@import url('https://fonts.googleapis.com/css2?family=DM+Sans:wght@400;500;600;700&family=Libre+Caslon+Display&display=swap');
:root{--ink:#21211f;--gold:#b89448;--pale:#f2ead9;--line:#e4e1da;--paper:#f7f6f2;--muted:#77766e}*{box-sizing:border-box}body{margin:0;background:var(--paper);color:var(--ink);font:14px 'DM Sans',Arial,sans-serif}a{color:inherit;text-decoration:none}button,input,select,textarea{font:inherit}button,a,input,select,textarea{outline-offset:4px}button{cursor:pointer}aside{width:248px;background:#20211f;color:#f8f7f2;position:fixed;inset:0 auto 0 0;padding:31px 23px;display:flex;flex-direction:column;z-index:5}.brand{display:flex;gap:13px;align-items:center;font-size:10px;letter-spacing:1.3px;line-height:1.8}.brand b{letter-spacing:4px;font-weight:400}.monogram{font-family:Georgia,serif;font-size:31px;letter-spacing:-2px;color:#d8b96f;position:relative;border-bottom:1px solid #a98b4b;padding-bottom:3px}.monogram span{font-size:9px;position:absolute;top:-7px;left:24px}.nav-label{margin:53px 0 17px;font-size:9px;letter-spacing:1.4px;color:#a7a99e}nav a{display:flex;align-items:center;gap:13px;padding:12px 13px;border-radius:5px;margin:3px 0;color:#c4c5be;font-size:12px}nav a.active,nav a:hover{background:#34362f;color:#ead097}nav a span{font-size:17px;width:19px;text-align:center}.advisor{margin-top:auto;padding-top:28px;border-top:1px solid #44453d;display:grid;grid-template-columns:38px 1fr;gap:3px 10px;font-size:12px}.avatar{grid-row:span 3;background:#bd9c57;color:#20211f;width:35px;height:35px;border-radius:50%;display:grid;place-items:center;font-family:Georgia}.advisor>span{font-size:10px;color:#a7a99e}.advisor>a{grid-column:2;color:#d3bb87;font-size:11px;margin-top:5px}.shell{margin-left:248px}header{height:82px;border-bottom:1px solid var(--line);display:flex;align-items:center;justify-content:space-between;padding:0 45px;background:#fcfbf8}header>span{font-size:10px;letter-spacing:1.5px;color:#87867c}.contact{font-size:12px}.contact span{color:var(--gold);padding-left:18px}#menu{display:none}main{max-width:1320px;margin:auto;padding:38px 45px 50px;min-height:75vh}.eyebrow{color:#977630;font-size:10px;letter-spacing:2px;font-weight:700;text-transform:uppercase;margin-bottom:13px}h1,h2,h3,p{margin-top:0}h1{font:48px/1.06 'Libre Caslon Display',Georgia,serif;letter-spacing:-1px;margin-bottom:16px}h2{font:29px 'Libre Caslon Display',Georgia,serif;margin-bottom:12px}h3{font-size:15px;font-weight:600}.intro{font-size:13px;line-height:1.8;color:#77766e;max-width:530px}.hero{display:grid;grid-template-columns:1.3fr .7fr;gap:38px;align-items:center;padding:8px 0 30px}.hero-graphic{height:220px;background:#eae5da;position:relative;overflow:hidden;border-radius:2px;display:flex;align-items:flex-end;justify-content:center}.house{width:170px;height:125px;border:1px solid #a28c60;position:relative;margin-bottom:20px;background:linear-gradient(125deg,#e7deca,#c6b892)}.house:before{content:'';position:absolute;width:120px;height:120px;border-left:1px solid #a28c60;border-top:1px solid #a28c60;transform:rotate(45deg);top:-61px;left:24px;background:#e9e0cc}.house:after{content:'';position:absolute;inset:38px 30px 0;border-left:33px solid #ac9d7b;border-right:33px solid #ac9d7b;border-top:25px solid #c5b893;background:#4f5147}.hero-graphic .caption{position:absolute;bottom:15px;right:16px;color:#5d604e;letter-spacing:2px;font-size:9px}.section-heading{display:flex;justify-content:space-between;align-items:baseline;border-top:1px solid var(--line);padding-top:24px;margin-top:6px}.section-heading p{color:var(--muted);font-size:11px}.cards{display:grid;grid-template-columns:repeat(3,1fr);gap:15px}.card{background:#fff;border:1px solid var(--line);padding:23px;position:relative;transition:.2s}.card:hover{border-color:#b69b62;transform:translateY(-2px)}.card .num{font:12px Georgia;color:#b59c69}.card h3{margin:25px 0 8px;font-family:Georgia;font-size:21px;font-weight:400}.card p{font-size:11px;line-height:1.7;color:var(--muted);min-height:36px}.card a{display:flex;justify-content:space-between;border-top:1px solid var(--line);padding-top:14px;color:#7f642f;font-size:11px}.twocol{display:grid;grid-template-columns:1fr 1fr;gap:20px}.panel{background:white;border:1px solid var(--line);padding:25px;margin:0 0 20px}.panel.dark{background:#252721;color:white;border:0}.panel.dark h2{color:#ead097}.panel.dark p{color:#b9bcb0}.linkgrid{display:grid;grid-template-columns:1fr 1fr;gap:10px;margin-top:22px}.linkbox{display:flex;justify-content:space-between;background:#30322b;color:#e2c885;border:1px solid #4b4c40;padding:15px;font-size:12px}.linkbox:hover{background:#404334}.toolbar{display:flex;gap:9px;flex-wrap:wrap;margin:22px 0}button,.btn{border:1px solid #d8d3c8;background:#fff;color:#3d3d36;border-radius:3px;padding:10px 15px;font-size:12px;display:inline-block}.primary{background:#252721!important;color:#ebcd88!important;border-color:#252721!important}button:hover,.btn:hover{filter:brightness(.96)}.gold{background:#d0b371;color:#28291f;border-color:#d0b371}.subtle{font-size:11px;color:var(--muted);line-height:1.7}.pagehead{display:flex;justify-content:space-between;gap:20px;align-items:start;margin-bottom:24px}.pagehead h1{font-size:39px}.tag{font-size:9px;letter-spacing:1px;background:var(--pale);color:#8c6f33;padding:7px 10px;white-space:nowrap}.formgrid{display:grid;grid-template-columns:repeat(3,1fr);gap:17px 16px}label{display:flex;flex-direction:column;gap:7px;font-size:11px;color:#62645a}input,select,textarea{background:#fbfaf6;border:1px solid #dcd8cf;border-radius:3px;padding:11px 12px;width:100%;color:#24261e;min-width:0}input:focus,select:focus,textarea:focus{border-color:#b39a64;outline:2px solid #eae0c8}input[type=checkbox]{width:auto}label.check{flex-direction:row;align-items:center}.full{grid-column:1/-1}textarea{resize:vertical;min-height:75px}.calc-layout{display:grid;grid-template-columns:minmax(0,1fr) 300px;gap:22px;align-items:start}.summary{position:sticky;top:20px;background:#252721;color:#fff;padding:27px}.summary .eyebrow{color:#d3b978}.summary .big{font:37px Georgia;color:#f2ddad;margin-bottom:3px}.summary .subtle{color:#b4b8aa}.summary dl{margin:25px 0 0}.summary dl div{display:flex;justify-content:space-between;gap:10px;padding:11px 0;border-bottom:1px solid #41443a;font-size:11px}.summary dt{color:#bfc2b7}.summary dd{margin:0;text-align:right}.summary .cash{font-size:18px;color:#e4c789}.summary button{width:100%;margin-top:20px}.resultgrid{display:grid;grid-template-columns:repeat(3,1fr);gap:16px;margin-top:20px}.metric{padding:20px;background:#f0ecdf}.metric span{display:block;font-size:10px;color:#767469;margin-bottom:10px}.metric strong{font:26px Georgia}.scroll{overflow:auto}table{border-collapse:collapse;width:100%;font-size:12px}th,td{text-align:left;padding:12px;border-bottom:1px solid var(--line)}th{font-size:10px;text-transform:uppercase;letter-spacing:.8px;color:#827451;background:#f4f1e9}td input{padding:7px}.text-right{text-align:right}.empty{padding:35px;text-align:center;border:1px dashed #cfc7b3;color:#77766e;line-height:1.9}.tabs{display:flex;gap:8px;margin:15px 0 22px;flex-wrap:wrap}.tabs button.selected{background:#282a22;color:#e2c885}.notice{border-left:3px solid #b99b59;background:#f1ecdf;padding:13px 16px;font-size:11px;line-height:1.7;margin:17px 0}.list{line-height:1.9;color:#6f7166;font-size:13px}.list li{margin-bottom:9px}details{border-bottom:1px solid var(--line);padding:17px 0}summary{cursor:pointer;font-weight:600;font-size:13px}details p{line-height:1.9;color:#737568;margin:14px 0 0}.content-item{border-bottom:1px solid var(--line);padding:18px 0}.content-item h3{margin-bottom:8px}.content-item p{line-height:1.8;color:#6f7166;white-space:pre-wrap}.flyer{background:#fff;border:4px double #b49656;padding:42px;max-width:720px;margin:20px auto}.flyer h2{font-size:39px}.flyer .brandline{border-bottom:2px solid #b49656;padding-bottom:20px;margin-bottom:25px;letter-spacing:2px;color:#8e733a}footer{padding:24px 45px 32px;border-top:1px solid var(--line);font-size:10px;color:#86867a;display:flex;justify-content:space-between;flex-wrap:wrap;gap:12px}footer small{width:100%;font-size:9px;line-height:1.8;max-width:850px}#toast{position:fixed;bottom:25px;left:50%;transform:translateX(-50%);background:#252721;color:#e9d09b;padding:14px 25px;display:none;z-index:9;font-size:12px}.print-only{display:none}#compare-table td{min-width:150px}@media(max-width:1150px){.calc-layout{grid-template-columns:1fr}.summary{position:static}.formgrid{grid-template-columns:repeat(2,1fr)}main{padding:30px}.hero{grid-template-columns:1fr}.hero-graphic{display:none}}@media(max-width:800px){aside{transform:translateX(-100%);transition:.2s}aside.open{transform:translateX(0)}.shell{margin:0}header{padding:0 20px;height:65px}header>span{font-size:8px}#menu{display:block;padding:7px 10px}main{padding:28px 20px}.cards{grid-template-columns:1fr 1fr}.twocol{grid-template-columns:1fr}h1{font-size:43px}.pagehead h1{font-size:34px}.panel{padding:20px}.contact{font-size:10px}footer{padding:24px 20px}}@media(max-width:480px){.cards{grid-template-columns:1fr}.formgrid{gap:13px 10px}.resultgrid{grid-template-columns:1fr}.pagehead{display:block}.tag{display:inline-block;margin:5px 0}.section-heading{display:block}.linkgrid{grid-template-columns:1fr}.brand{margin-bottom:15px}}
@media print{aside,header,nav,footer,.toolbar,.tabs,button,.no-print,#toast{display:none!important}.shell{margin:0}main{padding:0;max-width:none}.panel,.summary{break-inside:avoid}.calc-layout{display:block}.summary{position:static;background:#fff;color:#222;border:2px solid #b49656;margin-bottom:20px}.summary .big,.summary .cash,.summary .eyebrow{color:#222}.summary dt,.summary .subtle{color:#555}.summary dl div{border-color:#ddd}.print-only{display:block}.formgrid{grid-template-columns:repeat(3,1fr)}input,select,textarea{border:0;padding:4px;background:white}body{background:white}.panel{margin-bottom:10px;padding:15px}.flyer{margin:0}.pagehead{margin-bottom:12px}h1{font-size:30px!important}a[href]:after{content:none}}

.hero-logo{min-height:220px;background:white;border:1px solid var(--line);display:flex;align-items:center;justify-content:center;padding:18px}.hero-logo img{display:block;width:100%;height:auto;max-width:500px}@media(max-width:1150px){.hero-logo{min-height:150px;max-width:500px}}
/* Bold black and dark text throughout the interface and printed worksheets. */
body{font-weight:700}
h1,h2,h3,.card h3,.metric strong,.summary .big,.flyer h2,button,.btn,input,select,textarea,main a,td,summary{font-weight:700!important}
.intro,.subtle,.list,footer,.card p,.section-heading p,header>span,label{font-weight:400}