:root { font-family:system-ui,sans-serif; color:#182f2a; background:#f6f8f5; }
body { margin:0; background:#f6f8f5; color:#182f2a; }
h1 { font-size:clamp(2rem,5vw,3.5rem); letter-spacing:-.04em; margin:0 0 16px; }
h2 { font-size:1.4rem; } h3 { font-size:1.15rem; margin-top:24px; }
p { line-height:1.6; } button,select,input { font:inherit; }
button,select { padding:10px 16px; border:1px solid #527469; border-radius:8px; background:white; color:#123d34; }
button { cursor:pointer; } button:hover { background:#e0eee6; }
:focus-visible { outline:3px solid #a45b00; outline-offset:3px; }
.toolbar { display:flex; gap:12px; flex-wrap:wrap; align-items:center; }
.import { max-width:100%; } input[type=file] { max-width:100%; }
.notice { background:#fff1ce; padding:16px; border-radius:8px; }
.calculator { display:grid; grid-template-columns:minmax(240px,320px) minmax(0,1fr); gap:32px; margin-top:24px; }
.calculator > section { min-width:0; }
.control { display:grid; grid-template-columns:minmax(0,1fr) 120px; gap:8px; margin:0 0 20px; }
.control label span { display:block; font-size:.85rem; color:#465d55; }
.control input[type=number] { width:100%; padding:8px; border:1px solid #a2b4ac; border-radius:6px; }
.control input[type=range] { grid-column:1/-1; width:100%; accent-color:#176d54; }
section>label { display:block; margin:16px 0; }
.cards { display:grid; grid-template-columns:repeat(2,minmax(0,1fr)); gap:16px; }
.cards article { background:white; border:1px solid #d2ded6; padding:20px; border-radius:12px; }
.cards span { display:block; font-size:.9rem; } .cards strong { display:block; font-size:clamp(1.2rem,2.4vw,1.8rem); overflow-wrap:anywhere; }
.table-wrap { max-width:100%; overflow:auto; } table { width:100%; border-collapse:collapse; font-size:.85rem; }
th,td { padding:12px 8px; border-bottom:1px solid #cbd5cf; text-align:right; white-space:nowrap; }
th:first-child,td:first-child { text-align:left; }
details { padding:20px 0; } summary { cursor:pointer; font-weight:600; }
nav { display:flex; flex-wrap:wrap; gap:8px; padding:16px 24px; border-bottom:1px solid #d2ded6; }
nav a { padding:8px 16px; color:#123d34; text-decoration:none; border-radius:6px; }
nav a.active { background:#176d54; color:white; }
.stacked { display:grid; gap:8px; margin-bottom:20px; }
input:not([type=checkbox]):not([type=range]):not([type=file]), select { min-width:0; max-width:100%; }
.portfolio-totals { grid-template-columns:repeat(auto-fit,minmax(min(100%,240px),1fr)); margin:24px 0; }
.portfolio-totals strong { font-size:clamp(1.15rem,1.8vw,1.5rem); }
.property-list { display:grid; grid-template-columns:repeat(auto-fit,minmax(min(100%,360px),1fr)); gap:24px; margin:24px 0; }
.property-card,.editor,.purchase-panel,.existing-overview,.target-panel { padding:24px; border:1px solid #d2ded6; border-radius:12px; background:white; margin:24px 0; min-width:0; }
.property-card { margin:0; overflow-wrap:anywhere; }
.form-grid { display:grid; grid-template-columns:repeat(2,minmax(0,1fr)); gap:20px; margin-bottom:24px; }
.form-grid label { display:grid; gap:8px; align-content:start; }
.form-grid input { padding:10px; border:1px solid #a2b4ac; border-radius:6px; width:100%; }
.form-grid select { width:100%; }
dl { margin:16px 0; } dl > div { display:flex; justify-content:space-between; flex-wrap:wrap; gap:8px; padding:8px 0; border-bottom:1px solid #e2e9e4; }
dt { font-weight:500; } dd { margin:0; font-weight:600; }
.positive { color:#12613c; font-weight:600; } .negative,.validation-errors { color:#a32323; font-weight:600; }
.muted { color:#465d55; font-size:.9rem; }
.total { font-size:1.35rem; padding:16px; background:#e6f1e9; border-radius:8px; overflow-wrap:anywhere; }
.empty { padding:32px 0; }
.editorial { max-width:850px; margin:48px 0; line-height:1.75; }
.editorial h2 { margin-top:32px; } .editorial li { margin:8px 0; }
.lead { font-size:1.2rem; max-width:850px; }
.tool-inputs { border:0; padding:0; min-width:0; } .tool-inputs legend { font-size:1.25rem; font-weight:600; margin-bottom:20px; }
.tax-inputs { max-width:600px; } .tool-inputs .toolbar { margin-bottom:24px; }
.support-cta { padding:24px; margin-top:32px; border-top:1px solid #d2ded6; }
.support-cta h2 { font-size:1.15rem; } .support-link { display:inline-block; padding:10px 0; }
.primary-link { display:inline-block; padding:12px 16px; border-radius:8px; background:#176d54; color:white; text-decoration:none; }
.skip-link { position:absolute; left:16px; top:-100px; padding:12px; background:white; z-index:10; } .skip-link:focus { top:8px; }
[hidden] { display:none!important; }
button, select, input:not([type=checkbox]):not([type=range]) { min-height:44px; }
main p, main h1, main h2, footer p { overflow-wrap:anywhere; }
@media(max-width:760px) { .calculator { grid-template-columns:minmax(0,1fr); } }
@media(max-width:600px) { .form-grid { grid-template-columns:minmax(0,1fr); } .property-card,.editor,.purchase-panel,.existing-overview,.target-panel { padding:16px; } }
@media(prefers-reduced-motion:reduce) { * { scroll-behavior:auto!important; transition:none!important; } }
/* Touch controls and navigation for long mobile projections. */
.calculator-shortcuts { display:none; }
.table-hint { color:#465d55; font-size:.85rem; margin-bottom:8px; }
.table-wrap { overscroll-behavior-x:contain; border:1px solid #d2ded6; border-radius:8px; }
.table-wrap th { background:#e6f1e9; }
.table-wrap th:first-child, .table-wrap td:first-child { position:sticky; left:0; background:#f6f8f5; min-width:80px; max-width:160px; white-space:normal; overflow-wrap:anywhere; }
.control input[type=range] { min-height:44px; margin:0; cursor:pointer; }
input[type=checkbox] { width:20px; height:20px; vertical-align:middle; accent-color:#176d54; flex-shrink:0; }
label:has(> input[type=checkbox]) { min-height:44px; display:flex; align-items:center; gap:10px; }
summary { min-height:44px; padding:10px 0; }
@media(max-width:760px) {
 .calculator-shortcuts { display:flex; position:sticky; top:0; z-index:5; padding:8px; gap:8px; background:#f6f8f5; border:1px solid #d2ded6; border-radius:10px; }
 .calculator-shortcuts a { flex:1; text-align:center; padding:12px 8px; background:#176d54; color:white; }
 #calculator-inputs, #calculator-results { scroll-margin-top:80px; }
 .cards article { padding:16px; }
}
@media(max-width:600px) {
 .scenario-toolbar { display:grid; grid-template-columns:repeat(2,minmax(0,1fr)); gap:10px; }
 .scenario-toolbar > label { grid-column:1/-1; display:grid; gap:8px; }
 .scenario-toolbar button { width:100%; padding:10px 8px; }
 .scenario-toolbar select, .scenario-toolbar input { width:100%; }
 .control { grid-template-columns:minmax(0,1fr) 112px; column-gap:12px; }
 input, select, textarea { font-size:16px; }
}
@media(max-width:360px) { .cards { grid-template-columns:minmax(0,1fr); } }
.calculator-loading { display:flex; align-items:center; flex-wrap:wrap; gap:20px; padding:28px; margin:28px 0; border:1px solid #c5dbcf; border-radius:16px; background:linear-gradient(120deg,#e6f1e9,#fff); }
.calculator-loading > div { flex:1; min-width:180px; }
.calculator-loading h2 { margin:4px 0 8px; font-size:1.4rem; }
.calculator-loading p { margin:0; color:#465d55; }
.calculator-loading .loading-brand { color:#176d54; font-weight:600; font-size:.85rem; letter-spacing:.04em; }
.loading-spinner { width:32px; height:32px; flex-shrink:0; border:3px solid #c5dbcf; border-top-color:#176d54; border-radius:50%; animation:calculator-spin 1s linear infinite; }
@keyframes calculator-spin { to { transform:rotate(360deg); } }
@media(max-width:600px) { .calculator-loading { padding:20px; gap:16px; } .calculator-loading > div { order:3; flex-basis:100%; } .loading-spinner { margin-left:auto; } }
@media(prefers-reduced-motion:reduce) { .loading-spinner { animation:none; } }
.slider-guide { grid-column:1/-1; font-size:.8rem; line-height:1.5; color:#465d55; }