:root{--blue:#0052f3;--blue-ink:#0041c2;--blue-wash:#ebf3fe;--blue-faint:#f4f8ff;--ink:#000;--ink-soft:#111;--body:#333;--muted:#6b6b6b;--muted-soft:#8a8a8a;--line:#e2e2e2;--hairline:#ededed;--surface:#f7f8fa;--surface-2:#f2f2f2;--paper:#fff;--c-business:#0052f3;--c-question:#fb6b00;--c-development:#5f9605;--c-housing:#0052f3;--font:var(--font-inter), "Helvetica Neue", Helvetica, Arial, sans-serif;--container:1280px;--gutter:32px;--rail:400px;--rail-gap:48px;--header-h:76px}@media (width<=900px){:root{--gutter:20px;--header-h:62px}}*,:before,:after{box-sizing:border-box}html{-webkit-text-size-adjust:100%}body{background:var(--paper);color:var(--body);font-family:var(--font);font-synthesis-weight:none;-webkit-font-smoothing:antialiased;-moz-osx-font-smoothing:grayscale;margin:0;font-size:16px;line-height:1.65}img,svg,video{max-width:100%;display:block}img{height:auto}a{color:var(--blue);text-decoration:none}a:hover{color:var(--blue-ink)}button,input,select,textarea{font:inherit;color:inherit}h1,h2,h3,h4,h5,h6,p,figure,blockquote{margin:0}ul,ol{margin:0;padding:0}hr{border:0;border-top:1px solid var(--hairline);margin:0}:focus-visible{outline:2px solid var(--blue);outline-offset:2px}.container{width:100%;max-width:var(--container);padding-inline:var(--gutter);margin-inline:auto}.with-rail{grid-template-columns:minmax(0, 1fr) var(--rail);column-gap:var(--rail-gap);align-items:start;display:grid}.with-rail>.rail{border-left:1px solid var(--hairline);padding-left:var(--rail-gap);margin-left:calc(var(--rail-gap) * -1 + 1px);flex-direction:column;gap:12px;display:flex}@media (width<=1040px){.with-rail{grid-template-columns:minmax(0,1fr);row-gap:56px}.with-rail>.rail{border-left:0;margin-left:0;padding-left:0}.with-rail>.rail>.ad-stack,.with-rail>.rail>.rail-ads{order:2}}.stack>*+*{margin-top:var(--gap,24px)}.section{padding-block:56px}.section-tight{padding-block:36px}.rule{border-top:1px solid var(--hairline)}.label{letter-spacing:.1em;text-transform:uppercase;color:var(--ink);font-size:11px;font-weight:700;line-height:1.2}.label-muted{color:var(--muted)}.label-blue{color:var(--blue)}.kicker{letter-spacing:.085em;text-transform:uppercase;color:var(--blue);font-size:12px;font-weight:700;line-height:1.2}.kicker[data-cat=question]{color:var(--c-question)}.kicker[data-cat=development]{color:var(--c-development)}.display{letter-spacing:-.028em;text-transform:uppercase;color:var(--ink);text-wrap:balance;font-size:clamp(36px,4.4vw,54px);font-weight:800;line-height:1.02}.display-sm{font-size:clamp(30px,3.4vw,42px)}.headline{letter-spacing:-.028em;color:var(--ink);text-wrap:balance;font-weight:700;line-height:1.1}.h1{font-size:clamp(34px,3.9vw,52px)}.h2{font-size:clamp(26px,2.6vw,34px)}.h3{font-size:clamp(20px,1.9vw,25px)}.h4{font-size:19px;line-height:1.25}.heading{letter-spacing:.045em;text-transform:uppercase;color:var(--ink);font-size:15px;font-weight:700;line-height:1.3}.lede{color:var(--body);text-wrap:pretty;font-size:20px;line-height:1.5}.meta{color:var(--muted);font-size:14px}.small{font-size:14px}.fine{color:var(--muted);font-size:12.5px;line-height:1.5}.section-label{align-items:center;gap:16px;margin-bottom:20px;display:flex}.section-label:after{content:"";border-top:1px solid var(--hairline);flex:1}.section-label.no-rule:after{display:none}.tick-label{border-left:3px solid var(--blue);padding-left:10px}.go{letter-spacing:.075em;text-transform:uppercase;color:var(--blue);align-items:center;gap:8px;font-size:12.5px;font-weight:700;display:inline-flex}.go:after{content:"→";letter-spacing:0;font-size:14px;transition:transform .15s}.go:hover:after{transform:translate(3px)}.go-sm{font-size:11.5px}.btn{background:var(--blue);color:#fff;letter-spacing:.085em;text-transform:uppercase;cursor:pointer;text-align:center;border:1px solid #0000;border-radius:0;justify-content:center;align-items:center;gap:8px;padding:14px 24px;font-size:12.5px;font-weight:700;line-height:1;transition:background-color .15s,color .15s,border-color .15s;display:inline-flex}.btn:hover{background:var(--blue-ink);color:#fff}.btn[disabled]{opacity:.45;cursor:not-allowed}.btn-outline{color:var(--blue);border-color:var(--blue);background:0 0}.btn-outline:hover{background:var(--blue);color:#fff}.btn-ghost{color:var(--ink);border-color:var(--line);background:0 0}.btn-ghost:hover{background:var(--ink);color:#fff;border-color:var(--ink)}.btn-on-image{color:#fff;-webkit-backdrop-filter:blur(2px);backdrop-filter:blur(2px);background:#0000008c;border-color:#ffffffbf}.btn-on-image:hover{color:var(--ink);background:#fff;border-color:#fff}.btn-block{width:100%;display:flex}.btn-lg{padding:17px 30px;font-size:13.5px}.btn-sm{padding:11px 18px;font-size:11.5px}.field{display:block}.field-label{letter-spacing:.09em;text-transform:uppercase;color:var(--ink);margin-bottom:8px;font-size:11.5px;font-weight:700;display:block}.input,.textarea,.select{border:1px solid var(--line);width:100%;color:var(--ink);appearance:none;background:#fff;border-radius:0;padding:13px 14px;font-size:15px;line-height:1.4;transition:border-color .15s}.input::placeholder,.textarea::placeholder{color:var(--muted-soft)}.input:focus,.textarea:focus,.select:focus{border-color:var(--blue);outline:none}.textarea{resize:vertical;min-height:120px}.select{color:var(--muted);background-image:url("data:image/svg+xml;charset=utf-8,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 12 8'%3E%3Cpath fill='%23333' d='M1 1.5 6 6.5l5-5'/%3E%3C/svg%3E");background-position:right 14px center;background-repeat:no-repeat;background-size:12px;padding-right:38px}.select:has(option:checked:not([value=""])){color:var(--ink)}.check{cursor:pointer;color:var(--ink);align-items:center;gap:14px;font-size:15.5px;display:flex}.check input{appearance:none;cursor:pointer;background:#fff;border:1.5px solid #b9b9b9;flex:none;width:22px;height:22px;margin:0;transition:border-color .12s,background-color .12s}.check input:checked{border-color:var(--blue);background:var(--blue)}.check input:checked:after{content:"";background:url("data:image/svg+xml;charset=utf-8,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 16 16'%3E%3Cpath fill='none' stroke='%23fff' stroke-width='2.4' stroke-linecap='square' d='m3.5 8.4 3 3 6-6.4'/%3E%3C/svg%3E") 50%/contain no-repeat;width:100%;height:100%;display:block}.check:hover input:not(:checked){border-color:var(--blue)}.check-sm{gap:11px;font-size:14px}.check-sm input{width:18px;height:18px}.tiles{grid-template-columns:1fr 1fr;gap:14px;display:grid}.tile{position:relative}.tile input{opacity:0;cursor:pointer;position:absolute;inset:0}.tile span{border:1px solid var(--line);letter-spacing:.075em;text-transform:uppercase;text-align:center;min-height:54px;color:var(--ink);justify-content:center;align-items:center;padding:12px 16px;font-size:12.5px;font-weight:600;transition:border-color .12s,color .12s,background-color .12s;display:flex}.tile input:hover+span{border-color:var(--ink)}.tile input:checked+span{border-color:var(--blue);color:var(--blue);background:var(--blue-faint);box-shadow:inset 0 0 0 1px var(--blue)}.tile input:focus-visible+span{outline:2px solid var(--blue);outline-offset:2px}@media (width<=560px){.tiles{grid-template-columns:1fr}}.card{border:1px solid var(--line);background:#fff}.card-pad{padding:24px}.panel{background:var(--blue-wash);padding:26px}.panel-grey{background:var(--surface);padding:26px}.card-topped{border-top:3px solid var(--blue)}.stats{border-top:1px solid var(--hairline);border-bottom:1px solid var(--hairline);grid-auto-columns:1fr;grid-auto-flow:column;display:grid}.stats>*+*{border-left:1px solid var(--hairline)}.stat{text-align:center;padding:20px 4px}.stat-value{letter-spacing:-.03em;color:var(--blue);font-size:27px;font-weight:700;line-height:1.1}.stat-label{color:var(--muted);margin-top:4px;font-size:12.5px}.stats-plain .stat-value{color:var(--ink);font-size:21px}.stats-plain .stat-value[data-long]{letter-spacing:-.01em;font-size:15px;line-height:1.25}.stats-plain .stat-label{letter-spacing:.1em;text-transform:uppercase;color:var(--muted);font-size:11px;font-weight:700}.stats-caps .stat{padding:19px 10px}.stats-caps .stat-value{letter-spacing:.05em;text-transform:uppercase;color:var(--ink);font-size:14px;font-weight:700;line-height:1.3}.stats-caps .stat-label{letter-spacing:.11em;text-transform:uppercase;color:var(--muted);margin-top:7px;font-size:11px;font-weight:700}@media (width<=700px){.stats{grid-template-columns:1fr 1fr;grid-auto-flow:row}.stats>*+*{border-left:0}.stats>:nth-child(2n){border-left:1px solid var(--hairline)}.stats>:nth-child(n+3){border-top:1px solid var(--hairline)}}.prose{color:var(--body);font-size:16.5px;line-height:1.72}.prose>*+*{margin-top:20px}.prose>h2{letter-spacing:-.015em;color:var(--ink);margin-top:40px;font-size:20px;font-weight:700;line-height:1.3}.prose>h2+*{margin-top:10px}.prose>h3{color:var(--ink);margin-top:32px;font-size:17px;font-weight:700}.prose strong{color:var(--ink);font-weight:700}.prose>p:first-child{color:var(--ink);font-size:17px;font-weight:700;line-height:1.6}.prose ul,.prose ol{padding-left:20px}.prose li+li{margin-top:8px}.prose img{width:100%;margin-block:32px}.prose figure{margin-block:32px}.prose figcaption{color:var(--muted);margin-top:10px;font-size:13px}.prose a{text-underline-offset:2px;text-decoration:underline}.pullquote{grid-template-columns:minmax(0,1fr) minmax(0,1fr);align-items:start;gap:28px;display:grid;margin-block:34px!important}.pullquote blockquote{border-left:3px solid var(--blue);letter-spacing:-.02em;color:var(--ink);padding-left:18px;font-size:21px;font-weight:700;line-height:1.28}.pullquote .note{color:var(--body);font-size:14.5px;line-height:1.6}@media (width<=640px){.pullquote{grid-template-columns:1fr;gap:14px}}.flow-16>*+*{margin-top:16px}.flow-24>*+*{margin-top:24px}.flow-32>*+*{margin-top:32px}.flow-48>*+*{margin-top:48px}.divide>*+*{border-top:1px solid var(--hairline);padding-top:var(--dp,22px);margin-top:var(--dp,22px)}.list-plain{list-style:none}.cover{object-fit:cover;width:100%;height:100%}.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}.center{text-align:center}.mt-0{margin-top:0!important}