:root{--bg: #ffffff;--surface: #f9f9fb;--surface-2: #f3f3f6;--border: #e5e5ea;--border-2: #d0d0d8;--text: #111118;--text-2: #555562;--text-3: #9999aa;--accent: #111118;--accent-dim: #f3f3f6;--green: #1a7f5a;--green-dim: rgba(26, 127, 90, .08);--orange: #F08000;--amber: #555562;--amber-dim: #f9f9fb;--red: #c0392b;--font: "Plus Jakarta Sans", system-ui, sans-serif;--mono: "Fira Code", monospace;--max: 1024px;--radius: 6px}*,*:before,*:after{box-sizing:border-box;margin:0;padding:0}html{scroll-behavior:smooth}body{font-family:var(--font);font-size:14px;line-height:1.6;color:var(--text);background:var(--bg);-webkit-font-smoothing:antialiased}@keyframes fade-up{0%{opacity:0;transform:translateY(8px)}to{opacity:1;transform:translateY(0)}}.container{max-width:var(--max);margin:0 auto;padding:0 2rem 6rem}.nav{position:sticky;top:0;z-index:20;background:#ffffffe6;-webkit-backdrop-filter:blur(12px);backdrop-filter:blur(12px);border-bottom:1px solid var(--border);height:48px;display:flex;align-items:center}.nav-inner{display:flex;align-items:center;gap:0;width:100%}.nav-brand{font-size:13px;font-weight:600;color:var(--text);margin-right:2rem;letter-spacing:-.01em}.nav-links{display:flex}.nav-link{font-size:12px;color:var(--text-2);text-decoration:none;padding:0 .875rem;height:48px;display:flex;align-items:center;border-bottom:1.5px solid transparent;transition:color .15s,border-color .15s}.nav-link:hover{color:var(--text);border-bottom-color:var(--border-2)}.hero{padding:3.5rem 0 3rem;border-bottom:1px solid var(--border);animation:fade-up .45s ease 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var(--border);color:var(--text-2);vertical-align:top}.data-table td.num{font-size:14px;font-weight:600;color:var(--text);font-variant-numeric:tabular-nums}.data-table td.positive{color:var(--green);font-weight:600}.data-table td.negative{color:var(--red);font-weight:600}.data-table tr.subtotal td{border-top:1px solid var(--border-2);border-bottom:1px solid var(--border-2);color:var(--text);font-weight:600}.data-table tr.total td{border-top:1px solid var(--border-2);border-bottom:none;padding-top:1rem;font-size:15px;font-weight:700;color:var(--text)}.data-table tr.subtotal td.positive,.data-table tr.total td.positive{color:var(--green)}.data-table tr.subtotal td.negative,.data-table tr.total td.negative{color:var(--red)}.badge{display:inline-flex;align-items:center;font-size:11px;font-weight:600;padding:.15rem .5rem;border-radius:4px;background:var(--surface-2);color:var(--text-2);border:1px solid var(--border)}.callout{background:var(--surface);border:1px solid 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var(--border);border-radius:var(--radius)}.tl-area{position:relative;-webkit-user-select:none;user-select:none}.tl-area--dragging{cursor:grabbing}.tl-track-line{position:absolute;height:2px;background:var(--border)}.tl-year-tick{position:absolute;width:1px;height:8px;background:var(--border-2);transform:translate(-50%)}.tl-year-label{position:absolute;transform:translate(-50%);font-size:10px;color:var(--text-3);white-space:nowrap;letter-spacing:.02em}.tl-fade-out{opacity:0!important;pointer-events:none!important;transform:scale(.94)!important}.tl-conn{position:absolute;width:1px;background:var(--border);transform:translate(-50%);transition:opacity .22s ease}.tl-conn--purchase{background:linear-gradient(to bottom,#0000001f,#0000000a)}.tl-conn--up.tl-conn--purchase{background:linear-gradient(to top,#0000001f,#0000000a)}.tl-conn--merged{background:linear-gradient(to bottom,#0003,#0000000f);width:2px}.tl-dot{position:absolute;width:10px;height:10px;border-radius:50%;transition:opacity .22s 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var(--border);border-radius:var(--radius);overflow:hidden;z-index:1;transition:opacity .22s ease,transform .22s ease}.tl-card--movein{cursor:grab;transition:opacity .22s ease,transform .22s ease,border-color .15s,box-shadow .15s}.tl-card--movein:hover{border-color:var(--border-2);box-shadow:0 0 0 3px var(--surface-2)}.tl-card--movein.tl-card--active{cursor:grabbing;border-color:var(--text-3);box-shadow:0 4px 16px #0000000f,0 0 0 2px var(--border-2)}.tl-card--purchase{cursor:grab;transition:opacity .22s ease,transform .22s ease,border-color .15s,box-shadow .15s}.tl-card--purchase:hover{border-color:var(--border-2);box-shadow:0 0 0 3px var(--surface-2)}.tl-card--active{cursor:grabbing;border-color:var(--text-3);box-shadow:0 4px 16px #00000014,0 0 0 2px var(--border-2)}.tl-card-head{padding:10px 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right,#00000014,#0000002e);border-radius:2px;pointer-events:none}.tl-flow-label{position:absolute;font-size:10px;color:var(--text-2);opacity:.8;white-space:nowrap;pointer-events:none;letter-spacing:.01em}.deal-tl-wrap{margin:1.5rem 0 0}.deal-tl-track{position:relative;height:270px;-webkit-user-select:none;user-select:none}.deal-tl-rail{position:absolute;top:214px;left:0;right:0;height:2px;background:var(--border-2);pointer-events:none}.deal-tl-span{position:absolute;top:208px;height:12px;background:var(--surface-2);border-left:1px solid var(--border-2);border-right:1px solid var(--border-2);pointer-events:none}.deal-tl-year{position:absolute;top:220px;transform:translate(-50%);pointer-events:none}.deal-tl-year-tick{width:1px;height:7px;background:var(--border-2);margin:0 auto}.deal-tl-year-label{display:block;font-size:11px;color:var(--text-3);text-align:center;margin-top:4px;white-space:nowrap;letter-spacing:.01em;font-weight:500}.deal-tl-year-label--snap-a,.deal-tl-year-label--snap-b{animation:tl-year-snap-bold .85s ease-out}@keyframes tl-year-snap-bold{0%{color:var(--text);font-weight:800;text-shadow:0 0 .01px currentColor;opacity:1}40%{color:var(--text);font-weight:800;text-shadow:0 0 .01px currentColor;opacity:1}to{color:var(--text-3);font-weight:500;text-shadow:none;opacity:.75}}.deal-tl-pin{position:absolute;top:0;width:0;height:270px}.deal-tl-pin-card{position:absolute;top:8px;left:-140px;width:280px;min-height:186px;background:var(--surface);border:1px solid var(--border);border-radius:var(--radius);padding:12px 14px;display:flex;flex-direction:column;gap:5px;pointer-events:none;font-variant-numeric:tabular-nums}.deal-tl-stem{position:absolute;left:50%;transform:translate(-50%);top:176px;width:2px;height:40px;border-radius:999px;background:linear-gradient(to bottom,color-mix(in srgb,var(--border-2) 70%,transparent) 0%,var(--border-2) 100%);pointer-events:none}.deal-tl-handle{position:absolute;top:205px;left:-9px;width:18px;height:18px;border-radius:50%;background:var(--text);border:2px solid var(--bg);box-shadow:0 0 0 1px var(--border-2);cursor:grab;z-index:3;outline:none;padding:0;transition:box-shadow .12s}.deal-tl-handle:hover{box-shadow:0 0 0 3px var(--border)}.deal-tl-handle:active{cursor:grabbing}.deal-tl-pin-kicker{font-size:10px;font-weight:700;letter-spacing:.07em;text-transform:uppercase;color:var(--text-3);line-height:1.15}.deal-tl-pin-date{font-size:16px;font-weight:600;color:var(--text);line-height:1.25;letter-spacing:-.01em;font-variant-numeric:tabular-nums}.deal-tl-pin-stat{font-size:13px;color:var(--text-2);line-height:1.3;font-variant-numeric:tabular-nums}.deal-tl-pin-sub{font-size:12px;color:var(--text-3);line-height:1.35;font-variant-numeric:tabular-nums}.deal-tl-pin-var{font-weight:700;color:var(--text);font-variant-numeric:tabular-nums}.deal-tl-card-drag{position:absolute;top:6px;right:8px;display:inline-flex;align-items:center;gap:6px;min-width:60px;min-height:28px;justify-content:flex-end;border:0;background:transparent;padding:6px 8px;margin:-2px -2px 0 0;cursor:grab;pointer-events:auto;user-select:none;touch-action:none;-webkit-user-select:none;-webkit-tap-highlight-color:transparent}.deal-tl-card-drag:active{cursor:grabbing}.deal-tl-card-drag-grip{font-size:11px;line-height:1;color:var(--text-3);letter-spacing:-.12em}.deal-tl-pin-anchor{font-size:10px;font-weight:600;color:var(--text-3);letter-spacing:.02em}.deal-inputs-wrap{display:grid;grid-template-columns:1fr 1px 1fr;gap:0 1.5rem;border:1px solid var(--border);border-radius:var(--radius);overflow:hidden}.deal-inputs-divider{background:var(--border);width:1px;align-self:stretch}.deal-inputs-col{display:flex;flex-direction:column}.deal-inputs-col-label{font-size:10px;font-weight:700;letter-spacing:.08em;text-transform:uppercase;color:var(--text-3);padding:10px 16px 0}.deal-inputs-sliders{display:flex;flex-direction:column}.deal-inputs-sliders .slider-row{padding:12px 16px;border-bottom:1px solid var(--border)}.deal-inputs-sliders .slider-row:last-child{border-bottom:none}.prop-val-grid{display:grid;grid-template-columns:1fr 1fr;gap:0;border:1px solid var(--border);border-radius:var(--radius);overflow:hidden}.prop-val-row{display:flex;align-items:center;justify-content:space-between;gap:12px;padding:10px 16px;border-right:1px solid var(--border)}.prop-val-row:last-child{border-right:none}.prop-val-label{font-size:12px;color:var(--text-2);white-space:nowrap}.prop-val-value{font-size:13px;font-weight:600;color:var(--text);font-variant-numeric:tabular-nums}.plan-sliders-grid{display:grid;grid-template-columns:1fr 1fr;gap:0;border:1px solid var(--border);border-radius:var(--radius);overflow:hidden}.plan-sliders-grid .slider-row{padding:14px 16px;border-right:1px solid var(--border)}.plan-sliders-grid .slider-row:last-child{border-right:none}.tl-card--merged-card{border-color:var(--border-2);box-shadow:0 0 0 3px var(--surface-2);transition:opacity .22s ease,transform .22s ease;cursor:default}.tl-merged-head{background:var(--surface-2);border-bottom:1px solid var(--border);padding:14px}.tl-merged-together-handle{cursor:grab;transition:background .12s}.tl-merged-together-handle:hover{background:var(--surface-2)}.tl-merged-together-handle--active{cursor:grabbing;background:var(--border)}.tl-merged-title{color:var(--text)}.tl-merged-prop{display:flex;align-items:center;justify-content:space-between;padding:14px;border-top:1px solid var(--border);cursor:grab;transition:background .12s;gap:8px}.tl-merged-prop:hover{background:var(--surface)}.tl-merged-prop--active{cursor:grabbing;background:var(--surface-2)}.tl-merged-prop--water{border-top:1px solid var(--border)}.tl-merged-prop-info{display:flex;flex-direction:column;gap:3px;min-width:0}.tl-merged-prop-name{font-size:12px;font-weight:600;color:var(--text);letter-spacing:-.01em}.tl-merged-prop-price{font-size:11px;color:var(--text-2);font-variant-numeric:tabular-nums}.tl-merged-total{display:flex;justify-content:space-between;align-items:center;padding:13px 14px;border-top:1px solid var(--border);background:var(--surface-2);font-size:12px;font-weight:600;color:var(--text)}.tl-merged-total--sub{padding-top:6px;padding-bottom:10px;font-size:11px;font-weight:400;opacity:.75}.tl-summary{display:flex;align-items:stretch;gap:0;margin-top:1.5rem;border:1px solid var(--border);border-radius:var(--radius);overflow:hidden}.tl-summary-item{flex:1;display:flex;flex-direction:column;gap:.15rem;padding:.875rem 1.125rem;background:var(--surface)}.tl-summary-divider{width:1px;background:var(--border);flex-shrink:0}.tl-summary-label{font-size:10px;font-weight:600;letter-spacing:.08em;text-transform:uppercase;color:var(--text-3)}.tl-summary-value{font-size:15px;font-weight:700;color:var(--text);letter-spacing:-.02em}.tl-summary-sub{font-size:11px;color:var(--text-3)}.tl-ledger{display:grid;grid-template-columns:1fr 1px 1fr;border:1px solid var(--border);border-radius:var(--radius);margin-top:1rem;overflow:hidden}.tl-ledger-col{display:flex;flex-direction:column}.tl-ledger-divider{background:var(--border)}.tl-ledger-head{font-size:10px;font-weight:700;letter-spacing:.08em;text-transform:uppercase;color:var(--text-3);padding:10px 14px 8px;border-bottom:1px solid var(--border);background:var(--surface-2)}.tl-ledger-row{display:grid;grid-template-columns:minmax(0,1fr) 148px;align-items:start;gap:14px;padding:11px 16px;min-height:84px;border-bottom:1px solid var(--border);font-size:12px;color:var(--text-2)}.tl-ledger-row:last-child{border-bottom:none}.tl-ledger-label{min-width:0;display:flex;flex-direction:column;justify-content:flex-start;gap:2px;white-space:normal;overflow:visible;text-overflow:clip}.tl-ledger-dim{color:var(--text-3);font-size:11px;display:block;line-height:1.35;white-space:normal;overflow:visible;text-overflow:clip}.tl-ledger-var{font-weight:700;color:var(--text)}.tl-ledger-val{font-size:12px;font-weight:600;color:var(--text);display:inline-flex;justify-content:flex-end;align-items:baseline;width:148px;min-width:148px;white-space:nowrap;text-align:right;font-variant-numeric:tabular-nums}.tl-ledger .tooltip-wrap{width:148px;min-width:148px;display:inline-flex;justify-content:flex-end}.tl-ledger-dim .tooltip-wrap{width:auto;min-width:0;display:inline}.tl-ledger-val.positive{color:var(--green)}.tl-ledger-val.negative{color:var(--red)}.tl-ledger-row--dim{opacity:.65}.tl-ledger-row--dim .tl-ledger-val{color:var(--text-3);font-weight:400}.tl-ledger-row--maint{border-top:1px solid var(--border)}.tl-ledger-row--total{border-top:1px solid var(--border);background:var(--surface-2)}.tl-ledger-row--caution{background:#f0800014;box-shadow:inset 3px 0 0 var(--orange)}.tl-ledger-val--caution{color:var(--orange)!important}.tl-ledger-row--total .tl-ledger-label{font-weight:600;color:var(--text-1)}.tl-ledger-row--total .tl-ledger-val{font-size:14px;letter-spacing:-.02em}.tl-ledger-row--sub-total{background:var(--surface-2);padding-top:2px;padding-bottom:9px}.tl-ledger-row--sub-total .tl-ledger-label{color:var(--text-3);font-size:11px}.tl-ledger-row--sub-total .tl-ledger-val{color:var(--text-3);font-size:11px;font-weight:500}@media(max-width:900px){.prop-val-grid{grid-template-columns:1fr}.prop-val-row{border-right:none;border-bottom:1px solid var(--border)}.prop-val-row:last-child{border-bottom:none}.plan-sliders-grid{grid-template-columns:1fr}.plan-sliders-grid .slider-row{border-right:none;border-bottom:1px solid var(--border)}.plan-sliders-grid .slider-row:last-child{border-bottom:none}.tl-ledger{grid-template-columns:1fr}.tl-ledger-divider{width:auto;height:1px}.tl-ledger-row{grid-template-columns:minmax(0,1fr) 126px}.tl-ledger-val,.tl-ledger .tooltip-wrap{width:126px;min-width:126px}}@media(max-width:680px){.deal-tl-wrap{margin:1rem 0 0;overflow-x:auto;padding-bottom:2px}.deal-tl-track{min-width:700px;height:286px;margin:0;padding:0 90px 0 128px}.deal-tl-rail{top:232px}.deal-tl-span{top:227px;height:9px}.deal-tl-year{top:238px}.deal-tl-year-label{font-size:10px}.deal-tl-pin{height:286px}.deal-tl-pin-card{top:8px;left:-18px;width:196px;min-height:154px;padding:10px;gap:3px}.deal-tl-pin-card--dad{top:74px}.deal-tl-card-drag{top:4px;right:6px;gap:4px;min-width:48px;min-height:24px;padding:5px 6px}.deal-tl-pin-anchor,.deal-tl-card-drag-grip,.deal-tl-pin-kicker{font-size:9px}.deal-tl-pin-date{font-size:14px}.deal-tl-pin-stat{font-size:12px}.deal-tl-pin-sub{font-size:11px}.deal-tl-stem{top:188px;height:34px}.deal-tl-handle{top:224px;left:-8px;width:16px;height:16px}}.housing-loading,.housing-error{padding:2rem;color:var(--text-3);font-size:14px;text-align:center;border:1px solid var(--border);border-radius:var(--radius)}.housing-error{color:var(--red)}.housing-headline{display:flex;align-items:center;gap:0;border:1px solid var(--border);border-radius:var(--radius);overflow:hidden;margin-bottom:1.5rem}.housing-headline-stat{flex:1;display:flex;flex-direction:column;gap:3px;padding:20px 24px}.housing-headline-stat--grove{background:var(--surface)}.housing-headline-stat--savings{background:var(--green-dim)}.housing-headline-arrow{padding:0 16px;font-size:20px;color:var(--border-2);flex-shrink:0}.housing-headline-arrow--savings{color:var(--green)}.housing-headline-label{font-size:10px;font-weight:700;text-transform:uppercase;letter-spacing:.07em;color:var(--text-3)}.housing-headline-value{font-size:28px;font-weight:700;letter-spacing:-.03em;color:var(--text);line-height:1}.housing-headline-value--savings{color:var(--green)}.housing-headline-unit{font-size:14px;font-weight:400;color:var(--text-3);margin-left:2px}.housing-headline-sub{font-size:11px;color:var(--text-3)}.housing-grid{display:grid;grid-template-columns:1fr 1fr;border:1px solid var(--border);border-radius:var(--radius);overflow:hidden;margin-bottom:.75rem}.housing-col{display:flex;flex-direction:column}.housing-col--grove{border-left:1px solid var(--border);background:var(--surface)}.housing-col-head{display:flex;justify-content:space-between;align-items:baseline;padding:12px 16px;background:var(--surface-2);border-bottom:1px solid var(--border);font-size:11px;font-weight:700;text-transform:uppercase;letter-spacing:.07em;color:var(--text-2)}.housing-col-head--grove{color:var(--text)}.housing-group-label{font-size:10px;font-weight:600;text-transform:uppercase;letter-spacing:.07em;color:var(--text-3);padding:10px 16px 4px;border-top:1px solid var(--border)}.housing-group-label:first-of-type{border-top:none}.housing-group-label--gone{color:var(--green)}.housing-group-label--variable{color:var(--amber)}.housing-group-label--income{color:var(--green)}.housing-row{display:flex;align-items:center;justify-content:space-between;gap:8px;height:44px;padding:0 16px;font-size:12px;color:var(--text-2)}.housing-row--gone{opacity:.7}.housing-row--variable{opacity:.5}.housing-row-name{display:flex;align-items:center;gap:5px;flex:1;min-width:0;white-space:nowrap;overflow:hidden}.housing-row-note{font-size:10px;color:var(--text-3)}.housing-fate-dot{display:inline-block;width:6px;height:6px;border-radius:50%;flex-shrink:0;position:relative;top:-1px}.housing-fate-dot--gone{background:var(--green)}.housing-fate-dot--variable{background:var(--amber)}.housing-fate-dot--stays,.housing-fate-dot--grove{background:var(--border-2)}.housing-fate-dot--income{background:var(--green)}.housing-row-amt{font-weight:600;color:var(--text);white-space:nowrap;font-variant-numeric:tabular-nums;flex-shrink:0}.housing-row-amt--dim{color:var(--text-3);font-weight:400}.housing-row-amt--income{color:var(--green)}.housing-row-mo{font-weight:400;color:var(--text-3);font-size:10px;margin-left:1px}.housing-row-amt-block{display:flex;flex-direction:column;align-items:flex-end;gap:1px;flex-shrink:0}.housing-row-annual{font-size:10px;color:var(--text-3);font-weight:400}.housing-variable-note{font-size:11px;color:var(--text-3);padding:4px 12px 8px 20px;font-style:italic}.housing-row--grove-primary{background:var(--surface)}.housing-row--diy{opacity:.5}.housing-subtotal{display:flex;justify-content:space-between;padding:7px 16px 8px;border-top:1px solid var(--border);font-size:11px;font-weight:600;color:var(--text-2);background:var(--surface-2)}.housing-subtotal--gone{color:var(--green)}.housing-subtotal--variable{color:var(--amber);opacity:.7}.housing-subtotal--net{color:var(--text);font-size:12px}.housing-savings-callout{margin-top:auto;border-top:2px solid var(--green);background:var(--green-dim);padding:14px 16px}.housing-savings-row{display:flex;justify-content:space-between;align-items:baseline;font-size:13px;font-weight:600;color:var(--green)}.housing-savings-big{font-size:22px;font-weight:700;letter-spacing:-.03em}.housing-savings-row--sub{font-size:11px;font-weight:400;color:var(--text-3);margin-top:2px}.housing-footnote{font-size:11px;color:var(--text-3);padding:8px 0;line-height:1.5}.housing-dad-net{border:1px solid var(--border);border-radius:var(--radius);overflow:hidden;margin-bottom:.75rem}.housing-dad-net-row{display:flex;align-items:baseline;justify-content:space-between;gap:16px;padding:12px 16px;border-bottom:1px solid var(--border);font-size:13px}.housing-dad-net-row:last-of-type{border-bottom:none}.housing-dad-net-label-row{padding:10px 16px 8px;border-bottom:1px solid var(--border);background:var(--surface)}.housing-dad-net-label{font-size:10px;font-weight:700;text-transform:uppercase;letter-spacing:.07em;color:var(--text-3);white-space:nowrap}.housing-dad-net-divider{height:1px;background:var(--border);margin:0}.housing-dad-net-row--adj{flex-direction:column;gap:2px;background:var(--surface);padding-bottom:6px}.housing-dad-net-adj-note{font-size:11px;color:var(--text-3);font-style:italic}.housing-dad-net-row--item{padding:5px 16px 5px 28px;font-size:12px;color:var(--text-2);background:var(--surface)}.housing-dad-net-row--item span:last-child{color:var(--text);font-weight:600;white-space:nowrap}.housing-dad-net-item-note{color:var(--text-3);font-size:11px;margin-left:4px}.housing-dad-net-row--result{background:var(--surface-2);font-weight:600}.housing-dad-net-result--big{font-size:18px!important;letter-spacing:-.03em}.housing-dad-net-math{display:flex;gap:16px;align-items:baseline;flex-wrap:wrap;justify-content:flex-end;font-size:13px;color:var(--text-2)}.housing-dad-net-minus{color:var(--text-3)}.housing-dad-net-result{font-weight:700;font-size:15px;color:var(--text);letter-spacing:-.02em}.housing-dad-net-row--compare{color:var(--text-2);background:var(--surface);font-size:12px}.housing-dad-net-row--compare span:last-child{font-weight:600;color:var(--text)}.housing-dad-net-row--delta{background:var(--surface-2);font-size:12px;font-weight:600}.housing-delta--neg{color:var(--red)}.housing-delta--pos{color:var(--green)}.housing-dad-net-note{padding:10px 16px;font-size:11px;color:var(--text-3);line-height:1.5;border-top:1px solid var(--border);background:var(--surface)}