:root {
  --brand-navy: #122c43;
  --brand-navy-deep: #0d2338;
  --brand-gold: #d5af4a;
  --brand-gold-soft: #e8d29a;
  --paper: #f8f7f3;
  --sand: #eeeae2;
  --ink: #122c43;
  --muted: #536575;
  --line: #d7dcd9;
  --serif: Georgia, "Times New Roman", serif;
}
* {
  box-sizing: border-box;
}
html {
  scroll-behavior: smooth;
  scroll-padding-top: 24px;
}
body {
  margin: 0;
  color: var(--ink);
  background: var(--paper);
  font-family: Arial, Helvetica, sans-serif;
  font-size: 15px;
  line-height: 1.75;
}
img {
  display: block;
  max-width: 100%;
  height: auto;
}
figure {
  margin: 0;
}
button,
input,
select,
textarea {
  font: inherit;
}
a {
  color: inherit;
}
button {
  cursor: pointer;
}
h1,
h2,
h3,
p {
  margin-top: 0;
}
h1,
h2,
h3 {
  font-family: var(--serif);
  font-weight: 400;
  line-height: 1.15;
  letter-spacing: -0.035em;
}
h1 {
  font-size: clamp(43px, 5.1vw, 76px);
}
h2 {
  font-size: clamp(34px, 3.5vw, 51px);
}
h3 {
  font-size: 28px;
}
em {
  font-weight: 400;
}
p {
  color: var(--muted);
}
a,
button,
input,
select,
textarea {
  touch-action: manipulation;
}
a:focus-visible,
button:focus-visible,
input:focus-visible,
select:focus-visible,
textarea:focus-visible,
summary:focus-visible {
  outline: 3px solid #80601c;
  outline-offset: 5px;
  box-shadow: 0 0 0 2px white;
}
.container,
.wrap {
  width: min(1240px, calc(100% - 112px));
  margin-inline: auto;
}
.section {
  padding: 100px 0;
}
.eyebrow,
.overline,
.sectionlabel {
  font-family: Arial, Helvetica, sans-serif;
  font-size: 10px;
  font-weight: 700;
  letter-spacing: 2.5px;
  line-height: 1.6;
  text-transform: uppercase;
  color: #74602f;
  margin-bottom: 24px;
}
.eyebrow.light {
  color: var(--brand-gold-soft);
}
.overline:before {
  display: none;
}
.skip-link,
.skip {
  position: absolute;
  top: -100px;
  left: 12px;
  z-index: 50;
  padding: 10px 18px;
  background: white;
  color: var(--ink);
}
.skip-link:focus,
.skip:focus {
  top: 10px;
  left: 12px;
}
.button {
  font-family: Arial, Helvetica, sans-serif;
  display: inline-flex;
  justify-content: center;
  align-items: center;
  gap: 20px;
  min-height: 52px;
  padding: 16px 25px;
  border: 1px solid var(--brand-gold);
  background: var(--brand-gold);
  color: var(--brand-navy-deep);
  font-size: 10px;
  font-weight: 700;
  letter-spacing: 1.5px;
  text-transform: uppercase;
  text-decoration: none;
  border-radius: 0;
  line-height: 1.5;
  transition:
    background 0.2s,
    transform 0.2s;
}
.button:hover {
  background: var(--brand-gold-soft);
  border-color: var(--brand-gold-soft);
}
.button span {
  font-size: 20px;
  line-height: 1;
}
.button-navy {
  background: var(--brand-navy);
  border-color: var(--brand-navy);
  color: white;
}
.button-navy:hover {
  background: var(--brand-navy-deep);
  border-color: var(--brand-navy-deep);
  color: white;
}
.button-glass {
  background: transparent;
  border-color: #ffffff85;
  color: white;
}
.button-glass:hover {
  background: white;
  color: var(--brand-navy);
  border-color: white;
}
.text-link {
  display: inline-flex;
  align-items: center;
  gap: 25px;
  text-decoration: none;
  border-bottom: 1px solid #a18a53;
  padding: 0 0 8px;
  font-size: 12px;
  line-height: 1.5;
  font-weight: 600;
}
.text-link:hover {
  color: #80601c;
}
.text-link span {
  font-size: 22px;
}
.site-header {
  background: var(--paper);
  position: relative;
  z-index: 10;
}
.topline {
  background: var(--brand-navy-deep);
  color: #f1f0e9;
  font-size: 8px;
  line-height: 1.6;
  letter-spacing: 1.5px;
}
.topline .container {
  display: flex;
  justify-content: space-between;
  gap: 24px;
  padding: 9px 0;
}
.topline i {
  font-style: normal;
  color: var(--brand-gold);
  padding: 0 9px;
}
.header-inner {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 28px;
  min-height: 102px;
}
.wordmark {
  display: inline-flex;
  align-items: center;
  gap: 15px;
  text-decoration: none;
  flex-shrink: 0;
}
.monogram {
  position: relative;
  display: grid;
  place-items: center;
  width: 45px;
  height: 54px;
  border: 1px solid #b5a16b;
  font: 28px var(--serif);
  letter-spacing: -3px;
  padding-right: 3px;
}
.monogram > span {
  position: absolute;
  width: 13px;
  bottom: -1px;
  left: 16px;
  height: 3px;
  background: var(--brand-gold);
}
.wordmark-name {
  font: 24px var(--serif);
  letter-spacing: -0.7px;
  line-height: 1.2;
}
.wordmark small {
  display: block;
  font:
    7px/1.8 Arial,
    sans-serif;
  letter-spacing: 2.2px;
  margin-top: 6px;
}
.site-navigation {
  display: flex;
  align-items: center;
  gap: 25px;
}
.site-navigation a {
  font-size: 10px;
  text-decoration: none;
  white-space: nowrap;
  line-height: 1.5;
  position: relative;
  padding: 13px 0;
}
.site-navigation a:hover:after,
.site-navigation a[aria-current="page"]:after {
  content: "";
  position: absolute;
  height: 1px;
  background: #9c803c;
  bottom: 4px;
  left: 0;
  right: 0;
}
.site-navigation a:last-child {
  border: 1px solid #b8b8aa;
  padding: 12px 18px;
}
.menu-toggle {
  display: none;
}
.estate-hero {
  position: relative;
  isolation: isolate;
  min-height: 610px;
  background: #183c46;
  overflow: hidden;
  color: white;
  display: flex;
  align-items: center;
}
.hero-art {
  position: absolute;
  inset: 0;
  width: 100%;
  height: 100%;
  object-fit: cover;
  object-position: 50% 50%;
  z-index: -3;
}
.hero-shade {
  position: absolute;
  inset: 0;
  background: linear-gradient(
    90deg,
    rgba(9, 29, 42, 0.87),
    rgba(9, 29, 42, 0.62) 37%,
    rgba(9, 29, 42, 0.08) 80%
  );
  z-index: -2;
}
.hero-content {
  padding-top: 80px;
  padding-bottom: 120px;
}
.estate-hero h1 {
  font-size: clamp(44px, 4.8vw, 70px);
  letter-spacing: -2px;
  margin-bottom: 24px;
  max-width: 860px;
}
.estate-hero h1 em {
  color: var(--brand-gold-soft);
}
.estate-hero p:not(.eyebrow) {
  color: #f1f0e8;
  font-size: 15px;
  line-height: 1.9;
  margin-bottom: 30px;
}
.hero-actions {
  display: flex;
  gap: 16px;
  flex-wrap: wrap;
}
.image-credit,
.hero-coordinate {
  position: absolute;
  bottom: 66px;
  font-size: 7px;
  letter-spacing: 1.3px;
  color: #fff;
  background: #0d2338bb;
  padding: 4px 7px;
}
.image-credit {
  right: 34px;
}
.hero-coordinate {
  left: 56px;
}
.search-dock {
  position: relative;
  margin-top: -46px;
  background: white;
  padding: 28px 34px 20px;
  box-shadow: 0 14px 55px #172e4110;
  z-index: 1;
}
.search-heading {
  display: flex;
  justify-content: space-between;
  align-items: center;
  gap: 20px;
  margin-bottom: 24px;
}
.search-heading h2 {
  font-size: 24px;
  letter-spacing: -0.5px;
  margin: 0;
}
.search-heading > span {
  font-size: 7px;
  letter-spacing: 1.4px;
  color: #66716f;
}
.search-fields {
  display: grid;
  grid-template-columns: 1.3fr 1.2fr 0.6fr 1.2fr auto;
  border: 1px solid var(--line);
  padding: 6px;
}
.search-fields > div {
  padding: 10px 18px;
  border-right: 1px solid var(--line);
  min-width: 0;
}
.search-fields label {
  display: block;
  font-size: 8px;
  letter-spacing: 1px;
  font-weight: 700;
  text-transform: uppercase;
  color: #58636d;
  margin-bottom: 6px;
}
.search-fields select {
  border: 0;
  width: 100%;
  padding: 0 20px 0 0;
  min-height: 26px;
  background: white;
  color: var(--ink);
  font-size: 11px;
}
.search-fields .button {
  margin: 3px 3px 3px 12px;
  font-size: 9px;
  padding-inline: 22px;
}
.search-note {
  font-size: 10px;
  line-height: 1.6;
  margin: 13px 0 0;
  color: #526475;
}
.welcome {
  padding-top: 94px;
  padding-bottom: 100px;
}
.welcome-grid {
  display: grid;
  grid-template-columns: 1fr 2fr;
  gap: 70px;
}
.welcome-grid > .eyebrow {
  margin-top: 12px;
}
.welcome-grid > div {
  max-width: 720px;
}
.welcome-grid h2 {
  margin-bottom: 26px;
}
.welcome-grid p {
  max-width: 650px;
}
.welcome-grid .text-link {
  margin-top: 15px;
}
.communities-section {
  background: var(--sand);
}
.section-heading {
  display: flex;
  justify-content: space-between;
  gap: 45px;
  align-items: flex-end;
  margin-bottom: 45px;
}
.section-heading h2 {
  margin: 0;
}
.section-heading > div > p:not(.eyebrow) {
  font-size: 13px;
  margin-bottom: 18px;
}
.community-grid {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 35px 28px;
}
.community-card {
  text-decoration: none;
  min-width: 0;
}
.card-image {
  position: relative;
  overflow: hidden;
  aspect-ratio: 1.28;
  background: #c5cbbd;
}
.card-image img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  transition: transform 0.6s;
}
.community-card:hover img {
  transform: scale(1.045);
}
.card-arrow {
  position: absolute;
  right: 12px;
  bottom: 12px;
  display: grid;
  place-items: center;
  width: 33px;
  height: 33px;
  background: #f8f7f3ed;
  font-size: 22px;
}
.card-caption {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 12px;
  padding-top: 17px;
}
.card-caption h3 {
  font-size: 24px;
  margin: 0;
}
.card-caption > span {
  font-size: 7px;
  letter-spacing: 1px;
  white-space: nowrap;
  color: #526475;
}
.pathways {
  display: grid;
  grid-template-columns: 1fr 1fr;
}
.pathways article {
  padding: 85px max(40px, calc((100vw - 1240px) / 2));
  padding-right: 65px;
}
.pathways article > div {
  max-width: 450px;
}
.buyer-path {
  background: var(--brand-navy);
  color: white;
}
.buyer-path p:not(.eyebrow) {
  color: #dbe3e6;
}
.buyer-path h2 em {
  color: var(--brand-gold-soft);
}
.seller-path {
  background: #e9e3d6;
}
.pathways p {
  font-size: 14px;
  line-height: 1.9;
}
.pathways .quiet-link {
  display: block;
  font-size: 11px;
  text-underline-offset: 5px;
  margin-top: 22px;
}
.buyer-path .quiet-link {
  color: #e5e9e6;
}
.about-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 100px;
  align-items: center;
}
.portrait-placeholder {
  min-height: 510px;
  background: linear-gradient(140deg, #deded1, #b2bdb3);
  display: flex;
  flex-direction: column;
  align-items: center;
  justify-content: center;
  position: relative;
  border: 20px solid #f0ede6;
  outline: 1px solid #dedbd2;
}
.portrait-placeholder:before {
  content: "";
  position: absolute;
  inset: 35px;
  border: 1px solid #72887955;
}
.portrait-monogram {
  font: 120px var(--serif);
  color: #45605e;
  letter-spacing: -15px;
  line-height: 1.2;
  padding-right: 15px;
}
.portrait-caption {
  position: absolute;
  bottom: 53px;
  text-align: center;
  font-size: 10px;
  letter-spacing: 2px;
  color: #233d43;
}
.portrait-caption small {
  font-size: 7px;
  letter-spacing: 1.2px;
}
.about-copy h2 {
  margin-bottom: 26px;
}
.about-copy > p {
  font-size: 14px;
}
.signature {
  font: italic 31px var(--serif);
  margin: 28px 0 12px;
}
.affiliation {
  font-size: 9px !important;
  letter-spacing: 1.4px;
  line-height: 1.8;
  color: #526475;
}
.about-copy .text-link {
  margin-top: 20px;
}
.resource-section {
  background: #eeefe9;
}
.editorial-grid {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 26px;
}
.editorial-card {
  padding: 36px 28px;
  background: var(--paper);
  text-decoration: none;
  position: relative;
  border-top: 1px solid #d5af4a;
  transition: background 0.2s;
}
.editorial-card:hover {
  background: white;
}
.article-number {
  font: italic 40px var(--serif);
  color: #a4aa9c;
  display: block;
  margin-bottom: 25px;
}
.editorial-card .eyebrow {
  font-size: 8px;
  margin-bottom: 15px;
}
.editorial-card h3 {
  font-size: 30px;
}
.editorial-card p:not(.eyebrow) {
  font-size: 12px;
  line-height: 1.9;
}
.editorial-card .text-link {
  font-size: 11px;
  margin-top: 12px;
}
.calculator-intro {
  padding-top: 90px;
  padding-bottom: 30px;
}
.calculator-intro h2 {
  margin-bottom: 20px;
}
.calculator-sections .block {
  padding: 65px 0;
  background: #f3f4ef;
}
.calculator-sections .block.seller {
  background: #e9eee9;
}
.sectiontitle {
  font: 400 clamp(30px, 3vw, 44px) / 1.2 var(--serif);
  text-transform: none;
  letter-spacing: -1px;
}
.calculator-sections h3 {
  font-size: 24px;
}
.calculator-sections .subtitle {
  color: #526475;
}
.calculator-sections .sectionlabel {
  color: #526475;
}
.calculator-sections .sectionlabel .idx {
  color: #80601c;
}
.panel,
.result,
.formcard {
  border-radius: 0;
  box-shadow: none;
}
.panel {
  background: white;
}
.result {
  background: #e2e9e6;
}
.result .bigmoney {
  font-family: var(--serif);
  font-weight: 400;
  font-size: clamp(40px, 4vw, 59px);
  letter-spacing: -2px;
  color: var(--ink);
}
.bigmoney small,
.rangelegend,
.help,
.explain,
.disclaim,
.formnote,
.formcard > p,
.check,
.benefitgrid article,
.foot {
  color: #526475;
}
.smalltag {
  background: #edf0e9;
  color: #526475;
}
.field label {
  font-size: 12px;
}
.field input,
.field select {
  min-height: 46px;
  background: white;
  border-color: #cad2ce;
}
.capture {
  padding: 75px 0;
  background: var(--paper);
}
.cards {
  gap: 28px;
}
.formcard {
  background: #f0f1eb;
  padding: 30px;
}
.capture h3 {
  font-size: 27px;
}
.capture .button {
  width: 100%;
}
.benefits {
  background: #f0f1eb;
}
.benefitgrid article {
  background: var(--paper);
}
.closing {
  padding: 75px 0;
  background: var(--brand-navy);
  color: white;
}
.closing > .container {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 30px;
}
.closing h2 {
  font-size: clamp(34px, 4vw, 56px);
  margin: 0;
}
.closing .eyebrow {
  font-size: 8px;
  margin-bottom: 20px;
}
.site-footer {
  background: var(--paper);
  padding: 65px 0 24px;
}
.footer-grid {
  display: grid;
  grid-template-columns: 1.4fr 1fr 1fr 1fr;
  gap: 40px;
}
.footer-grid > .wordmark {
  align-self: start;
}
.footer-grid b {
  font-size: 10px;
  font-weight: 700;
  display: block;
  margin-bottom: 18px;
}
.footer-grid p,
.footer-grid a:not(.wordmark) {
  font-size: 11px;
  line-height: 1.9;
  color: #526475;
}
.footer-grid > div > a {
  display: block;
  text-decoration: none;
  margin-bottom: 8px;
}
.footer-grid > div > a:hover {
  text-decoration: underline;
}
.footer-bottom {
  display: flex;
  justify-content: space-between;
  flex-wrap: wrap;
  gap: 15px;
  border-top: 1px solid var(--line);
  margin-top: 50px;
  padding-top: 20px;
  font-size: 9px;
  color: #526475;
}
.asset-disclosure {
  font-size: 8px;
  line-height: 1.8;
  color: #526475;
  margin-top: 20px;
  margin-bottom: 0;
  max-width: 900px;
}
.page-intro {
  background: #eeeee6;
  padding: 66px 0 70px;
}
.intro-grid {
  display: grid;
  grid-template-columns: 1.1fr 1fr;
  gap: 70px;
  align-items: center;
}
.page-intro h1 {
  font-size: clamp(39px, 4.3vw, 63px);
  margin-bottom: 25px;
}
.intro-copy {
  font-size: 14px;
  max-width: 540px;
}
.page-intro .button {
  margin-top: 14px;
  font-size: 9px;
}
.intro-grid img {
  width: 100%;
  aspect-ratio: 1.13;
  object-fit: cover;
}
.intro-grid figcaption {
  font-size: 7px;
  letter-spacing: 1px;
  color: #526475;
  margin-top: 8px;
}
.three-notes {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 45px;
  margin: 50px 0;
}
.three-notes article {
  border-top: 1px solid #baa46b;
  padding-top: 25px;
}
.three-notes article > span {
  display: block;
  font: italic 30px var(--serif);
  color: #7b7053;
  margin-bottom: 20px;
}
.three-notes p {
  font-size: 13px;
}
.three-notes h3 {
  font-size: 28px;
}
.three-notes .text-link {
  font-size: 11px;
}
.editorial-callout {
  background: #eaece4;
  padding: 35px;
  display: flex;
  justify-content: space-between;
  align-items: center;
  gap: 35px;
  margin-top: 60px;
}
.editorial-callout h3 {
  margin: 0;
}
.editorial-callout .eyebrow {
  font-size: 8px;
  margin-bottom: 12px;
}
.editorial-callout .button {
  flex-shrink: 0;
}
.editorial-callout p {
  margin-bottom: 0;
  margin-top: 12px;
}
.fine-copy {
  font-size: 11px;
  line-height: 1.8;
  margin-top: 24px;
  max-width: 900px;
}
.reading-layout {
  display: grid;
  grid-template-columns: minmax(0, 2fr) minmax(260px, 1fr);
  gap: 80px;
}
.reading-layout article > p {
  max-width: 730px;
}
.reading-layout h3 {
  margin-top: 35px;
}
.large-copy {
  font-size: 18px;
  line-height: 1.8;
}
.reading-aside {
  background: #e9ece3;
  padding: 30px;
  align-self: start;
}
.reading-aside ul {
  padding-left: 18px;
  font-size: 13px;
  line-height: 2;
  color: #526475;
}
.reading-aside .button {
  display: flex;
  margin: 25px 0;
}
.reading-aside .text-link {
  font-size: 11px;
}
.privacy-copy {
  max-width: 850px;
}
.privacy-copy h1 {
  margin-bottom: 45px;
}
.privacy-copy p {
  font-size: 15px;
  margin-bottom: 24px;
}
.hub-hero {
  background: #e9ece4;
  color: var(--ink);
}
.hub-hero:after {
  display: none;
}
.hub-hero-grid {
  grid-template-columns: 1.2fr 1fr;
  gap: 70px;
  padding-top: 70px;
  padding-bottom: 70px;
}
.hub-hero h1 {
  font: 400 clamp(42px, 4.5vw, 67px) / 1.1 var(--serif);
  text-transform: none;
  letter-spacing: -2px;
}
.hub-hero h1 em {
  color: var(--ink);
}
.hub-hero p,
.hub-points {
  color: #526475;
}
.hub-points span:before {
  color: #80601c;
}
.hero-stat {
  background: var(--brand-navy);
  padding: 32px;
}
.stat-foot {
  color: #dce4e7;
}
.stat-line span {
  color: #fff;
}
.hub-stripe {
  background: var(--brand-navy);
  color: #efe9dc;
  font-size: 9px;
  letter-spacing: 1.7px;
}
.hub-content {
  background: #f3f4ee;
  padding: 80px 0;
}
.hub-content h2,
.hub-value h2 {
  font-family: var(--serif);
  font-weight: 400;
  text-transform: none;
  letter-spacing: -1px;
}
.hub-lead {
  color: #526475;
  font-size: 14px;
}
.hub-grid {
  grid-template-columns: minmax(0, 1.2fr) minmax(280px, 0.8fr);
  gap: 35px;
}
.hub-panel {
  padding: 35px;
  border-color: #d5ddd4;
}
.hub-panel legend {
  font-family: var(--serif);
  font-size: 26px;
  font-weight: 400;
}
.hub-panel label:not(.hub-check) {
  font-size: 11px;
}
.mode {
  border: 1px solid #bcc8bc;
  padding: 22px;
}
.mode.on {
  border-color: #80601c;
  background: #f8f5eb;
  box-shadow: inset 0 3px #b79743;
}
.mode strong {
  font: 25px var(--serif);
  font-weight: 400;
}
.mode span {
  font-size: 11px;
  color: #526475;
}
.hub-aside {
  top: 20px;
  padding: 35px;
}
.hub-aside h3 {
  font: 34px/1.15 var(--serif);
}
.hub-aside p {
  font-size: 13px;
}
.hub-aside li {
  font-size: 13px;
}
.hub-aside .sectionlabel {
  color: var(--brand-gold-soft);
}
.hub-check {
  font-size: 11px;
}
.hub-value {
  background: var(--paper);
}
.value-grid article {
  background: #eceee5;
}
.value-grid h3 {
  font: 26px var(--serif);
  font-weight: 400;
}
.value-grid article > span {
  color: #80601c;
}
.hub-panel label span {
  color: #80601c;
}
.resource-hero {
  background: var(--brand-navy);
}
.resource-hero h1 {
  font: 400 clamp(38px, 5vw, 62px) / 1.1 var(--serif);
  text-transform: none;
  letter-spacing: -1.5px;
  max-width: 800px;
}
.resource-hero .overline {
  color: var(--brand-gold-soft);
}
.resource-body {
  background: var(--paper);
}
.resource-body h2 {
  font-size: 31px;
}
.resource-fine {
  color: #526475 !important;
}
.resource-aside h3 {
  font-size: 29px;
}
.resource-cta {
  background: #e9ece4;
}
.contact-hero {
  background: #eeeee6;
  color: var(--ink);
  border-bottom: 0;
}
.contact-hero h1 {
  font: 400 clamp(43px, 5vw, 64px) / 1.12 var(--serif);
  letter-spacing: -1.5px;
}
.contact-hero h1 span {
  color: var(--ink);
  font-style: italic;
}
.contact-hero p {
  color: #526475;
}
.contact-content {
  background: var(--paper);
}
.contact-grid {
  gap: 80px;
}
.contact-profile h2 {
  font: 38px var(--serif);
}
.contact-form-panel h2 {
  font: 35px var(--serif);
}
.contact-form-panel {
  border: 1px solid #d7dcd9;
  border-top: 2px solid #b99c52;
  padding: 35px;
  background: white;
  box-shadow: none;
}
.profile-mark {
  font: 38px var(--serif);
  border-bottom: 2px solid var(--brand-gold);
  background: #dfe4db;
  color: var(--ink);
}
.contact-form-panel .formnote {
  font-size: 11px;
}
.contact-page .foot {
  color: #526475;
}
.hero:not(.estate-hero) {
  background: var(--brand-navy);
}
.hero h1 {
  font-family: var(--serif);
  font-weight: 400;
  text-transform: none;
}
.hero:after {
  display: none;
}
.hero .overline {
  color: var(--brand-gold-soft);
}
[hidden] {
  display: none !important;
}
@media (min-width: 1600px) {
  .estate-hero {
    min-height: 690px;
  }
  .hero-art {
    object-position: 50% 58%;
  }
}
@media (max-width: 1150px) {
  .container,
  .wrap {
    width: calc(100% - 64px);
  }
  .site-navigation {
    gap: 15px;
  }
  .site-navigation a {
    font-size: 9px;
  }
  .wordmark-name {
    font-size: 22px;
  }
  .header-inner {
    gap: 18px;
  }
  .search-fields > div {
    padding-inline: 10px;
  }
  .search-fields .button {
    padding-inline: 15px;
  }
  .about-grid {
    gap: 60px;
  }
  .portrait-placeholder {
    min-height: 470px;
  }
  .card-caption {
    align-items: flex-start;
    flex-direction: column;
    gap: 6px;
  }
  .footer-grid {
    gap: 25px;
  }
  .footer-grid .wordmark-name {
    font-size: 20px;
  }
}
@media (max-width: 980px) {
  .site-navigation {
    display: none;
  }
  .site-header.menu-open .site-navigation {
    display: grid;
  }
  .menu-toggle {
    display: flex;
    gap: 15px;
    align-items: center;
    border: 1px solid #c1c7bf;
    padding: 11px 16px;
    background: transparent;
    color: var(--ink);
    font-size: 11px;
    min-height: 44px;
  }
  .menu-toggle span {
    font-size: 17px;
  }
  .site-navigation {
    position: absolute;
    top: 100%;
    left: 0;
    right: 0;
    background: var(--paper);
    padding: 18px 32px 28px;
    box-shadow: 0 20px 25px #122c4320;
    gap: 0;
    border-top: 1px solid var(--line);
  }
  .site-navigation a {
    font-size: 13px;
    padding: 13px;
    min-height: 44px;
  }
  .site-navigation a:last-child {
    margin-top: 10px;
  }
  .no-js .site-navigation {
    display: flex;
    position: static;
    box-shadow: none;
    flex-wrap: wrap;
    padding: 10px;
    flex-basis: 100%;
  }
  .no-js .header-inner {
    flex-wrap: wrap;
    padding-block: 15px;
  }
  .no-js .menu-toggle {
    display: none;
  }
  .header-inner {
    min-height: 90px;
  }
  .search-heading > span {
    display: none;
  }
  .search-fields {
    grid-template-columns: 1fr 1fr;
  }
  .search-fields > div {
    border-bottom: 1px solid var(--line);
    padding: 12px;
  }
  .search-fields > div:nth-child(even) {
    border-right: 0;
  }
  .search-fields > .button {
    grid-column: 1/-1;
    margin: 8px;
    min-height: 48px;
  }
  .search-dock {
    padding: 24px;
  }
  .welcome-grid {
    grid-template-columns: 1fr;
    gap: 18px;
  }
  .welcome-grid > .eyebrow {
    margin-top: 0;
  }
  .community-grid {
    gap: 28px 20px;
  }
  .about-grid,
  .intro-grid {
    gap: 45px;
  }
  .portrait-placeholder {
    min-height: 430px;
  }
  .section {
    padding: 75px 0;
  }
  .pathways article {
    padding: 65px 35px;
  }
  .footer-grid {
    grid-template-columns: 1fr 1fr;
    gap: 35px;
  }
  .three-notes {
    gap: 25px;
  }
  .reading-layout {
    gap: 40px;
  }
  .editorial-callout {
    flex-direction: column;
    align-items: flex-start;
  }
  .hub-hero-grid {
    gap: 40px;
  }
  .contact-grid {
    gap: 40px;
  }
  .hub-panel {
    padding: 25px;
  }
  .hub-grid {
    gap: 25px;
  }
}
@media (max-width: 700px) {
  .container,
  .wrap {
    width: calc(100% - 40px);
  }
  .topline .container {
    justify-content: center;
    padding: 8px 0;
  }
  .topline .container > span:first-child {
    display: none;
  }
  .topline {
    font-size: 7px;
    letter-spacing: 1px;
  }
  .header-inner {
    min-height: 82px;
  }
  .monogram {
    width: 36px;
    height: 45px;
    font-size: 25px;
  }
  .monogram > span {
    left: 12px;
    width: 11px;
  }
  .wordmark {
    gap: 11px;
  }
  .wordmark-name {
    font-size: 23px;
  }
  .wordmark small {
    font-size: 6px;
    letter-spacing: 1.6px;
  }
  .menu-toggle {
    font-size: 10px;
    padding: 9px 12px;
    gap: 9px;
  }
  .estate-hero {
    min-height: 620px;
    align-items: flex-start;
  }
  .hero-art {
    object-position: 64% 50%;
  }
  .hero-shade {
    background:
      linear-gradient(90deg, #0d2338d9, #0d233845),
      linear-gradient(0deg, #0d233870, transparent);
  }
  .hero-content {
    padding: 70px 0 135px;
  }
  .estate-hero .eyebrow {
    font-size: 8px;
    letter-spacing: 1.8px;
    margin-bottom: 23px;
  }
  .estate-hero h1 {
    font-size: 43px;
    line-height: 1.15;
    letter-spacing: -1.6px;
    margin-bottom: 22px;
  }
  .estate-hero p:not(.eyebrow) {
    font-size: 13px;
    line-height: 1.9;
    max-width: 320px;
  }
  .hero-actions {
    gap: 11px;
  }
  .hero-actions .button {
    font-size: 8px;
    padding: 14px 15px;
    gap: 12px;
    min-height: 48px;
  }
  .image-credit {
    font-size: 6px;
    right: 15px;
    bottom: 62px;
    max-width: calc(100% - 30px);
  }
  .hero-coordinate {
    display: none;
  }
  .search-dock {
    margin-top: -45px;
    padding: 25px 20px 18px;
  }
  .search-heading {
    margin-bottom: 20px;
  }
  .search-heading h2 {
    font-size: 25px;
    line-height: 1.2;
    max-width: 280px;
  }
  .search-fields {
    padding: 0;
  }
  .search-fields > div {
    padding: 13px 10px;
  }
  .search-fields label {
    font-size: 8px;
  }
  .search-fields select {
    font-size: 11px;
    min-height: 33px;
  }
  .search-note {
    font-size: 9px;
    line-height: 1.8;
  }
  .welcome {
    padding: 65px 0;
  }
  .welcome-grid {
    gap: 15px;
  }
  .welcome-grid h2 {
    font-size: 35px;
    line-height: 1.18;
  }
  .welcome-grid p {
    font-size: 13px;
    line-height: 1.9;
  }
  .eyebrow {
    font-size: 8px;
    letter-spacing: 1.9px;
    margin-bottom: 20px;
  }
  .section {
    padding: 65px 0;
  }
  .section-heading {
    flex-direction: column;
    align-items: flex-start;
    gap: 25px;
    margin-bottom: 30px;
  }
  .section-heading h2 {
    font-size: 35px;
  }
  .section-heading > div > p:not(.eyebrow) {
    font-size: 12px;
  }
  .community-grid {
    grid-template-columns: 1fr 1fr;
    gap: 28px 15px;
  }
  .card-image {
    aspect-ratio: 0.88;
  }
  .card-caption {
    gap: 8px;
    padding-top: 12px;
  }
  .card-caption h3 {
    font-size: 23px;
    line-height: 1.1;
  }
  .card-caption > span {
    font-size: 6px;
    letter-spacing: 0.6px;
  }
  .card-arrow {
    width: 28px;
    height: 28px;
    bottom: 8px;
    right: 8px;
    font-size: 19px;
  }
  .pathways {
    grid-template-columns: 1fr;
  }
  .pathways article {
    padding: 65px 25px;
  }
  .pathways article > div {
    max-width: none;
  }
  .pathways h2 {
    font-size: 40px;
  }
  .pathways p {
    font-size: 13px;
    max-width: 390px;
  }
  .about-grid,
  .intro-grid {
    grid-template-columns: 1fr;
    gap: 45px;
  }
  .portrait-placeholder {
    min-height: 390px;
    border-width: 15px;
    max-width: 470px;
    width: 100%;
    margin: auto;
  }
  .portrait-placeholder:before {
    inset: 25px;
  }
  .portrait-monogram {
    font-size: 105px;
  }
  .portrait-caption {
    bottom: 40px;
  }
  .about-copy h2 {
    font-size: 36px;
  }
  .about-copy > p {
    font-size: 13px;
    line-height: 1.9;
  }
  .editorial-grid,
  .three-notes {
    grid-template-columns: 1fr;
    gap: 20px;
  }
  .editorial-card {
    padding: 30px;
  }
  .editorial-card h3 {
    font-size: 32px;
  }
  .article-number {
    margin-bottom: 15px;
  }
  .editorial-card p:not(.eyebrow) {
    font-size: 13px;
  }
  .calculator-intro {
    padding-top: 65px;
    padding-bottom: 20px;
  }
  .calculator-intro h2 {
    font-size: 36px;
  }
  .calculator-intro > p:not(.eyebrow) {
    font-size: 12px;
  }
  .calculator-sections .block {
    padding: 50px 0;
  }
  .calculator-sections .columns {
    grid-template-columns: 1fr;
  }
  .calculator-sections .sectiontitle {
    font-size: 30px;
  }
  .calculator-sections .subtitle {
    font-size: 12px;
  }
  .panel,
  .result {
    padding: 23px;
  }
  .calculator-sections .bigmoney {
    font-size: 45px;
  }
  .fgrid {
    gap: 15px;
  }
  .capture .cards {
    grid-template-columns: 1fr;
  }
  .formcard {
    padding: 24px;
  }
  .capture .sectiontitle {
    font-size: 32px;
  }
  .capture .subtitle {
    font-size: 12px;
  }
  .benefitgrid {
    grid-template-columns: 1fr;
  }
  .closing {
    padding: 60px 0;
  }
  .closing > .container {
    align-items: flex-start;
    flex-direction: column;
    gap: 30px;
  }
  .closing h2 {
    font-size: 40px;
  }
  .closing .eyebrow {
    font-size: 7px;
  }
  .site-footer {
    padding-top: 45px;
  }
  .footer-grid {
    grid-template-columns: 1fr 1fr;
    gap: 30px 18px;
  }
  .footer-grid > .wordmark {
    grid-column: 1/-1;
  }
  .footer-grid > div:nth-child(2) {
    grid-column: 1/-1;
  }
  .footer-grid b {
    font-size: 10px;
    margin-bottom: 12px;
  }
  .footer-grid p {
    margin-bottom: 0;
  }
  .footer-bottom {
    font-size: 8px;
    margin-top: 30px;
    flex-direction: column;
    gap: 12px;
  }
  .asset-disclosure {
    font-size: 7px;
    line-height: 1.8;
  }
  .page-intro {
    padding: 50px 0;
  }
  .page-intro h1 {
    font-size: 42px;
  }
  .intro-copy {
    font-size: 13px;
  }
  .intro-grid img {
    aspect-ratio: 1.5;
  }
  .intro-grid figcaption {
    font-size: 6px;
  }
  .page-intro .button {
    font-size: 8px;
  }
  .three-notes {
    margin: 30px 0;
  }
  .three-notes article {
    padding-top: 23px;
  }
  .three-notes article > span {
    margin-bottom: 12px;
  }
  .three-notes h3 {
    font-size: 28px;
  }
  .editorial-callout {
    padding: 25px;
    margin-top: 40px;
    gap: 25px;
  }
  .editorial-callout h3 {
    font-size: 28px;
  }
  .editorial-callout p {
    font-size: 12px;
  }
  .editorial-callout .button {
    font-size: 8px;
  }
  .reading-layout {
    grid-template-columns: 1fr;
    gap: 35px;
  }
  .reading-layout h2 {
    font-size: 35px;
  }
  .reading-layout article p {
    font-size: 14px;
  }
  .reading-layout article .large-copy {
    font-size: 17px;
  }
  .reading-aside {
    padding: 28px;
  }
  .privacy-copy h1 {
    font-size: 43px;
  }
  .privacy-copy p {
    font-size: 14px;
  }
  .hub-hero-grid {
    grid-template-columns: 1fr;
    padding-top: 50px;
    padding-bottom: 45px;
    gap: 30px;
  }
  .hub-hero h1 {
    font-size: 43px;
  }
  .hub-hero p {
    font-size: 13px;
  }
  .hero-stat {
    padding: 25px;
  }
  .stat-line {
    padding: 15px 0;
  }
  .stat-line b {
    font-size: 22px;
  }
  .stat-line span {
    font-size: 13px;
  }
  .stat-foot {
    font-size: 10px;
  }
  .hub-stripe {
    font-size: 7px;
    letter-spacing: 1px;
  }
  .hub-content {
    padding: 55px 0;
  }
  .hub-content h2 {
    font-size: 35px;
  }
  .hub-lead {
    font-size: 13px;
  }
  .hub-grid {
    grid-template-columns: 1fr;
    gap: 25px;
  }
  .hub-panel {
    padding: 24px 20px;
  }
  .mode-select {
    flex-direction: row;
    gap: 10px;
  }
  .mode {
    padding: 16px 12px;
  }
  .mode strong {
    font-size: 23px;
  }
  .mode span {
    font-size: 9px;
  }
  .hub-panel .two {
    grid-template-columns: 1fr;
    gap: 0;
  }
  .hub-panel input:not([type="checkbox"]),
  .hub-panel select,
  .hub-panel textarea {
    font-size: 16px;
  }
  .hub-aside {
    position: static;
    padding: 27px;
  }
  .hub-aside h3 {
    font-size: 32px;
  }
  .hub-submit {
    font-size: 8px;
    padding-inline: 10px;
  }
  .hub-check {
    font-size: 11px;
  }
  .hub-divider span {
    font-size: 11px;
  }
  .hub-value {
    padding: 55px 0;
  }
  .hub-value h2 {
    font-size: 34px;
  }
  .value-grid {
    grid-template-columns: 1fr;
  }
  .resource-hero {
    padding: 50px 0;
  }
  .resource-hero h1 {
    font-size: 40px;
  }
  .resource-hero p {
    font-size: 14px;
  }
  .resource-hero .button {
    font-size: 8px;
  }
  .resource-body {
    padding: 50px 0;
  }
  .resource-layout {
    grid-template-columns: 1fr;
    gap: 35px;
  }
  .resource-aside {
    order: 0;
    position: static;
  }
  .resource-body h2 {
    font-size: 28px;
  }
  .resource-body p {
    font-size: 14px;
  }
  .contact-hero {
    padding: 50px 0;
  }
  .contact-hero h1 {
    font-size: 43px;
  }
  .contact-hero p {
    font-size: 13px;
  }
  .contact-grid {
    grid-template-columns: 1fr;
    gap: 40px;
  }
  .contact-content {
    padding: 50px 0;
  }
  .contact-form-panel {
    padding: 27px 22px;
  }
  .contact-form-panel h2 {
    font-size: 31px;
  }
  .contact-form-panel input,
  .contact-form-panel select,
  .contact-form-panel textarea,
  .calculator-sections input,
  .calculator-sections select {
    font-size: 16px;
  }
  .contact-form-panel .fgrid {
    grid-template-columns: 1fr;
  }
  .contact-detail a {
    font-size: 13px;
  }
  .contact-profile h2 {
    font-size: 34px;
  }
  .hero .wrap {
    padding-top: 55px;
    padding-bottom: 65px;
  }
  .hero h1 {
    font-size: 44px;
  }
}
@media (prefers-reduced-motion: reduce) {
  html {
    scroll-behavior: auto;
  }
  *,
  *:before,
  *:after {
    animation: none !important;
    transition: none !important;
  }
}
@media print {
  .site-header,
  .site-footer,
  .closing,
  .estate-hero,
  .search-dock,
  .welcome,
  .communities-section,
  .pathways,
  .resource-section,
  .about-grid,
  .utility,
  .capture,
  .benefits {
    display: none;
  }
  .calculator-sections .block {
    break-before: page;
    background: white;
  }
  .container,
  .wrap {
    width: 100%;
  }
  .result {
    background: white;
    border: 1px solid #aaa;
  }
}

.tool-disclosure {
  border-top: 1px solid #c9d0c6;
  background: #f1f2eb;
}
.tool-disclosure:last-of-type {
  border-bottom: 1px solid #c9d0c6;
}
.tool-disclosure > summary {
  width: min(1240px, calc(100% - 112px));
  margin: auto;
  list-style: none;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 25px;
  cursor: pointer;
  padding: 30px 0;
}
.tool-disclosure > summary::-webkit-details-marker {
  display: none;
}
.tool-disclosure summary small {
  display: block;
  font:
    8px/1.5 Arial,
    sans-serif;
  letter-spacing: 2px;
  color: #74602f;
  margin-bottom: 8px;
}
.tool-disclosure summary strong {
  font: 400 30px/1.2 var(--serif);
}
.disclosure-icon {
  font: 32px var(--serif);
  font-weight: 400;
}
.tool-disclosure[open] .disclosure-icon {
  transform: rotate(45deg);
}
@media (max-width: 1150px) {
  .tool-disclosure > summary {
    width: calc(100% - 64px);
  }
}
@media (max-width: 700px) {
  .tool-disclosure > summary {
    width: calc(100% - 40px);
    padding: 25px 0;
  }
  .tool-disclosure summary strong {
    font-size: 26px;
  }
}
@media print {
  .tool-disclosure > summary {
    display: none;
  }
  .tool-disclosure:not([open]) > *:not(summary) {
    display: block !important;
  }
}
/* Keep explanatory text and editorial markers legible at small sizes. */
.article-number {
  color: #75816e;
}
.field .help,
.result .explain {
  color: #526475;
}
.sectionlabel .idx {
  color: #80601c;
}