:root {
    --navy: #073b66;
    --navy-dark: #052b4b;
    --blue: #0b65a8;
    --blue-light: #eaf4fb;
    --gold: #e7ad3c;
    --ink: #172b3a;
    --muted: #5c6f7d;
    --line: #d8e1e7;
    --surface: #fff;
    --background: #f4f7f9;
    --success: #16734b;
    --danger: #b42318;
    --shadow: 0 16px 42px rgba(7, 59, 102, .11);
    --radius: 16px;
}


/* =========================================================
   GLOBAL
   ========================================================= */

* {
    box-sizing: border-box;
}

html {
    scroll-behavior: smooth;
}

body {
    margin: 0;
    background: var(--background);
    color: var(--ink);
    font-family: Arial, Helvetica, sans-serif;
    font-size: 16px;
    line-height: 1.55;
    text-align: left;
}

button,
input,
select {
    font: inherit;
}

a {
    color: var(--blue);
}

.skip-link {
    position: fixed;
    left: 1rem;
    top: -5rem;
    z-index: 9999;
    padding: .75rem 1rem;
    background: #fff;
    color: var(--navy);
    font-weight: 700;
    border-radius: 8px;
}

.skip-link:focus {
    top: 1rem;
}

.is-hidden {
    display: none !important;
}

.app-version {
    position: absolute;
    left: -9999px;
}

/* =========================================================
   SHARED CONTAINERS
   ========================================================= */

.header-container,
.footer-container,
.tax-wrapper,
.hero {
    width: min(1120px, calc(100% - 40px));
    margin-inline: auto;
}


/* =========================================================
   UTILITY BAR
   ========================================================= */

.utility-bar {
    background: var(--navy-dark);
    color: #d9e7f1;
    font-size: .78rem;
}

.utility-content {
    display: flex;
    justify-content: space-between;
    padding: 7px 0;
}

.utility-content a {
    color: #fff;
    text-decoration: none;
    font-weight: 700;
}


/* =========================================================
   LEGACY BANNER
   ========================================================= */

.legacy-banner {
    display: block;
    overflow: hidden;
    background: #16456d;
    text-align: center;
}

.legacy-banner img {
    display: block;
    width: min(100%, 1600px);
    height: auto;
    margin: 0 auto;
}


/* =========================================================
   BRAND / NAVIGATION
   ========================================================= */

.brand-bar {
    background: #fff;
    border-bottom: 1px solid var(--line);
}

.brand-content {
    min-height: 58px;
    display: flex;
    align-items: center;
    justify-content: flex-end;
}

.primary-nav {
    display: flex;
    align-items: center;
    gap: 32px;
}

.primary-nav a {
    color: var(--ink);
    text-decoration: none;
    font-size: .92rem;
    font-weight: 700;
    padding: 17px 0 13px;
    border-bottom: 4px solid transparent;
}

.primary-nav a:hover,
.primary-nav a:focus,
.primary-nav a.active {
    color: var(--blue);
    border-color: var(--gold);
}


/* =========================================================
   ESTIMATOR / HERO
   ========================================================= */

.estimator-page {
    padding-bottom: 64px;
}

.hero {
    display: flex;
    align-items: center;
    gap: 24px;
    padding-top: 46px;
    padding-bottom: 35px;
}

.hero-icon {
    flex: 0 0 68px;
    width: 68px;
    height: 68px;
    display: grid;
    place-items: center;
    border-radius: 20px;
    background: linear-gradient(145deg, var(--navy), var(--blue));
    color: #fff;
    font-size: 2rem;
    font-weight: 800;
    box-shadow: 0 10px 24px rgba(7, 59, 102, .2);
}

.eyebrow {
    margin: 0 0 5px !important;
    color: var(--blue);
    font-size: .76rem !important;
    font-weight: 800;
    text-transform: uppercase;
    letter-spacing: .13em;
}

.hero h1 {
    margin: 0;
    color: var(--navy-dark);
    font-family: Arial, Helvetica, sans-serif;
    font-size: clamp(2rem, 4vw, 3.25rem);
    line-height: 1.1;
}

.hero p:not(.eyebrow) {
    margin: 8px 0 12px;
    max-width: 720px;
    color: var(--muted);
    font-size: 1.05rem;
}

.time-badge {
    display: inline-flex;
    gap: 7px;
    align-items: center;
    padding: 5px 10px;
    border: 1px solid #c8dce9;
    border-radius: 999px;
    background: #fff;
    color: #365466;
    font-size: .78rem;
    font-weight: 700;
}


/* =========================================================
   ALERT / ERROR BOX
   ========================================================= */

.alert-box {
    display: flex;
    gap: 12px;
    align-items: flex-start;
    margin-bottom: 20px;
    padding: 16px 18px;
    border: 1px solid #f0b4ad;
    border-left: 5px solid var(--danger);
    border-radius: 10px;
    background: #fff2f0;
    color: #70221a;
}

.alert-icon {
    flex: 0 0 24px;
    height: 24px;
    border-radius: 50%;
    display: grid;
    place-items: center;
    background: var(--danger);
    color: #fff;
    font-weight: 800;
}


/* =========================================================
   PROGRESS STEPPER
   ========================================================= */

.progress-stepper {
    padding: 20px 26px 16px;
    background: var(--navy);
    border-radius: var(--radius) var(--radius) 0 0;
    color: #fff;
}

.progress-stepper ol {
    display: flex;
    margin: 0;
    padding: 0;
    list-style: none;
}

.progress-item {
    position: relative;
    flex: 1;
    text-align: center;
    color: #a9c3d6;
}

.progress-item:not(:last-child)::before {
    content: "";
    position: absolute;
    z-index: 0;
    top: 17px;
    left: calc(50% + 22px);
    width: calc(100% - 44px);
    height: 2px;
    background: #547896;
}

.progress-item span {
    position: relative;
    z-index: 1;
    width: 36px;
    height: 36px;
    margin: auto;
    display: grid;
    place-items: center;
    border: 2px solid #7997ad;
    border-radius: 50%;
    background: var(--navy);
    color: #fff;
    font-weight: 800;
    line-height: 1;
}

.progress-item small {
    display: block;
    margin-top: 7px;
    font-size: .72rem;
    font-weight: 700;
}

.progress-item.is-active,
.progress-item.is-complete {
    color: #fff;
}

.progress-item.is-active span {
    border-color: var(--gold);
    background: var(--gold);
    color: var(--navy-dark);
    box-shadow: 0 0 0 5px rgba(231, 173, 60, .18);
}

.progress-item.is-complete span {
    border-color: #68d7aa;
    background: var(--success);
    color: #fff;
    font-size: 0;
    line-height: 1;
}

.progress-item.is-complete span::after {
    content: "\2713";
    display: block;
    position: relative;
    top: -2px;
    color: #fff;
    font-family: Arial, Helvetica, sans-serif;
    font-size: 1.05rem;
    font-weight: 800;
    line-height: 1;
    text-align: center;
}

.progress-item.is-complete::before {
    background: #68d7aa;
}


/* =========================================================
   WIZARD
   ========================================================= */

.wizard-shell {
    background: #fff;
    border: 1px solid var(--line);
    border-top: 0;
    border-radius: 0 0 var(--radius) var(--radius);
    box-shadow: var(--shadow);
}

.step-panel {
    display: none;
    padding: clamp(28px, 5vw, 56px);
}

.step-panel.is-active {
    display: block;
    animation: stepIn .24s ease-out;
}

@keyframes stepIn {
    from {
        opacity: 0;
        transform: translateY(8px);
    }

    to {
        opacity: 1;
        transform: none;
    }
}

.step-heading {
    margin-bottom: 32px;
}

.step-heading > span,
.card-kicker {
    color: var(--blue);
    font-size: .74rem;
    font-weight: 800;
    text-transform: uppercase;
    letter-spacing: .12em;
}

.step-heading h2 {
    margin: 5px 0;
    color: var(--navy-dark);
    font-family: Arial, Helvetica, sans-serif;
    font-size: clamp(1.6rem, 3vw, 2.2rem);
}

.step-heading p {
    margin: 0;
    color: var(--muted);
    font-size: 1rem;
}


/* =========================================================
   FORM LAYOUT
   ========================================================= */

.field-grid {
    display: grid;
    grid-template-columns: 1fr 1fr;
    gap: 20px;
}

.field-grid.two-thirds {
    grid-template-columns: 2fr 1fr;
    align-items: start;
}

.field-grid.full-width {
    grid-template-columns: 1fr;
}

.field-group {
    margin-bottom: 22px;
}

.field-group.narrow {
    max-width: 600px;
}

.field-group label,
.choice-field legend {
    display: block;
    margin-bottom: 8px;
    color: var(--ink);
    font-size: .94rem;
    font-weight: 750;
}

.field-grid.two-thirds .field-group {
    margin-bottom: 0;
}

.field-grid.two-thirds .field-group > label {
    min-height: 44px;
}

.optional {
    display: inline-block;
    margin-left: 7px;
    padding: 2px 7px;
    background: var(--blue-light);
    border-radius: 999px;
    color: var(--blue);
    font-size: .67rem;
    text-transform: uppercase;
    letter-spacing: .05em;
}


/* =========================================================
   INPUTS
   ========================================================= */

.form-control,
.form-select {
    width: 100%;
    min-height: 50px;
    padding: 11px 14px;
    border: 1px solid #647783;
    border-radius: 9px;
    background: #fff;
    color: var(--ink);
    font-size: 1rem;
    transition: border .15s, box-shadow .15s;
}

.form-control:focus,
.form-select:focus {
    outline: 0;
    border-color: var(--blue);
    box-shadow: 0 0 0 4px rgba(11, 101, 168, .14);
}

.form-control[aria-invalid="true"],
.form-select[aria-invalid="true"] {
    border-color: var(--danger);
}

.input-with-icon {
    position: relative;
}

.input-with-icon > span {
    position: absolute;
    left: 15px;
    top: 10px;
    font-size: 1.25rem;
    color: var(--muted);
}

.input-with-icon input {
    padding-left: 43px;
}

.currency-input {
    display: flex;
}

.currency-input > span {
    display: grid;
    place-items: center;
    flex: 0 0 50px;
    border: 1px solid #aebec9;
    border-right: 0;
    border-radius: 9px 0 0 9px;
    background: #edf2f5;
    color: var(--navy);
    font-weight: 800;
}

.currency-input input {
    border-radius: 0 9px 9px 0;
}


/* =========================================================
   FORM HELP / VALIDATION
   ========================================================= */

.field-help,
.field-status {
    margin: 8px 0 0;
    color: var(--muted);
    font-size: .85rem;
    line-height: 1.5;
    text-align: left;
}

.field-help span {
    margin-right: 4px;
}

.field-status.is-error {
    color: var(--danger);
}

.validation-error {
    min-height: 21px;
    margin-top: 7px;
    color: var(--danger);
    font-size: .8rem;
    font-weight: 700;
}

.step-error:empty {
    min-height: 0;
}


/* =========================================================
   SELECTED PROPERTY
   ========================================================= */

.selected-property {
    display: flex;
    align-items: center;
    justify-content: space-between;
    gap: 12px;
    max-width: 100%;
    margin-top: 10px;
    padding: 12px 14px;
    border-left: 4px solid var(--success);
    border-radius: 6px;
    background: #effaf5;
    color: #174f38;
    font-size: .88rem;
    overflow-wrap: anywhere;
}

/* Intentionally hidden because the current markup
provides its own property indicator. */
.selected-property::before {
    content: none;
}

.selected-property-action {
    flex: 0 0 auto;
    min-height: 38px;
    padding: 7px 12px;
    font-size: .8rem;
}


/* =========================================================
   DIVIDERS / ALTERNATIVES
   ========================================================= */

.or-divider {
    display: flex;
    align-items: center;
    gap: 12px;
    margin: 8px 0 24px;
    color: #526573;
    font-size: .76rem;
    font-weight: 800;
    text-transform: uppercase;
    letter-spacing: .08em;
}

.or-divider::before,
.or-divider::after {
    content: "";
    height: 1px;
    flex: 1;
    background: var(--line);
}

.field-alternative {
    display: block;
    margin: 10px 0 6px;
    color: var(--muted);
    font-size: .78rem;
    font-weight: 800;
    letter-spacing: .08em;
    text-align: center;
    text-transform: uppercase;
}


/* =========================================================
   CHOICE FIELDS
   ========================================================= */

.choice-field {
    margin: 0;
    padding: 0;
    border: 0;
}

.segmented-choice {
    border-collapse: separate;
    border-spacing: 10px 0;
    margin-left: -10px;
}

.segmented-choice td {
    padding: 0;
}

.segmented-choice input {
    position: absolute;
    opacity: 0;
}

.segmented-choice label {
    display: grid;
    place-items: center;
    min-width: 130px;
    min-height: 54px;
    margin: 0;
    padding: 12px 24px;
    border: 2px solid #b9c7d0;
    border-radius: 10px;
    background: #fff;
    cursor: pointer;
    font-size: 1rem;
    font-weight: 800;
    transition: .15s;
}

.segmented-choice input:focus + label {
    outline: 3px solid rgba(11, 101, 168, .25);
}

.segmented-choice input:checked + label {
    border-color: var(--blue);
    background: var(--blue-light);
    color: var(--navy);
}


/* =========================================================
   HELP / PORTABILITY
   ========================================================= */

.help-toggle {
    padding: 0;
    border: 0;
    background: none;
    color: var(--blue);
    font-size: .84rem;
    font-weight: 700;
    text-decoration: underline;
    cursor: pointer;
}

.help-panel {
    max-width: 700px;
    padding: 12px 15px;
    border-radius: 8px;
    background: var(--blue-light);
    color: #294b61;
    font-size: .85rem;
}

.portability-card {
    margin-top: 28px;
    padding: 24px;
    border: 1px solid #c8dce9;
    border-radius: 12px;
    background: #f7fbfe;
}

.portability-card h3 {
    margin-top: 0;
    color: var(--navy);
}

/* =========================================================
   PORTABILITY SELECTION
   ========================================================= */

.portability-heading {
    margin-bottom: 28px;
}

.portability-heading h3 {
    margin-bottom: 8px;
}

.portability-heading p {
    margin: 0;
    color: var(--muted);
    line-height: 1.6;
}


/* =========================================================
   PORTABILITY CHOICE
   ========================================================= */

.portability-choice-field {
    border: 0;
    padding: 0;
    margin: 0 0 24px;
}


.portability-choice-field legend {
    margin-bottom: 14px;
    font-weight: 750;
    color: var(--ink);
}


.portability-options {
    display: grid;
    grid-template-columns: 1fr;
    gap: 12px;
}


.portability-option {
    display: block;
    position: relative;
    cursor: pointer;
}


.portability-option input {
    position: absolute;
    opacity: 0;
    pointer-events: none;
}


.portability-option-content {
    display: flex;
    align-items: center;
    gap: 16px;
    padding: 18px;
    border: 1px solid var(--line);
    border-radius: 10px;
    background: #fff;
    transition: border-color .15s ease, background-color .15s ease, box-shadow .15s ease;
}


.portability-option:hover .portability-option-content {
    border-color: var(--blue);
}


.portability-option input:checked + .portability-option-content {
    border-color: var(--blue);
    background: #f4f9fd;
    box-shadow: 0 0 0 1px var(--blue);
}


.portability-option input:focus-visible + .portability-option-content {
    outline: 3px solid rgba(0, 102, 170, .2);
    outline-offset: 2px;
}


.portability-option-icon {
    display: flex;
    align-items: center;
    justify-content: center;
    width: 48px;
    height: 48px;
    flex: 0 0 48px;
    border-radius: 10px;
    background: #edf5fb;
    font-size: 1.5rem;
}


.portability-option-content strong {
    display: block;
    margin-bottom: 4px;
    color: var(--ink);
    font-size: 1rem;
}


.portability-option-content small {
    display: block;
    color: var(--muted);
    line-height: 1.45;
}


/* =========================================================
   PORTABILITY PATH
   ========================================================= */

.portability-path {
    margin-top: 20px;
    padding: 22px;
    border: 1px solid var(--line);
    border-radius: 10px;
    background: #f8fbfd;
}


.portability-path-heading {
    margin-bottom: 22px;
}


.portability-path-heading h4 {
    margin: 0 0 6px;
    color: var(--ink);
    font-size: 1.05rem;
}


.portability-path-heading p {
    margin: 0;
    color: var(--muted);
    line-height: 1.5;
}


.portability-path.is-hidden {
    display: none;
}


/* =========================================================
   PORTABILITY OR
   ========================================================= */

.portability-or {
    display: flex;
    align-items: center;
    gap: 12px;
    margin: 4px 0 18px;
    color: var(--muted);
    font-size: .8rem;
    font-weight: 750;
    text-transform: uppercase;
    letter-spacing: .08em;
}


.portability-or::before,
.portability-or::after {
    content: "";
    flex: 1;
    height: 1px;
    background: var(--line);
}


.portability-or span {
    white-space: nowrap;
}


/* =========================================================
   PORTABILITY HELP TEXT
   ========================================================= */

.portability-value-help {
    margin-top: -4px;
}


/* =========================================================
   MOBILE
   ========================================================= */

@media (max-width: 700px) {

    .portability-path {
        padding: 18px;
    }

    .portability-option-content {
        padding: 15px;
    }

    .portability-option-icon {
        width: 42px;
        height: 42px;
        flex-basis: 42px;
    }
}


/* =========================================================
   WIZARD BUTTONS
   ========================================================= */

.wizard-actions {
    display: flex;
    align-items: center;
    justify-content: space-between;
    gap: 12px;
    margin-top: 35px;
    padding-top: 24px;
    border-top: 1px solid var(--line);
}

.button {
    min-height: 48px;
    padding: 11px 21px;
    border: 2px solid transparent;
    border-radius: 9px;
    cursor: pointer;
    font-size: .91rem;
    font-weight: 800;
    text-decoration: none;
    transition: transform .15s, box-shadow .15s, background .15s;
}

.button:hover:not(:disabled) {
    transform: translateY(-1px);
}

.button:focus-visible {
    outline: 3px solid rgba(231, 173, 60, .55);
    outline-offset: 2px;
}

.button.primary {
    background: var(--blue);
    color: #fff;
    box-shadow: 0 6px 14px rgba(11, 101, 168, .18);
}

.button.primary:hover:not(:disabled) {
    background: #084f84;
}

.button.secondary {
    border-color: #b9c7d0;
    background: #fff;
    color: var(--navy);
}

.button:disabled {
    background: #c8d0d5;
    color: #687985;
    cursor: not-allowed;
    box-shadow: none;
}

.progress-button {
    position: relative;
    z-index: 1;
    width: 100%;
    padding: 0;
    border: 0;
    background: transparent;
    color: inherit;
    cursor: pointer;
}

.progress-button:hover:not(:disabled) span {
    border-color: #fff;
}

.progress-button:disabled {
    cursor: not-allowed;
}

.progress-button:focus-visible {
    outline: 3px solid var(--gold);
    outline-offset: 4px;
    border-radius: 8px;
}

#openPropertyAppraiser {
    margin-top: 6px;
}


/* =========================================================
   TAX DISTRICT OPTION
   ========================================================= */

#taxDistrictOption {
    margin-top: 14px;
    text-align: right;
}


/* =========================================================
   PROPERTY RECORD LINK
   ========================================================= */

.property-record-link {
    display: inline-block;
    margin-top: .35rem;
    color: var(--blue);
    font-size: .85rem;
    font-weight: 700;
}

.property-record-link::after {
    content: " \2197";
}


/* =========================================================
   REVIEW LIST
   ========================================================= */

.review-list {
    margin: 0;
    border: 1px solid var(--line);
    border-radius: 12px;
    overflow: hidden;
}

.review-list > div {
    display: grid;
    grid-template-columns: 1fr 1.5fr;
    align-items: center;
    padding: 14px 18px;
    border-bottom: 1px solid var(--line);
}

.review-list > div:last-child {
    border-bottom: 0;
}

.review-label {
    color: var(--muted);
}

.review-value {
    display: block;
    margin: 0;
    color: var(--ink);
    text-align: right !important;
    font-weight: 800;
}

.estimate-note {
    margin-top: 18px;
    padding: 15px;
    border-radius: 9px;
    background: #fff8e8;
    color: #60470d;
    font-size: .86rem;
}


/* =========================================================
   RESULTS
   ========================================================= */

.results {
    padding-top: 4px;
}

.results-hero {
    text-align: center;
    padding: 46px 24px;
    border-radius: var(--radius);
    background: linear-gradient( 135deg, var(--navy-dark), var(--navy) 62%, #0a598e );
    color: #fff;
    box-shadow: var(--shadow);
}

.results-hero .eyebrow {
    color: #9fd7fb;
}

.results-hero h2 {
    margin: 0;
    font-family: Arial, Helvetica, sans-serif;
    font-size: clamp(3rem, 8vw, 5rem);
    line-height: 1;
}

.results-hero > p:not(.eyebrow) {
    margin: 7px 0 20px;
    color: #d3e4ef;
}

.monthly-total {
    display: inline-flex;
    gap: 8px;
    align-items: baseline;
    padding: 9px 15px;
    border-radius: 999px;
    background: rgba(255, 255, 255, .12);
}

.monthly-total strong {
    font-size: 1.2rem;
    color: #fff;
}

.estimate-caveat {
    margin-top: 16px;
    font-size: .74rem;
    color: #c4d9e7;
}


/* =========================================================
   RESULT CARDS
   ========================================================= */

.result-card {
    margin-top: 22px;
    padding: 26px;
    border: 1px solid var(--line);
    border-radius: 14px;
    background: #fff;
    box-shadow: 0 6px 20px rgba(7, 59, 102, .06);
}

.card-heading {
    display: flex;
    justify-content: space-between;
    align-items: center;
    gap: 18px;
    margin-bottom: 20px;
}

.card-heading h3 {
    margin: 2px 0 0;
    color: var(--navy);
    font-family: Arial, Helvetica, sans-serif;
    font-size: 1.45rem;
}

.collapse-button {
    border: 0;
    background: none;
    color: var(--blue);
    font-weight: 700;
    cursor: pointer;
}


/* =========================================================
   ASSUMPTION GRID
   ========================================================= */

.assumption-grid {
    display: grid;
    grid-template-columns: repeat(4, 1fr);
    gap: 1px;
    margin: 0;
    background: var(--line);
    border: 1px solid var(--line);
    border-radius: 10px;
    overflow: hidden;
}

.assumption-grid div {
    padding: 16px;
    background: #f9fbfc;
}

.assumption-grid dt {
    font-size: .76rem;
    color: var(--muted);
}

.assumption-grid dd {
    margin: 3px 0 0;
    color: var(--navy);
    font-weight: 800;
}


/* =========================================================
   TAX TABLE
   ========================================================= */

.table-wrap {
    overflow: auto;
}

.tax-table {
    width: 100%;
    border-collapse: collapse;
    font-size: .87rem;
}

.tax-table th {
    padding: 12px;
    background: #edf4f8;
    color: var(--navy);
    text-align: left;
    font-size: .75rem;
    text-transform: uppercase;
    letter-spacing: .04em;
}

.tax-table td {
    padding: 13px 12px;
    border-bottom: 1px solid var(--line);
}

.tax-table th:not(:first-child),
.tax-table td:not(:first-child) {
    text-align: right;
}

.tax-table tbody tr:hover {
    background: #f8fbfd;
}

.desktop-total {
    color: var(--navy);
    font-size: 1.3rem;
}


/* =========================================================
   RESULT ACTIONS
   ========================================================= */

.result-actions {
    display: flex;
    flex-wrap: wrap;
    justify-content: center;
    gap: 12px;
    margin-top: 25px;
}

.results-footnote {
    max-width: 800px;
    margin: 22px auto 0 !important;
    text-align: center !important;
    color: var(--muted);
    font-size: .78rem !important;
}


/* =========================================================
   DISCLAIMER
   ========================================================= */

.disclaimer-overlay {
    position: fixed;
    inset: 0;
    z-index: 9999;
    display: flex;
    align-items: flex-start;
    justify-content: center;
    padding: 24px;
    background: rgba(5, 32, 54, .78);
    backdrop-filter: blur(5px);
    -webkit-backdrop-filter: blur(5px);
    overflow-y: auto;
}

.disclaimer-box {
    width: min(760px, 100%);
    background: #fff;
    border-radius: 18px;
    padding: 38px;
    box-shadow: 0 24px 70px rgba(0, 0, 0, .28);
    color: #173b5d;
}

.disclaimer-mark {
    width: 42px;
    height: 42px;
    display: flex;
    align-items: center;
    justify-content: center;
    margin-bottom: 26px;
    border-radius: 50%;
    background: #edf6fc;
    color: #0874bd;
    font-size: 22px;
    font-weight: 700;
}

.disclaimer-box .eyebrow {
    margin-bottom: 10px;
    color: #006fba;
    font-size: 13px;
    font-weight: 700;
    letter-spacing: 2px;
    text-transform: uppercase;
}

.disclaimer-box h2 {
    margin: 0 0 18px;
    color: #123a5c;
    font-size: 32px;
    line-height: 1.15;
}

.disclaimer-box > p {
    color: #536b7e;
    font-size: 16px;
    line-height: 1.5;
}

.disclaimer-box details {
    margin-top: 20px;
    border-top: 1px solid #d9e2e8;
    border-bottom: 1px solid #d9e2e8;
}

.disclaimer-box details summary {
    padding: 15px 0;
    cursor: pointer;
    color: #006bb3;
    font-size: 15px;
    font-weight: 700;
    list-style-position: inside;
}

.disclaimer-box details summary:hover {
    color: #004d82;
}

.full-disclaimer {
    padding: 0 15px 20px 0;
    margin-top: 15px;
    color: #536b7e;
    font-size: 14px;
    line-height: 1.5;
    border-top: 1px solid #d9e2ea;
    padding-top: 15px;
}

.full-disclaimer p {
    margin: 14px 0;
}

.full-disclaimer ul {
    margin: 12px 0 18px;
    padding-left: 22px;
}

.full-disclaimer li {
    margin-bottom: 9px;
}

.acknowledgment {
    display: flex;
    align-items: flex-start;
    gap: 12px;
    margin: 22px 0 18px;
    color: #173b5d;
    font-size: 14px;
    font-weight: 600;
    line-height: 1.4;
    cursor: pointer;
}

.acknowledgment input {
    width: 18px;
    height: 18px;
    flex: 0 0 auto;
    margin-top: 1px;
    cursor: pointer;
}

.disclaimer-box .full-width {
    width: 100%;
}

.disclaimer-box button:disabled {
    opacity: .55;
    cursor: not-allowed;
}

body.disclaimer-open {
    overflow: hidden;
}


/* =========================================================
   AGREEMENT PAGE
   ========================================================= */

.agreement-page {
    width: min(1120px, calc(100% - 40px));
    margin: 0 auto;
    padding: 24px 0 36px;
}

.agreement-card {
    padding: clamp(20px, 3vw, 32px);
    border: 1px solid var(--line);
    border-radius: var(--radius);
    background: #fff;
    box-shadow: var(--shadow);
}

.agreement-card h1 {
    margin: 0;
    color: var(--navy-dark);
    font-size: clamp(1.8rem, 4vw, 2.5rem);
    line-height: 1.15;
}

.agreement-card > p:not(.eyebrow) {
    margin: 8px 0 0;
    color: var(--muted);
}

.agreement-card details {
    margin: 0;
    padding: 10px 0;
    border-top: 1px solid var(--line);
    border-bottom: 1px solid var(--line);
}

.agreement-card summary {
    color: var(--blue);
    font-weight: 800;
    cursor: pointer;
}

.agreement-card .full-disclaimer {
    margin-top: 8px;
    padding: 0 12px;
    border: 1px solid var(--line);
    border-radius: 8px;
    background: #f9fbfc;
}

.agreement-card .acknowledgment {
    margin: 0 0 16px;
}

.agreement-body {
    display: grid;
    grid-template-columns: minmax(0, 1fr) 280px;
    gap: 28px;
    align-items: start;
    margin-top: 14px;
}

.agreement-actions {
    position: sticky;
    top: 16px;
    padding: 18px;
    border: 1px solid var(--line);
    border-radius: 10px;
    background: #f9fbfc;
}


/* =========================================================
   FOOTER
   ========================================================= */

.site-footer {
    background: #173349;
    color: #fff;
    flex-shrink: 0;
    margin-top: auto;
}

.site-footer .footer-container {
    width: 100%;
    padding-top: 0;
    padding-bottom: 0;
}

.footer-container {
    padding: 38px 0 25px;
}

.footer-layout {
    display: flex;
    align-items: flex-start;
    width: 100%;
    height: 160px;
}

.footer-city-logo {
    display: block;
    flex: 0 0 414px;
    width: 414px;
}

.footer-city-logo img {
    display: block;
    width: 100%;
    height: auto;
}

.footer-city-logo:focus-visible {
    outline: 3px solid var(--gold);
    outline-offset: 4px;
}

.footer-content {
    display: flex;
    min-width: 0;
    flex: 1;
    flex-direction: column;
    justify-content: center;
    align-self: stretch;
    gap: 6px;
    padding-top: 10px;
    padding-right: clamp(40px, 10vw, 150px);
    padding-bottom: 10px;
    padding-left: clamp(40px, 10vw, 150px);
    font-size: .875rem;
    line-height: 1.3;
}

.footer-office {
    color: #fff;
    font-size: 1.15rem;
}

.footer-content .footer-links {
    display: flex;
    align-items: center;
    gap: 8px;
    margin: 0;
    padding: 0;
    border: 0;
    font-size: inherit;
}

.footer-address {
    font-style: normal;
}

.footer-estimate-note {
    margin: 0;
}

.footer-content .footer-legal {
    align-items: flex-start;
    flex-direction: column;
    gap: 0;
    color: #fff;
    font-size: .8rem;
}

.footer-links {
    display: flex;
    flex-wrap: wrap;
    gap: 10px 24px;
    margin: 22px 0;
    padding: 20px 0;
    border-top: 1px solid #34556d;
    border-bottom: 1px solid #34556d;
    font-size: .83rem;
}

.footer-links a {
    color: #fff;
}

.footer-legal {
    display: flex;
    justify-content: space-between;
    gap: 20px;
    font-size: .72rem;
    color: #99afbf;
}


/* =========================================================
   AUTOCOMPLETE
   ========================================================= */

.autocomplete-list {
    position: absolute;
    z-index: 20;
    width: 100%;
    max-height: 280px;
    overflow: auto;
    margin-top: 4px;
    border: 1px solid var(--line);
    border-radius: 9px;
    background: #fff;
    box-shadow: 0 12px 28px rgba(7, 59, 102, .16);
}

.autocomplete-list button {
    display: block;
    width: 100%;
    padding: 12px 14px;
    border: 0;
    border-bottom: 1px solid var(--line);
    background: #fff;
    color: var(--ink);
    text-align: left;
    cursor: pointer;
}

.autocomplete-list button:hover,
.autocomplete-list button:focus {
    background: var(--blue-light);
    outline: 0;
}

.input-with-icon .autocomplete-list {
    top: calc(100% + 4px);
    right: 0;
    left: 0;
    width: auto;
    margin-top: 0;
}

.autocomplete-list button {
    white-space: normal;
    overflow-wrap: anywhere;
    line-height: 1.35;
}

.ui-autocomplete {
    max-width: min(660px, calc(100vw - 32px));
    max-height: 280px;
    overflow-x: hidden;
    overflow-y: auto;
    z-index: 5100 !important;
}

.ui-menu .ui-menu-item-wrapper {
    padding: 10px 14px;
    white-space: normal;
    overflow-wrap: anywhere;
}


/* =========================================================
   BREAKDOWN CHART
   ========================================================= */

.breakdown-chart {
    display: grid;
    gap: 9px;
    margin: 0 0 25px;
    padding: 18px;
    border-radius: 10px;
    background: #f6f9fb;
}

.chart-row {
    display: grid;
    grid-template-columns: minmax(120px, 1.2fr) 3fr 90px;
    gap: 12px;
    align-items: center;
    font-size: .75rem;
}

.chart-row > span {
    overflow: hidden;
    text-overflow: ellipsis;
    white-space: nowrap;
    font-weight: 700;
}

.chart-row > div {
    height: 9px;
    overflow: hidden;
    border-radius: 999px;
    background: #dce8ef;
}

.chart-row i {
    display: block;
    height: 100%;
    border-radius: 999px;
    background: linear-gradient(90deg, var(--blue), #4ca5d9);
}

.chart-row strong {
    text-align: right;
    color: var(--navy);
}


/* =========================================================
   ACCESSIBILITY / AGREEMENT OVERRIDES
   ========================================================= */

.legal-disclaimer {
    padding: 10px 0;
    border-top: 1px solid var(--line);
    border-bottom: 1px solid var(--line);
}

.legal-disclaimer h2 {
    margin: 0 0 8px;
    color: var(--navy);
    font-size: 1rem;
}

html,
body {
    min-height: 100%;
}

body {
    display: flex;
    min-height: 100vh;
    flex-direction: column;
}


/* =========================================================
   VISUALLY HIDDEN
   ========================================================= */

.visually-hidden {
    position: absolute !important;
    width: 1px !important;
    height: 1px !important;
    padding: 0 !important;
    margin: -1px !important;
    overflow: hidden !important;
    clip: rect(0, 0, 0, 0) !important;
    white-space: nowrap !important;
    border: 0 !important;
}


/* =========================================================
   FOCUS STYLES
   ========================================================= */

a:focus-visible,
button:focus-visible,
summary:focus-visible,
input:focus-visible,
select:focus-visible,
.table-wrap:focus-visible {
    outline: 3px solid #fff !important;
    outline-offset: 3px;
    box-shadow: 0 0 0 6px var(--blue) !important;
}

.button:focus-visible {
    outline-color: #fff !important;
}


/* =========================================================
   DISCLAIMER MOBILE
   ========================================================= */

@media (max-width: 600px) {

    .disclaimer-overlay {
        align-items: flex-start;
        padding: 16px;
    }

    .disclaimer-box {
        max-height: calc(100vh - 32px);
        padding: 26px 22px;
        border-radius: 14px;
    }

    .disclaimer-box h2 {
        font-size: 28px;
    }

    .disclaimer-box > p {
        font-size: 15px;
    }
}


/* =========================================================
   TABLET / FOOTER
   ========================================================= */

@media screen and (max-width: 992px) {

    .footer-layout {
        flex-direction: column;
        height: auto;
    }

    .footer-city-logo {
        flex-basis: auto;
        width: min(90vw, 414px);
    }

    .footer-content {
        gap: 12px;
        padding: 8px;
    }
}


/* =========================================================
   MOBILE
   ========================================================= */

@media (max-width: 760px) {

    .header-container,
    .footer-container,
    .tax-wrapper,
    .hero {
        width: min(100% - 28px, 1120px);
    }

    .utility-content span {
        display: none;
    }

    .utility-content {
        justify-content: flex-end;
    }

    .legacy-banner img {
        width: 100%;
        min-height: 82px;
        object-fit: cover;
        object-position: center;
    }

    .brand-content {
        min-height: 50px;
        justify-content: center;
    }

    .primary-nav a {
        display: block;
        padding: 13px 0 9px;
    }

    .hero {
        align-items: flex-start;
        padding-top: 30px;
    }

    .hero-icon {
        width: 52px;
        height: 52px;
        flex-basis: 52px;
        border-radius: 15px;
    }

    .progress-stepper {
        padding: 17px 8px 12px;
    }

    .progress-item small {
        font-size: .6rem;
    }

    .progress-item span {
        width: 30px;
        height: 30px;
    }

    .progress-item:not(:last-child)::before {
        top: 14px;
        left: calc(50% + 18px);
        width: calc(100% - 36px);
    }

    .step-panel {
        padding: 27px 20px;
    }

    .field-grid,
    .field-grid.two-thirds {
        grid-template-columns: 1fr;
    }

    .segmented-choice,
    .segmented-choice tbody,
    .segmented-choice tr {
        display: block;
    }

    .segmented-choice td {
        display: inline-block;
    }

    .segmented-choice label {
        min-width: 105px;
    }

    .wizard-actions .button {
        flex: 1;
        padding-inline: 12px;
    }

    /* Review list mobile layout */
    .review-list > div {
        grid-template-columns: 1fr;
    }

    .review-value {
        text-align: left;
    }

    .assumption-grid {
        grid-template-columns: 1fr 1fr;
    }

    .result-card {
        padding: 20px 15px;
    }

    .tax-table thead {
        display: none;
    }

    .tax-table,
    .tax-table tbody,
    .tax-table tr,
    .tax-table td {
        display: block;
    }

    .tax-table tr {
        padding: 12px 0;
        border-bottom: 1px solid var(--line);
    }

    .tax-table td {
        display: flex;
        justify-content: space-between;
        gap: 18px;
        padding: 5px;
        border: 0;
        text-align: right !important;
    }

    .tax-table td::before {
        content: attr(data-label);
        color: var(--muted);
        text-align: left;
        font-weight: 700;
    }

    .key-assumptions {
        grid-template-columns: 1fr;
    }

    .footer-legal {
        flex-direction: column;
    }

    .result-actions .button {
        width: 100%;
    }
}


/* =========================================================
   SMALL MOBILE
   ========================================================= */

@media (max-width: 480px) {

    .hero-icon {
        display: none;
    }

    .hero h1 {
        font-size: 2rem;
    }

    .progress-item small {
        display: none;
    }

    .assumption-grid {
        grid-template-columns: 1fr;
    }

    .card-heading {
        align-items: flex-start;
        flex-direction: column;
    }

    .disclaimer-overlay {
        padding: 8px;
    }

    .disclaimer-box {
        max-height: calc(100vh - 16px);
        border-radius: 12px;
    }
}


/* =========================================================
   REDUCED MOTION
   ========================================================= */

@media (prefers-reduced-motion: reduce) {

    * {
        scroll-behavior: auto !important;
        animation: none !important;
        transition: none !important;
    }
}


/* =========================================================
   TAX TABLE / AGREEMENT MOBILE OVERRIDES
   ========================================================= */

@media screen and (max-width: 760px) {

    .selected-property {
        align-items: flex-start;
        flex-direction: column;
    }

    .agreement-body {
        grid-template-columns: 1fr;
        gap: 14px;
    }

    .agreement-actions {
        position: static;
    }

    .table-wrap {
        overflow-x: auto;
    }

    .tax-table {
        display: table;
        min-width: 640px;
    }

    .tax-table thead {
        display: table-header-group;
    }

    .tax-table tbody {
        display: table-row-group;
    }

    .tax-table tr {
        display: table-row;
        padding: 0;
        border: 0;
    }

    .tax-table th,
    .tax-table td {
        display: table-cell;
        padding: 9px 8px;
    }

    .tax-table td::before {
        display: none;
        content: none;
    }
}


/* =========================================================
   PRINT
   ========================================================= */

@page {
    size: letter portrait;
    margin: .3in;
}

@media print {

    html,
    body {
        width: auto;
        min-height: 0;
        background: #fff;
        font-size: 8pt;
        line-height: 1.2;
    }

    .site-header,
    .site-footer,
    .hero,
    .result-actions,
    .collapse-button,
    .breakdown-chart,
    .property-record-link,
    .agreement-page,
    .app-version {
        display: none !important;
    }

    .estimator-page,
    .results {
        padding: 0;
    }

    .tax-wrapper {
        width: 100%;
        max-width: none;
    }

    .results-hero {
        display: flex;
        align-items: center;
        justify-content: space-between;
        padding: 10px 16px;
        border: 1px solid #333;
        border-radius: 0;
        background: #fff !important;
        color: #000 !important;
        box-shadow: none;
        text-align: left;
    }

    .results-hero .eyebrow,
    .results-hero h2,
    .results-hero > p,
    .results-hero .estimate-caveat {
        margin: 0 !important;
        color: #000 !important;
    }

    .results-hero h2 {
        font-size: 22pt;
    }

    .results-hero .estimate-caveat {
        font-size: 7pt;
    }

    .result-card {
        margin-top: 8px;
        padding: 9px;
        border-color: #777;
        border-radius: 0;
        box-shadow: none;
    }

    .assumptions-card {
        break-inside: avoid;
    }

    .card-heading {
        flex-direction: row;
        align-items: center;
        margin-bottom: 6px;
    }

    .card-heading h3 {
        margin: 0;
        font-size: 11pt;
    }

    .card-kicker {
        font-size: 6.5pt;
    }

    .assumption-grid {
        grid-template-columns: repeat(4, 1fr);
        border-radius: 0;
    }

    .assumption-grid div {
        min-width: 0;
        padding: 5px 7px;
    }

    .assumption-grid dt {
        font-size: 6.5pt;
    }

    .assumption-grid dd {
        overflow-wrap: anywhere;
        font-size: 7.5pt;
    }

    .table-wrap {
        overflow: visible;
    }

    .tax-table {
        display: table;
        font-size: 7pt;
    }

    .tax-table thead {
        display: table-header-group;
    }

    .tax-table tbody {
        display: table-row-group;
    }

    .tax-table tr {
        display: table-row;
        padding: 0;
        border: 0;
        break-inside: avoid;
    }

    .tax-table th,
    .tax-table td {
        display: table-cell;
        padding: 4px 6px;
    }

    .tax-table td::before {
        display: none;
        content: none;
    }

    .tax-table th {
        font-size: 6.25pt;
    }

    .desktop-total {
        font-size: 11pt;
    }

    .results-footnote {
        max-width: none;
        margin: 7px 0 0 !important;
        font-size: 6.5pt !important;
    }
}