*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;background:#faf9f6;color:#142031;font-family:Arial,sans-serif;font-size:16px;line-height:1.7}a{color:inherit}nav{display:flex;align-items:center;justify-content:space-between;padding:22px 6%;border-bottom:1px solid #ddd9d0;background:#faf9f6;gap:20px}.brand{text-decoration:none;font-family:Georgia,serif;font-size:25px;line-height:1.1}.brand small{font-family:Arial;display:block;letter-spacing:3px;font-size:9px;margin-top:10px}.links{display:flex;gap:28px;align-items:center;font-size:13px}.links a{text-decoration:none}.btn{display:inline-block;background:#283b62;color:white;padding:13px 23px;text-decoration:none;font-size:13px;letter-spacing:.4px;border:1px solid #283b62;cursor:pointer}.btn.light{background:#e5d8c5;color:#142031;border-color:#e5d8c5}.btn.outline{background:transparent;color:inherit;border-color:#a5aebe}.hero{background:#141d31;color:#fff;display:grid;grid-template-columns:1fr 1fr;min-height:610px}.hero-copy{padding:76px 9% 65px 12%}.eyebrow{text-transform:uppercase;letter-spacing:2.5px;font-size:11px;font-weight:bold;color:#98876e;margin-bottom:20px}.hero .eyebrow{color:#d4c2a5}h1,h2,h3{font-family:Georgia,serif;font-weight:400;line-height:1.14}h1{font-size:clamp(44px,5vw,74px);margin:0 0 25px;letter-spacing:-2px}h1 em{color:#d9c8ab}h2{font-size:clamp(32px,3.4vw,48px);margin:0 0 24px;letter-spacing:-1px}h3{font-size:26px}p{max-width:720px}.hero p{color:#c7ceda;font-size:16px;margin-bottom:30px}.hero-photo{position:relative;background:url('/houston.jpg') center/cover;min-height:400px}.hero-photo:after{content:'';position:absolute;inset:0;background:linear-gradient(90deg,#141d3130,transparent)}.photo-label{position:absolute;bottom:30px;left:30px;color:white;z-index:1;text-transform:uppercase;letter-spacing:3px;font-size:11px}.strip{display:flex;justify-content:space-between;gap:20px;padding:25px 6%;border-bottom:1px solid #ddd9d0;font-size:12px;letter-spacing:1px;text-transform:uppercase}.section{padding:85px 7%;max-width:1500px;margin:auto}.section-head{display:flex;justify-content:space-between;align-items:end;gap:40px;margin-bottom:35px}.section-head p{max-width:410px;color:#66707c}.grid{display:grid;grid-template-columns:repeat(3,1fr);gap:24px}.card{padding:32px;border:1px solid #ddd9d0;background:#fff;position:relative}.num{color:#98876e;letter-spacing:2px;font-size:12px}.card p{color:#606b78;font-size:14px}.arrow{font-size:13px;text-underline-offset:6px}.dark{background:#141d31;color:white}.dark p{color:#c0c9d7}.split{display:grid;grid-template-columns:1fr 1fr;gap:70px}.steps{counter-reset:steps}.step{border-top:1px solid #495162;padding:22px 0;display:grid;grid-template-columns:45px 1fr;gap:10px}.step h3{font-size:22px;margin:0 0 8px}.step p{font-size:14px;margin:0}.step span{color:#d4c2a5}.calc{background:#efede7}.inputs{display:grid;grid-template-columns:1fr 1fr;gap:15px}label{font-size:12px;font-weight:bold}input,select{display:block;width:100%;padding:13px;margin-top:6px;background:#fff;border:1px solid #c7c6c0;border-radius:0;color:#142031;font-size:16px}input:focus,select:focus{outline:2px solid #98876e}.results{background:#283b62;color:white;padding:36px}.results h3{font-size:18px;margin:0}.big{font-family:Georgia;font-size:55px;line-height:1.4}.result-row{display:flex;justify-content:space-between;border-top:1px solid #ffffff30;padding:13px 0}.note{font-size:12px;color:#66707c}.results .note{color:#d1d7e0}.areas{display:flex;gap:12px;flex-wrap:wrap}.areas a{border-bottom:1px solid #b4a58d;padding:10px;text-decoration:none}.faq{max-width:900px}details{border-top:1px solid #d0cec8;padding:22px 0}summary{font-size:18px;cursor:pointer;list-style-position:outside}details p{color:#596675;font-size:15px}.cta{background:#e5d8c5}.cta h2{max-width:650px}.contact-card{background:#fff;padding:30px}.contact-card a{display:block;margin:12px 0}footer{padding:40px 7%;background:#10182a;color:#c7cdd7;font-size:12px}.foot-top{display:flex;justify-content:space-between;gap:30px;margin-bottom:30px}.foot-top a{margin-right:18px}.article{max-width:950px}.article h1{font-size:56px}.article h2{font-size:33px;margin-top:45px}.article li{margin:13px 0}.bread{font-size:12px;margin-bottom:30px}.sources{font-size:13px;border-top:1px solid #ccc;padding-top:20px}.mobile{display:none}.skip{position:absolute;left:-9999px}.skip:focus{left:10px;top:10px;z-index:99;background:white;padding:10px}@media(max-width:800px){nav{padding:18px 6%;flex-wrap:wrap}.links{gap:16px;flex-wrap:wrap;font-size:12px}.links .btn{padding:7px 12px}.hero{grid-template-columns:1fr}.hero-copy{padding:55px 7%}.hero-photo{min-height:330px}.strip{flex-wrap:wrap;font-size:10px}.section{padding:55px 7%}.grid,.split{grid-template-columns:1fr;gap:25px}.section-head{display:block}.foot-top{display:block}.article h1{font-size:41px}.inputs{gap:10px}.brand{font-size:23px}}