@font-face{font-family:Libre Caslon Text;src:url(/fonts/libre-caslon-400.ttf) format("truetype");font-weight:400;font-display:swap}@font-face{font-family:Libre Caslon Text;src:url(/fonts/libre-caslon-700.ttf) format("truetype");font-weight:700;font-display:swap}@font-face{font-family:Manrope;src:url(/fonts/manrope-400.ttf) format("truetype");font-weight:400 500;font-display:swap}@font-face{font-family:Manrope;src:url(/fonts/manrope-600.ttf) format("truetype");font-weight:600 800;font-display:swap}:root{--navy:#0a2342;--navy-dark:#06182d;--gold:#c5a059;--sage:#6b7d6a;--cream:#f6f2e9;--paper:#fdfdfd;--ink:#212529;--muted:#5e666d;--line:#dfe2e5;--red:#9d3d2e}*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;background:var(--paper);color:var(--ink);font-family:Manrope,sans-serif}a{color:inherit;text-decoration:none}img{max-width:100%;display:block}.shell{width:min(1280px,calc(100% - 48px));margin:auto}.serif,h1,h2,h3{font-family:Libre Caslon Text,serif}.nav{position:-webkit-sticky;position:sticky;top:0;z-index:40;background:rgba(253,253,253,.88);-webkit-backdrop-filter:blur(18px);backdrop-filter:blur(18px);border-bottom:1px solid rgba(10,35,66,.08)}.nav-in{height:82px;justify-content:space-between}.identity,.nav-in{display:flex;align-items:center}.identity{gap:12px}.identity>img{width:178px;height:62px;object-fit:contain;object-position:left center}.monogram{width:44px;height:44px;border-radius:50%;display:grid;place-items:center;background:var(--navy);color:white}.identity strong,.monogram{font-family:Libre Caslon Text,serif}.identity strong{font-size:20px}.identity small{display:block;font-size:9px;letter-spacing:.15em;text-transform:uppercase;color:var(--muted)}.nav-links{display:flex;gap:28px;align-items:center;font-size:13px;font-weight:600}.nav-links a:not(.button):hover{color:var(--gold)}.button{display:inline-flex;align-items:center;justify-content:center;gap:9px;min-height:48px;padding:0 22px;border-radius:999px;background:var(--navy);color:#fff;font-weight:700;border:0;transition:.25s}.button:hover{transform:translateY(-2px);box-shadow:0 14px 35px rgba(10,35,66,.18)}.button.gold{background:var(--gold);color:var(--navy-dark)}.button.ghost{background:transparent;border:1px solid;color:inherit}.hero{min-height:750px;display:grid;grid-template-columns:1.02fr .98fr;background:var(--navy);color:#fff;overflow:hidden}.hero-copy{padding:110px max(48px,calc((100vw - 1280px) / 2)) 100px;display:flex;flex-direction:column;justify-content:center}.eyebrow{font-size:11px;letter-spacing:.18em;text-transform:uppercase;font-weight:700;color:var(--gold);display:flex;align-items:center;gap:12px}.eyebrow:before{content:"";width:36px;height:1px;background:currentColor}.section:not(.dark) .eyebrow{color:#805b18}.hero h1{font-size:clamp(54px,5.2vw,76px);line-height:.98;letter-spacing:-.045em;margin:28px 0}.hero p{font-size:18px;line-height:1.75;color:rgba(255,255,255,.78);max-width:610px}.hero-actions{display:flex;gap:12px;margin-top:30px}.hero-media{position:relative;min-height:650px}.hero-media>img{width:100%;height:100%;object-fit:cover}.hero-media:after{content:"";position:absolute;inset:0;background:linear-gradient(90deg,var(--navy),transparent 28%)}.john-chip{position:absolute;z-index:2;left:42px;bottom:42px;display:flex;align-items:center;gap:14px;padding:12px 18px 12px 12px;background:rgba(253,253,253,.9);-webkit-backdrop-filter:blur(14px);backdrop-filter:blur(14px);color:var(--ink);border-radius:999px}.john-chip img{width:54px;height:54px;border-radius:50%;object-fit:cover}.john-chip strong{display:block}.john-chip span{font-size:12px;color:var(--muted)}.trust{background:var(--cream);padding:32px 0}.trust-grid{display:grid;grid-template-columns:repeat(3,1fr);grid-gap:28px;gap:28px}.trust-item{display:flex;gap:14px;align-items:flex-start}.trust-item svg{color:var(--gold)}.trust-item strong{display:block}.trust-item span{font-size:13px;color:var(--muted)}.section{padding:112px 0}.section.alt{background:var(--cream)}.section.dark{background:var(--navy);color:#fff}.breadcrumbs{display:flex;gap:9px;align-items:center;padding-top:22px;padding-bottom:22px;font-size:12px;color:var(--muted)}.breadcrumbs a{color:var(--navy);font-weight:700}.community-detail-hero{position:relative;min-height:610px;display:flex;align-items:flex-end;color:#fff;overflow:hidden}.community-detail-hero>img{object-fit:cover}.community-detail-hero h1{font-size:clamp(44px,6vw,76px);max-width:980px;line-height:1.03;margin:22px 0}.content-shell{max-width:820px}.content-shell>.answer{font-size:19px;line-height:1.75;padding:28px 32px;background:var(--cream);border-left:4px solid var(--gold);margin-bottom:80px}.faq-section{margin:100px 0}.faq-section h2,.related-guides h2,.source-box h2{font-size:clamp(32px,4vw,44px);line-height:1.2}.faq-section details{border-top:1px solid var(--line);padding:22px 0}.faq-section details:last-child{border-bottom:1px solid var(--line)}.faq-section summary{cursor:pointer;font-weight:700;color:var(--navy);font-size:17px}.faq-section details p{color:var(--muted);line-height:1.75;max-width:720px}.source-box{background:var(--cream);padding:38px;margin:70px 0}.source-box ul{padding-left:20px}.source-box li{margin:11px 0}.source-box a{color:var(--navy);font-weight:700;text-decoration:underline;text-underline-offset:3px}.related-guides{margin:90px 0}.related-guides>div:last-child{display:grid;grid-template-columns:repeat(3,1fr);grid-gap:14px;gap:14px}.related-guides a{display:flex;flex-direction:column;justify-content:space-between;min-height:170px;padding:24px;background:var(--cream);border-top:3px solid var(--gold)}.related-guides a span{font-size:12px;color:var(--navy);font-weight:700}.article-hero,.journal-hero{position:relative;min-height:620px;display:flex;align-items:flex-end;overflow:hidden;color:#fff}.article-hero>img,.journal-hero>img{object-fit:cover}.article-hero-shade,.journal-hero-shade{position:absolute;inset:0;background:linear-gradient(0deg,rgba(6,24,45,.96),rgba(6,24,45,.58) 52%,rgba(6,24,45,.15))}.article-hero-copy,.journal-hero-copy{position:relative;z-index:1;padding-bottom:76px}.journal-hero h1{font-size:clamp(48px,6.2vw,88px);line-height:1;letter-spacing:-.045em;margin:22px 0;max-width:1000px}.journal-hero h1 em{color:var(--gold);font-weight:400}.article-hero p,.journal-hero p{max-width:680px;color:rgba(255,255,255,.78);font-size:18px;line-height:1.7}.journal-index{background:var(--cream)}.journal-heading{display:grid;grid-template-columns:1fr 1fr;grid-gap:80px;gap:80px;align-items:end;margin-bottom:42px}.article-aside>span,.article-meta,.journal-heading span{text-transform:uppercase;letter-spacing:.15em;font-size:10px;font-weight:700;color:#805b18}.journal-heading h2{font-size:clamp(36px,4vw,58px);margin:12px 0 0}.journal-heading p{color:var(--muted);line-height:1.75}.journal-feature{display:grid;grid-template-columns:1.15fr .85fr;background:#fff;border-radius:18px;overflow:hidden;box-shadow:0 25px 70px rgba(10,35,66,.1)}.journal-card-media,.journal-feature-media{position:relative;min-height:420px;overflow:hidden}.journal-card-media img,.journal-feature-media img{object-fit:cover;transition:transform .5s}.journal-card:hover img,.journal-feature:hover img{transform:scale(1.035)}.journal-feature article{padding:52px;display:flex;flex-direction:column;justify-content:center}.journal-feature h2{font-size:clamp(34px,3.6vw,52px);margin:18px 0}.journal-card p,.journal-feature p{color:var(--muted);line-height:1.7}.journal-card strong,.journal-feature strong{display:flex;align-items:center;gap:8px;color:var(--navy);margin-top:20px}.journal-latest{margin-top:100px}.journal-grid{display:grid;grid-template-columns:repeat(2,1fr);grid-gap:28px;gap:28px}.journal-card{background:#fff;border-radius:16px;overflow:hidden}.journal-card-media{min-height:300px}.journal-card-body{padding:32px}.journal-card h3{font-size:30px;line-height:1.15;margin:14px 0}.article-hero{min-height:680px}.article-hero h1{font-size:clamp(46px,6vw,78px);line-height:1.02;letter-spacing:-.045em;max-width:980px;margin:24px 0}.article-byline{margin-top:28px;font-size:12px;letter-spacing:.08em;color:rgba(255,255,255,.7)}.article-layout{display:grid;grid-template-columns:minmax(0,720px) 300px;grid-gap:100px;gap:100px;align-items:start;justify-content:center}.article-content{line-height:1.85}.article-content .answer{border-left:4px solid var(--gold);background:var(--cream);padding:24px 28px;margin-bottom:55px}.article-content h2{font-size:34px;margin:56px 0 16px}.article-aside{position:-webkit-sticky;position:sticky;top:120px;background:var(--navy);color:#fff;padding:32px;border-radius:14px}.article-aside h3{font-size:27px;margin:15px 0}.article-aside p{color:rgba(255,255,255,.7);line-height:1.65;font-size:14px}.article-aside .button{width:100%;margin-top:12px}.article-section{padding:128px 0 150px}.article-layout{grid-template-columns:270px minmax(0,730px);gap:96px}.article-sidebar{position:-webkit-sticky;position:sticky;top:118px}.answer>span,.article-end>span,.article-toc>span,.toc-cta span{display:block;text-transform:uppercase;letter-spacing:.17em;font-size:10px;font-weight:700;color:#805b18}.article-toc ol{list-style:none;padding:0;margin:22px 0 0;border-left:1px solid var(--line)}.article-toc li{margin:0 0 2px}.article-toc a{display:grid;grid-template-columns:28px 1fr;grid-gap:8px;gap:8px;padding:11px 0 11px 18px;margin-left:-1px;border-left:2px solid transparent;color:var(--muted);font-size:13px;line-height:1.45;transition:.2s}.article-toc a b{font-size:9px;letter-spacing:.08em;color:#9a9fa4;padding-top:3px}.article-toc li.active a{border-left-color:var(--gold);color:var(--navy);font-weight:700}.article-toc li.active a b{color:#805b18}.toc-cta{margin-top:30px;padding-top:24px;border-top:1px solid var(--line)}.toc-cta a{display:inline-block;margin-top:10px;color:var(--navy);font-weight:700;font-size:13px}.article-content{font-size:18px;line-height:1.9;color:#30363b}.article-content .answer{padding:34px 38px;margin:0 0 96px}.article-content .answer p{font-family:Libre Caslon Text,serif;font-size:22px;line-height:1.65;color:var(--navy);margin:12px 0 0}.guide-section{margin:0 0 112px}.article-content .guide-section h2{font-size:clamp(34px,4vw,46px);line-height:1.15;scroll-margin-top:125px;margin:8px 0 30px}.section-number{font-family:Libre Caslon Text,serif;font-size:13px;font-style:italic;letter-spacing:.12em;color:#805b18}.guide-section p{margin:0 0 25px}.guide-section ul{margin:34px 0 0;padding:0;list-style:none;border-top:1px solid var(--line)}.guide-section li{position:relative;padding:15px 12px 15px 30px;border-bottom:1px solid var(--line);font-size:15px;line-height:1.55}.guide-section li:before{content:"";position:absolute;left:4px;top:24px;width:7px;height:7px;border-radius:50%;background:var(--gold)}.guide-section figure{margin:52px 0 0}.guide-section figure img{width:100%;height:auto;max-height:520px;object-fit:cover;border-radius:4px}.guide-section figcaption{margin-top:12px;color:var(--muted);font-size:11px;letter-spacing:.04em}.article-end{margin-top:30px;padding:58px;background:var(--navy);color:#fff}.article-content .article-end h2{font-size:38px;line-height:1.2;margin:14px 0 20px}.article-end p{color:rgba(255,255,255,.72);margin-bottom:28px}.article-end>span{color:var(--gold)}.section-head{display:grid;grid-template-columns:.85fr 1.15fr;grid-gap:100px;gap:100px;align-items:end;margin-bottom:54px}.page-hero h1,.section h2{font-size:clamp(42px,5vw,68px);line-height:1.04;letter-spacing:-.035em;margin:18px 0}.lead{font-size:18px;line-height:1.8;color:var(--muted)}.dark .lead{color:rgba(255,255,255,.68)}.listing-feature{display:grid;grid-template-columns:1.3fr .7fr;background:#fff;border-radius:16px;overflow:hidden;box-shadow:0 24px 65px rgba(10,35,66,.09)}.listing-slider{position:relative}.listing-slider-controls{display:flex;align-items:center;justify-content:flex-end;gap:22px;margin-top:24px}.listing-arrows{display:flex;gap:12px}.listing-arrows button{width:60px;height:60px;display:grid;place-items:center;border:2px solid var(--navy);border-radius:50%;background:var(--navy);color:#fff;cursor:pointer;transition:.2s ease;box-shadow:0 10px 28px rgba(10,35,66,.2)}.listing-arrows button:focus-visible,.listing-arrows button:hover{color:var(--navy);background:var(--gold);border-color:var(--gold);transform:translateY(-2px);outline:3px solid rgba(197,160,89,.28);outline-offset:3px}.listing-dots{display:flex;align-items:center;gap:8px}.listing-dots button{width:8px;height:8px;padding:0;border:0;border-radius:99px;background:rgba(10,35,66,.25);cursor:pointer;transition:.2s ease}.listing-dots button.active{width:28px;background:var(--gold)}.listing-count{min-width:50px;color:var(--muted);font-size:12px;font-weight:700;letter-spacing:.08em}.listing-feature img{width:100%;height:520px;object-fit:cover}.listing-copy{padding:44px;display:flex;flex-direction:column;justify-content:center}.status{display:inline-flex;width:max-content;border-radius:999px;padding:7px 11px;background:#e5f2e7;color:#286337;font-size:11px;font-weight:700;text-transform:uppercase}.listing-copy h3{font-size:34px;margin:22px 0 4px}.price{font-size:24px;font-weight:700;color:var(--navy);margin:18px 0}.specs{display:flex;gap:18px;color:var(--muted);font-size:13px;margin-bottom:28px}.article-grid,.community-grid,.listing-grid{display:grid;grid-template-columns:repeat(3,1fr);grid-gap:22px;gap:22px;margin-top:22px}.community-grid{grid-template-columns:repeat(6,1fr)}.community-card{grid-column:span 3}.community-card:nth-child(n+3){grid-column:span 2}.card{background:#fff;border-radius:12px;overflow:hidden;box-shadow:0 18px 50px rgba(10,35,66,.07);transition:.3s}.card:hover{transform:translateY(-6px)}.card img{width:100%;height:240px;object-fit:cover}.card-body{padding:25px}.card h3{font-size:25px;margin:6px 0 10px}.community-card{min-height:430px;padding:32px;color:#fff;display:flex;flex-direction:column;position:relative;overflow:hidden;border-radius:16px;background:var(--navy)}.community-photo{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;transform:scale(1.01);transition:transform .55s ease}.community-card:after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(4,16,28,.04) 15%,rgba(4,16,28,.92))}.community-card:hover .community-photo{transform:scale(1.08)}.community-card-content{position:relative;z-index:1;margin-top:auto}.community-card h3{font-size:34px;margin:0}.community-card p{color:rgba(255,255,255,.75);line-height:1.7}.photo-credits{margin:14px 0 0;color:var(--muted);font-size:11px;line-height:1.5}.story-grid{display:grid;grid-template-columns:.85fr 1.15fr;grid-gap:90px;gap:90px;align-items:center}.portrait{position:relative}.portrait img{width:100%;max-height:700px;object-fit:cover;border-radius:180px 180px 18px 18px}.portrait:after{content:"Teacher · Realtor · Neighbor";position:absolute;left:28px;right:28px;bottom:28px;padding:20px;background:rgba(10,35,66,.86);-webkit-backdrop-filter:blur(12px);backdrop-filter:blur(12px);color:#fff;text-align:center;border-radius:12px;font-family:Libre Caslon Text,serif;font-size:22px}.fact-list{margin-top:35px}.fact{display:flex;justify-content:space-between;gap:25px;padding:19px 0;border-bottom:1px solid var(--line)}.fact span{color:var(--muted)}.article-card{background:#fff;color:var(--ink);border-radius:12px;overflow:hidden;min-height:360px;display:flex;flex-direction:column}.article-art{height:220px;position:relative}.article-art img{object-fit:cover;transition:transform .5s ease}.article-card:hover .article-art img{transform:scale(1.04)}.article-art:before{content:"";position:absolute;z-index:1;inset:0;background:linear-gradient(0deg,rgba(6,24,45,.7),transparent 65%)}.article-art:after{content:"WEST HOUSTON";position:absolute;z-index:2;left:24px;bottom:20px;color:rgba(255,255,255,.75);letter-spacing:.16em;font-size:10px}.article-card .card-body{display:flex;flex-direction:column;flex:1 1}.article-card h3{font-size:27px}.article-card a{margin-top:auto;font-weight:700;color:var(--navy)}.answer{padding:26px;border-left:4px solid var(--gold);background:var(--cream);font-size:17px;line-height:1.7}.page-hero{padding:95px 0 70px;background:var(--navy);color:#fff}.page-hero p{max-width:720px;color:rgba(255,255,255,.72);font-size:18px;line-height:1.75}.content{max-width:820px}.content h2{font-size:38px;margin-top:60px}.content li,.content p{line-height:1.8;color:#46515a}.faq{border-top:1px solid var(--line)}.faq details{padding:22px 0;border-bottom:1px solid var(--line)}.faq summary{font-weight:700;cursor:pointer}.footer{background:var(--navy-dark);color:#fff;padding:72px 0 30px}.footer-grid{display:grid;grid-template-columns:1.3fr repeat(3,.7fr);grid-gap:50px;gap:50px}.footer h3{font-size:24px}.footer-wordmark{width:215px;height:auto;filter:brightness(0) invert(1)}.footer h4{font-size:11px;text-transform:uppercase;letter-spacing:.16em;color:var(--gold)}.footer a{display:block;margin:12px 0;color:rgba(255,255,255,.64);font-size:13px}.socials{display:flex;gap:10px;margin-top:20px}.socials a{width:44px;height:44px;border-radius:50%;border:1px solid rgba(255,255,255,.25);display:grid;place-items:center;margin:0}.socials .har-link{overflow:hidden}.socials .har-link img{width:100%;height:100%;object-fit:cover}.legal{border-top:1px solid rgba(255,255,255,.14);margin-top:50px;padding-top:24px;color:rgba(255,255,255,.72);font-size:11px}.sticky{position:fixed;z-index:50;right:20px;bottom:20px;box-shadow:0 16px 45px rgba(0,0,0,.25)}@media (max-width:900px){.shell{width:min(100% - 36px,1280px)}.identity small,.nav-links>a:not(.button){display:none}.hero{grid-template-columns:1fr}.hero-copy{padding:75px 18px}.hero h1{font-size:50px}.hero-media{min-height:480px}.hero-media:after{background:linear-gradient(var(--navy),transparent 30%)}.hero-actions{flex-direction:column}.article-grid,.community-grid,.footer-grid,.listing-feature,.listing-grid,.section-head,.story-grid,.trust-grid{grid-template-columns:1fr}.community-card,.community-card:nth-child(n+3){grid-column:auto}.section{padding:78px 0}.section-head{gap:10px}.listing-feature img{height:320px}.listing-copy{padding:28px}.listing-slider-controls{justify-content:space-between}.story-grid{gap:45px}.portrait img{max-height:560px}.footer-grid{gap:22px}.sticky{left:18px;right:18px}.button{min-height:52px}.fact{align-items:flex-start}.fact strong{text-align:right}.article-hero,.journal-hero{min-height:560px}.article-hero-copy,.journal-hero-copy{padding-bottom:48px}.article-hero h1,.journal-hero h1{font-size:44px}.article-layout,.journal-feature,.journal-grid,.journal-heading{grid-template-columns:1fr}.article-layout,.journal-heading{gap:24px}.journal-card-media,.journal-feature-media{min-height:260px}.journal-card-body,.journal-feature article{padding:28px}.journal-feature h2{font-size:34px}.journal-latest{margin-top:70px}.article-aside{position:static;margin-top:30px}.article-sidebar{position:static;margin-bottom:42px}.article-toc ol{display:grid;grid-template-columns:1fr}.article-section{padding:76px 0 100px}.article-content .answer{padding:26px;margin-bottom:72px}.article-content .answer p{font-size:19px}.guide-section{margin-bottom:82px}.article-end{padding:34px 28px}.article-content{font-size:16px}.article-content h2{font-size:29px}}@media (prefers-reduced-motion:reduce){*,:after,:before{scroll-behavior:auto!important;animation-duration:.01ms!important;animation-iteration-count:1!important;transition-duration:.01ms!important}}.article-toc a b{color:#626970}.footer-heading{display:block;font-family:Libre Caslon Text,serif;font-size:16px;margin:0 0 18px;color:#fff}@media (max-width:760px){.breadcrumbs{overflow:hidden;white-space:nowrap}.community-detail-hero{min-height:560px}.content-shell>.answer{padding:24px;margin-bottom:60px}.faq-section,.related-guides{margin:70px 0}.source-box{padding:28px 22px;margin:55px 0}.related-guides>div:last-child{grid-template-columns:1fr}.related-guides a{min-height:130px}}