:root{--paper:#f7f5ef;--ink:#20252a;--accent:#9b2633;--lightaccent:#ed9395;--muted:#62676b;--line:#d8d9d5;--shade:#eeebe5}*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;background:var(--paper);color:var(--ink);font-family:Arial,Helvetica,sans-serif;line-height:1.7}a{color:inherit;text-decoration:none}a:hover{color:var(--accent)}a:focus-visible,summary:focus-visible{outline:3px solid var(--accent);outline-offset:5px}img{max-width:100%;height:auto;display:block}header{padding:22px 5.5%;display:flex;align-items:center;justify-content:space-between;gap:24px;border-bottom:1px solid var(--line);background:var(--paper)}.brand{font-family:Georgia,serif;font-size:24px;line-height:1.2;font-weight:bold;letter-spacing:-.5px}.brand small{display:block;font-family:Arial,sans-serif;font-size:9px;letter-spacing:3px;margin-top:7px;font-weight:normal}nav{display:flex;gap:27px;font-size:12px;letter-spacing:.05em}main{overflow:hidden}.preview{padding:8px 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p{margin-top:15px;font-size:14px;color:var(--muted)}.architectural{background:var(--ink);min-height:410px;display:flex;align-items:center;justify-content:center;padding:35px;position:relative}.architectural:before{content:'';position:absolute;inset:0;background-image:linear-gradient(#ffffff08 1px,transparent 1px),linear-gradient(90deg,#ffffff08 1px,transparent 1px);background-size:35px 35px}.architectural img{position:relative;width:100%;background:white}.stateline{display:flex;justify-content:space-between;border-top:1px solid var(--line);padding-top:16px;font-size:9px;letter-spacing:2px;margin-top:35px}.article ul{padding-left:22px}.article a{border-bottom:1px solid var(--accent)}@media(max-width:800px){header{align-items:start;flex-direction:column;padding:22px 6%}nav{gap:17px;flex-wrap:wrap;font-size:11px}.wrap{padding:52px 6%}.hero,.split{grid-template-columns:1fr;gap:38px;min-height:0}.hero 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nav{flex-wrap:wrap}.card[href]{display:block;text-decoration:none}.card[href]:hover{outline:1px solid currentColor}.card[href]:focus-visible{outline:3px solid #b71d33;outline-offset:4px}

.table-scroll{overflow-x:auto}table{width:100%;border-collapse:collapse;font:15px/1.6 Arial,sans-serif;margin:24px 0}th,td{text-align:left;padding:14px 12px;border-bottom:1px solid #bbb}thead{background:#eee}th{font-weight:700}

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/* RedGoose editorial design system */
:root{--paper:#faf9f6;--ink:#172b30;--accent:#942b3b;--muted:#657174;--line:#d9dfdb;--shade:#f0eee8;--lightaccent:#e9b5a4}body{font-family:Arial,Helvetica,sans-serif;font-size:15px;line-height:1.8}.topline{display:flex;justify-content:space-between;padding:8px 4%;background:#142c30;color:#e2e8e5;font-size:9px;letter-spacing:1.7px}.topline a{letter-spacing:.4px}header{padding:16px 4%;gap:20px;background:#fff}.brand{flex:0 0 190px}.header-logo{width:190px;max-height:80px;margin:0}nav{gap:23px;align-items:center;font-size:11px;letter-spacing:.02em}nav a{white-space:nowrap}.nav-cta{padding:11px 16px;background:var(--ink);color:#fff!important}h1,h2,h3{font-family:Georgia,'Times New Roman',serif}h1{font-size:clamp(48px,5.8vw,83px);letter-spacing:-2.4px;line-height:1.09}h2{font-size:clamp(36px,4.1vw,58px);line-height:1.13}h3{font-size:29px;line-height:1.2}em{color:var(--accent)}.wrap{max-width:1400px;padding:95px 6%}.eyebrow{font-size:10px;letter-spacing:2.3px;color:var(--accent);margin-bottom:24px}.intro{font-size:18px;line-height:1.9}.button,.submit-button{background:var(--accent);border:1px solid var(--accent);color:white;padding:17px 25px;font-size:12px;font-weight:600;border-radius:0;transition:background .2s}.button:hover,.submit-button:hover{background:#742333;border-color:#742333}.textlink{font-size:12px;font-weight:600;padding-bottom:6px}.estate-hero{position:relative;min-height:690px;background:#142c30;color:white;display:flex;align-items:center}.estate-hero>img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:center 58%}.hero-shade{position:absolute;inset:0;background:linear-gradient(90deg,#10292ef5 0%,#10292ec9 46%,#10292e15 100%)}.estate-hero .wrap{position:relative;width:100%;padding-top:85px;padding-bottom:58px}.estate-hero .eyebrow{color:#e5b5a3}.estate-hero h1{max-width:850px}.estate-hero h1 em{color:#e6b7a5}.estate-hero p:not(.eyebrow){max-width:495px;font-size:17px;color:#dce5e1}.outline{background:transparent;border-color:#a7bbb8}.outline:hover{background:#ffffff16;border-color:white}.hero-caption{font-size:9px;letter-spacing:2px;margin-top:65px;color:#b7c9c4}.pathways{display:grid;grid-template-columns:repeat(3,1fr);background:#fff;border-bottom:1px solid var(--line);padding:0 4%}.pathways>a{position:relative;padding:30px 28px;border-right:1px solid var(--line)}.pathways>a:first-child{border-left:1px solid var(--line)}.pathways span{font-size:9px;letter-spacing:2px;color:var(--accent);display:block}.pathways strong{display:block;font-family:Georgia,serif;font-size:21px;font-weight:400;margin:8px 25px 0 0;line-height:1.35}.pathways b{position:absolute;right:20px;top:50%;font-size:22px;font-weight:400}.pathways a:hover{background:var(--paper)}.soft{background:#efeee8}.card{border-top:1px solid #bfcac5;padding-top:28px}.card .num{letter-spacing:1.8px;font-size:9px}.card p{font-size:15px;line-height:1.8}.card[href]:hover{outline:0}.card[href]:hover h3{color:var(--accent)}.program-grid{gap:0}.program-grid .card{padding:30px;border:1px solid #cbd3cd;margin-right:-1px}.program-grid .card:hover{background:#fff;outline:0}.program-grid .num{margin-bottom:40px}.program-grid h3{font-size:31px}.fine{font-size:12px;color:var(--muted);line-height:1.8;margin-top:25px}.band{background:#173238}.band .eyebrow{color:#dcb29e}.band .textlink{color:#fff;border-color:#dcb29e}.four-steps{display:grid;grid-template-columns:repeat(4,1fr);gap:40px;margin-top:55px}.four-steps article{border-top:1px solid #66807d;padding-top:20px}.four-steps span{color:#dcb29e;font-size:12px}.four-steps h3{margin-top:25px;font-size:27px}.four-steps p{font-size:14px}.feature-project{display:grid;grid-template-columns:1.1fr 1fr;gap:65px;align-items:center}.project-art{min-height:330px;background:linear-gradient(135deg,#284c4c,#142c30);padding:50px;display:flex;align-items:end;position:relative;overflow:hidden}.project-art:after{content:'';position:absolute;width:330px;height:330px;border:1px solid #91aaa044;transform:rotate(30deg);right:-50px;top:-40px;box-shadow:0 0 0 35px #91aaa011,0 0 0 70px #91aaa011}.project-art span{font:40px/1.15 Georgia,serif;color:#b9c9c1;letter-spacing:1px;z-index:1}.badge{background:#e9eee9;color:#39594e;border:0;padding:6px 12px}.editorial-list a{display:flex;gap:20px;align-items:center;border-top:1px solid #bcc9c1;padding:24px 0;font-size:11px;color:var(--accent)}.editorial-list strong{font:23px/1.4 Georgia,serif;color:var(--ink);font-weight:400}.editorial-list span{margin-left:auto;font-size:22px}.closing{background:#e6e9e0}.closing p{max-width:470px}.closing .wrap{padding-top:70px;padding-bottom:70px}.closing h2{margin-bottom:0}footer{background:#10282d;color:#c6d3cd;border:0;display:grid;grid-template-columns:1.5fr 1fr 1fr 1.3fr;padding:65px 6% 30px;gap:45px;font-size:12px;line-height:1.8}footer .footer-brand img{width:210px;background:#fff;padding:6px;margin-bottom:20px}footer strong{display:block;color:#dfb49f;font-size:9px;letter-spacing:2px;margin-bottom:20px}footer a{display:block;margin-bottom:9px}footer a:hover{color:white}footer .legal{grid-column:1/-1;font-size:10px;border-top:1px solid #486058;padding-top:24px;color:#a4b7ae;margin:0;max-width:none}.page-intro{padding-top:85px;padding-bottom:70px}.page-intro .intro{max-width:760px}.article{max-width:1050px}.article h2{font-size:35px}.article h1{max-width:900px}.calculator{padding:32px;background:#fff;border:1px solid #c4d0c8;box-shadow:0 20px 60px #142c3008}.calculator dl{margin:25px 0 0}.calculator dl div{display:flex;justify-content:space-between;gap:18px;border-top:1px solid var(--line);padding:15px 0;font-size:13px}.calculator dd{margin:0;font-weight:600;color:var(--accent)}form input:focus,form select:focus,form textarea:focus{outline:2px solid #942b3b;outline-offset:2px}fieldset{background:white;border-color:#d5ded6}form label{color:var(--ink)}form .consent span{color:var(--muted)}.form-hint{font-size:12px}.steps div{padding:25px 0}.article .note{font-size:13px}main>.wrap:first-child:not(.article){padding-top:80px}.estate-hero h1{color:white}.hero{min-height:0}.review-only{display:none}@media(min-width:1500px){header, .topline{padding-left:max(4%,calc((100vw - 1400px)/2));padding-right:max(4%,calc((100vw - 1400px)/2))}}@media(max-width:1100px){header{flex-direction:column;align-items:center}.brand{flex-basis:auto}nav{justify-content:center;gap:18px}.header-logo{width:175px}.four-steps{gap:22px}.feature-project{gap:35px}footer{gap:25px}.estate-hero{min-height:620px}}@media(max-width:700px){.topline{justify-content:center}.topline span{display:none}header{padding:14px 5%}nav{font-size:10px;gap:12px 18px}.nav-cta{padding:7px 10px}.wrap{padding:60px 6%}.estate-hero{min-height:650px}.estate-hero .wrap{padding-top:60px}.estate-hero h1{font-size:46px;letter-spacing:-1.4px}.hero-shade{background:linear-gradient(90deg,#10292ef0,#10292e9c)}.hero-caption{font-size:8px;line-height:1.8;margin-top:38px}.pathways{grid-template-columns:1fr;padding:0 6%}.pathways>a,.pathways>a:first-child{border-left:0;border-right:0;border-bottom:1px solid var(--line);padding:23px 0}.pathways strong{font-size:22px}.split,.feature-project{grid-template-columns:1fr;gap:32px}.four-steps{grid-template-columns:1fr 1fr;gap:25px}.four-steps h3{font-size:24px}.program-grid{gap:20px}.program-grid .card{padding:25px}.project-art{min-height:260px}.closing h2{margin-bottom:10px}.closing .wrap{padding:55px 6%}footer{grid-template-columns:1fr 1fr;padding:50px 6% 25px}.footer-brand{grid-column:1/-1}footer .legal{grid-column:1/-1}.calculator{padding:23px}.calculator dl div{font-size:12px}.sectionhead{margin-bottom:28px}.article h1{font-size:43px}.article h2{font-size:31px}.page-intro{padding-top:55px}.topline a{font-size:10px}}