@font-face{font-family:Fraunces Variable;font-style:normal;font-display:swap;font-weight:100 900;src:url(/_astro/fraunces-latin-wght-normal.ukD16Tqj.woff2)format("woff2")}@font-face{font-family:Fraunces Variable;font-style:italic;font-display:swap;font-weight:100 900;src:url(/_astro/fraunces-latin-wght-italic.Py8at3oI.woff2)format("woff2")}@font-face{font-family:"Source Sans 3 Variable";font-style:normal;font-display:swap;font-weight:200 900;src:url(/_astro/source-sans-3-latin-wght-normal.Bo_j9asI.woff2)format("woff2")}@font-face{font-family:"Source Sans 3 Variable";font-style:italic;font-display:swap;font-weight:200 900;src:url(/_astro/source-sans-3-latin-wght-italic.DLiStKT6.woff2)format("woff2")}:root{--paper:#fffcf7;--paper-deep:#f4f0e8;--card:#fff;--ink:#1c1917;--muted:#4a453f;--line:#e6e1d8;--line-strong:#1c1917;--blue:#224ed1;--blue-deep:#183a9e;--clay:#8a3d2c;--focus:#224ed1;--serif:"Fraunces Variable", "Iowan Old Style", Palatino, Georgia, serif;--sans:"Source Sans 3 Variable", "Source Sans 3", "Segoe UI", sans-serif;color-scheme:light}*,:before,:after{box-sizing:border-box}html{scroll-behavior:smooth}body{background:var(--paper);color:var(--ink);font-family:var(--sans);margin:0;font-size:1.125rem;font-weight:400;line-height:1.6}h1,h2,h3,h4,p{text-wrap:pretty}h1,h2{text-wrap:balance}img{max-width:100%;height:auto}a{color:var(--blue-deep);text-underline-offset:.16em}:focus{outline:none}:focus-visible{outline:3px solid var(--focus);outline-offset:3px}::selection{color:var(--ink);background:#dce4f8}.skip{z-index:10;background:var(--card);color:var(--ink);border:1px solid var(--ink);padding:.5rem .75rem;position:absolute;top:.75rem;left:.75rem;transform:translateY(-200%)}.skip:focus{transform:none}.wrap{width:min(100% - 2rem,68rem);margin-inline:auto}.masthead{margin:.85rem 0 1.75rem}.masthead-top{border-bottom:1px solid var(--line-strong);color:var(--muted);flex-wrap:wrap;justify-content:space-between;align-items:baseline;gap:.35rem 1rem;padding-bottom:.45rem;font-size:.98rem;display:flex}.masthead-top p{margin:0}.masthead-top a{color:var(--ink)}.brand{align-items:center;gap:.7rem;margin:.85rem 0 .95rem;text-decoration:none;display:inline-flex}.brand-mark{width:auto;height:2.65rem;display:block}.brand-word{width:auto;height:2.05rem;display:block}.brand:hover{opacity:.84}.nav{border-top:1px solid var(--line-strong);border-bottom:1px solid var(--line-strong)}.nav ul{flex-wrap:wrap;gap:.15rem 1.15rem;margin:0;padding:0;list-style:none;display:flex}.nav a{min-height:44px;color:var(--ink);white-space:nowrap;align-items:center;font-weight:600;text-decoration:none;display:inline-flex}.nav a:hover{color:var(--blue)}.nav a[aria-current=page],.nav a[aria-current=true]{box-shadow:inset 0 -2px 0 var(--blue)}main{padding-bottom:3rem}main:focus{outline:none}.kicker{color:var(--blue);letter-spacing:.08em;text-transform:uppercase;margin:0 0 .35rem;font-size:.78rem;font-weight:700}.hero h1,.page-title,.article-title{font-family:var(--serif);letter-spacing:-.03em;margin:.15rem 0 .75rem;font-weight:560;line-height:1.05}.hero h1,.page-title{font-size:clamp(2.35rem,6vw,4rem)}.article-title{font-size:clamp(2.1rem,5vw,3.35rem)}.lede,.dek{max-width:40rem;margin:0 0 .9rem;font-size:1.22rem;line-height:1.5}.section{margin-top:2.75rem}.section h2,.block-title{font-family:var(--serif);letter-spacing:-.02em;margin:0 0 .8rem;font-size:clamp(1.7rem,3vw,2.15rem);font-weight:560;line-height:1.15}.points{max-width:40rem;margin:1rem 0 0;padding-left:1.15rem}.points li+li{margin-top:.35rem}.crumbs ol{color:var(--muted);flex-wrap:wrap;gap:.3rem .45rem;margin:0 0 1.2rem;padding:0;font-size:.95rem;list-style:none;display:flex}.crumbs li:not(:last-child):after{content:"·";margin-left:.45rem}.crumbs a{color:var(--blue-deep)}.entries{display:grid}.entry{border-top:1px solid var(--line);padding:1.05rem 0 1.1rem}.entries .entry:last-child{border-bottom:1px solid var(--line)}.entry-title{font-family:var(--serif);letter-spacing:-.02em;margin:.1rem 0 .3rem;font-size:1.55rem;font-weight:560;line-height:1.2}.entry-title a{color:var(--ink);text-decoration:none}.entry-title a:hover{color:var(--blue);text-decoration:underline}.entry-dek{max-width:42rem;margin:0}.meta{color:var(--muted);margin:.4rem 0 0;font-size:.95rem}.meta time+time:before{content:"·";margin:0 .4rem}.empty{border-top:1px solid var(--line);color:var(--muted);margin:0;padding-top:.9rem}.more{margin:.9rem 0 0}.directory{border-top:1px solid var(--line-strong);margin:0;padding:0;list-style:none;display:grid}.directory>li{min-width:0;display:flex}.place{border-bottom:1px solid var(--line);color:inherit;flex:1;padding:.9rem .75rem 1rem 0;text-decoration:none;display:block}.place strong{color:var(--ink);font-family:var(--serif);letter-spacing:-.02em;font-size:1.45rem;font-weight:560;line-height:1.2;display:block}.place span{color:var(--muted);margin-top:.25rem;display:block}.place:hover strong{color:var(--blue)}.prose{max-width:40rem;font-size:1.2rem}.prose h2,.prose h3,.prose h4{font-family:var(--serif);letter-spacing:-.02em;font-weight:560;line-height:1.2}.prose h2{margin:2.2rem 0 .55rem;font-size:1.8rem}.prose h3{margin:1.6rem 0 .4rem;font-size:1.35rem}.prose p,.prose ul,.prose ol,.prose blockquote{margin:.85rem 0}.prose ul,.prose ol{padding-left:1.25rem}.prose li+li{margin-top:.3rem}.prose a{color:var(--blue-deep)}.prose blockquote{border-left:3px solid var(--clay);color:var(--muted);font-family:var(--serif);margin-left:0;padding-left:1rem;font-size:1.28rem;font-style:italic;line-height:1.4}.prose hr{border:0;border-top:1px solid var(--line);margin:2rem 0}.prose code{background:#efe8dc;padding:.1em .3em;font-family:ui-monospace,SFMono-Regular,Menlo,Consolas,monospace;font-size:.9em}.prose pre{background:#efe8dc;padding:.9rem 1rem;overflow-x:auto}.prose pre code{background:0 0;padding:0}.prose table{border-collapse:collapse;width:100%}.prose th,.prose td{border-bottom:1px solid var(--line);text-align:left;vertical-align:top;padding:.4rem .5rem}.faq{max-width:40rem;margin-top:2.2rem}.faq h2{margin-bottom:.8rem}.faq-item+.faq-item{margin-top:1rem}.faq-item h3{font-family:var(--serif);margin:0 0 .25rem;font-size:1.25rem;font-weight:560}.faq-item p{margin:0}.filed{border-top:1px solid var(--line);max-width:40rem;color:var(--muted);margin:1.8rem 0 0;padding-top:.9rem}.filed a{color:var(--blue-deep)}.article-cta{max-width:40rem;margin-top:1.5rem}.article-cta h2{font-family:var(--serif);margin:0 0 .4rem;font-size:1.55rem;font-weight:560}.article-cta p{margin:.35rem 0 .8rem}.panel{background:var(--card);border:1px solid var(--line);border-radius:2px;padding:1.15rem 1.15rem 1.25rem}.cta-grid{gap:1.25rem;margin-top:2.75rem;display:grid}.letter h2,.agent h2,.agent h1{font-family:var(--serif);letter-spacing:-.02em;margin:.1rem 0 .45rem;font-size:clamp(1.7rem,3vw,2.15rem);font-weight:560;line-height:1.15}.letter p,.agent .intro{margin:0 0 .9rem}.letter-waiting{color:var(--muted);margin:0}.beehiiv{background:0 0;border:0;width:100%;height:320px;display:block}.field{gap:.35rem;margin-bottom:.9rem;font-weight:600;display:grid}.optional{color:var(--muted);font-weight:400}input,select,textarea{width:100%;color:var(--ink);font:inherit;background:#fff;border:1px solid #cfc4b4;border-radius:4px;padding:.65rem .7rem;font-size:1rem}textarea{resize:vertical;min-height:8rem}.hp{clip:rect(0, 0, 0, 0);white-space:nowrap;border:0;width:1px;height:1px;margin:-1px;padding:0;position:absolute;overflow:hidden}.brokerage,.prose .brokerage{color:var(--ink);margin:.15rem 0 .75rem;font-size:1.15rem;font-weight:650;line-height:1.35}.brokerage-note{color:var(--ink);margin-top:.1rem;font-size:.95rem;font-weight:650;line-height:1.3;display:block}.disclosure{color:var(--muted);margin:.2rem 0 .85rem;font-size:.98rem}.button{border:1px solid var(--blue-deep);background:var(--blue);color:#fffcf7;min-height:44px;font:600 1.05rem var(--sans);cursor:pointer;border-radius:4px;justify-content:center;align-items:center;padding:.7rem 1.05rem;text-decoration:none;display:inline-flex}.button:hover{background:var(--blue-deep);color:#fffcf7}.form-error,.draft-banner,.draft-note{margin:0 0 .9rem;padding:.75rem .85rem}.form-error{border:1px solid var(--clay);background:#f8e8e4}.draft-banner,.draft-note{border:1px solid var(--clay);color:#3d241c;background:#f3e1c8}.site-footer{border-top:1px solid var(--line-strong);background:var(--paper-deep);padding:2rem 0 1.4rem}.footer-grid{gap:1.4rem;display:grid}.footer-brand{margin:0 0 .55rem;text-decoration:none;display:inline-flex}.footer-brand img{width:auto;height:1.65rem;display:block}.footer-label{letter-spacing:.08em;text-transform:uppercase;margin:0 0 .35rem;font-size:.78rem;font-weight:700}.site-footer ul{margin:0;padding:0;list-style:none}.site-footer li+li{margin-top:.2rem}.footer-letter{margin-top:1.6rem}.legal{color:var(--muted);margin:1.4rem 0 0;font-size:.95rem}.legal a{color:var(--blue-deep)}@media (width>=40rem){.directory{grid-template-columns:1fr 1fr;column-gap:1.5rem}.entry{grid-template-columns:1fr 12rem;align-items:start;column-gap:1.25rem;display:grid}.entry .meta{text-align:right;grid-area:1/2/span 4;margin:.2rem 0 0}.entry .meta time{display:block}.entry .meta time+time:before{content:none}.entry .meta time+time{margin-top:.15rem}}@media (width>=60rem){.wrap{width:min(100% - 3rem,68rem)}.brand-mark{height:3.15rem}.brand-word{height:2.45rem}.cta-grid{grid-template-columns:1fr 1fr;align-items:stretch}.cta-grid .panel{height:100%}.footer-grid{grid-template-columns:1.4fr .8fr 1fr .9fr}.directory.areas{grid-template-columns:1fr 1fr 1fr}}@media (width<=40rem){.lead-form .button,.article-cta .button{width:100%}}@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,:before,:after{transition:none!important;animation:none!important}}@media print{.skip,.nav,.letter,.agent,.article-cta,.site-footer{display:none}body{color:#000;background:#fff}a{color:#000;text-decoration:underline}}