:root{
    --paper:#f4f6f7; --card:#fff; --ink:#10161c; --ink-2:#5a6873; --ink-3:#8a959e;
    --line:#dfe4e8; --line-2:#eef1f3;
    --ochre:#b8451f; --ochre-soft:#fff7f0; --ochre-line:#edb790;
    --save:#0f6b52; --save-soft:#e9f6f1; --save-line:#c3e6da;
    --focus:#1f5f8b;
    --serif:Archivo,system-ui,sans-serif;
    --sans:Archivo,system-ui,-apple-system,sans-serif;
    --mono:"JetBrains Mono",ui-monospace,monospace;
  }
  /* the whole accent shifts with property type, so toggling is unmistakable */
  body.t-hdb{--ochre:#1a6b5a;--ochre-soft:#eaf6f2;--ochre-line:#9dcfc0;
    --paper:#eef4f2;--ink:#0f2a24;--ink-2:#4a635b;--ink-3:#8aa39a;--line:#d2e0db;--line-2:#e3edea}
  body.t-ec{--ochre:#8a5a1b;--ochre-soft:#fdf5e9;--ochre-line:#dfc190;
    --paper:#f5f2ec;--ink:#2a2114;--ink-2:#5f5442;--ink-3:#9a917f;--line:#e0dace;--line-2:#eeeae1}
  .modechip{display:inline-flex;align-items:center;gap:7px;padding:5px 11px;border-radius:10px;
    background:var(--ochre);color:#fff;font-family:var(--mono);font-size:10.5px;letter-spacing:.12em;
    text-transform:uppercase;margin-bottom:12px}
  .modechip .dot{width:6px;height:6px;border-radius:50%;background:#fff;opacity:.85}

  .bind{margin-top:18px;padding:18px;border-radius:14px;background:var(--save-soft);
    border:1px solid var(--save-line)}
  .bind h3{margin:0 0 8px;font-family:var(--serif);font-size:16.5px;font-weight:700}
  .bind .bindbig{font-family:var(--mono);font-weight:700;font-size:20px;color:var(--save);
    margin:6px 0 8px}
  .bind p{margin:0;font-size:15.5px;color:var(--ink-2);line-height:1.55}
  .bind ul{margin:10px 0 0;padding-left:18px;font-size:15px;color:var(--ink-2)}
  .bind li{margin:4px 0}
  #coBox{display:none}#coBox.on{display:block}
  .row.changed{animation:rowflash .9s ease-out}
  @keyframes rowflash{0%{background:rgba(255,255,255,.16)}100%{background:transparent}}
  @media(prefers-reduced-motion:reduce){.row.changed{animation:none}}
  *,*::before,*::after{box-sizing:border-box}
  html{scroll-behavior:smooth}
  body{margin:0;background:var(--paper);color:var(--ink);font-family:var(--sans);
    font-size:17.5px;line-height:1.66;-webkit-font-smoothing:antialiased}
  .wrap{max-width:1080px;margin:0 auto;padding:0 clamp(14px,3.5vw,28px)}
  .num{font-variant-numeric:tabular-nums}
  a{color:var(--ochre)}

  /* ---------- header ---------- */
  header.top{background:var(--card);border-bottom:1px solid var(--line)}
  .top .wrap{display:flex;align-items:center;justify-content:space-between;gap:14px;padding:12px 0}
  .logo{font-family:var(--serif);font-weight:700;font-size:18px;letter-spacing:-.015em;
    text-decoration:none;color:var(--ink)}
  .logo span{color:var(--ochre)}
  .langsw{display:inline-flex;border:1.5px solid var(--line);border-radius:100px;overflow:hidden;flex:none}
  .langsw a{display:flex;align-items:center;min-height:40px;padding:9px 18px;font-size:16px;
    font-weight:700;line-height:1.2;text-decoration:none;color:var(--ink-2);background:var(--card);
    transition:background .14s,color .14s}
  .langsw a:hover{background:var(--paper);color:var(--ink)}
  .langsw a.on{background:var(--ink);color:#fff}
  .langsw a:focus-visible{outline:2px solid var(--focus);outline-offset:2px}
  @media(max-width:420px){.langsw a{padding:9px 15px;font-size:16px}}

  /* ---------- hero ---------- */
  .hero{padding:clamp(26px,5vw,46px) 0 0}
  h1{font-variation-settings:"wdth" 110;font-weight:700;font-size:clamp(27px,4.6vw,40px);line-height:1.14;
    letter-spacing:-.02em;margin:0 0 12px;max-width:20ch}
  .lede{font-size:18px;color:var(--ink-2);margin:0;max-width:58ch}
  .tabs{display:flex;margin:24px 0 0;gap:7px;flex-wrap:wrap}
  .tabs button{cursor:pointer;padding:11px 18px;border:1px solid var(--line);border-radius:100px;
    background:var(--card);color:var(--ink-2);font-family:var(--sans);font-size:16px;font-weight:600}
  .tabs button[aria-selected=true]{background:var(--ink);border-color:var(--ink);color:#fff}
  .tabs button:focus-visible{outline:2px solid var(--focus);outline-offset:2px}
  @media(max-width:560px){.tabs button{margin-right:18px;font-size:15.5px}}
  .asof{display:block;margin-top:12px;font-family:var(--mono);font-size:11.5px;color:var(--ink-3)}

  /* ---------- layout: result LEFT ---------- */
  .grid{display:grid;grid-template-columns:1fr;gap:20px;padding:20px 0 clamp(30px,5vw,52px)}
  @media(min-width:900px){
    .grid{grid-template-columns:minmax(0,400px) minmax(0,1fr);align-items:start}
    .out-col{position:sticky;top:20px;order:-1}
  }

  .panel{background:var(--card);border:1px solid var(--line);
    border-radius:14px;padding:clamp(18px,3vw,26px)}
  .lbl{display:block;font-size:11.5px;font-weight:700;letter-spacing:.1em;text-transform:uppercase;
    color:var(--ink-2);margin:0 0 8px}
  .fld+.fld{margin-top:22px}
  .hint{font-size:15px;color:var(--ink-3);margin:7px 0 0;line-height:1.5}
  .sect{margin-top:24px;padding-top:22px;border-top:1px solid var(--line-2)}
  .sect h3{margin:0 0 16px;font-family:var(--serif);font-size:17px;font-weight:700}
  .sect h3 em{font-style:normal;font-weight:400;color:var(--ink-3);font-size:15px}

  .money{position:relative}
  .money .cur{position:absolute;left:15px;top:50%;transform:translateY(-50%);font-family:var(--mono);
    font-size:16px;color:var(--ink-3);pointer-events:none}
  input[type=text],input[type=number]{width:100%;padding:14px 15px 14px 50px;border:1px solid var(--line);
    border-radius:10px;background:#fff;color:var(--ink);font-family:var(--mono);font-size:20px;
    font-weight:500;font-variant-numeric:tabular-nums}
  input.plain{padding-left:15px}
  input:focus{outline:2px solid var(--focus);outline-offset:1px;border-color:var(--focus)}
  input::placeholder{color:#c3cdc6;font-weight:400}
  .two{display:grid;grid-template-columns:1fr 1fr;gap:14px}
  @media(max-width:480px){.two{grid-template-columns:1fr}}

  .seg{display:flex;flex-wrap:wrap;gap:7px}
  .seg input{position:absolute;opacity:0;width:0;height:0}
  .seg label{flex:1 1 auto;min-width:72px;text-align:center;cursor:pointer;padding:11px 14px;
    border:1px solid var(--line);border-radius:10px;font-size:16px;font-weight:500;background:#fff}
  .seg label:hover{border-color:var(--ink-3)}
  .seg input:checked+label{border-color:var(--ink);background:var(--ink);color:#fff}
  .seg input:focus-visible+label{outline:2px solid var(--focus);outline-offset:2px}
  .seg.stack label{flex:1 1 100%;text-align:left}

  .sw{display:flex;align-items:center;gap:12px;cursor:pointer}
  .sw input{position:absolute;opacity:0}
  .sw .track{width:44px;height:25px;border-radius:100px;background:var(--line);position:relative;
    flex:none;transition:background .18s}
  .sw .track::after{content:"";position:absolute;top:3px;left:3px;width:19px;height:19px;
    border-radius:50%;background:#fff;box-shadow:0 1px 3px rgba(0,0,0,.25);transition:transform .18s}
  .sw input:checked+.track{background:var(--ink)}
  .sw input:checked+.track::after{transform:translateX(19px)}
  #jointBox{display:none;margin-top:22px}#jointBox.on{display:block}

  /* ---------- result ---------- */
  .out{background:var(--ink);color:#f3f7f4;border-radius:14px;padding:clamp(20px,3vw,26px)}
  /* nothing entered yet — must not look like a result, or a field */
  .out.empty{background:var(--card);color:var(--ink-2);border:1px dashed var(--line);
    text-align:center;padding:clamp(26px,4vw,34px) 20px}
  .out.empty .cap,.out.empty .total,.out.empty .pct,.out.empty .rows,
  .out.empty details.tiers{display:none}
  .out.empty .emptymsg{display:block}
  .emptymsg{display:none}
  .emptymsg .arrow{font-size:26px;line-height:1;color:var(--ochre);display:block;margin-bottom:10px}
  .emptymsg .t1{font-family:var(--serif);font-weight:700;font-size:18px;color:var(--ink);
    display:block;margin-bottom:5px}
  .emptymsg .t2{font-size:15.5px;color:var(--ink-3)}
  .emptymsg .up{display:inline}.emptymsg .side{display:none}
  @media(min-width:900px){.emptymsg .up{display:none}.emptymsg .side{display:inline}}
  .acts.hide{display:none}
  .out .cap{font-family:var(--mono);font-size:10.5px;letter-spacing:.16em;text-transform:uppercase;
    color:#93a89f}
  .total{font-family:var(--mono);font-weight:700;font-size:clamp(30px,6.4vw,40px);line-height:1.05;
    letter-spacing:-.02em;margin:8px 0 4px;font-variant-numeric:tabular-nums}
  .pct{font-size:15px;color:#93a89f;line-height:1.5}
  .rows{margin-top:20px;border-top:1px solid #2c4a43;padding-top:4px}
  .row{display:flex;justify-content:space-between;gap:14px;padding:11px 0;
    border-bottom:1px solid #24403a;font-size:16px}
  .row:last-child{border-bottom:0}
  .row .v{font-family:var(--mono);font-variant-numeric:tabular-nums;font-weight:500}
  .row.hi .v{color:#e5b877}
  .row .k{color:#c2d2cb}
  .row .k small{display:block;color:#7d9189;font-size:12px}

  details.tiers{margin-top:14px}
  details.tiers summary{cursor:pointer;font-size:15px;color:#93a89f;padding:11px 0;
    border-top:1px solid #2c4a43;list-style:none}
  details.tiers summary::-webkit-details-marker{display:none}
  details.tiers summary::before{content:"\25B8  "}
  details.tiers[open] summary::before{content:"\25BE  "}
  table.tier{width:100%;border-collapse:collapse;font-family:var(--mono);font-size:12px;color:#d3e0d9}
  table.tier th{text-align:left;font-weight:500;color:#7d9189;padding:6px 0;
    border-bottom:1px solid #2c4a43;font-size:10.5px;letter-spacing:.06em;text-transform:uppercase}
  table.tier td{padding:7px 0;border-bottom:1px solid #24403a;font-variant-numeric:tabular-nums}
  table.tier td:last-child,table.tier th:last-child{text-align:right}

  /* actions */
  .acts{display:flex;gap:8px;margin-top:14px;flex-wrap:wrap}
  .acts button{flex:1 1 auto;cursor:pointer;padding:11px 12px;border:1px solid var(--line);
    border-radius:10px;background:var(--card);color:var(--ink-2);font-family:var(--sans);
    font-size:15px;font-weight:600;transition:border-color .14s,color .14s}
  .acts button:hover{border-color:var(--ink);color:var(--ink)}
  .acts button:focus-visible{outline:2px solid var(--focus);outline-offset:2px}

  /* comparison */
  .cmp{margin-top:18px;padding:18px;border-radius:14px;background:var(--save-soft);
    border:1px solid var(--save-line);display:none}
  .cmp.on{display:block}
  .cmp h3{margin:0 0 10px;font-family:var(--serif);font-size:16.5px;font-weight:700}
  .cmp .line{display:flex;justify-content:space-between;gap:12px;padding:7px 0;font-size:16px}
  .cmp .line .v,.cmp .diff .v{font-family:var(--mono);font-variant-numeric:tabular-nums}
  .cmp .diff{margin-top:10px;padding-top:12px;border-top:1px solid var(--save-line);display:flex;
    justify-content:space-between;align-items:baseline;gap:12px}
  .cmp .diff .k{font-weight:700;font-size:16px}
  .cmp .diff .v{font-weight:700;font-size:22px;color:var(--save)}
  .cmp p{margin:10px 0 0;font-size:15px;color:var(--ink-2);line-height:1.55}

  /* onward link */
  .onward{margin-top:16px;padding:14px 16px;border-radius:14px;background:var(--card);
    border:1px solid var(--line);border-left:3px solid var(--ink-3);font-size:15.5px;color:var(--ink-2)}
  .onward b{color:var(--ink);font-weight:600}

  /* ---------- agent profile ---------- */
  .agent{position:relative;margin-top:20px;background:var(--ochre-soft);border:1px solid var(--ochre-line);
    border-top:3px solid var(--ochre);border-radius:14px;padding:clamp(18px,3vw,24px)}
  .agent .ribbon{position:absolute;top:-3px;right:0;background:var(--ink);color:#fff;
    font-family:var(--mono);font-size:9.5px;letter-spacing:.14em;text-transform:uppercase;padding:4px 9px}
  .agent .cap{font-family:var(--mono);font-size:10.5px;letter-spacing:.14em;text-transform:uppercase;
    color:var(--ochre);margin-bottom:14px}
  .agent .who{display:flex;gap:15px;align-items:center}
  .agent .ph{width:70px;height:70px;border-radius:10px;overflow:hidden;flex:none;background:#e6ebe6;
    display:flex;align-items:center;justify-content:center;font-weight:700;color:var(--ink-3);font-size:22px}
  .agent .ph svg,.agent .ph img{width:100%;height:100%;display:block;object-fit:cover}
  .agent .nm{font-family:var(--serif);font-weight:700;font-size:20px;line-height:1.25}
  .agent .rl{font-size:15px;color:var(--ink-2)}
  .agent .cea{font-family:var(--mono);font-size:11.5px;color:var(--ink-3);margin-top:3px}
  .agent.sample .nm,.agent.sample .rl,.agent.sample .cea{color:var(--ink-3)}
  .agent .bio{margin:15px 0 0;font-size:16px;color:var(--ink-2);line-height:1.6}
  .meta{margin-top:15px;padding-top:14px;border-top:1px solid var(--ochre-line);display:grid;gap:9px}
  .meta .mr{display:flex;gap:10px;font-size:15px;align-items:baseline}
  .meta .mk{flex:none;width:78px;font-size:10.5px;font-weight:700;letter-spacing:.08em;
    text-transform:uppercase;color:var(--ink-3);padding-top:2px}
  .meta .mv{color:var(--ink-2)}
  .tag{display:inline-block;padding:3px 9px;margin:0 5px 5px 0;border-radius:10px;background:#fff;
    border:1px solid var(--ochre-line);font-size:12.5px;color:var(--ink-2)}
  .wa{display:flex;align-items:center;justify-content:center;gap:9px;margin-top:16px;padding:14px;
    border-radius:10px;background:var(--ochre);color:#fff;text-decoration:none;font-weight:700;font-size:16px}
  .wa:hover{filter:brightness(.95)}
  .slotnote{margin:14px 0 0;padding:12px 14px;border-radius:10px;background:var(--card);
    border:1px solid var(--line);font-size:15px;color:var(--ink-2);line-height:1.55}

  .fab{position:fixed;right:18px;bottom:18px;z-index:60;display:flex;align-items:center;gap:10px;
    padding:13px 18px 13px 15px;border-radius:100px;background:var(--ochre);color:#fff;text-decoration:none;
    font-weight:700;font-size:16px;box-shadow:0 8px 26px -8px rgba(0,0,0,.42);transition:transform .16s}
  .fab:hover{transform:translateY(-2px)}
  @media(max-width:560px){.fab{padding:14px;right:14px;bottom:14px}.fab .fabT{display:none}}

  /* ---------- content ---------- */
  section.doc{padding:clamp(28px,5vw,46px) 0;border-top:1px solid var(--line)}
  section.doc .wrap{max-width:720px}
  .doc h2{font-family:var(--serif);font-weight:700;font-size:clamp(20px,3vw,27px);letter-spacing:-.018em;
    margin:0 0 10px;line-height:1.2}
  .doc p.ans{font-size:18px;color:var(--ink);margin:0 0 16px;line-height:1.6}
  .doc h3{font-family:var(--serif);font-size:18px;margin:32px 0 8px;font-weight:600}
  .doc p{color:var(--ink-2);margin:0 0 14px}
  .doc table{width:100%;border-collapse:collapse;margin:16px 0;font-size:16px;background:var(--card);
    border:1px solid var(--line)}
  .doc th,.doc td{padding:11px 13px;text-align:left;border-bottom:1px solid var(--line-2)}
  .doc th{font-size:11px;letter-spacing:.08em;text-transform:uppercase;color:var(--ink-2);
    background:var(--paper)}
  .doc td{font-variant-numeric:tabular-nums}
  .doc details{border-top:1px solid var(--line);padding:14px 0}
  .doc details summary{cursor:pointer;font-weight:600;list-style:none;font-family:var(--serif);
    font-size:17px}
  .doc details summary::-webkit-details-marker{display:none}
  .doc details summary::after{content:"+";float:right;color:var(--ink-3);font-family:var(--sans)}
  .doc details[open] summary::after{content:"\2013"}
  .doc details p{margin-top:11px;font-size:16px}
  .note{font-size:15px;color:var(--ink-3);border-left:2px solid var(--line);padding-left:14px;margin:18px 0}

  .closer{margin-top:36px;padding:clamp(22px,4vw,30px);border-radius:14px;background:var(--ink);
    color:#fff;text-align:center}
  .closer h3{margin:0 0 8px;font-family:var(--serif);font-weight:700;font-size:clamp(19px,3vw,24px)}
  .closer p{margin:0 auto 18px;color:#c2d2cb;max-width:44ch;font-size:16.5px}
  .closer .btn{display:inline-flex;align-items:center;gap:10px;padding:14px 24px;border-radius:10px;
    background:var(--ochre);color:#fff;text-decoration:none;font-weight:700;font-size:16.5px}
  .closer .who2{display:flex;align-items:center;justify-content:center;gap:12px;margin-bottom:16px}
  .closer .who2 .av{width:48px;height:48px;border-radius:10px;background:#22423b;overflow:hidden;flex:none}
  .closer .who2 .av svg,.closer .who2 .av img{width:100%;height:100%;display:block;object-fit:cover}
  .closer .who2 .nm2{text-align:left;font-size:16px;line-height:1.35}
  .closer .who2 .nm2 b{display:block;font-size:17px;font-family:var(--serif)}
  .closer .who2 .nm2 span{color:#93a89f;font-size:12.5px}

  footer{background:var(--card);border-top:1px solid var(--line);padding:26px 0;font-size:15px;
    color:var(--ink-3)}
  footer a{color:var(--ink-2)}
  [hidden]{display:none!important}

  /* ---------- print ---------- */
  @media print{
    @page{margin:16mm}
    body{background:#fff;color:#000;font-size:11pt}
    header.top,.tabs,.acts,.fab,.closer,.doc details,.onward,.slotnote,.langsw,
    .hero .lede,.hero h1,footer a,.panel,#pBuy,#pSell,#pRent,.agent .wa,
    details.tiers{display:none!important}
    .grid>div:last-child{display:none!important}
    .panel,.cmp,.agent{border:1px solid #999!important;background:#fff!important;
      box-shadow:none!important;break-inside:avoid}
    .out{background:#fff!important;color:#000!important;border:2px solid #000!important;
      break-inside:avoid}
    .out .cap,.pct,.row .k,.row .k small{color:#333!important}
    .row{border-bottom:1px solid #ccc!important}
    .row.hi .v{color:#000!important;font-weight:700}
    .rows{border-top:1px solid #000!important}
    .grid{display:block}
    .out-col{position:static!important}
    section.doc{display:none}
    .printhead{display:block!important;border-bottom:2px solid #000;padding-bottom:8px;margin-bottom:16px}
    .agent{margin-top:18px}
    a[href]:after{content:""}
  }
  .printhead{display:none}
  .printhead .pt{font-family:var(--serif);font-weight:700;font-size:16pt}
  .printhead .pd{font-family:var(--mono);font-size:9pt;color:#555}