@font-face{font-family:"Fraunces";src:url(/assets/fonts/Fraunces-var.woff2) format("woff2");font-weight:300 800;font-display:swap}
@font-face{font-family:"Manrope";src:url(/assets/fonts/Manrope-var.woff2) format("woff2");font-weight:300 800;font-display:swap}
:root{--navy:#132B52;--navy-800:#0E2242;--navy-900:#0A1930;--powder:#AFD5EF;--powder-200:#D7EAF7;--paper:#F6F4F0;--sand:#E6E2DA;--stone:#5C6570;--ink:#1A1D21;--accent:#7C5C2E;--ok:#2C6E49;--warn:#9A3B1E;--r-sm:8px;--r-md:16px;--r-lg:24px;--shadow:0 10px 30px -18px rgba(19,43,82,.35);--serif:"Fraunces",Georgia,serif;--sans:"Manrope",system-ui,sans-serif}
*{box-sizing:border-box}
html{-webkit-text-size-adjust:100%}
body{margin:0;font:16px/1.55 var(--sans);color:var(--ink);background:var(--paper)}
a{color:var(--navy)}
img{max-width:100%;height:auto}
h1,h2,h3{font-family:var(--serif);color:var(--navy-900);line-height:1.15;margin:0 0 .4em;font-weight:600}
h1{font-size:clamp(1.9rem,4.5vw,2.8rem)}h2{font-size:1.45rem}h3{font-size:1.1rem}
.wrap{max-width:1120px;margin:0 auto;padding:0 20px}
.site-header{background:#fff;border-bottom:1px solid var(--sand)}
.hdr{display:flex;align-items:center;justify-content:space-between;gap:16px;min-height:72px;flex-wrap:wrap}
.brand{display:flex;align-items:center;gap:14px;text-decoration:none;color:var(--navy-900)}
.brand-name{font-family:var(--serif);font-size:1.25rem;font-weight:600;display:flex;flex-direction:column;line-height:1.1}
.brand-name small{font-family:var(--sans);font-size:.72rem;color:var(--stone);font-weight:600;letter-spacing:.02em;margin-top:3px}
.brand-sep{width:1px;height:34px;background:var(--sand)}
.brand-logo{height:34px;width:auto}
.nav{display:flex;gap:18px;align-items:center;flex-wrap:wrap;font-weight:600;font-size:.95rem}
.nav a{text-decoration:none;color:var(--navy)}
.nav a:hover{text-decoration:underline}
.inline{display:inline;margin:0}
.linkbtn{background:none;border:0;color:var(--stone);font:inherit;cursor:pointer;padding:0}
main{display:block;padding:32px 0 56px}
.hero{background:var(--navy-900);color:#fff;border-radius:var(--r-lg);padding:40px 32px;margin-bottom:28px;position:relative;overflow:hidden}
.hero h1{color:#fff}.hero p{color:var(--powder-200);max-width:640px}
.hero:after{content:"";position:absolute;right:-60px;top:-60px;width:240px;height:240px;border-radius:50%;background:radial-gradient(circle,rgba(175,213,239,.25),transparent 70%)}
.eyebrow{font-family:var(--sans);text-transform:uppercase;letter-spacing:.12em;font-size:.75rem;font-weight:700;color:var(--accent);margin:0 0 10px}
.hero .eyebrow{color:var(--powder)}
.grid{display:grid;gap:18px;grid-template-columns:repeat(auto-fill,minmax(250px,1fr))}
.card{background:#fff;border:1px solid var(--sand);border-radius:var(--r-md);padding:22px;box-shadow:var(--shadow)}
a.card{text-decoration:none;color:inherit;display:block;transition:transform .15s}
a.card:hover{transform:translateY(-2px);border-color:var(--powder)}
.card p{color:var(--stone);margin:.2em 0 0}
.btn{display:inline-flex;align-items:center;justify-content:center;gap:8px;background:var(--navy);color:#fff;border:0;border-radius:999px;padding:12px 22px;font:700 .95rem var(--sans);text-decoration:none;cursor:pointer}
.btn:hover{background:var(--navy-800)}
.btn.light{background:#fff;color:var(--navy);border:1px solid var(--sand)}
.btn.danger{background:#fff;color:var(--warn);border:1px solid #e7c6bb;padding:6px 12px;font-size:.82rem}
.btn.sm{padding:7px 14px;font-size:.85rem}
.btn[disabled]{opacity:.6;cursor:wait}
form .row{display:grid;gap:14px;grid-template-columns:repeat(auto-fill,minmax(220px,1fr));margin-bottom:14px}
label{display:block;font-weight:600;font-size:.88rem;color:var(--navy-900)}
label .hint{display:block;font-weight:500;color:var(--stone);font-size:.78rem}
input,select,textarea{width:100%;margin-top:5px;padding:11px 12px;border:1px solid #cfc9bf;border-radius:var(--r-sm);font:16px var(--sans);background:#fff;color:var(--ink)}
input:focus,select:focus,textarea:focus{outline:2px solid var(--powder);border-color:var(--navy)}
fieldset{border:1px solid var(--sand);border-radius:var(--r-md);padding:18px;margin:0 0 18px;background:#fff}
legend{font-family:var(--serif);font-weight:600;color:var(--navy-900);padding:0 6px;font-size:1.1rem}
.radio{display:flex;gap:10px;flex-wrap:wrap;margin-top:6px}
.radio label{display:flex;align-items:center;gap:8px;border:1px solid #cfc9bf;border-radius:999px;padding:9px 16px;font-weight:600;cursor:pointer;background:#fff}
.radio input{width:auto;margin:0}
.radio label:has(input:checked){background:var(--powder-200);border-color:var(--navy)}
.check{display:flex;gap:10px;align-items:flex-start;font-weight:500;font-size:.85rem;color:var(--stone)}
.check input{width:auto;margin-top:3px}
.notice{border-radius:var(--r-sm);padding:12px 14px;margin:12px 0;font-weight:600}
.notice.ok{background:#e4f1ea;color:var(--ok)}.notice.err{background:#f8e7e1;color:var(--warn)}.notice.info{background:var(--powder-200);color:var(--navy-900)}
table{width:100%;border-collapse:collapse;background:#fff;font-size:.9rem}
th,td{text-align:left;padding:10px 12px;border-bottom:1px solid var(--sand);vertical-align:top}
th{font-size:.75rem;text-transform:uppercase;letter-spacing:.06em;color:var(--stone)}
.tablewrap{overflow-x:auto;border:1px solid var(--sand);border-radius:var(--r-md)}
.pill{display:inline-block;padding:2px 10px;border-radius:999px;font-size:.75rem;font-weight:700;background:var(--sand);color:var(--navy-900)}
.pill.yes{background:#e4f1ea;color:var(--ok)}.pill.no{background:#f8e7e1;color:var(--warn)}
.muted{color:var(--stone)}.small{font-size:.85rem}
.section{margin:28px 0}
.cobrand{background:#fff;border:1px solid var(--sand);border-radius:var(--r-md);padding:20px;margin:20px 0}
.people{display:grid;gap:16px;grid-template-columns:repeat(auto-fit,minmax(260px,1fr))}
.person{display:flex;gap:14px;align-items:center}
.person img,.avatar{width:88px;height:88px;border-radius:50%;object-fit:cover;flex:none;border:3px solid var(--powder-200)}
.avatar{display:flex;align-items:center;justify-content:center;background:var(--navy);color:#fff;font:700 1.6rem var(--serif)}
.person p{margin:0}.role{font-size:.72rem;text-transform:uppercase;letter-spacing:.1em;color:var(--accent);font-weight:700}
.who{font:600 1.15rem var(--serif);color:var(--navy-900)}.org{color:var(--stone);font-size:.85rem}
.links a{display:inline-block;font-size:.85rem;margin-right:10px;font-weight:600;overflow-wrap:anywhere}
/* open house landing */
.oh-hero{border-radius:var(--r-lg);overflow:hidden;background:var(--navy-900);color:#fff;box-shadow:var(--shadow)}
.oh-hero .photo{aspect-ratio:16/10;background:#22385e center/cover no-repeat;width:100%}
.oh-hero .info{padding:22px 24px}
.oh-hero h1{color:#fff;margin:0}
.oh-hero .price{font:600 1.6rem var(--serif);color:var(--powder);margin:4px 0}
.oh-hero .when{display:inline-block;background:rgba(255,255,255,.1);border-radius:999px;padding:6px 14px;font-weight:700;margin-top:6px}
.facts{display:flex;gap:16px;flex-wrap:wrap;color:var(--powder-200);font-weight:600;margin-top:8px}
.cta-row{display:flex;gap:12px;flex-wrap:wrap;margin-top:16px}
.oh-grid{display:grid;gap:22px;grid-template-columns:minmax(0,1.4fr) minmax(0,1fr);margin-top:22px}
@media (max-width:820px){.oh-grid{grid-template-columns:1fr}.hero{padding:28px 20px}}
/* calculators */
.calc-layout{display:grid;gap:22px;grid-template-columns:minmax(0,1fr) minmax(0,1fr)}
@media (max-width:860px){.calc-layout{grid-template-columns:1fr}}
.results{position:sticky;top:16px;align-self:start}
.results .big{font:600 2.2rem var(--serif);color:var(--navy-900);margin:4px 0 10px}
.results table td:last-child{text-align:right;font-variant-numeric:tabular-nums;font-weight:700}
.results tr.total td{border-top:2px solid var(--navy);font-size:1rem}
.checks li{margin:4px 0}.checks .pass{color:var(--ok);font-weight:700}.checks .fail{color:var(--warn);font-weight:700}
.est{display:inline-block;background:#fff4e0;color:var(--accent);border:1px solid #ecd9b8;border-radius:999px;padding:2px 10px;font-size:.72rem;font-weight:800;letter-spacing:.06em;text-transform:uppercase}
.cobar{display:flex;align-items:center;gap:12px;background:#fff;border:1px solid var(--sand);border-radius:999px;padding:6px 16px 6px 6px;margin-bottom:16px;width:fit-content;max-width:100%}
.cobar img{width:40px;height:40px;border-radius:50%;object-fit:cover}
.cobar span{font-size:.88rem;color:var(--stone)}.cobar strong{color:var(--navy-900)}
/* footer */
.site-footer{background:var(--navy-900);color:#c9d6e6;padding:28px 0;font-size:.85rem}
.site-footer a{color:#fff}
.site-footer .foot-id{display:flex;gap:14px;align-items:flex-start}
.site-footer .foot-id p{margin:0}
.site-footer .eho{width:40px;height:40px;flex:none;color:#fff}
.site-footer .fine{margin:10px 0 0;color:#aebdd0}
.site-footer.compact{padding:14px 0;font-size:.75rem}
/* flyer */
.flyer-tools{display:flex;gap:10px;justify-content:center;margin:0 0 18px}
.flyer{width:8.5in;min-height:11in;margin:0 auto;background:#fff;box-shadow:var(--shadow);display:flex;flex-direction:column}
.flyer .fphoto{height:4.1in;background:#22385e center/cover no-repeat}
.flyer .fbody{padding:.35in .45in .2in;flex:1;display:flex;flex-direction:column}
.flyer .fhead{display:flex;justify-content:space-between;gap:16px;align-items:flex-start}
.flyer .tag{background:var(--navy-900);color:#fff;display:inline-block;padding:6px 14px;border-radius:999px;font-weight:800;letter-spacing:.12em;font-size:.8rem}
.flyer h1{font-size:2.1rem;margin:.25em 0 .1em}
.flyer .fprice{font:600 1.7rem var(--serif);color:var(--accent)}
.flyer .fwhen{font-weight:800;font-size:1.15rem;color:var(--navy-900);margin-top:6px}
.flyer .qrbox{text-align:center;border:2px solid var(--navy);border-radius:var(--r-md);padding:10px 12px}
.flyer .qrbox p{margin:4px 0 0;font-weight:800;color:var(--navy-900);font-size:.85rem}
.flyer .site-footer{background:#fff;color:var(--stone);border-top:1px solid var(--sand);padding:.15in .45in .25in}
.flyer .site-footer a{color:var(--navy)}.flyer .site-footer .eho{color:var(--navy-900)}.flyer .site-footer .fine{color:var(--stone)}
.flyer .site-footer .wrap{padding:0}
@media print{
  @page{size:letter;margin:0}
  body{background:#fff}
  .site-header,.no-print,.flyer-tools,body.flyer-page>footer.site-footer{display:none!important}
  main{padding:0}
  html,body{margin:0;padding:0}
  .flyer{box-shadow:none;width:8.5in;height:11in;min-height:0;overflow:hidden;margin:0}
  .flyer .fphoto{height:3.8in}
  .card,.cobrand{box-shadow:none}
}
.skip{position:absolute;left:-9999px}