@font-face{font-family:Montserrat;font-style:normal;font-weight:400;font-display:swap;src:url(/fonts/montserrat-latin-400-normal.woff2)format("woff2")}@font-face{font-family:Montserrat;font-style:normal;font-weight:600;font-display:swap;src:url(/fonts/montserrat-latin-600-normal.woff2)format("woff2")}@font-face{font-family:Montserrat;font-style:normal;font-weight:700;font-display:swap;src:url(/fonts/montserrat-latin-700-normal.woff2)format("woff2")}@font-face{font-family:Montserrat;font-style:normal;font-weight:800;font-display:swap;src:url(/fonts/montserrat-latin-800-normal.woff2)format("woff2")}@font-face{font-family:Roboto Serif;font-style:normal;font-weight:400;font-display:swap;src:url(/fonts/roboto-serif-latin-400-normal.woff2)format("woff2")}@font-face{font-family:Roboto Serif;font-style:normal;font-weight:600;font-display:swap;src:url(/fonts/roboto-serif-latin-600-normal.woff2)format("woff2")}:root{--forest:#006848;--forest-deep:#00503a;--kelly:#0c9748;--chartreuse:#82c341;--ink:#10201a;--ink-soft:#2c3f37;--cream:#fafbf8;--paper:#fff;--mist:#eef4ef;--mist-deep:#dce8de;--line:#d4e0d6;--gold:#c8a44b;--sans:"Montserrat", system-ui, -apple-system, sans-serif;--serif:"Roboto Serif", Georgia, serif;--shadow-1:0 2px 8px #10201a12;--shadow-2:0 10px 32px #10201a1f;--radius:14px;--radius-lg:22px;--max:1120px;--header-h:72px}*{box-sizing:border-box}html{scroll-behavior:smooth;-webkit-text-size-adjust:100%}@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,:before,:after{transition-duration:.01ms!important;animation-duration:.01ms!important;animation-iteration-count:1!important}}body{font-family:var(--sans);color:var(--ink);background:var(--cream);margin:0;font-size:17px;line-height:1.65}img{max-width:100%;height:auto;display:block}a{color:var(--forest);text-underline-offset:3px;text-decoration-thickness:1.5px}a:hover{color:var(--kelly)}:focus-visible{outline:3px solid var(--kelly);outline-offset:2px;border-radius:4px}[id]{scroll-margin-top:calc(var(--header-h) + 20px)}h1,h2,h3,h4{font-family:var(--sans);color:var(--ink);text-wrap:balance;line-height:1.18}h1{letter-spacing:-.02em;margin:0 0 .5em;font-size:clamp(2rem,5.4vw,3.3rem);font-weight:800}h2{letter-spacing:-.015em;margin:2.2em 0 .55em;font-size:clamp(1.5rem,3.4vw,2.15rem);font-weight:800}h3{margin:1.8em 0 .45em;font-size:clamp(1.15rem,2.4vw,1.4rem);font-weight:700}p{margin:0 0 1.05em}.lede{font-family:var(--serif);color:var(--ink-soft);font-size:clamp(1.08rem,2.2vw,1.28rem);line-height:1.6}.wrap{max-width:var(--max);margin:0 auto;padding:0 clamp(18px,4vw,32px)}.wrap-narrow{max-width:780px;margin:0 auto;padding:0 clamp(18px,4vw,32px)}.section{padding:clamp(48px,7vw,88px) 0}.section-tight{padding:clamp(32px,5vw,56px) 0}.on-mist{background:var(--mist)}.on-forest{background:var(--forest);color:var(--cream)}.on-forest h1,.on-forest h2,.on-forest h3,.on-forest p{color:var(--cream)}.on-forest a{color:var(--chartreuse)}.kicker{letter-spacing:.14em;text-transform:uppercase;color:var(--forest);margin-bottom:10px;font-size:.78rem;font-weight:800;display:inline-block}.underline-accent{background-image:linear-gradient(#0000 68%,#82c34173 68%);padding:0 2px}.btn{font-family:var(--sans);cursor:pointer;border:2px solid #0000;border-radius:999px;justify-content:center;align-items:center;gap:8px;min-height:44px;padding:14px 26px;font-size:1rem;font-weight:700;text-decoration:none;transition:transform .15s,box-shadow .15s,background .15s;display:inline-flex}.btn:hover{box-shadow:var(--shadow-2);transform:translateY(-2px)}.btn-primary{background:var(--forest);color:#fff}.btn-primary:hover{background:var(--forest-deep);color:#fff}.btn-accent{background:var(--chartreuse);color:var(--ink)}.btn-accent:hover{color:var(--ink);background:#8fd04a}.btn-ghost{color:var(--forest);border-color:var(--forest);background:0 0}.btn-ghost:hover{background:var(--forest);color:#fff}.on-forest .btn-ghost{color:var(--cream);border-color:var(--cream)}.on-forest .btn-ghost:hover{background:var(--cream);color:var(--forest)}.site-header{z-index:60;backdrop-filter:blur(10px);border-bottom:1px solid var(--line);background:#fafbf8f0;position:sticky;top:0}.header-inner{min-height:var(--header-h);max-width:var(--max);align-items:center;gap:18px;margin:0 auto;padding:8px clamp(18px,4vw,32px);display:flex}.brand{align-items:center;gap:12px;text-decoration:none;display:flex}.brand img{width:auto;height:40px}.brand-name{color:var(--ink);font-size:1.02rem;font-weight:800;line-height:1.15}.brand-name small{color:var(--forest);letter-spacing:.02em;font-size:.72rem;font-weight:600;display:block}.nav{align-items:center;gap:clamp(10px,1.6vw,22px);margin-left:auto;display:flex}.nav a{color:var(--ink-soft);padding:8px 2px;font-size:.92rem;font-weight:600;text-decoration:none}.nav a:hover,.nav a[aria-current=page]{color:var(--forest)}.nav a[aria-current=page]{box-shadow:inset 0 -3px 0 var(--chartreuse)}.nav .btn{color:#fff;padding:10px 20px;font-size:.9rem}.nav-toggle{display:none}@media (width<=940px){.nav-toggle{border:2px solid var(--forest);font:700 .9rem var(--sans);color:var(--forest);cursor:pointer;background:0 0;border-radius:10px;justify-content:center;align-items:center;min-width:44px;min-height:44px;margin-left:auto;padding:8px 12px;display:inline-flex}.nav{background:var(--cream);border-bottom:1px solid var(--line);box-shadow:var(--shadow-2);flex-direction:column;align-items:stretch;gap:0;padding:8px 18px 18px;display:none;position:absolute;top:100%;left:0;right:0}.nav.open{display:flex}.nav a{border-bottom:1px solid var(--mist-deep);padding:13px 6px;font-size:1.02rem}.nav .btn{justify-content:center;margin-top:12px}}.chat{flex-direction:column;gap:14px;max-width:560px;margin:0 auto;display:flex}.msg{align-items:flex-end;gap:10px;max-width:88%;display:flex}.msg .avatar{object-fit:cover;width:38px;height:38px;box-shadow:var(--shadow-1);border:2px solid #fff;border-radius:50%;flex:0 0 38px}.msg .avatar-badge{color:#fff;width:38px;height:38px;box-shadow:var(--shadow-1);border:2px solid #fff;border-radius:50%;flex:0 0 38px;justify-content:center;align-items:center;font-size:.85rem;font-weight:800;display:flex}.badge-buyer{background:#44607a}.msg .badge-agent{background:var(--gold);color:var(--ink)}.bubble-wrap{flex-direction:column;gap:3px;display:flex}.msg .who{color:var(--ink-soft);letter-spacing:.02em;margin-left:14px;font-size:.72rem;font-weight:700}.bubble{box-shadow:var(--shadow-1);border-radius:20px;padding:12px 17px;font-size:.98rem;line-height:1.5}.msg-them{align-self:flex-start}.msg-them .bubble{color:var(--ink);background:#fff;border-bottom-left-radius:6px}.msg-me{flex-direction:row-reverse;align-self:flex-end}.msg-me .who{text-align:right;margin-left:0;margin-right:14px}.msg-me .bubble{background:var(--forest);color:#fff;border-bottom-right-radius:6px}.msg-agent .bubble{background:#fdf6e3;border:1px solid #ecd9a8;border-bottom-left-radius:6px}.on-forest .msg-them .bubble{color:var(--ink);background:#fffffff7}.on-forest .msg-me .bubble{background:var(--chartreuse);color:var(--ink)}.on-forest .msg .who{color:#fafbf8f2}.typing{gap:5px;padding:6px 4px;display:inline-flex}.typing span{background:var(--ink-soft);opacity:.4;border-radius:50%;width:8px;height:8px;animation:1.3s infinite both blink}.typing span:nth-child(2){animation-delay:.18s}.typing span:nth-child(3){animation-delay:.36s}@keyframes blink{0%,80%,to{opacity:.25}40%{opacity:1}}.chat-hero-msg{opacity:0;transform:translateY(10px)}.chat-hero-msg.shown{opacity:1;transition:opacity .4s,transform .4s;transform:none}.no-js .chat-hero-msg{opacity:1;transform:none}.spencer-says{margin:1.8em 0}.card{background:var(--paper);border:1px solid var(--line);border-radius:var(--radius-lg);box-shadow:var(--shadow-1);padding:clamp(20px,3vw,30px)}.card h3{margin-top:0}.grid-2{grid-template-columns:repeat(auto-fit,minmax(min(300px,100%),1fr));gap:22px;display:grid}.grid-3{grid-template-columns:repeat(auto-fit,minmax(min(270px,100%),1fr));gap:22px;display:grid}.card-link{color:inherit;text-decoration:none;transition:transform .15s,box-shadow .15s;display:block}.card-link:hover{box-shadow:var(--shadow-2);color:inherit;transform:translateY(-3px)}.card-link .more{color:var(--forest);font-size:.92rem;font-weight:700}.stat-strip{text-align:center;grid-template-columns:repeat(auto-fit,minmax(min(200px,100%),1fr));gap:18px;display:grid}.stat-strip .num{color:var(--forest);font-size:clamp(1.8rem,4vw,2.6rem);font-weight:800;line-height:1.1}.on-forest .stat-strip .num{color:var(--chartreuse)}.stat-strip .lbl{color:var(--ink-soft);font-size:.9rem;font-weight:600}.on-forest .stat-strip .lbl{color:#fafbf8d9}.pillar{padding-top:26px;position:relative}.pillar .pillar-num{background:var(--chartreuse);color:var(--ink);box-shadow:var(--shadow-1);border-radius:999px;padding:6px 15px;font-size:.9rem;font-weight:800;position:absolute;top:-14px;left:24px}.table-scroll{-webkit-overflow-scrolling:touch;border-radius:var(--radius);border:1px solid var(--line);margin:1.2em 0;overflow-x:auto}table{border-collapse:collapse;background:#fff;width:100%;min-width:560px;font-size:.95rem}th,td{text-align:left;border-bottom:1px solid var(--line);vertical-align:top;padding:12px 16px}th{background:var(--forest);color:#fff;letter-spacing:.03em;font-size:.88rem;font-weight:700}tbody tr:nth-child(2n){background:var(--mist)}tbody tr:last-child td{border-bottom:0}.faq-item{border:1px solid var(--line);border-radius:var(--radius);background:#fff;margin-bottom:12px;overflow:hidden}.faq-item summary{cursor:pointer;min-height:44px;padding:17px 48px 17px 20px;font-size:1.02rem;font-weight:700;list-style:none;position:relative}.faq-item summary::-webkit-details-marker{display:none}.faq-item summary:after{content:"+";color:var(--kelly);font-size:1.5rem;font-weight:600;transition:transform .2s;position:absolute;top:50%;right:18px;transform:translateY(-50%)}.faq-item[open] summary:after{transform:translateY(-50%)rotate(45deg)}.faq-item .faq-body{color:var(--ink-soft);padding:0 20px 18px}.faq-item .faq-body p:last-child{margin-bottom:0}.checklist{margin:1.2em 0;padding:0;list-style:none}.checklist li{margin-bottom:10px}.checklist label{border:1px solid var(--line);border-radius:var(--radius);cursor:pointer;background:#fff;align-items:flex-start;gap:13px;padding:14px 17px;transition:background .15s;display:flex}.checklist label:hover{background:var(--mist)}.checklist input[type=checkbox]{width:22px;height:22px;accent-color:var(--kelly);cursor:pointer;flex:0 0 22px;margin-top:2px}.checklist input:checked~.check-text{color:var(--ink-soft);opacity:.75;text-decoration:line-through}.check-text strong{display:block}.check-text small{color:var(--ink-soft)}.progress-track{background:var(--mist-deep);border-radius:999px;height:12px;margin:8px 0 4px;overflow:hidden}.progress-fill{background:linear-gradient(90deg, var(--kelly), var(--chartreuse));border-radius:999px;width:0%;height:100%;transition:width .3s}.progress-label{color:var(--forest);font-size:.85rem;font-weight:700}.calc-panel{border:1px solid var(--line);border-radius:var(--radius-lg);box-shadow:var(--shadow-1);background:#fff;padding:clamp(20px,3.5vw,34px)}.calc-row{margin-bottom:20px}.calc-row label{flex-wrap:wrap;justify-content:space-between;align-items:baseline;gap:12px;margin-bottom:8px;font-size:.95rem;font-weight:700;display:flex}.calc-row output{color:var(--forest);font-variant-numeric:tabular-nums;font-weight:800}input[type=range]{width:100%;accent-color:var(--kelly);cursor:pointer;height:34px}.seg{flex-wrap:wrap;gap:8px;display:flex}.seg button{border:2px solid var(--line);min-height:44px;font:700 .9rem var(--sans);color:var(--ink-soft);cursor:pointer;background:#fff;border-radius:999px;flex:auto;padding:9px 14px}.seg button[aria-pressed=true]{background:var(--forest);border-color:var(--forest);color:#fff}.calc-answer{margin-top:10px}.calc-breakdown{margin:14px 0 0;padding:0;font-size:.93rem;list-style:none}.calc-breakdown li{border-bottom:1px dashed var(--line);font-variant-numeric:tabular-nums;justify-content:space-between;gap:16px;padding:7px 0;display:flex}.calc-breakdown li:last-child{border-bottom:0;font-weight:800}.callout{border-left:5px solid var(--kelly);background:var(--mist);border-radius:0 var(--radius) var(--radius) 0;margin:1.4em 0;padding:16px 20px}.callout-gold{border-left-color:var(--gold);background:#fdf8ec}.callout p:last-child{margin-bottom:0}.freshness{color:var(--ink-soft);font-size:.82rem;font-style:italic}.steps{counter-reset:step;margin:1.5em 0;padding:0;list-style:none}.steps>li{counter-increment:step;padding:0 0 26px 58px;position:relative}.steps>li:before{content:counter(step);background:var(--forest);color:#fff;border-radius:50%;justify-content:center;align-items:center;width:40px;height:40px;font-weight:800;display:flex;position:absolute;top:0;left:0}.steps>li:after{content:"";background:var(--mist-deep);width:2px;position:absolute;top:44px;bottom:4px;left:19px}.steps>li:last-child:after{display:none}.steps h3{margin:4px 0 6px}.site-footer{background:var(--ink);color:#fafbf8d1;font-size:.86rem}.site-footer a{color:var(--chartreuse)}.footer-top{grid-template-columns:repeat(auto-fit,minmax(min(240px,100%),1fr));gap:34px;padding:48px 0 34px;display:grid}.footer-top h3{color:#fff;margin:0 0 12px;font-size:.95rem}.footer-top ul{margin:0;padding:0;list-style:none}.footer-top li{margin-bottom:9px}.footer-logos{flex-wrap:wrap;align-items:center;gap:22px;padding:10px 0 26px;display:flex}.footer-logos img{width:auto;height:44px}.footer-logos .eho{height:54px}.footer-legal{border-top:1px solid #fafbf826;padding:26px 0 40px}.footer-legal p{margin-bottom:.8em;font-size:.8rem;line-height:1.55}.crumbs{color:var(--ink-soft);margin:18px 0 0;font-size:.85rem}.crumbs ol{flex-wrap:wrap;gap:6px;margin:0;padding:0;list-style:none;display:flex}.crumbs li+li:before{content:"›";color:var(--line);margin-right:6px}.prose ul,.prose ol{margin:0 0 1.1em;padding-left:1.3em}.prose li{margin-bottom:.5em}.prose blockquote{border-left:4px solid var(--chartreuse);font-family:var(--serif);color:var(--ink-soft);margin:1.4em 0;padding:4px 0 4px 18px}.hero-split{grid-template-columns:1fr;align-items:center;gap:clamp(28px,5vw,56px);display:grid}@media (width>=880px){.hero-split{grid-template-columns:1.05fr .95fr}}.hero-portrait{border-radius:var(--radius-lg);box-shadow:var(--shadow-2)}.portrait-frame{max-width:440px;margin:0 auto;position:relative}.portrait-card{border-radius:var(--radius);box-shadow:var(--shadow-2);text-align:center;white-space:nowrap;background:#fff;padding:12px 22px;position:absolute;bottom:-18px;left:50%;transform:translate(-50%)}.portrait-card strong{color:var(--ink);display:block}.portrait-card small{color:var(--ink-soft)}.skip-link{background:var(--forest);color:#fff;z-index:100;border-radius:0 0 10px;padding:12px 18px;font-weight:700;position:absolute;top:0;left:-9999px}.skip-link:focus{left:0}.pill-row{flex-wrap:wrap;gap:10px;margin:14px 0;display:flex}.pill{background:var(--mist);border:1px solid var(--line);color:var(--forest);border-radius:999px;padding:7px 16px;font-size:.85rem;font-weight:700}.mt-0{margin-top:0}.mt-06em{margin-top:.6em}.mt-6{margin-top:6px}.mt-8{margin-top:8px}.mt-12{margin-top:12px}.mt-16{margin-top:16px}.mt-18{margin-top:18px}.mt-22{margin-top:22px}.mt-26{margin-top:26px}.mt-28{margin-top:28px}.mt-30{margin-top:30px}.mt-32{margin-top:32px}.mt-34{margin-top:34px}.mt-36{margin-top:36px}.mt-38{margin-top:38px}.mt-44{margin-top:44px}.ta-c{text-align:center}.ta-l{text-align:left}.mw-full{max-width:100%}.mw-620{max-width:620px}.mw-640{max-width:640px}.mw-720{max-width:720px}.mw-740{max-width:740px}.mw-760{max-width:760px}.mw-880{max-width:880px;margin-left:auto;margin-right:auto}.mx-auto{margin-left:auto;margin-right:auto}.btn-row{flex-wrap:wrap;gap:14px;display:flex}.btn-row-c{flex-wrap:wrap;justify-content:center;gap:14px;display:flex}.hero-pad-top{padding-top:clamp(36px,5vw,64px)}.pb-tight-lg{padding-bottom:clamp(24px,4vw,40px)}.pb-tight-md{padding-bottom:clamp(20px,3vw,32px)}.pb-tight-sm{padding-bottom:clamp(18px,3vw,30px)}.chat-meta{text-align:center;color:var(--ink-soft);margin-bottom:14px;font-size:.8rem;font-weight:700}.chat-404{text-align:left;margin:30px auto}.lede-inverse{color:#fafbf8e6}.note-inverse{color:#fafbf8eb;margin-top:18px;font-size:.85rem}.kicker-inverse{color:var(--cream)}.accent-underline-thick{border-bottom:4px solid var(--chartreuse)}.bubble-wide{min-width:min(420px,100%)}.contact-phone{margin-bottom:6px;font-size:1.35rem;font-weight:800}.contact-email{overflow-wrap:anywhere;font-weight:700}.sr-only{clip:rect(0,0,0,0);white-space:nowrap;border:0;width:1px;height:1px;margin:-1px;padding:0;position:absolute;overflow:hidden}
