:root{
  --bg:#ffffff; --surface:#ffffff; --sunk:#f6f5f2; --ink:#16181b; --muted:#6b6f75; --line:#e4e1da;
  --gold:#b8862b; --gold2:#d9ab4a; --goldS:#fbf4e4; --silver:#9aa0a6;
  --green:#2f7d4f; --greenS:#e6f3ea; --amber:#a26a00; --amberS:#fbf0d6; --red:#b23a32; --redS:#f8e3e1;
  --tabs:64px; --safe-b:env(safe-area-inset-bottom,0px);
  color-scheme:light;
}
*{box-sizing:border-box}
html,body{margin:0;background:var(--bg);color:var(--ink);font:15px/1.45 Inter,system-ui,-apple-system,"Segoe UI",sans-serif;-webkit-text-size-adjust:100%}
h1,h2,h3{margin:0;font-weight:700}
h2{font-size:18px}
button,input,select,textarea{font:inherit;color:inherit}
[hidden]{display:none!important}

.btn{border:1px solid var(--line);background:#fff;padding:11px 16px;border-radius:10px;font-weight:600;cursor:pointer}
.btn:hover{border-color:var(--silver)}
.btn.gold{background:linear-gradient(180deg,var(--gold2),var(--gold));border-color:var(--gold);color:#fff}
.btn.dark{background:var(--ink);border-color:var(--ink);color:#fff}
.btn.block{width:100%}
.btn[disabled]{opacity:.45;cursor:not-allowed}
.btn.sm{padding:7px 11px;font-size:13px;border-radius:8px}
.link{background:none;border:0;color:var(--gold);font-weight:600;cursor:pointer;padding:8px 0}
:focus-visible{outline:2px solid var(--gold);outline-offset:2px}

/* Auth */
.auth{min-height:100vh;display:flex;flex-direction:column;align-items:center;justify-content:center;padding:24px 16px}
.auth-logo{width:min(420px,100%);height:auto;margin-bottom:8px}
.auth-card{width:min(380px,100%);display:flex;flex-direction:column;gap:12px}
.auth-card h1{font-family:Cinzel,serif;font-size:20px;text-align:center;letter-spacing:.06em}
label{display:flex;flex-direction:column;gap:5px;font-size:13px;font-weight:600;color:var(--muted)}
input,select,textarea{border:1px solid var(--line);border-radius:10px;padding:11px 12px;background:#fff;font-weight:500;color:var(--ink);width:100%;min-width:0}
input:focus,select:focus,textarea:focus{border-color:var(--gold);outline:none}
.err{color:var(--red);font-size:13px;min-height:1em;margin:0}

/* Top bar */
.topbar{position:sticky;top:0;z-index:500;display:flex;align-items:center;justify-content:space-between;padding:10px 16px;padding-top:max(10px,env(safe-area-inset-top));background:#fff;border-bottom:1px solid var(--line)}
.brand{display:flex;align-items:center;gap:10px}
.emblem{width:46px;height:32px;background:url(/logo.webp) no-repeat;background-size:101px auto;background-position:-28px -6px}
.wordmark{font-family:Cinzel,serif;font-weight:700;font-size:19px;letter-spacing:.08em;text-transform:uppercase}
.who{font-size:13px;color:var(--muted)}

main{padding-bottom:calc(var(--tabs) + var(--safe-b))}
.pad{padding:16px;max-width:900px;margin:0 auto}
.row-between{display:flex;justify-content:space-between;align-items:center;gap:12px;margin-bottom:12px}
.row-between select{width:auto}
.hint{color:var(--muted);font-size:13px;margin:6px 0 12px}

/* Bottom tabs */
.tabs{position:fixed;left:0;right:0;bottom:0;z-index:600;display:grid;grid-template-columns:repeat(4,1fr);background:#fff;border-top:1px solid var(--line);padding-bottom:var(--safe-b)}
.tabs button{height:var(--tabs);border:0;background:none;display:flex;flex-direction:column;align-items:center;justify-content:center;gap:3px;font-size:11px;font-weight:600;color:var(--muted);cursor:pointer}
.tabs svg{width:22px;height:22px;fill:currentColor}
.tabs button.on{color:var(--gold)}

/* Search */
.searchbar{display:flex;gap:8px;padding:10px 16px;max-width:900px;margin:0 auto}
.searchbar input{flex:1}
.searchres{padding:0 16px 10px;max-width:900px;margin:0 auto}

/* Lead page */
.back{background:none;border:0;color:var(--muted);font-weight:600;padding:0 0 10px;cursor:pointer}
.card{border:1px solid var(--line);border-radius:14px;padding:14px;margin:14px 0}
.card>h3:first-child{margin-top:0}
.checks{list-style:none;margin:0;padding:0;display:flex;flex-direction:column;gap:8px}
.checks li{display:flex;gap:10px;align-items:flex-start;font-size:14px}
.checks .ic{flex:none;width:22px;height:22px;border-radius:50%;display:grid;place-items:center;font-size:12px;font-weight:800;color:#fff;background:var(--silver)}
.checks .ic.ok{background:var(--green)} .checks .ic.warn{background:var(--amber)} .checks .ic.bad{background:var(--red)}
.checks .why{color:var(--muted);font-size:13px}
.seg{display:inline-flex;border:1px solid var(--line);border-radius:10px;overflow:hidden}
.seg button{border:0;background:#fff;padding:8px 12px;font-weight:600;font-size:13px;cursor:pointer}
.seg button.on{background:var(--ink);color:#fff}

/* Scout */
.mapwrap{position:relative;height:52vh;min-height:300px}
#map{position:absolute;inset:0;background:var(--sunk)}
.mapbar{position:absolute;top:10px;left:10px;right:10px;z-index:450;display:flex;justify-content:space-between;gap:8px;pointer-events:none}
.mapbar>*{pointer-events:auto}
.chips{display:flex;gap:6px}
.chip{border:1px solid var(--line);background:#fff;border-radius:999px;padding:7px 12px;font-size:13px;font-weight:600;cursor:pointer;box-shadow:0 1px 4px rgba(0,0,0,.12)}
.chip.on{background:var(--ink);color:#fff;border-color:var(--ink)}
.pinbtn{position:absolute;left:50%;bottom:16px;transform:translateX(-50%);z-index:450;display:flex;align-items:center;gap:10px;border:0;border-radius:999px;padding:15px 26px;font-size:17px;font-weight:700;color:#fff;background:linear-gradient(180deg,var(--gold2),var(--gold));box-shadow:0 6px 18px rgba(120,80,10,.35);cursor:pointer;white-space:nowrap}
.pinbtn .dot{width:12px;height:12px;border-radius:50%;background:#fff;box-shadow:0 0 0 4px rgba(255,255,255,.35)}
.pinbtn[disabled]{opacity:.7}
.results{padding:14px 16px;max-width:900px;margin:0 auto}
.results-head{display:flex;justify-content:space-between;align-items:center;gap:10px;flex-wrap:wrap}
.toggle{flex-direction:row;align-items:center;gap:6px;font-weight:500}
.toggle input{width:auto}

.list{list-style:none;margin:0;padding:0;display:flex;flex-direction:column;gap:8px}
.item{display:flex;gap:12px;align-items:center;border:1px solid var(--line);border-radius:12px;padding:12px;cursor:pointer;background:#fff;width:100%;text-align:left}
.item:hover{border-color:var(--gold)}
.item .main{flex:1;min-width:0}
.item .t{font-weight:700;overflow:hidden;text-overflow:ellipsis;white-space:nowrap}
.item .s{color:var(--muted);font-size:13px;overflow:hidden;text-overflow:ellipsis;white-space:nowrap}
.item .r{text-align:right;font-size:13px;color:var(--muted);flex:none}
.item .r b{display:block;color:var(--ink);font-size:15px}
.badges{display:flex;gap:5px;flex-wrap:wrap;margin-top:5px}
.badge{font-size:11px;font-weight:700;padding:2px 7px;border-radius:999px;background:var(--sunk);color:var(--muted);letter-spacing:.02em}
.badge.gold{background:var(--goldS);color:var(--gold)}
.badge.green{background:var(--greenS);color:var(--green)}
.badge.red{background:var(--redS);color:var(--red)}
.empty{color:var(--muted);text-align:center;padding:24px 8px}

/* Sheet */
.sheet{position:fixed;inset:0;z-index:900;background:rgba(20,20,20,.35);display:flex;align-items:flex-end;justify-content:center}
.sheet-inner{position:relative;background:#fff;width:min(720px,100%);max-height:92vh;overflow:auto;border-radius:18px 18px 0 0;padding:20px 16px calc(24px + var(--safe-b))}
@media (min-width:760px){.sheet{align-items:center}.sheet-inner{border-radius:18px;max-height:88vh}}
.close{position:absolute;top:10px;right:12px;border:0;background:var(--sunk);width:36px;height:36px;border-radius:50%;font-size:22px;line-height:1;cursor:pointer}
.ptitle{font-size:21px;padding-right:44px}
.psub{color:var(--muted);margin-top:2px}
.facts{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:1px;background:var(--line);border:1px solid var(--line);border-radius:12px;overflow:hidden;margin:14px 0}
.facts div{background:#fff;padding:10px 12px}
.facts dt{font-size:11px;font-weight:700;color:var(--muted);text-transform:uppercase;letter-spacing:.05em}
.facts dd{margin:2px 0 0;font-weight:600;word-break:break-word}
.facts .wide{grid-column:1/-1}
.actions{display:flex;flex-wrap:wrap;gap:8px;margin:12px 0}
.links{display:flex;flex-wrap:wrap;gap:6px 14px;font-size:14px;margin:6px 0 4px}
.links a{color:var(--gold);font-weight:600;text-decoration:none}
.links a:hover{text-decoration:underline}
h3{font-size:15px;margin:18px 0 8px}
.soon{border:1px dashed var(--line);border-radius:12px;padding:12px;color:var(--muted);font-size:13px;margin-top:14px}
textarea{min-height:84px;resize:vertical}
table.comps{width:100%;border-collapse:collapse;font-size:13px}
table.comps th,table.comps td{padding:7px 6px;border-bottom:1px solid var(--line);text-align:right;white-space:nowrap}
table.comps th:first-child,table.comps td:first-child{text-align:left;white-space:normal}
table.comps th{color:var(--muted);font-weight:600;font-size:11px;text-transform:uppercase}
.tablewrap{overflow-x:auto;-webkit-overflow-scrolling:touch}
/* Numbers: same width digits so columns line up; dollar sign drawn smaller so figures stay balanced */
.facts dd,.kv,table.comps,.verdict .big,.item .r{font-variant-numeric:tabular-nums}
.cur{font-size:.68em;font-weight:600;vertical-align:.18em;margin-right:1px;opacity:.75}
.verdict .big{font-size:24px;line-height:1.15;letter-spacing:-.01em}
.verdict .big small{font-size:14px;font-weight:600;opacity:.75;margin-left:4px}
.verdict .v{font-size:12px}
.kv{font-size:13.5px}
.kv dd{font-weight:600}
table.comps{font-size:12.5px}
table.comps th{white-space:nowrap}
table.comps td b{font-weight:700}
.facts dd{font-size:14.5px}
.facts div:last-child:nth-child(odd){grid-column:1/-1}
.card{padding:16px}
.card h3{display:flex;flex-wrap:wrap;align-items:baseline;gap:6px;margin:0 0 10px}
.card h3 .psub{font-size:12px;font-weight:500}
.card .facts{margin:0 0 12px}
.checks li{line-height:1.35}
.checks .why{margin-top:2px}
ul.plans{list-style:none;margin:0 0 6px;padding:0;display:flex;flex-direction:column;gap:8px}
.plan{display:flex;justify-content:space-between;gap:12px;border:1px solid var(--line);border-radius:12px;padding:12px}
.plan.sel{border-color:var(--gold);background:var(--goldS)}
.plan-main{min-width:0;flex:1}
.plan-t{font-weight:700;font-size:14.5px}
.plan-num{text-align:right;display:flex;flex-direction:column;align-items:flex-end;gap:4px;font-variant-numeric:tabular-nums;flex:none}
.plan-num .lbl{display:block;font-size:10.5px;font-weight:700;letter-spacing:.06em;text-transform:uppercase;color:var(--muted)}
.plan-num div{font-size:14px;font-weight:600}
.plan-num .mao{font-size:16px;font-weight:800}
.plan-num .btn{margin-top:2px}
/* ---------- Lead page: one column on phones (ordered), two columns on tablet landscape / desktop ---------- */
.lead-grid{display:flex;flex-direction:column}
.lead-col{display:contents}
.o1{order:1}.o2{order:2}.o3{order:3}.o4{order:4}.o5{order:5}.o6{order:6}.o7{order:7}.o8{order:8}.o9{order:9}.o10{order:10}.o11{order:11}
@media (min-width:1000px){
  #view-lead .pad{max-width:1240px}
  .lead-grid{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1.15fr);gap:20px;align-items:start;margin-top:12px}
  .lead-col{display:flex;flex-direction:column;min-width:0}
  .lead-col>.card:first-child,.lead-col>.o1 .facts{margin-top:0}
}
/* Lists & settings use more width on bigger screens */
@media (min-width:768px){
  .pad{padding:20px 24px}
  .grid2{gap:14px}
  #view-settings .grid2{grid-template-columns:repeat(3,minmax(0,1fr))}
  .sheet-inner{padding:24px}
}

/* ---------- Tablet & desktop: menu moves to the top, map sits beside the results ---------- */
@media (min-width:900px){
  :root{--tabs:0px}
  .topbar{height:60px;padding-top:10px}
  .tabs{top:0;bottom:auto;left:50%;right:auto;transform:translateX(-50%);width:auto;display:flex;gap:4px;border:0;background:transparent;padding:0;height:60px;align-items:center;z-index:600}
  .tabs button{flex-direction:row;height:40px;padding:0 14px;border-radius:10px;font-size:14px;gap:8px}
  .tabs button:hover{background:var(--sunk)}
  .tabs button.on{background:var(--goldS)}
  .tabs svg{width:18px;height:18px}
  .toast{bottom:24px}
  #view-scout:not([hidden]){display:grid;grid-template-columns:minmax(0,1fr) 420px;grid-template-rows:auto auto minmax(0,1fr);
    grid-template-areas:"map search" "map sres" "map results";height:calc(100vh - 61px);overflow:hidden}
  #view-scout .mapwrap{grid-area:map;height:auto;min-height:0}
  #view-scout .searchbar{grid-area:search;width:100%;padding:14px 16px 8px;border-left:1px solid var(--line)}
  #view-scout .searchres{grid-area:sres;width:100%;max-height:40vh;overflow:auto;border-left:1px solid var(--line)}
  #view-scout .results{grid-area:results;overflow:auto;width:100%;max-width:none;border-left:1px solid var(--line)}
  main{padding-bottom:0}
}
@media (min-width:900px) and (max-width:1100px){
  #view-scout:not([hidden]){grid-template-columns:minmax(0,1fr) 360px}
}
.utilrow{display:flex;flex-wrap:wrap;align-items:center;gap:8px}
.section-label{font-size:11px}
table.comps tr.sel td{background:var(--goldS)}
table.plans td{vertical-align:top}
details summary{cursor:pointer}
.who{cursor:pointer;text-decoration:underline dotted}

/* Calculator */
.grid2{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:12px;margin:12px 0 16px}
@media (max-width:420px){.grid2{grid-template-columns:1fr}}
.grid2 .full{grid-column:1/-1}
.section-label{grid-column:1/-1;font-size:12px;font-weight:700;text-transform:uppercase;letter-spacing:.08em;color:var(--gold);margin-top:6px;border-bottom:1px solid var(--line);padding-bottom:4px}
.verdict{border-radius:14px;padding:16px;margin:12px 0}
.verdict.green{background:var(--greenS)} .verdict.amber{background:var(--amberS)} .verdict.red{background:var(--redS)}
.verdict .v{font-size:13px;font-weight:800;letter-spacing:.08em;text-transform:uppercase}
.verdict.green .v{color:var(--green)} .verdict.amber .v{color:var(--amber)} .verdict.red .v{color:var(--red)}
.verdict .big{font-size:30px;font-weight:800;font-variant-numeric:tabular-nums;margin-top:2px}
.kv{display:grid;grid-template-columns:1fr auto;gap:6px 12px;font-size:14px;font-variant-numeric:tabular-nums}
.kv dt{color:var(--muted)} .kv dd{margin:0;text-align:right;font-weight:600}
.kv .tot{border-top:1px solid var(--line);padding-top:6px;font-weight:800;color:var(--ink)}
hr{border:0;border-top:1px solid var(--line);margin:22px 0}
.saved{margin-left:10px;color:var(--green);font-size:13px;font-weight:600}

.toast{position:fixed;left:50%;bottom:calc(var(--tabs) + 16px + var(--safe-b));transform:translateX(-50%) translateY(20px);opacity:0;background:var(--ink);color:#fff;padding:10px 16px;border-radius:10px;font-size:14px;font-weight:600;z-index:1000;transition:.2s;pointer-events:none;max-width:calc(100% - 32px)}
.toast.show{opacity:1;transform:translateX(-50%) translateY(0)}
.leaflet-container{font:inherit}
.me-dot{width:16px;height:16px;border-radius:50%;background:#2a6fdb;border:3px solid #fff;box-shadow:0 0 0 2px rgba(42,111,219,.35)}
.big-line{font-size:18px}
details.zedit{margin-top:10px}
details.zedit>summary{list-style:none;display:inline-block}
details.zedit>summary::-webkit-details-marker{display:none}

/* ---------- Owner letter (screen preview + print) ---------- */
.letter-bar{max-width:8.5in;margin:0 auto 14px}
.letter-bar .actions{align-items:center}
.letter{background:#fff;color:#1b1b1b;width:100%;max-width:8.5in;margin:0 auto;padding:.8in .9in;border:1px solid var(--line);border-radius:6px;box-shadow:0 4px 18px rgba(0,0,0,.06);
  font:11.5pt/1.55 Georgia,"Times New Roman",serif}
.letter .lh{display:flex;justify-content:space-between;align-items:center;gap:16px;border-bottom:2px solid var(--gold);padding-bottom:12px;margin-bottom:26px}
.letter .lh img{width:190px;height:auto}
.letter .lh-addr{text-align:right;font:9pt/1.45 Inter,system-ui,sans-serif;color:#555}
.letter .l-date{margin-bottom:18px}
.letter .l-to{margin-bottom:24px}
.letter .l-body{margin-bottom:6px}
.letter .l-sign{margin-top:34px}
.letter .l-signame{font-weight:700}
.letter .l-ps{margin-top:22px;font-style:italic}
.letter [contenteditable]:focus{outline:1px dashed var(--gold);outline-offset:4px}
@media (max-width:600px){.letter{padding:28px 20px;font-size:10.5pt}.letter .lh img{width:130px}}
@media print{
  @page{size:letter;margin:0}
  body{background:#fff}
  .topbar,.tabs,.no-print,.toast,.sheet{display:none!important}
  main{padding:0!important}
  #view-letter .pad{padding:0!important;max-width:none}
  .letter{border:0;box-shadow:none;border-radius:0;max-width:none;width:8.5in;min-height:11in;padding:.75in .9in}
}

/* ---------- Deal summary: printing a lead page gives a clean report (no forms, links or buttons) ---------- */
@media print{
  #view-lead .back,#view-lead .actions,#view-lead .soon,#view-lead details,#view-lead .links,#view-lead .calcform,
  #view-lead .o8,#view-lead .o9,#view-lead select,#view-lead label,#view-lead .plan .btn,#view-lead .hint .btn{display:none!important}
  #view-lead .pad{padding:0 .4in!important;max-width:none}
  .lead-grid{display:block!important}
  .lead-col{display:block!important}
  .card{break-inside:avoid;border-color:#ccc;margin:10px 0}
  .verdict{break-inside:avoid;-webkit-print-color-adjust:exact;print-color-adjust:exact}
  .badge,.checks .ic,.plan.sel{-webkit-print-color-adjust:exact;print-color-adjust:exact}
  #view-lead .ptitle::after{content:"  ·  Eagle Eye Investments — deal summary";font-size:12px;font-weight:500;color:#777}
  ul.plans li:nth-child(n+5){display:none}
  .tablewrap{overflow:visible}
}
.photo-btn{display:inline-flex;align-items:center;justify-content:center;padding:0 12px;cursor:pointer;flex:none}
#searchRes li>div+div{margin-top:6px}
.scanrow{display:flex;align-items:center;gap:10px}
.scanrow .scan-pick{width:20px;height:20px;flex:none;accent-color:var(--gold)}
.scanrow .item{flex:1;min-width:0}
.item .r .lbl{display:block;font-size:10.5px;font-weight:700;letter-spacing:.06em;text-transform:uppercase;color:var(--muted)}
#scanActions{position:sticky;top:60px;background:var(--bg);z-index:5;padding:8px 0;margin:4px 0}