:root{--ink:#161616;--muted:#626262;--line:#d7d7d3;--paper:#f6f5f2}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:105px}body{margin:0;color:var(--ink);background:#fff;font-family:Arial,Helvetica,sans-serif;font-size:16px;line-height:1.65}a{color:inherit;text-underline-offset:5px}a:hover{text-decoration-thickness:2px}button,input,select{font:inherit}button,a,input,select,summary{touch-action:manipulation}a:focus-visible,button:focus-visible,input:focus-visible,select:focus-visible,summary:focus-visible{outline:3px solid #828282;outline-offset:5px}.skip{position:absolute;top:-90px;left:15px;background:white;padding:12px;z-index:10}.skip:focus{top:10px}header{display:flex;justify-content:space-between;align-items:center;padding:20px 4.5%;border-bottom:1px solid var(--line);background:#fff;gap:20px}.brand{display:flex;align-items:center;gap:12px;text-decoration:none;letter-spacing:3px;font-size:19px;font-weight:600;line-height:1.4}.brand img{object-fit:contain}.brand small{display:block;font-size:8px;letter-spacing:2px}nav{display:flex;align-items:center;gap:30px;font-size:13px}nav a{text-decoration:none}.navcta{border:1px solid #aaa;padding:11px 18px}.hero{display:grid;grid-template-columns:47% 53%;min-height:720px}.hero-copy{padding:65px 10% 55px 9.6%;display:flex;flex-direction:column;align-items:flex-start}.eyebrow{font-size:10px;font-weight:600;letter-spacing:2.2px;text-transform:uppercase;margin:0 0 25px;line-height:1.5}h1,h2{font-family:Georgia,'Times New Roman',serif;font-weight:400;letter-spacing:-2.5px;line-height:1.04;margin:0 0 26px}h1{font-size:clamp(60px,6.2vw,96px)}h2{font-size:clamp(39px,4.3vw,64px)}h3{line-height:1.25;font-weight:500;font-size:22px;margin:0 0 17px}p{margin:0 0 20px}.hero-copy p:not(.eyebrow):not(.micro){max-width:490px;color:#555}.hero-copy .intro{font-size:19px;line-height:1.5;color:#252525!important}.actions{display:flex;gap:25px;align-items:center;flex-wrap:wrap;margin:14px 0 24px}.button{display:inline-flex;justify-content:space-between;gap:30px;padding:16px 23px;background:#171717;color:white;border:1px solid #171717;text-decoration:none;font-size:13px;cursor:pointer}.button:hover{background:#3a3a3a}.textlink{font-size:13px}.micro{font-size:11px;color:#777;letter-spacing:.7px}.hero-image{position:relative;margin:0;background:#ddd;overflow:hidden}.hero-image>img{width:100%;height:100%;object-fit:cover;position:absolute;object-position:58% center}.hero-image:after{content:'';position:absolute;inset:60% 0 0;background:linear-gradient(transparent,#0008)}figcaption{position:absolute;bottom:25px;left:30px;right:30px;display:flex;justify-content:space-between;gap:20px;color:white;font-size:9px;letter-spacing:1.8px;z-index:1}.ribbon{background:#171717;color:#fff;padding:25px 4.5%;display:flex;gap:30px;align-items:center;justify-content:space-between}.ribbon>span{font-size:9px;letter-spacing:1.7px;color:#ccc}.ribbon p{font-family:Georgia,serif;font-size:23px;margin:0}.ribbon a{font-size:13px}.section{padding:90px 6.5%;border-bottom:1px solid var(--line)}.sectionhead{display:flex;justify-content:space-between;gap:70px;align-items:flex-end;margin-bottom:45px}.sectionhead>p{max-width:410px;color:var(--muted);font-size:15px}.sectionhead h2{margin-bottom:0}.areas{display:grid;grid-template-columns:repeat(5,1fr);border-top:1px solid var(--line);margin:40px 0 25px}.areas article{padding:25px 22px 15px 0;margin-right:20px;border-right:1px solid var(--line)}.areas article:last-child{border-right:0;margin:0}.areas article>span{font-size:10px;color:#777}.areas h3{font-size:27px;font-family:Georgia,serif;margin-top:25px}.areas p{font-size:13px;color:#606060;min-height:110px}.areas a{font-size:12px}.fine{font-size:11px;line-height:1.7;color:#6b6b6b;max-width:1000px}.choices{background:var(--paper)}.twocol{display:grid;grid-template-columns:1fr 1fr;gap:65px;margin-top:40px}.twocol article{border-top:1px solid #bbb;padding-top:30px}.twocol h3{font-family:Georgia,serif;font-size:33px}.twocol p{color:#555;font-size:15px;max-width:500px}.tag{font-size:10px!important;letter-spacing:2px}.journey{list-style:none;counter-reset:steps;display:grid;grid-template-columns:repeat(3,1fr);gap:40px;margin:45px 0;padding:0}.journey li{counter-increment:steps;border-top:1px solid #ccc;padding-top:22px}.journey li:before{content:'0' counter(steps);display:block;font-family:Georgia,serif;font-size:32px;color:#888;margin-bottom:23px}.journey h3{font-size:20px}.journey p{font-size:14px;color:#606060}.dark{background:#1b1b1b;color:#f8f8f8;border:0}.dark .eyebrow{color:#bfbfbf}.dark .sectionhead>p{color:#bcbcbc}.calculator{display:grid;grid-template-columns:1.15fr 1fr;gap:70px;padding:35px 0;border-top:1px solid #555;border-bottom:1px solid #555}.fields{display:grid;grid-template-columns:1fr 1fr;gap:23px}label{display:block;font-size:12px}.fields input,.fields select{display:block;background:#262626;border:1px solid #676767;border-radius:0;width:100%;padding:12px;color:#fff;margin-top:8px}.light{background:#eee;color:#171717;margin-top:28px;border-color:#eee}.light:hover{background:#ccc}.estimate{border-left:1px solid #555;padding-left:45px}.estimate output{font-family:Georgia,serif;font-size:66px;letter-spacing:-2px;line-height:1.3}.estimate dl{font-size:13px;margin:20px 0 25px}.estimate dl>div{display:flex;justify-content:space-between;padding:8px 0;border-bottom:1px solid #444;gap:25px}.estimate dd{margin:0}.dark .fine{color:#aaa}.costnotes{display:grid;grid-template-columns:1fr 1fr;gap:70px;padding-top:40px}.costnotes h3{font-family:Georgia,serif;font-size:28px}.costnotes p{font-size:14px;color:#bbb}.costnotes a{font-size:12px}.readiness{display:grid;grid-template-columns:1fr 1.2fr;gap:90px;background:var(--paper)}.readiness p{max-width:380px;color:#606060}.readiness .progress{font-size:28px;font-family:Georgia,serif;color:#171717}fieldset{border:0;padding:0;margin:0}fieldset label{display:flex;align-items:flex-start;gap:14px;padding:21px 0;border-bottom:1px solid #ccc;font-size:14px;cursor:pointer}fieldset input{width:19px;height:19px;accent-color:#171717;flex-shrink:0}.readinggrid{display:grid;grid-template-columns:repeat(3,1fr);gap:25px}.reading{padding:30px;background:#f6f5f2;display:flex;flex-direction:column;text-decoration:none;border:1px solid #e3e3df}.reading:hover{border-color:#555}.reading h3{font-family:Georgia,serif;font-size:24px;line-height:1.25}.reading p{font-size:13px;color:#666}.reading .eyebrow{margin-bottom:22px}.readmore{font-size:12px;margin-top:auto;text-decoration:underline}.faq{display:grid;grid-template-columns:1fr 1.6fr;gap:60px}details{border-bottom:1px solid #ccc;padding:21px 0}summary{font-size:16px;cursor:pointer;padding-right:10px}details p{font-size:14px;color:#606060;margin:17px 0 0}.contact{display:grid;grid-template-columns:.8fr 1.2fr;gap:8%;background:var(--paper);align-items:center}.contact>img{width:100%;height:540px;object-fit:cover;object-position:center top;filter:grayscale(1)}.contact h3{font-family:Georgia,serif;font-size:29px;margin-bottom:10px}.contact p{font-size:14px;color:#555}.contact .eyebrow{font-size:9px}.contact .fine{font-size:11px;margin-top:12px}.email{font-size:14px}footer{display:grid;grid-template-columns:1fr 1fr;gap:25px;padding:55px 6.5% 30px;font-size:12px}footer strong{letter-spacing:3px;font-size:20px}footer p{margin-top:15px}footer>.fine,footer>small{grid-column:1/-1}.sr{position:absolute;width:1px;height:1px;padding:0;margin:-1px;overflow:hidden;clip:rect(0,0,0,0);white-space:nowrap;border:0}#calcerror{color:#ffd8d8;font-size:13px}
@media(min-width:1600px){body{max-width:1800px;margin:auto}}@media(max-width:1050px){nav{gap:17px}.hero{min-height:650px}.hero-copy{padding-top:45px}h1{font-size:64px}.areas{grid-template-columns:repeat(3,1fr)}.areas p{min-height:85px}.section{padding:65px 5%}.sectionhead{gap:40px}.calculator{gap:35px}.estimate{padding-left:25px}.readinggrid{grid-template-columns:1fr 1fr}.contact>img{height:460px}.ribbon>span{display:none}}@media(max-width:720px){header{padding:14px 5%;align-items:center}.brand{font-size:15px;letter-spacing:2px}.brand img{width:29px;height:40px}.brand small{font-size:6px}nav>a:not(.navcta){display:none}.navcta{padding:9px 11px;font-size:11px}.hero{grid-template-columns:1fr;min-height:0}.hero-copy{padding:42px 6% 30px}h1{font-size:66px;letter-spacing:-3px}.hero-copy .intro{font-size:18px}.hero-image{height:380px;grid-row:2}.hero-image img{object-position:center center}.hero-copy .eyebrow{font-size:9px}.ribbon{padding:22px 6%;gap:20px}.ribbon p{font-size:21px;max-width:230px}.ribbon a{white-space:nowrap;font-size:12px}.section{padding:55px 6%}.sectionhead{display:block;margin-bottom:30px}.sectionhead>p{margin-top:25px}.section h2{font-size:43px;letter-spacing:-1.8px}.areas{grid-template-columns:1fr 1fr}.areas article{margin-right:14px;padding-right:14px}.areas p{min-height:0}.areas article:nth-child(2n){border-right:0}.twocol,.journey,.calculator,.costnotes,.readiness,.faq,.contact{grid-template-columns:1fr;gap:30px}.journey{gap:20px}.journey li{position:relative;padding-left:52px}.journey li:before{position:absolute;left:0;top:12px}.fields{gap:15px}.estimate{border-left:0;border-top:1px solid #555;padding:30px 0 0}.estimate output{font-size:61px}.readinggrid{grid-template-columns:1fr}.reading{padding:25px}.faq{gap:5px}.contact>img{height:430px;max-width:420px}.contact h2{font-size:44px}footer{grid-template-columns:1fr;padding:40px 6%}.eyebrow{margin-bottom:20px}figcaption{font-size:8px;left:20px;right:20px}.actions{gap:19px}}@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}}
.tax-picker{padding:0 0 25px;margin-bottom:25px;border-bottom:1px solid #555}.tax-picker .eyebrow{margin-bottom:15px}.tax-picker .fine{margin:14px 0 0;max-width:100%}.tax-picker select{font-size:13px;min-width:0}.tax-picker select:disabled{opacity:.55}.tax-summary{display:flex;flex-direction:column;border-top:1px solid #666;border-bottom:1px solid #666;padding:18px 0;margin:0 0 25px;gap:3px}.tax-summary>span:first-child{font-size:11px;letter-spacing:1px;text-transform:uppercase;color:#bbb}.tax-summary strong{font-size:28px;font-family:Georgia,serif;font-weight:400}.tax-summary>span{font-size:15px}.tax-summary small{font-size:10px;color:#aaa}
@media(max-width:720px){.tax-picker .fields{grid-template-columns:1fr}}

.veteran-exemption{padding:0 0 25px;margin-bottom:25px;border-bottom:1px solid #555}.veteran-exemption label{display:flex;align-items:flex-start;gap:12px;font-size:14px;cursor:pointer}.veteran-exemption input{width:20px;height:20px;margin:2px 0 0;flex-shrink:0;accent-color:#eee}.veteran-exemption .fine{margin:12px 0 0}.fields input:disabled{opacity:.5;cursor:not-allowed}