline-flex}.guide-timeline{color:#47545b;padding-left:25px}.guide-timeline li{padding:8px 0}.guide-actions .textlink{color:#006f94;align-items:center;min-height:44px;display:inline-flex}@media (max-width:1250px){.site-header .desktop-nav{display:none}.site-header .mobile-call,.mobile-talk{white-space:nowrap;justify-content:center;align-items:center;min-height:44px;display:inline-flex}.phone-menu{border:0;margin-left:auto;padding:0;display:block;position:relative}.phone-menu summary{cursor:pointer;align-items:center;min-height:44px;font-size:14px;display:flex}.phone-menu nav{background:#fff;border:1px solid #cbdde4;gap:0;min-width:230px;max-height:70vh;padding:12px;display:grid;position:absolute;top:100%;right:0;overflow:auto}.phone-menu nav a{align-items:center;min-height:44px;padding:8px 12px;display:flex!important}.site-header .brandlogo{width:180px}.site-header{gap:14px}.site-header .mobile-call{font-size:13px}.mobile-talk{padding:10px 14px;font-size:12px;text-decoration:none}}@media (max-width:767px){.site-header{gap:10px;height:80px;padding:0 4%}.site-header .brandlogo{width:125px}.site-header .mobile-call{font-size:12px}.mobile-talk{padding:10px;font-size:11px}.phone-menu summary{font-size:12px}.guide-hero{padding:35px 6% 55px}.guide-hero h1{letter-spacing:-1px;font-size:46px}.guide-content{padding:0 6% 55px}.guide-content section{padding:40px 0}.guide-actions{flex-direction:column;align-items:flex-start;gap:10px}.site-footer .footer-pages{margin:25px 0;display:flex}.site-footer .footer-pages a{display:inline-flex!important}.breadcrumbs{margin-bottom:25px}}@media (max-width:360px){.site-header .brandlogo{width:100px}.site-header{gap:7px}.mobile-talk{padding:10px 7px}.guide-hero h1{font-size:40px}}.guide-byline{color:#52606c;max-width:800px;margin:24px 0;font-size:14px}.guide-article ul{color:#47545b;padding-left:25px;font-size:18px;line-height:1.85}.guide-article li{padding:8px 0}.guide-article p a{color:#006f94;text-underline-offset:4px}.guide-end-actions{padding-top:40px}.guide-index h2{letter-spacing:-.5px;margin-bottom:15px;font-size:30px}.guide-index h2 a{text-decoration:none}.guide-index h2 a:hover{text-decoration:underline}.guide-index .conversion-card{min-width:0}.guide-index .conversion-card p{margin-top:0}@media (min-width:1251px) and (max-width:1370px){.site-header .desktop-nav{gap:9px}.site-header .desktop-nav>a{font-size:12px}.site-header .brandlogo{width:180px}}.community-content{max-width:1250px;margin:auto;padding:20px 6% 65px}.community-area{border-bottom:1px solid #d3dfe3;padding:50px 0}.community-area h2{margin-bottom:30px;font-size:clamp(34px,4vw,48px)}.community-grid{grid-template-columns:repeat(2,minmax(0,1fr));gap:24px;display:grid}.community-card{background:#f4f8fa;border-top:2px solid #007da5;min-width:0;padding:26px}.community-card h3,.community-preview h3{margin:12px 0 18px;font:400 27px/1.3 Georgia,serif}.event-date{color:#006f94;font-size:14px;font-weight:600}.community-card p{color:#47545b}.community-card .event-date{color:#006f94}.community-card .event-where{font-size:14px}.community-card a,.past-editions a{color:#006f94;align-items:center;min-height:44px;display:inline-flex}.event-note{color:#52606c;max-width:760px;font-size:14px}.community-preview{background:#eaf3f6;padding:60px 7%}.community-preview h2{font-size:clamp(36px,4vw,52px)}.community-preview-grid{grid-template-columns:repeat(3,minmax(0,1fr));gap:28px;margin:28px 0;display:grid}.community-preview-grid article{border-top:1px solid #a3c5d1;padding-top:14px}.community-preview h3{font-size:24px}.community-preview .eyebrow{margin-bottom:16px}@media (max-width:767px){.community-grid,.community-preview-grid{grid-template-columns:1fr}.community-area{padding:35px 0}.community-card{padding:22px}.community-preview{padding:45px 6%}.community-preview-grid{gap:12px}.community-card a{overflow-wrap:anywhere}}@media (min-width:1251px) and (max-width:1500px){.site-header .desktop-nav{gap:8px}.site-header .desktop-nav>a{font-size:11px}.site-header .brandlogo{width:155px}.site-header .neighborhood-menu summary{font-size:11px}.site-header .navcta{padding:12px}}.investor-article h3{margin-top:36px;font:400 28px/1.3 Georgia,serif}.investor-article li a{color:#006f94;text-underline-offset:4px;align-items:center;min-height:44px;display:inline-flex}.investor-article .investor-closing{letter-spacing:0;color:#47545b;font:400 22px/1.6 Georgia,serif}@media (min-width:1251px) and (max-width:1600px){.site-header .desktop-nav{gap:7px}.site-header .desktop-nav>a{font-size:11px}.site-header .brandlogo{width:135px}.site-header .neighborhood-menu summary{font-size:11px}.site-header .navcta{padding:10px}}
