:root{color-scheme:light;--bg:#f5f3ec;--surface:#fffef9;--surface2:#eaece3;--ink:#213b33;--muted:#65766b;--line:#dce1d5;--accent:#285447;--accent-light:#dce8d7;--gold:#ac773c;--warning:#866023;--danger:#a14748;--shadow:0 18px 55px #1d352c0c;--radius:24px;font-family:ui-sans-serif,system-ui,-apple-system,BlinkMacSystemFont,"Segoe UI",sans-serif}
:root[data-theme=dark]{color-scheme:dark;--bg:#111c18;--surface:#1b2922;--surface2:#25362c;--ink:#edf2e9;--muted:#a6b7a8;--line:#35473b;--accent:#bbd3af;--accent-light:#304a37;--gold:#e2ba83;--warning:#e2bc7c;--danger:#f1aaaa;--shadow:0 18px 55px #0002}
*{box-sizing:border-box}body{margin:0;background:var(--bg);color:var(--ink);font-size:15px;line-height:1.5}button,input,select,textarea{font:inherit}button,a,input,select,textarea{-webkit-tap-highlight-color:transparent}button,a{touch-action:manipulation}button{cursor:pointer}a{color:var(--accent);text-underline-offset:3px}button:focus-visible,a:focus-visible,input:focus-visible,select:focus-visible,textarea:focus-visible{outline:3px solid var(--gold);outline-offset:4px}[hidden]{display:none!important}h1,h2,h3,p{margin-top:0}h1{font-size:clamp(30px,4vw,44px);font-weight:650;line-height:1.12;letter-spacing:-1.2px;margin-bottom:12px}h2{font-size:23px;line-height:1.25;letter-spacing:-.6px;margin-bottom:12px}h3{font-size:17px;line-height:1.3;margin-bottom:8px}p{margin-bottom:12px;overflow-wrap:anywhere}small,.muted{color:var(--muted)}.skip-link{position:fixed;top:-80px;left:20px;z-index:20;background:var(--surface);padding:12px}.skip-link:focus{top:12px}.eyebrow{font-size:11px;letter-spacing:1.8px;font-weight:750;color:var(--muted);margin-bottom:14px}.gate{min-height:100svh;display:grid;place-items:center;padding:24px}.gate-card{width:min(100%,470px);padding:42px;background:var(--surface);border:1px solid var(--line);border-radius:32px;box-shadow:var(--shadow)}.gate-card>img{margin-bottom:28px}.gate-card .eyebrow{margin-bottom:10px}.gate-card h1{font-size:36px}.gate-card .button{margin-top:16px}.app-shell{display:grid;grid-template-columns:220px minmax(0,1fr);min-height:100svh}.rail{position:sticky;top:0;height:100svh;border-right:1px solid var(--line);padding:32px 20px;display:flex;flex-direction:column;background:var(--surface)}.brand{display:flex;gap:12px;align-items:center;text-decoration:none;color:var(--ink);font-size:23px;font-weight:650;padding:0 8px;margin-bottom:48px}.brand small{display:block;font-size:11px;font-weight:500;letter-spacing:1.5px;color:var(--muted)}.rail nav{display:grid;gap:8px}.nav-button{min-height:48px;display:flex;align-items:center;gap:14px;border:0;background:transparent;color:var(--muted);padding:12px 16px;border-radius:14px;text-align:left;font-weight:600}.nav-button[aria-current=page]{background:var(--accent-light);color:var(--ink)}.nav-icon{font-size:19px;line-height:1}.rail-footer{display:grid;gap:4px;margin-top:auto;padding-top:30px}.quiet-button{min-height:44px;border:0;background:transparent;color:var(--muted);text-align:left;padding:9px 12px;border-radius:10px}.quiet-button:hover{background:var(--surface2);color:var(--ink)}main{min-width:0}.topbar{display:flex;justify-content:space-between;align-items:center;padding:27px 40px;border-bottom:1px solid var(--line);min-height:80px}.topbar-label{font-size:10px;letter-spacing:2px;font-weight:700;color:var(--muted);margin:0}.mobile-brand,#mobile-settings,.mobile-nav{display:none}.view{max-width:1340px;padding:38px 40px 56px;margin:auto}.view-header{display:flex;align-items:flex-start;justify-content:space-between;gap:20px;margin-bottom:28px}.view-header p{color:var(--muted);max-width:650px}.button{min-height:44px;display:inline-flex;align-items:center;justify-content:center;gap:8px;padding:11px 19px;border-radius:12px;border:1px solid var(--line);background:var(--surface);color:var(--ink);text-decoration:none;font-weight:650;font-size:14px}.button:hover{background:var(--surface2)}.button.primary{background:var(--accent);color:var(--surface);border-color:var(--accent)}:root[data-theme=dark] .button.primary{color:#142318}.button.danger{color:var(--danger)}.button:disabled{opacity:.55;cursor:wait}.actions{display:flex;gap:10px;align-items:center;flex-wrap:wrap}.app-status{padding:0 40px;max-width:1340px;margin:auto}.app-status:not(:empty){padding-top:18px;color:var(--warning)}.card{padding:25px;background:var(--surface);border:1px solid var(--line);border-radius:var(--radius);box-shadow:var(--shadow);min-width:0}.card-head{display:flex;justify-content:space-between;gap:14px;align-items:flex-start}.card-head h2,.card-head h3{margin-bottom:8px}.hero{background:var(--accent);color:var(--surface);padding:30px;border:0}.hero .muted,.hero small,.hero .eyebrow{color:#dce8d7}:root[data-theme=dark] .hero{color:#142318}:root[data-theme=dark] .hero .muted,:root[data-theme=dark] .hero small,:root[data-theme=dark] .hero .eyebrow{color:#35503a}.hero .button{background:var(--surface);color:var(--ink);border:0}.hero .big-number{font-size:clamp(30px,4vw,48px);letter-spacing:-1.3px;font-weight:650;line-height:1.2;margin-bottom:12px}.summary-grid{display:grid;grid-template-columns:1.4fr 1fr;gap:20px;margin-bottom:24px}.stack{display:grid;gap:20px}.metric-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:16px}.metric{background:var(--surface2);border-radius:16px;padding:18px}.metric .value{font-size:24px;font-weight:650;letter-spacing:-.5px}.metric .label{font-size:12px;color:var(--muted);margin-bottom:6px}.metric small{display:block;font-size:11px;margin-top:5px}.section-gap{margin-top:28px}.chip-row{display:flex;gap:8px;flex-wrap:wrap;margin:12px 0}.chip{display:inline-flex;align-items:center;gap:6px;background:var(--surface2);color:var(--ink);border:1px solid var(--line);border-radius:99px;padding:6px 11px;font-size:12px;font-weight:550}.chip.warning{color:var(--warning)}.chip.good{background:var(--accent-light)}.chip-button{min-height:44px;padding:9px 16px}.chip-button[aria-pressed=true]{background:var(--accent);color:var(--surface);border-color:var(--accent)}:root[data-theme=dark] .chip-button[aria-pressed=true]{color:#142318}.empty{padding:48px 30px;text-align:center;background:var(--surface);border:1px dashed var(--line);border-radius:var(--radius)}.empty-symbol{display:grid;place-items:center;width:65px;height:65px;margin:0 auto 22px;border-radius:21px;background:var(--accent-light);font-size:30px;color:var(--accent)}.empty p{max-width:470px;margin:0 auto 22px;color:var(--muted)}.empty .actions{justify-content:center}.listing-grid{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:20px}.listing{display:flex;flex-direction:column}.listing-title{overflow-wrap:anywhere;font-size:21px;letter-spacing:-.4px;margin:8px 0}.listing-price{font-size:29px;font-weight:650;letter-spacing:-.7px;margin:12px 0 8px}.listing-meta{color:var(--muted);font-size:13px;margin-bottom:17px}.listing-costs{display:grid;grid-template-columns:1fr 1fr;gap:12px;padding:15px 0;border-top:1px solid var(--line);border-bottom:1px solid var(--line);margin:4px 0 16px}.listing-costs b{display:block;font-size:18px;font-weight:650}.listing-costs small{font-size:11px;display:block}.listing .actions{margin-top:auto;padding-top:12px}.listing-footer{font-size:11px;color:var(--muted);margin-top:17px;line-height:1.6}.list{margin:0;padding-left:20px}.list li{margin:7px 0}.compact-list{list-style:none;padding:0;margin:0}.compact-list li{padding:12px 0;border-bottom:1px solid var(--line);display:flex;gap:16px;justify-content:space-between}.compact-list li:last-child{border:0}.compact-list span{color:var(--muted)}.notice{padding:17px 20px;border-radius:16px;background:var(--surface2);font-size:13px;color:var(--muted);margin-top:18px}.notice.warning{color:var(--warning)}.rate-link{font-size:12px}.form-grid{display:grid;grid-template-columns:1fr 1fr;gap:17px}.form-field{display:grid;gap:7px;font-size:13px;font-weight:600;color:var(--ink)}.form-field small{font-weight:400;font-size:11px}.form-field input,.form-field select,.form-field textarea{width:100%;min-height:45px;background:var(--bg);border:1px solid var(--line);color:var(--ink);border-radius:11px;padding:10px 12px;font-weight:400}.form-field textarea{min-height:82px;resize:vertical}.form-field.wide{grid-column:1/-1}.form-field input::placeholder,.form-field textarea::placeholder{color:var(--muted)}fieldset{min-width:0;border:0;margin:0 0 26px;padding:0}legend{font-size:18px;font-weight:650;margin-bottom:15px}.form-actions{display:flex;align-items:center;gap:10px;flex-wrap:wrap;position:sticky;bottom:0;background:var(--surface);padding:20px 0 0;border-top:1px solid var(--line);margin-top:22px}.form-error{color:var(--danger);font-size:13px;margin:16px 0 0}.choice-row{display:flex;gap:8px;flex-wrap:wrap}.choice{display:inline-flex;align-items:center;gap:8px;border:1px solid var(--line);border-radius:12px;padding:10px 12px;min-height:44px;font-size:13px;cursor:pointer;background:var(--bg)}.choice:has(input:checked){background:var(--accent-light);border-color:var(--accent)}.choice input{accent-color:var(--accent);width:16px;height:16px;margin:0}.money-breakdown{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:22px}.source-grid{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:16px;margin-top:20px}.source-card{background:var(--surface2);border-radius:18px;padding:21px}.source-card p{font-size:13px;color:var(--muted)}.privacy-line{font-size:11px;color:var(--muted);margin-top:22px}.install-steps{padding-left:20px}.install-steps li{margin:12px 0}dialog{border:1px solid var(--line);border-radius:28px;background:var(--surface);color:var(--ink);width:min(760px,calc(100% - 32px));max-height:85svh;padding:28px;box-shadow:0 30px 100px #0004}dialog::backdrop{background:#0c211a70;backdrop-filter:blur(6px)}.dialog-top{display:flex;justify-content:space-between;align-items:flex-start;gap:20px;margin-bottom:20px}.dialog-top h2{margin:0}.icon-button{border:0;background:var(--surface2);color:var(--ink);border-radius:50%;width:44px;height:44px;font-size:25px;line-height:1}.settings-grid{display:grid;gap:10px}.settings-grid .button{justify-content:flex-start}.details-table{width:100%;border-collapse:collapse;font-size:13px}.details-table td{padding:12px 0;border-bottom:1px solid var(--line);vertical-align:top}.details-table td:last-child{text-align:right;font-weight:600}.details-table tr:last-child td{border:0}.sr-only{position:absolute;width:1px;height:1px;padding:0;margin:-1px;overflow:hidden;clip:rect(0,0,0,0);white-space:nowrap;border:0}
@media(prefers-color-scheme:dark){:root:not([data-theme=light]):not([data-theme=dark]){color-scheme:dark;--bg:#111c18;--surface:#1b2922;--surface2:#25362c;--ink:#edf2e9;--muted:#a6b7a8;--line:#35473b;--accent:#bbd3af;--accent-light:#304a37;--gold:#e2ba83;--warning:#e2bc7c;--danger:#f1aaaa}:root:not([data-theme=light]):not([data-theme=dark]) .button.primary,:root:not([data-theme=light]):not([data-theme=dark]) .hero{color:#142318}:root:not([data-theme=light]):not([data-theme=dark]) .hero .muted,:root:not([data-theme=light]):not([data-theme=dark]) .hero small{color:#35503a}}
@media(min-width:1450px){.listing-grid{grid-template-columns:repeat(3,minmax(0,1fr))}}
@media(max-width:1100px){.app-shell{grid-template-columns:180px minmax(0,1fr)}.rail{padding:25px 12px}.view{padding:30px 26px}.topbar{padding:24px 26px}.summary-grid{grid-template-columns:1fr 1fr}.metric-grid{grid-template-columns:1fr}.money-breakdown{grid-template-columns:1fr}.hero{padding:25px}.app-status{padding-left:26px;padding-right:26px}}
@media(max-width:760px){.app-shell{display:block}.rail{display:none}.topbar{padding:17px 20px;min-height:73px}.topbar-label{display:none}.mobile-brand{display:flex;gap:9px;align-items:center;text-decoration:none;color:var(--ink);font-size:21px;font-weight:650}#mobile-settings{display:block}.view{padding:27px 18px 110px}.app-status{padding-left:20px;padding-right:20px}.view-header{margin-bottom:22px;gap:12px}.view-header h1{font-size:33px}.view-header .button{padding:10px 13px}.summary-grid{grid-template-columns:1fr;gap:16px}.metric-grid{grid-template-columns:repeat(2,minmax(0,1fr));gap:12px}.metric:last-child:nth-child(odd){grid-column:1/-1}.listing-grid,.source-grid{grid-template-columns:1fr;gap:16px}.card{padding:21px;border-radius:22px}.hero{padding:25px}.mobile-nav{position:fixed;bottom:0;left:0;right:0;display:grid;grid-template-columns:repeat(4,1fr);gap:4px;padding:10px 12px calc(10px + env(safe-area-inset-bottom));background:var(--surface);border-top:1px solid var(--line);z-index:5}.mobile-nav .nav-button{display:grid;justify-items:center;gap:4px;min-height:50px;font-size:11px;padding:7px 3px;border-radius:12px}.mobile-nav .nav-icon{font-size:20px}.gate-card{padding:31px}.gate-card h1{font-size:32px}.empty{padding:35px 20px}.form-grid{gap:14px}.form-field{font-size:12px}.form-field input,.form-field select,.form-field textarea{font-size:16px}dialog{padding:23px;max-height:88svh}.dialog-top{margin-bottom:24px}.privacy-line{margin-bottom:0}}
@media(max-width:420px){.form-grid{grid-template-columns:1fr}.form-field.wide{grid-column:auto}.view-header{flex-wrap:wrap}.metric{padding:15px}.metric .value{font-size:22px}.listing-price{font-size:26px}}
@media(prefers-reduced-motion:no-preference){.button,.nav-button,.chip{transition:background .15s,color .15s}}
.future-section-head{align-items:center;margin-bottom:20px}.future-section-head p{margin-bottom:0}.future-context-grid,.future-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:18px;margin-bottom:22px}.future-context-grid .value{font-size:29px;font-weight:650;letter-spacing:-.6px}.future-context-grid .privacy-line{margin-top:13px}.future-card{padding:22px}.future-card.selected{border-color:var(--accent);background:var(--accent-light)}.future-pick{display:grid;gap:12px;width:100%;padding:0 0 21px;border:0;background:none;text-align:left;color:var(--ink);min-height:44px}.future-pick .eyebrow{margin:0}.future-amount{font-size:clamp(25px,3vw,35px);font-weight:650;letter-spacing:-.8px;line-height:1.2}.future-pick .chip{justify-self:start}.future-card .compact-list{font-size:12px}.future-card .compact-list li{gap:12px}.future-card .compact-list b{text-align:right}.future-scenario-grid{display:grid;grid-template-columns:1fr 1fr;align-items:start;gap:28px;margin-top:20px}.future-scenario-grid p{margin-top:12px}.future-scenario .privacy-line{margin-top:18px}.warning-text{color:var(--warning)}
.salary-grid{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));gap:12px}.salary-grid .value{font-size:20px}
.goal-list li{display:grid;grid-template-columns:minmax(0,1fr) auto auto;align-items:center}.goal-list span{overflow-wrap:anywhere}.future-card .compact-list span{min-width:0}.future-card .compact-list b{max-width:58%;overflow-wrap:anywhere}
@media(max-width:1100px){.future-grid{grid-template-columns:1fr}.future-context-grid{gap:12px}.future-context-grid .card{padding:18px}.future-context-grid .value{font-size:23px}.future-pick{grid-template-columns:1fr auto;align-items:center}.future-pick .eyebrow,.future-pick .muted{grid-column:1}.future-pick .future-amount{grid-column:1;grid-row:2}.future-pick .chip{grid-column:2;grid-row:1/4;justify-self:end}.future-card .compact-list{display:grid;grid-template-columns:1fr 1fr;column-gap:24px}.future-card .compact-list li:nth-last-child(2){border:0}}
@media(max-width:760px){.future-context-grid{grid-template-columns:1fr}.future-context-grid .card{display:grid;grid-template-columns:1fr auto;column-gap:20px;align-items:center}.future-context-grid .eyebrow{margin:0}.future-context-grid .privacy-line{grid-column:1/-1;margin-bottom:0}.future-section-head{flex-wrap:wrap;gap:16px}.future-scenario-grid{grid-template-columns:1fr;gap:16px}.future-card .compact-list{grid-template-columns:1fr}.future-card .compact-list li:nth-last-child(2){border-bottom:1px solid var(--line)}.future-pick{grid-template-columns:1fr}.future-pick .chip{grid-column:1;grid-row:auto;justify-self:start}.future-pick .future-amount{font-size:30px}}
@media(max-width:1100px){.salary-grid{grid-template-columns:repeat(2,minmax(0,1fr))}}
@media(max-width:760px){.goal-list li{grid-template-columns:minmax(0,1fr) auto}.goal-list .button{grid-column:1/-1;justify-self:start;margin-top:4px}}
.planning-head { margin-bottom: 1.25rem; }
.planning-summary-grid { display: grid; grid-template-columns: repeat(3,minmax(0,1fr)); gap: 1rem; margin-block: 1.2rem; }
.planning-limit { padding: 1rem; border: 1px solid var(--line); border-radius: 1rem; min-width: 0; }
.planning-limit:first-child { background: var(--accent-light); }
.planning-limit .label { display: block; margin-bottom: .65rem; }
.planning-limit strong { font-size: clamp(1.4rem,2.6vw,2rem); line-height: 1.2; overflow-wrap: normal; white-space: nowrap; }
.planning-choices { margin-top: 1rem; }
.planning-assumptions { margin-top: 1rem; }
.planning-assumptions summary { cursor: pointer; font-weight: 700; }
.planning-assumptions p { font-size: .9rem; }
.research-notice { display: flex; flex-wrap: wrap; align-items: center; gap: .65rem 1.1rem; padding: 1rem; border: 1px solid var(--line); border-radius: 1rem; margin-bottom: 1rem; }
.research-notice span { flex: 1 1 22rem; font-size: .85rem; color: var(--muted); }
.research-notice small { color: var(--muted); }
.homes-controls { display: flex; flex-wrap: wrap; align-items: center; justify-content: space-between; gap: .75rem; margin-bottom: 1.2rem; }
.listing-summary { font-size: .86rem; line-height: 1.5; color: var(--muted); }
.listing-estimate { display: flex; flex-direction: column; gap: .35rem; padding: 1rem; background: var(--accent-light); border-radius: .8rem; margin-block: .85rem; }
.listing-estimate span,.listing-estimate small { font-size: .8rem; color: var(--muted); }
.listing-estimate strong { font-size: 1.5rem; }
.listing .actions { margin-top: auto; }
.listing { display: flex; flex-direction: column; }
.details-table th { font-weight: 500; text-align: start; }
.details-table th,.details-table td { padding-block: .65rem; }
@media(max-width:650px) { .planning-summary-grid { grid-template-columns: 1fr; gap: .6rem; } .planning-limit { display:flex; justify-content:space-between; align-items:center; gap:.6rem; } .planning-limit .label { margin:0; flex:1; min-width:0; } .planning-limit strong { font-size:1.25rem; flex:0 0 auto; } .planning-head .card-head { align-items:start; flex-direction:column; } .research-notice { gap:.5rem; } .planning-summary-grid { margin-block:1rem; } }