@font-face{font-family:DM;src:url('assets/dm-sans.ttf') format('truetype');font-weight:100 900;font-display:swap}@font-face{font-family:EB;src:url('assets/garamond.ttf') format('truetype');font-weight:400 800;font-display:swap}@font-face{font-family:EB;src:url('assets/garamond-italic.ttf') format('truetype');font-weight:400 800;font-style:italic;font-display:swap}
:root{--paper:#f5f3ee;--ink:#1c1c1a;--muted:#66635d;--line:#dedbd3;--teal:#2a6e6c;--deep:#155a58;--copper:#a8501a;--pale:#eaf0eb;--sans:DM,Arial,sans-serif;--serif:EB,Georgia,serif}
*{box-sizing:border-box}body{margin:0;background:var(--paper);color:var(--ink);font:1rem/1.6 var(--sans)}button,input{font:inherit}a{color:inherit}button,a,input,summary,[tabindex]{-webkit-tap-highlight-color:transparent}button,summary{cursor:pointer}button:focus-visible,a:focus-visible,summary:focus-visible,input:focus-visible,[tabindex]:focus-visible{outline:3px solid var(--copper);outline-offset:5px}img{display:block;max-width:100%}button{border:0}h1,h2,h3,p{margin:0}h1,h2,h3{font-weight:400}h1,h2,h3{font-family:var(--serif);line-height:1.08}em{font-weight:400}svg{width:19px;height:19px;fill:none;stroke:currentColor;stroke-width:1.6;stroke-linecap:round;stroke-linejoin:round}.skip{position:absolute;top:-90px;left:16px;background:white;padding:12px;z-index:20}.skip:focus{top:12px}
.topbar{border-bottom:1px solid var(--line);background:rgba(245,243,238,.98)}.nav-inner{max-width:1280px;margin:auto;padding:21px 40px;display:flex;align-items:center;justify-content:space-between;gap:18px}.brand{display:flex;gap:14px;align-items:center;text-decoration:none;font:1.45rem/1 var(--serif)}.brand small{display:block;font:600 .63rem/1 var(--sans);letter-spacing:.23em;color:var(--muted);margin-top:8px}.download{font-size:.875rem;display:flex;gap:9px;align-items:center;text-decoration:none;border-bottom:1px solid var(--teal);padding:10px 0;color:var(--deep);font-weight:600}.pdf-label{font-size:.65rem;border:1px solid #b5c7c0;padding:0 4px;line-height:1.4;letter-spacing:.05em}
main{max-width:1280px;margin:auto;padding:0 40px 56px}.intro{padding:36px 0 27px;display:flex;justify-content:space-between;align-items:end;gap:24px}.eyebrow{font:650 .75rem/1.4 var(--sans);letter-spacing:.15em;color:var(--copper)}h1{font-size:clamp(2.4rem,3.8vw,3.3rem);margin:10px 0 12px;letter-spacing:-.025em}h1 em{color:var(--teal)}.subtle{font-size:.83rem;color:var(--muted)}.subtle span{padding:0 6px}.control-label{display:block;margin:0 0 7px 3px;font-size:.8rem;color:var(--muted)}.segmented{display:flex;border:1px solid var(--line);background:#edeae2;border-radius:30px;padding:4px;white-space:nowrap}.segmented button{padding:10px 15px;border-radius:30px;font-size:.875rem;line-height:1.3;color:var(--muted);background:transparent}.segmented button[aria-selected=true]{background:var(--deep);color:white;box-shadow:0 2px 4px #155a5812}.segmented button:hover:not([aria-selected=true]){color:var(--deep);background:#fff8}
.home-grid{display:grid;grid-template-columns:1fr 1fr;gap:24px}.home-card{border:1px solid var(--line);border-radius:20px;overflow:hidden;background:white}.home-image{height:238px;position:relative;background:#e5e4de}.home-image img{width:100%;height:100%;object-fit:cover;object-position:center 30%}.property-id{position:absolute;top:16px;left:16px;background:var(--deep);color:white;border-radius:6px;padding:4px 10px;font-size:.75rem;letter-spacing:.1em;font-weight:600}.home-card.giverny .property-id{background:var(--copper)}.photo-caption{position:absolute;right:10px;bottom:9px;background:#1c1c1aba;color:#fff;padding:3px 7px;border-radius:3px;font-size:.67rem;line-height:1.3}.photo-caption a{text-decoration:none}.home-content{padding:23px 26px 24px}.home-top{display:flex;gap:16px;align-items:start;justify-content:space-between}.address{font-size:1.88rem;line-height:1.05;letter-spacing:-.02em}.street-number{display:block;font:600 .73rem/1.1 var(--sans);letter-spacing:.13em;color:var(--muted);margin-bottom:7px}.location{font-size:.8rem;color:var(--muted);margin-top:8px}.list-price{text-align:right;white-space:nowrap}.list-price strong{display:block;font-size:1.18rem;line-height:1.4;font-weight:600}.list-price span{font-size:.73rem;color:var(--muted)}.facts{display:grid;grid-template-columns:repeat(4,1fr);margin-top:22px;padding:17px 0;border-top:1px solid var(--line);border-bottom:1px solid var(--line)}.facts div{border-right:1px solid var(--line);padding-left:17px}.facts div:first-child{padding-left:0}.facts div:last-child{border-right:0}.facts strong{display:block;font-size:1.08rem;line-height:1.3;font-weight:600}.facts span{font-size:.75rem;color:var(--muted)}.home-metric{padding-top:18px;display:flex;align-items:end;justify-content:space-between;gap:12px}.metric-label{font-size:.79rem;color:var(--muted);margin-bottom:2px}.metric-value{font:500 2.7rem/1.1 var(--serif);color:var(--deep);font-variant-numeric:lining-nums tabular-nums;letter-spacing:-.02em}.metric-value small{font:400 .85rem var(--sans);color:var(--muted);margin-left:5px}.metric-note{max-width:115px;text-align:right;font-size:.75rem;line-height:1.45;color:var(--muted)}
.takeaway{margin:26px 0 0;background:var(--deep);border-radius:20px;color:white;padding:27px 32px;display:grid;grid-template-columns:1.2fr 1fr;align-items:center;gap:40px}.takeaway .eyebrow{color:#cde8df;font-size:.69rem}.takeaway h2{font-size:2.2rem;margin-top:9px}.takeaway h2 em{color:#e4c399}.takeaway>p{font-size:.95rem;color:#e0ebe4;line-height:1.6;max-width:470px}.detail-grid{display:grid;grid-template-columns:1.1fr 1fr;gap:40px;padding:32px 0 0}.detail-grid h3{font-size:1.7rem;margin-bottom:17px}.breakdown-row{display:grid;grid-template-columns:1fr auto auto;gap:18px;padding:11px 0;border-bottom:1px solid var(--line);font-size:.875rem}.breakdown-row span:nth-child(n+2){text-align:right;min-width:80px;font-variant-numeric:tabular-nums}.breakdown-row.head{font-size:.73rem;color:var(--muted);padding-top:0}.breakdown-row.total{font-weight:600;color:var(--deep)}.detail-caption{font-size:.8rem;color:var(--muted);margin-top:13px;line-height:1.5}.insight-panel{background:#eeece5;border-radius:16px;padding:25px 28px}.insight-panel h3{margin-bottom:9px}.insight-panel p{font-size:.9rem;color:var(--muted)}.years-label{display:flex;justify-content:space-between;align-items:center;font-size:.875rem;margin-top:20px}.years-label output{color:var(--deep);font-weight:600}input[type=range]{width:100%;accent-color:var(--deep);height:28px;margin:8px 0 3px;cursor:pointer}.range-ends{display:flex;justify-content:space-between;font-size:.75rem;color:var(--muted)}.savings-number{display:block;font:500 2.4rem/1.1 var(--serif);color:var(--deep);margin:15px 0 5px;font-variant-numeric:lining-nums}.insight-panel .detail-caption{font-size:.75rem;line-height:1.5}.bar-pair{margin:20px 0}.bar-label{display:flex;justify-content:space-between;font-size:.85rem;gap:12px;margin-bottom:6px}.bar{height:8px;background:#e3dfd5;border-radius:6px;overflow:hidden;margin-bottom:13px}.bar-fill{height:100%;background:var(--teal);border-radius:6px}.bar-fill.copper{background:var(--copper)}.space-extra{display:flex;gap:24px;border-top:1px solid var(--line);padding-top:18px;margin-top:18px}.space-extra strong{display:block;font:2rem/1 var(--serif);color:var(--deep)}.space-extra span{font-size:.8rem;color:var(--muted)}
.worksheet{margin:36px 0 0;padding:24px 0;border-top:1px solid var(--line);border-bottom:1px solid var(--line)}summary{display:flex;list-style:none;justify-content:space-between;align-items:center;gap:20px}summary::-webkit-details-marker{display:none}.worksheet h2{font-size:1.8rem;margin-top:7px}.expand-icon{border:1px solid var(--line);border-radius:50%;height:40px;width:40px;display:grid;place-items:center;font-size:1.6rem;color:var(--teal);flex-shrink:0}details[open]>.expand-icon,details[open]>summary .expand-icon{transform:rotate(45deg)}.table-wrap{overflow:auto;margin-top:24px}table{width:100%;border-collapse:collapse;min-width:640px;font-size:.875rem}caption{text-align:left;font-size:.8rem;padding-bottom:14px;color:var(--muted)}th,td{padding:13px 14px;text-align:right;border-bottom:1px solid var(--line);font-variant-numeric:tabular-nums}th{background:var(--deep);color:white;font-size:.8rem;font-weight:500}th:first-child,td:first-child{text-align:left}td:first-child{font-weight:500}tr.emphasis td{background:#e8f0ea;color:var(--deep);font-weight:700}tr:last-child td{border-bottom:0}td:last-child{color:var(--copper)}.worksheet-note{font-size:.8rem;color:var(--muted);max-width:870px;margin:18px 0 0}
.fit-section{padding-top:42px}.section-heading h2{font-size:2.5rem;margin-top:7px}.section-heading>p:last-child{color:var(--muted);font-size:.9rem;margin-top:9px}.fit-grid{display:grid;grid-template-columns:1fr 1fr;gap:28px;margin-top:25px}.fit-card{padding:28px;border:1px solid var(--line);border-radius:17px;background:#ffffff60;border-top:3px solid var(--teal)}.fit-card.giverny{border-top-color:var(--copper)}.fit-card h3{font-size:1.8rem;margin-bottom:21px}.fit-card h4{font-size:.75rem;letter-spacing:.13em;text-transform:uppercase;font-weight:650;color:var(--deep);margin:0 0 14px}.fit-card ul{padding-left:18px;margin:0}.fit-card li{padding-left:6px;margin:0 0 13px;font-size:.91rem;line-height:1.65}.fit-card li::marker{color:var(--teal)}.fit-card details{margin-top:24px;padding-top:18px;border-top:1px solid var(--line)}.fit-card summary{font-size:.875rem;color:var(--copper);font-weight:600}.fit-card details ul{margin-top:16px}.fit-card .expand-icon{width:30px;height:30px;font-size:1.3rem}.decision{display:grid;grid-template-columns:1fr 1fr;gap:52px;margin-top:32px;padding:34px 0;border-top:1px solid var(--line);border-bottom:1px solid var(--line)}.decision h3{font-size:1.95rem;margin:8px 0 12px}.decision p:last-child{font-size:.94rem;line-height:1.7;color:var(--muted)}.estimate-note{margin-top:30px;max-width:1040px}.estimate-note h2{font:600 .875rem var(--sans);margin-bottom:10px}.estimate-note p{font-size:.8rem;line-height:1.8;color:var(--muted);margin-top:7px}.no-js{position:fixed;bottom:20px;left:20px;background:white;border:1px solid var(--copper);padding:20px}
@media(min-width:1450px){.home-image{height:270px}}@media(max-width:1060px){.intro{display:block}.view-switch{margin-top:22px;display:flex;align-items:center;gap:16px}.control-label{margin:0}.home-top{display:block}.list-price{display:flex;text-align:left;gap:8px;align-items:center;margin-top:12px}.home-image{height:220px}.home-content{padding:21px}.facts div{padding-left:10px}.metric-value{font-size:2.4rem}.takeaway{gap:24px}.detail-grid{gap:28px}.metric-note{font-size:.7rem}}
@media(max-width:680px){.nav-inner{padding:17px 20px}.brand{font-size:1.2rem;gap:10px}.brand img{width:37px;height:37px}.brand small{font-size:.58rem}.download{font-size:.8rem}.pdf-label{display:none}.download svg{width:16px}main{padding:0 20px 36px}.intro{padding:28px 0 23px}h1{font-size:2.55rem;max-width:360px;margin-top:10px}.subtle{font-size:.78rem}.subtle span{padding:0 3px}.eyebrow{font-size:.68rem}.view-switch{display:block}.control-label{margin-bottom:7px}.segmented{width:100%}.segmented button{flex:1;padding:12px 8px;font-size:.82rem}.home-grid{gap:17px;grid-template-columns:1fr}.home-image{height:220px}.home-top{display:flex}.address{font-size:1.85rem}.list-price{display:block;margin-top:0;text-align:right}.list-price strong{font-size:1.1rem}.home-content{padding:22px}.facts{margin-top:18px}.facts strong{font-size:1.02rem}.metric-value{font-size:2.6rem}.metric-note{font-size:.75rem}.takeaway{padding:25px;display:block;margin-top:22px}.takeaway h2{font-size:2.1rem}.takeaway>p{margin-top:15px;font-size:.9rem}.detail-grid{display:block;padding-top:26px}.detail-grid>.insight-panel{margin-top:24px}.breakdown-row{gap:10px;font-size:.82rem}.breakdown-row span:nth-child(n+2){min-width:69px}.insight-panel{padding:24px}.worksheet{margin-top:27px;padding:22px 0}.worksheet h2{font-size:1.6rem}.fit-section{padding-top:30px}.section-heading h2{font-size:2.2rem}.fit-grid,.decision{grid-template-columns:1fr;gap:18px}.fit-card{padding:24px}.decision{gap:26px;padding:27px 0;margin-top:26px}.table-wrap{margin-right:-20px}.home-card.giverny{margin-top:0}}
@media(max-width:370px){main{padding-left:15px;padding-right:15px}.nav-inner{padding-left:15px;padding-right:15px}.download span:not(.pdf-label){font-size:.73rem}.home-content{padding:18px}.home-top{display:block}.list-price{display:flex;text-align:left;margin-top:10px}.address{font-size:1.9rem}.facts span{font-size:.69rem}.facts div{padding-left:8px}}
@media(prefers-reduced-motion:no-preference){button,a{transition:background .18s,color .18s}.home-image img{transition:transform .7s}.home-card:hover .home-image img{transform:scale(1.025)}}
@media print{.topbar,.view-switch,footer,.download,.insight-panel{display:none}body{background:white}main{padding:0}.home-image{height:150px}.home-grid,.fit-grid{grid-template-columns:1fr 1fr}.takeaway{background:#eef3ef;color:var(--deep)}.takeaway>p,.takeaway .eyebrow,.takeaway h2 em{color:var(--deep)}.home-card,.fit-card,.takeaway,.decision{break-inside:avoid}.home-top{display:block}.fit-card li{font-size:10pt}.worksheet{display:none}.fit-section{break-before:page}}

/* A report that feels at home in the Coby Homes client experience. */
.intro-copy{max-width:520px;color:var(--muted);font-size:1rem;line-height:1.7;margin:0 0 16px}.intro{padding-top:42px}.estimate-banner{display:flex;align-items:center;gap:16px;padding:18px 22px;border:1px solid #d5bda5;background:#f5ede2;border-radius:16px;margin:3px 0 24px}.estimate-symbol{flex:0 0 30px;height:30px;border:1px solid var(--copper);border-radius:50%;text-align:center;font:italic 23px/29px var(--serif);color:var(--copper)}.estimate-banner strong{font-size:.875rem;color:#763b18;font-weight:650}.estimate-banner p{font-size:.82rem;line-height:1.6;margin-top:3px;color:#654d39;max-width:780px}.status-pill{flex-shrink:0;font-size:.7rem;font-weight:600;color:#763b18;border:1px solid #d5bda5;border-radius:20px;padding:5px 11px}.quick-look{display:grid;grid-template-columns:repeat(3,1fr);margin:0 0 26px;border-top:1px solid var(--line);border-bottom:1px solid var(--line);padding:20px 0;gap:24px}.quick-look>div{display:flex;align-items:start;gap:13px;border-right:1px solid var(--line);padding-right:16px}.quick-look>div:last-child{border:0;padding-right:0}.quick-number{font:italic 1.05rem var(--serif);color:var(--copper);padding-top:3px}.quick-look p{font-size:.72rem;color:var(--muted);margin-bottom:5px}.quick-look strong{font:500 1.7rem/1.1 var(--serif);color:var(--deep);font-variant-numeric:lining-nums tabular-nums;display:block}.quick-look small{font:400 .75rem var(--sans);color:var(--muted);display:block;margin-top:6px}.home-card{border-radius:24px;box-shadow:0 6px 24px #1c1c1a04}.home-metric{padding:18px 18px 0;margin:0 -18px;align-items:center}.metric-note{max-width:145px;font-size:.7rem}.takeaway{position:relative;overflow:hidden}.takeaway:after{content:"";pointer-events:none;width:220px;height:220px;border:1px solid #ffffff13;border-radius:50%;position:absolute;right:-100px;top:-120px}.estimate-note{border-left:3px solid var(--copper);padding:4px 0 4px 20px}.list-price span{font-size:.76rem}
@media(max-width:1060px){.status-pill{display:none}.quick-look{gap:18px}.quick-look strong{font-size:1.6rem}}
@media(max-width:680px){.intro-copy{font-size:.94rem;margin-bottom:13px}.estimate-banner{padding:15px;gap:11px;align-items:start;margin-bottom:19px}.estimate-banner strong{font-size:.8rem;display:block;line-height:1.5}.estimate-banner p{font-size:.77rem}.estimate-symbol{flex-basis:23px;height:23px;font-size:18px;line-height:22px;margin-top:2px}.quick-look{gap:10px;padding:17px 0;margin-bottom:21px}.quick-look>div{display:block;padding-right:9px}.quick-number{display:block;margin-bottom:8px;font-size:.85rem}.quick-look p{font-size:.66rem;line-height:1.45;min-height:38px}.quick-look strong{font-size:1.38rem;white-space:nowrap}.quick-look small{font-size:.65rem;line-height:1.5;white-space:normal}.home-image{height:205px}.home-metric{padding:16px 0 0;margin:0}.metric-note{max-width:115px;font-size:.68rem}.view-switch{margin-top:19px}}
@media(max-width:370px){.quick-look{gap:7px}.quick-look strong{font-size:1.22rem}.quick-look p{min-height:43px}.metric-value{font-size:2.35rem}}
@media print{.estimate-banner{break-inside:avoid}.status-pill{display:none}.intro-copy{font-size:10pt}.quick-look{break-inside:avoid}}

@font-face{font-family:"EB Garamond";src:url('assets/garamond.ttf') format('truetype');font-weight:400 800;font-display:swap}@font-face{font-family:"DM Sans";src:url('assets/dm-sans.ttf') format('truetype');font-weight:100 900;font-display:swap}
body{padding-top:72px}.nav-logo svg{width:40px;height:40px;stroke:none}.footer-brand-name svg{width:44px;height:44px;stroke:none}.footer-inner{display:block}.footer-bottom{display:flex}.eyebrow::before{display:none}nav{font-family:var(--sans)}.topbar .nav-inner{padding-top:13px;padding-bottom:13px}.topbar .eyebrow{font-size:.65rem;color:var(--muted)}footer svg{fill:none}.home-card{scroll-margin-top:100px}
@media(max-width:768px){body{padding-top:60px}}@media(max-width:680px){.quick-look p{min-height:50px}.topbar .nav-inner{padding-top:9px;padding-bottom:9px}.topbar .eyebrow{font-size:.56rem;letter-spacing:.09em}.intro{padding-top:28px}}
@media print{body{padding-top:0}nav,.mobile-menu{display:none}}

.client-notes{margin:38px 0 0;border:1px solid #c4d5cb;border-radius:24px;padding:32px;background:#edf2ed;display:grid;grid-template-columns:.85fr 1fr;gap:36px;scroll-margin-top:100px}.client-notes h2{font-size:2.4rem;margin:10px 0 15px}.notes-intro,#notes-content>p{color:var(--muted);font-size:.93rem;line-height:1.7}.note-form label{font-size:.875rem;font-weight:600;display:block;margin-bottom:8px}.note-form textarea{font:1rem/1.6 var(--sans);color:var(--ink);padding:14px;border:1px solid #aec6bb;border-radius:12px;width:100%;background:white;resize:vertical;min-height:135px}.note-help{font-size:.75rem;color:var(--muted);line-height:1.6;margin:8px 0 14px}.note-send,.notes-retry{padding:12px 19px;border-radius:25px;background:var(--deep);color:white;font-size:.85rem;font-weight:600}.note-send:disabled{opacity:.65}.note-status{font-size:.84rem;color:var(--deep);line-height:1.65;margin:12px 0}.notes-back{display:inline-block;font-size:.8rem;text-decoration:underline;margin:12px 0;color:var(--deep)}.saved-note{padding:17px;background:white;border:1px solid var(--line);border-radius:12px;margin-top:12px}.note-date{font-size:.72rem;color:var(--muted);margin-bottom:8px}.note-text{font-size:.9rem;line-height:1.7;white-space:pre-wrap;overflow-wrap:anywhere}.notes-empty{font-size:.82rem;color:var(--muted);margin-top:16px}.prepared-comparison-help{font-size:12px!important;margin:12px 0 0!important}
@media(max-width:768px){nav{height:60px;padding:0 20px}.nav-links{display:none}.hamburger{display:flex}.nav-name{font-size:18px}.footer-top{grid-template-columns:1fr;gap:28px}.footer-bottom{display:block}.footer-bottom p{margin:9px 0}footer{padding:36px 24px}.client-notes{grid-template-columns:1fr;gap:23px;padding:24px}.client-notes h2{font-size:2rem}.topbar .nav-inner{flex-wrap:wrap;gap:8px 16px}.topbar .eyebrow{width:100%}}
@media print{.client-notes{display:none}}

footer form>div:has(input[type=email]){flex-wrap:wrap}footer .form-consent{flex-basis:100%;margin-top:5px}.prepared-comparison-help{font-size:12px}

@media(min-width:769px) and (max-width:1024px){nav{height:60px;padding:0 24px}.nav-links{display:none}.hamburger{display:flex!important}body{padding-top:60px}}