:root{--paper:#f8f6f0;--ink:#213c39;--muted:#596961;--green:#173d3b;--mint:#e4eee7;--sage:#a8b9a7;--line:#d8ded2;--accent:#a45032;--white:#fffefb;--serif:Georgia,'Times New Roman',serif;--sans:Arial,Helvetica,sans-serif}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:24px}body{margin:0;background:var(--paper);color:var(--ink);font:16px/1.65 var(--sans)}a{color:inherit;text-underline-offset:4px}button,input,select,textarea{font:inherit}button,a,input,select,textarea{ -webkit-tap-highlight-color:transparent}button{cursor:pointer}a:focus-visible,button:focus-visible,input:focus-visible,select:focus-visible,textarea:focus-visible,summary:focus-visible{outline:3px solid var(--accent);outline-offset:5px}p{margin:0 0 20px}h1,h2,h3{font-family:var(--serif);font-weight:400;line-height:1.09;letter-spacing:-.035em;margin:0 0 24px}h1{font-size:clamp(56px,6.9vw,92px)}h2{font-size:clamp(36px,4.2vw,57px)}h3{font-size:28px}em{font-weight:400;color:var(--accent)}.wrap{width:min(1180px,calc(100% - 80px));margin:0 auto}.skip{position:absolute;top:-80px;left:20px;padding:12px;background:var(--white);z-index:10}.skip:focus{top:10px}.masthead{display:flex;justify-content:space-between;align-items:center;padding:30px 0;border-bottom:1px solid var(--line)}.wordmark{display:flex;gap:15px;align-items:center;text-decoration:none;font-family:var(--serif);font-size:24px;line-height:1.15}.monogram{font-size:42px;letter-spacing:-5px;border-right:1px solid var(--line);padding-right:20px;line-height:1}.byline{display:block;font-family:var(--sans);font-size:12px;letter-spacing:.1em;text-transform:uppercase;margin-top:8px}nav{display:flex;align-items:center;gap:28px;font-size:13px}nav a{text-decoration:none}.nav-contact{border-bottom:1px solid var(--ink);padding-bottom:3px}.hero{display:grid;grid-template-columns:1.08fr 1fr;gap:70px;padding-top:64px;padding-bottom:58px;align-items:center}.eyebrow{font-size:11px;font-weight:700;letter-spacing:.17em;line-height:1.5;margin-bottom:20px}.intro{font-size:20px;line-height:1.55}.hero-copy>p:not(.eyebrow){max-width:500px}.hero-copy>p:not(.eyebrow):not(.intro){color:var(--muted);font-size:15px}.actions{display:flex;flex-wrap:wrap;align-items:center;gap:18px;margin-top:26px}.button{display:inline-flex;align-items:center;justify-content:center;gap:18px;text-decoration:none;padding:14px 20px;border:1px solid transparent;border-radius:3px;font-size:13px;line-height:1.5;font-weight:600;transition:background .15s,transform .15s}.button:hover{transform:translateY(-1px)}.primary{background:var(--green);color:var(--white)}.primary:hover{background:#28534c}.light{background:var(--paper);color:var(--green)}.outline{border-color:var(--ink);background:transparent;color:var(--ink)}.text-link{display:inline-block;font-size:13px;font-weight:600;text-decoration:underline;text-underline-offset:5px}.author{display:flex;align-items:center;gap:12px;margin-top:28px;font-size:13px}.author img{width:50px;height:50px;border-radius:50%;object-fit:cover;object-position:50% 18%;background:var(--mint)}.author strong,.author span{display:block}.author span{font-size:11px;color:var(--muted)}.hero-photo{position:relative;margin:0;height:535px;overflow:hidden;border-radius:140px 4px 4px 4px;background:var(--green)}.hero-photo>img{width:100%;height:100%;object-fit:cover;object-position:47% center;filter:saturate(.85)}.hero-photo:after{content:'';position:absolute;inset:45% 0 0;background:linear-gradient(transparent,rgba(15,39,36,.93))}.hero-photo figcaption{position:absolute;bottom:28px;left:30px;right:25px;color:white;z-index:1}.hero-photo figcaption span:first-child{font-size:10px;letter-spacing:.14em}.hero-photo figcaption span{display:block;font-size:13px}.hero-photo figcaption strong{display:block;font-family:var(--serif);font-size:31px;font-weight:400;line-height:1.2;margin:8px 0}.edition{display:flex;justify-content:space-between;border-top:1px solid var(--line);border-bottom:1px solid var(--line);padding:15px 0;font-size:10px;letter-spacing:.12em;text-transform:uppercase}.edition span:nth-child(2){color:var(--muted);text-transform:none;letter-spacing:.04em}.section{padding-top:80px;padding-bottom:80px}.section-heading{display:grid;grid-template-columns:1.1fr .9fr;gap:90px;align-items:end;margin-bottom:32px}.section-heading h2{margin-bottom:0}.section-heading>p{max-width:420px;margin-bottom:4px;color:var(--muted);font-size:15px}.calculator{display:grid;grid-template-columns:1.08fr 1fr;border:1px solid var(--line);background:var(--white);border-radius:6px;overflow:hidden}.calc-controls{padding:35px 40px}.range-control{margin-bottom:26px}.range-control label{display:flex;justify-content:space-between;gap:12px;font-size:13px;font-weight:600;margin-bottom:12px}.range-control output{font-weight:400;color:var(--green);font-variant-numeric:tabular-nums}input[type=range]{display:block;width:100%;height:6px;appearance:none;background:var(--line);border-radius:10px;cursor:pointer;accent-color:var(--green)}input[type=range]::-webkit-slider-thumb{appearance:none;width:20px;height:20px;border:4px solid var(--white);box-shadow:0 0 0 1px var(--green);border-radius:50%;background:var(--green)}.range-ends{display:flex;justify-content:space-between;font-size:10px;color:var(--muted);margin-top:10px}.term-label{display:flex;justify-content:space-between;align-items:center;font-size:13px;font-weight:600;border-top:1px solid var(--line);padding-top:20px}select,input[type=number],textarea{border:1px solid var(--line);background:var(--white);color:var(--ink);border-radius:3px;padding:10px 12px}select{max-width:100%}.term-label select{width:150px}.assumptions{margin-top:20px;border-bottom:1px solid var(--line);padding-bottom:16px;font-size:12px}.assumptions summary{cursor:pointer;font-weight:600}.assumption-fields{display:grid;grid-template-columns:1fr 1fr;gap:14px;padding-top:20px}.assumption-fields label{font-size:11px}.assumption-fields input{width:100%;margin-top:6px}.assumptions p{margin:14px 0 0}.calc-note{font-size:11px;color:var(--muted);margin:18px 0 0}.calc-result{padding:35px 40px;background:var(--green);color:var(--paper)}.calc-result .eyebrow{color:#d1ddd3;font-size:10px;margin-bottom:6px}.monthly{display:flex;align-items:baseline;gap:10px;font-size:12px;margin-bottom:20px}.monthly>span:first-child{font-family:var(--serif);font-size:64px;line-height:1.2;letter-spacing:-.05em;font-variant-numeric:tabular-nums}.payment-bar{height:5px;border-radius:4px;overflow:hidden;display:flex;margin-bottom:23px;background:#45605a}.payment-bar span:first-child{background:#d3e0cd}.payment-bar span:last-child{background:#91b5a8}.breakdown{margin:0;font-size:12px}.breakdown>div{display:flex;justify-content:space-between;gap:20px;margin-bottom:10px}.breakdown dt{color:#d5e0d9}.breakdown dd{margin:0;font-variant-numeric:tabular-nums}.cash-line{display:grid;grid-template-columns:1fr 1fr;gap:20px;border-top:1px solid #557067;padding-top:18px;margin-top:20px;margin-bottom:18px;font-size:11px;color:#d5e0d9}.cash-line strong{font-size:19px;display:block;color:var(--paper);font-weight:500}.small{font-size:11px;line-height:1.65}.calc-result>.small{color:#d5e0d9;margin-bottom:18px}.calc-result .button{width:100%}.source-link{font-size:10px;line-height:1.7;color:var(--muted);margin:16px 0 0;max-width:950px}.opportunity-section{background:var(--mint);padding:70px 0}.opportunity-grid{display:grid;grid-template-columns:1fr 1fr;gap:95px;align-items:center}.opportunity-grid>div:first-child>p:not(.eyebrow){max-width:450px}.opportunity-grid>div:first-child>p:not(.eyebrow):not(.intro){font-size:14px;color:var(--muted)}.opportunity-notes>article{display:flex;gap:20px;padding:20px 0;border-top:1px solid #bfcec0}.opportunity-notes>article>span{color:var(--accent);font-family:var(--serif);font-size:25px;line-height:1.1}.opportunity-notes h3{font-size:22px;margin-bottom:8px}.opportunity-notes article p{font-size:12px;color:var(--muted);margin:0}.opportunity-notes>.small{margin:12px 0 0}.market-heading{display:flex;justify-content:space-between;align-items:center}.market-period{text-align:right;font-size:11px;letter-spacing:.12em}.market-period span{font-size:13px;letter-spacing:0;color:var(--muted)}.market-stats{display:grid;grid-template-columns:1fr 1fr 1fr;border-top:1px solid var(--line);border-bottom:1px solid var(--line);padding:28px 0;margin:10px 0 24px}.market-stats>div{padding:0 28px;border-right:1px solid var(--line)}.market-stats>div:first-child{padding-left:0}.market-stats>div:last-child{border:0}.market-stats strong{font-family:var(--serif);font-size:45px;line-height:1.3;font-weight:400;letter-spacing:-.04em}.market-stats span{display:block;font-size:13px}.market-stats small{font-size:10px;color:var(--muted)}.market-context{font-size:14px;max-width:770px;margin-bottom:12px}.market-section .source-link{margin-top:0}.local-section{background:#eee9dd;padding:65px 0}.local-grid{display:grid;grid-template-columns:.8fr 1.2fr;gap:90px;align-items:center}.local-grid>div>p:not(.eyebrow){font-size:14px;color:var(--muted);max-width:400px}.local-feature{display:grid;grid-template-columns:125px 1fr;gap:27px;align-items:center;background:var(--paper);border-radius:4px;padding:35px}.coffee-mark{width:125px;height:160px;border-radius:70px 70px 5px 5px;background:#d8b9a1;color:#6e4230;display:grid;place-items:center}.coffee-mark svg{width:80px}.local-feature .eyebrow{font-size:9px;margin-bottom:10px}.local-feature h3{font-size:33px;margin-bottom:12px}.local-feature p:not(.eyebrow){font-size:13px;color:var(--muted);margin-bottom:18px}.local-suggestion{border-top:1px solid #d4d0c4;margin-top:38px;padding-top:22px;display:flex;justify-content:space-between;align-items:center;gap:20px}.local-suggestion p{font-size:12px;margin:0}.local-suggestion a{flex-shrink:0}.connect-section{display:grid;grid-template-columns:.95fr 1.05fr;gap:100px}.connect-section>div>p:not(.eyebrow){font-size:14px;max-width:400px;color:var(--muted)}.intro-note{margin-top:30px;padding-top:25px;border-top:1px solid var(--line);max-width:400px}.intro-note h3{font-size:23px;margin-bottom:12px}.intro-note p{font-size:12px;color:var(--muted)}.copy-link{background:none;border:0;padding:0;color:var(--ink);font:600 12px var(--sans);text-decoration:underline;text-underline-offset:5px}.copy-link+span{margin-left:10px}.direct-contact{display:flex;flex-wrap:wrap;gap:8px 20px;margin-top:25px;font-size:12px}.contact-form{padding:30px;border:1px solid var(--line);border-radius:4px;align-self:start;background:var(--white)}.contact-form>label{display:block;font-size:12px;font-weight:600;margin-bottom:8px}.contact-form select,.contact-form textarea{width:100%;font-size:13px;margin-bottom:20px;resize:vertical}.contact-form textarea{margin-bottom:8px}.contact-form .small{color:var(--muted)}.contact-form>.button{width:100%;justify-content:space-between}.contact-form>p:last-child{margin:12px 0 0;font-size:10px}.keep-in-touch{border-top:1px solid var(--line);border-bottom:1px solid var(--line);padding:30px 0;display:flex;justify-content:space-between;align-items:center;gap:30px}.keep-in-touch .eyebrow{font-size:9px;margin-bottom:8px}.keep-in-touch h3{font-size:28px;margin-bottom:10px}.keep-in-touch p:last-child{font-size:13px;color:var(--muted);margin:0}footer{padding-top:40px!important;padding-bottom:25px!important}.footer-main{display:flex;justify-content:space-between;gap:30px;font-size:11px;color:var(--muted)}.footer-main strong{font-size:14px;color:var(--ink);font-weight:600}.footer-main>span:last-child{text-align:right}.photo-credit{font-size:9px;color:var(--muted);margin-top:24px;margin-bottom:0}
@media(min-width:1500px){.hero{padding-top:80px;padding-bottom:75px}}@media(max-width:1000px){.wrap{width:calc(100% - 48px)}nav{gap:16px}.hero{gap:35px}.hero-photo{height:505px}.hero-copy h1{font-size:64px}.hero .intro{font-size:18px}.section-heading{gap:40px}.calculator{grid-template-columns:1fr 1fr}.calc-controls,.calc-result{padding:28px}.monthly>span:first-child{font-size:52px}.opportunity-grid,.local-grid{gap:45px}.connect-section{gap:55px}.local-feature{grid-template-columns:85px 1fr;padding:25px;gap:20px}.coffee-mark{width:85px;height:140px}.coffee-mark svg{width:60px}.market-stats strong{font-size:39px}}@media(max-width:700px){.wrap{width:calc(100% - 36px)}.masthead{padding:20px 0}.wordmark{font-size:20px}.monogram{font-size:36px}.byline{font-size:10px}nav a:not(.nav-contact){display:none}.nav-contact{font-size:12px}.hero{grid-template-columns:1fr;padding-top:38px;padding-bottom:30px;gap:28px}.hero-copy h1{font-size:62px}.eyebrow{font-size:10px}.hero .intro{font-size:18px}.hero-copy>p:not(.eyebrow):not(.intro){font-size:14px}.hero-photo{height:300px;border-top-left-radius:90px}.hero-photo>img{object-position:center 44%}.hero-photo figcaption{bottom:20px;left:23px}.hero-photo figcaption strong{font-size:27px}.author{margin-top:24px}.actions .button{padding:14px 17px}.edition{font-size:9px}.edition span:nth-child(2){display:none}.section{padding-top:50px;padding-bottom:50px}.section-heading{grid-template-columns:1fr;gap:18px;margin-bottom:26px}h2{font-size:40px}.section-heading>p{font-size:14px}.calculator{grid-template-columns:1fr}.calc-controls,.calc-result{padding:27px 23px}.calc-result .monthly>span:first-child{font-size:62px}.range-control label{font-size:12px}.opportunity-section{padding:48px 0}.opportunity-grid,.local-grid,.connect-section{grid-template-columns:1fr;gap:32px}.opportunity-grid>div:first-child>.intro{font-size:18px}.opportunity-notes>.eyebrow{margin-bottom:14px}.market-heading{align-items:start;gap:15px}.market-heading h2{font-size:34px}.market-period{font-size:9px;line-height:1.8;white-space:nowrap;padding-top:5px}.market-period span{font-size:11px}.market-stats{padding:20px 0;gap:0}.market-stats>div{padding:0 11px}.market-stats strong{font-size:29px}.market-stats span{font-size:11px;line-height:1.4;margin-top:6px}.market-stats small{display:block;font-size:9px;line-height:1.5;margin-top:5px}.market-context{font-size:13px}.source-link{font-size:9px}.local-section{padding:45px 0}.local-feature{grid-template-columns:85px 1fr;padding:24px 19px;gap:18px}.local-feature h3{font-size:29px}.local-feature p:not(.eyebrow){font-size:12px}.local-suggestion{display:block;margin-top:28px}.local-suggestion p{margin-bottom:10px}.contact-form{padding:24px 20px}.connect-section{gap:30px}.keep-in-touch{display:block;padding:25px 0}.keep-in-touch .button{margin-top:20px}.keep-in-touch h3{font-size:26px}.footer-main{flex-wrap:wrap;gap:22px;font-size:10px}.footer-main>span:last-child{text-align:left}.photo-credit{font-size:9px}}@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{transition:none!important}}
