:root{
  --bg:#f4f6fb;--card:#fff;--text:#202124;--muted:#667085;--border:#e4e8f0;--border-strong:#d7deea;
  --blue-bg:#eaf2ff;--blue-border:#c7dcff;--blue-text:#0b3f91;--green-bg:#e8fbf1;--green-border:#bcebd3;--green-text:#0f766e;--red-text:#b91c1c;--amber-bg:#fff7ed;--amber-border:#fed7aa;--amber-text:#9a3412;
  --shadow:0 1px 0 rgba(15,23,42,.03),0 14px 32px -28px rgba(15,23,42,.48);
  --font-ui:-apple-system,BlinkMacSystemFont,"Segoe UI",Roboto,Helvetica,Arial,"Apple Color Emoji","Segoe UI Emoji",sans-serif;
}
*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;background:var(--bg);color:var(--text);font-family:var(--font-ui);font-size:12px;line-height:1.32}.wrap,.mortgage-wrap{max-width:1500px;margin:0 auto;padding:14px 18px 28px}.muted{color:var(--muted)}.small{font-size:11px}.topbar{display:flex;align-items:center;justify-content:space-between;gap:14px;margin:0 0 12px;min-height:40px}.brand-block{display:flex;align-items:center;gap:8px;min-width:210px}.brand-mark{width:30px;height:30px;border-radius:9px;background:#fff;border:1px solid var(--border);box-shadow:var(--shadow);display:flex;align-items:center;justify-content:center;font-size:15px}.title{font-size:15px;font-weight:850;letter-spacing:-.035em;line-height:1}.header-right{display:flex;align-items:center;gap:8px;flex-wrap:wrap;justify-content:flex-end}.nav-pill,.btn{height:32px;padding:0 13px;border:1px solid var(--border);border-radius:10px;background:#fff;color:var(--text);font-size:12px;font-weight:700;text-decoration:none;display:inline-flex;align-items:center;justify-content:center;gap:6px;cursor:pointer}.nav-pill.active,.btn.primary{background:var(--blue-bg);border-color:var(--blue-border);color:var(--blue-text)}.btn.green{background:var(--green-bg);border-color:var(--green-border);color:var(--green-text)}.btn.danger{background:#fff1f2;border-color:#fecdd3;color:var(--red-text)}.btn.small{height:28px;padding:0 9px;font-size:11px}.avatar-btn{height:32px;padding:3px 9px 3px 5px;border-radius:999px;background:var(--blue-bg);border:1px solid var(--blue-border);display:inline-flex;align-items:center;gap:6px}.avatar-initial{width:23px;height:23px;border-radius:50%;background:#fff;color:var(--blue-text);font-weight:800;display:inline-flex;align-items:center;justify-content:center}.caret{color:#5f7db2}.tool-layout{display:grid;grid-template-columns:260px minmax(0,1fr);gap:14px;align-items:start}.tool-sidebar{position:sticky;top:12px;background:#fff;border:1px solid var(--border);border-radius:15px;padding:10px;box-shadow:var(--shadow)}.tool-sidebar-header{display:flex;align-items:center;justify-content:space-between;margin-bottom:8px}.tool-sidebar-header .label{font-size:11px;font-weight:800;color:var(--muted);letter-spacing:.04em}.tool-menu{display:grid;gap:7px}.tool-link{min-height:38px;padding:0 12px;border:1px solid var(--border);border-radius:11px;background:#fff;color:var(--text);font-size:12px;font-weight:750;text-decoration:none;display:flex;align-items:center}.tool-link:hover{background:#fafcff}.tool-link.active{background:#dfebff;border-color:#bdd5ff;color:#0b3f91}.tool-sidebar-footer{margin-top:10px}.status-chip{display:inline-flex;align-items:center;gap:7px;padding:4px 8px;border-radius:999px;border:1px solid var(--border);background:#fff;font-size:10px;color:#475569}.status-dot{width:7px;height:7px;border-radius:50%;display:inline-block}.status-dot.ok{background:#16a34a}.home-switcher{background:#fff;border:1px solid var(--border);border-radius:16px;box-shadow:var(--shadow);padding:12px;margin-bottom:12px;display:grid;grid-template-columns:1.2fr auto;gap:12px;align-items:end}.home-switcher .home-controls{display:flex;gap:8px;flex-wrap:wrap}.home-meta{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:8px;margin-top:8px}.hero-panel,.panel-card,.metric-card,.loan-card,.cash-card{background:#fff;border:1px solid var(--border);border-radius:16px;box-shadow:var(--shadow)}.hero-panel{padding:14px 16px;margin-bottom:11px;display:flex;align-items:center;justify-content:space-between;gap:14px}.hero-panel h1{font-size:20px;line-height:1.05;margin:0 0 4px;font-weight:900;letter-spacing:-.045em}.hero-panel p{font-size:12px;margin:0;color:var(--muted)}.hero-actions{display:flex;gap:7px;flex-wrap:wrap;justify-content:flex-end}.pill-count{display:inline-flex;align-items:center;justify-content:center;white-space:nowrap;padding:5px 10px;border-radius:999px;font-size:11px;font-weight:800;border:1px solid var(--border);background:#fff}.pill-blue{background:var(--blue-bg);border-color:var(--blue-border);color:var(--blue-text)}.pill-green{background:var(--green-bg);border-color:var(--green-border);color:var(--green-text)}.pill-amber{background:var(--amber-bg);border-color:var(--amber-border);color:var(--amber-text)}.kpi-grid{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));gap:10px;margin-bottom:12px}.metric-card{padding:12px}.metric-label{font-size:11px;color:var(--muted);font-weight:800;margin-bottom:4px}.metric-value{font-size:clamp(18px,1.5vw,23px);font-weight:900;line-height:1.05;letter-spacing:-.045em;white-space:nowrap;overflow:hidden;text-overflow:ellipsis}.metric-sub{margin-top:4px;color:var(--muted);font-size:11px}.pos{color:var(--green-text)!important}.neg{color:var(--red-text)!important}.content-grid{display:grid;grid-template-columns:minmax(560px,1fr) 330px;gap:12px;align-items:start}.side-stack{display:grid;gap:12px}.panel-card{padding:15px;margin-bottom:12px}.panel-heading{display:flex;align-items:flex-start;justify-content:space-between;gap:10px;margin-bottom:10px}.panel-heading h2{margin:0 0 3px;font-size:19px;line-height:1.08;font-weight:900;letter-spacing:-.04em}.panel-heading p{margin:0;color:var(--muted);font-size:12px}.input,input.input,.select,textarea.input{min-height:32px;border:1px solid var(--border-strong);border-radius:10px;background:#fff;padding:6px 9px;font:inherit;font-size:12px;font-weight:650;outline:none;width:100%}.select{appearance:auto}.input:focus,.select:focus{border-color:#9fc2ff;box-shadow:0 0 0 3px rgba(37,99,235,.1)}textarea.input{resize:vertical;min-height:62px}.field-row{display:grid;grid-template-columns:minmax(0,1fr) 125px;align-items:center;gap:7px;margin-bottom:7px}.field-row label{color:var(--muted);font-size:11px;font-weight:800;min-width:0}.field-row>.input{text-align:right}.money-field{height:32px;border:1px solid var(--border-strong);border-radius:10px;background:#fff;padding-left:9px;display:flex;align-items:center;min-width:0}.money-field:focus-within{border-color:#9fc2ff;box-shadow:0 0 0 3px rgba(37,99,235,.1)}.money-field span{color:var(--muted);font-weight:900;flex:0 0 auto}.money-field .input{border:0!important;box-shadow:none!important;text-align:right;width:100%;min-width:0;padding-left:4px;background:transparent}.stat-list,.loan-list,.mini-breakdown{display:grid;gap:6px;margin-top:9px}.stat-list>div,.loan-list>div,.mini-breakdown>div{display:flex;align-items:center;justify-content:space-between;gap:9px;padding:7px 9px;border:1px solid var(--border);border-radius:10px;background:#fff}.stat-list span,.loan-list span,.mini-breakdown span{color:var(--muted);font-size:11px;font-weight:800}.stat-list strong,.loan-list strong,.mini-breakdown strong{font-size:12px;font-weight:900;text-align:right}.table-wrap{margin-top:6px;overflow:auto;border:0;background:transparent}.data-table{width:100%;min-width:760px;border-collapse:separate;border-spacing:0 7px}.data-table thead th{background:#eaf2ff;color:#0b3f91;border-top:1px solid #c7dcff;border-bottom:1px solid #c7dcff;padding:8px 10px;font-size:11px;font-weight:900;text-align:left;white-space:nowrap}.data-table thead th:first-child{border-left:1px solid #c7dcff;border-radius:0}.data-table thead th:last-child{border-right:1px solid #c7dcff;border-radius:0}.data-table tbody td{background:#fff;border-top:1px solid var(--border);border-bottom:1px solid var(--border);padding:8px 10px;font-size:12px;vertical-align:middle}.data-table tbody td:first-child{border-left:1px solid var(--border);border-radius:12px 0 0 12px}.data-table tbody td:last-child{border-right:1px solid var(--border);border-radius:0 12px 12px 0}.data-table .category-row td{background:#f8fafc!important;color:var(--muted);font-size:10px;font-weight:900;text-transform:uppercase;letter-spacing:.06em;border:1px solid var(--border);border-radius:12px!important;padding:7px 10px}.option-title{font-weight:800}.option-note{margin-top:4px;color:#64748b;font-size:11px;line-height:1.25}.td-money{text-align:right;font-weight:900;white-space:nowrap}.td-center{text-align:center}.option-check{appearance:none;width:17px;height:17px;border:2px solid #cbd5e1;border-radius:5px;background:#fff;cursor:pointer;position:relative}.option-check:checked{background:#2563eb;border-color:#2563eb}.option-check:checked:after{content:"";position:absolute;width:5px;height:9px;border:solid #fff;border-width:0 2px 2px 0;transform:rotate(45deg);left:4px;top:0}.assumption-stack{display:grid;gap:7px}.assumption-box{border:1px solid var(--border);border-radius:11px;background:#fff;overflow:hidden}.assumption-box summary{list-style:none;cursor:pointer;padding:9px 10px;background:#fff;font-size:12px;font-weight:850;color:#334155;display:flex;justify-content:space-between}.assumption-box summary:after{content:"⌄";color:var(--muted)}.assumption-box[open] summary{background:#eaf2ff;color:#0b3f91;border-bottom:1px solid #c7dcff}.assumption-box summary::-webkit-details-marker{display:none}.drawer-body{padding:9px}.loan-cards,.cash-grid{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:10px;margin-bottom:10px}.loan-card,.cash-card{padding:14px;position:relative;overflow:hidden}.loan-card.winner{border-color:#a7f3d0;background:linear-gradient(180deg,#fff,#fbfffd)}.loan-card.winner:before{content:"Best Option";position:absolute;right:10px;top:10px;background:#dffbec;color:#0f766e;border:1px solid #a7f3d0;border-radius:999px;padding:4px 8px;font-size:10px;font-weight:900}.loan-title{font-size:15px;font-weight:900;margin-bottom:6px}.loan-payment,.cash-amount{font-size:clamp(24px,2.4vw,32px);font-weight:950;letter-spacing:-.05em;line-height:1}.loan-sub{color:var(--muted);margin-top:5px;margin-bottom:10px;font-size:11px}.buydown-card{border:1px solid var(--blue-border);background:linear-gradient(180deg,#fff,#f8fbff);border-radius:14px;padding:12px;margin-bottom:12px}.buydown-grid{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));gap:8px;align-items:end}.buydown-summary{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:8px;margin-top:10px}.buydown-step{border:1px solid var(--border);border-radius:12px;background:#fff;padding:9px}.buydown-step span{color:var(--muted);font-size:10px;font-weight:800;text-transform:uppercase}.buydown-step strong{display:block;font-size:15px;margin-top:2px}.option-add-grid{display:grid;grid-template-columns:130px minmax(180px,1fr) minmax(220px,1.2fr) 120px auto;gap:8px;align-items:start}.edit-note{min-width:230px}.ai-box{display:grid;grid-template-columns:1fr 1fr;gap:12px}.ai-answer{border:1px solid var(--border);border-radius:12px;background:#fff;padding:11px;min-height:110px;white-space:pre-wrap}.history-item{border:1px solid var(--border);border-radius:11px;padding:9px;margin-top:7px;background:#fff}.total-row td{background:#eefdf5!important;font-weight:950}#dashboard,#homes,#options,#assumptions,#dti-section,#buydowns,#fha-card,#conventional-card,#loan-comparison,#ai-advisor{scroll-margin-top:14px}@media(max-width:1350px){.wrap,.mortgage-wrap{max-width:1280px}.tool-layout{grid-template-columns:235px minmax(0,1fr)}.content-grid{grid-template-columns:1fr}.kpi-grid{grid-template-columns:repeat(4,minmax(0,1fr))}}@media(max-width:1050px){.tool-layout,.home-switcher,.ai-box{grid-template-columns:1fr}.tool-sidebar{position:static}.tool-menu{grid-template-columns:repeat(4,minmax(0,1fr))}.kpi-grid,.loan-cards,.cash-grid,.buydown-summary{grid-template-columns:repeat(2,minmax(0,1fr))}.option-add-grid,.buydown-grid,.home-meta{grid-template-columns:1fr 1fr}}@media(max-width:700px){.wrap,.mortgage-wrap{padding:12px}.topbar,.hero-panel{align-items:flex-start;flex-direction:column}.header-right,.hero-actions{justify-content:flex-start}.tool-menu,.kpi-grid,.loan-cards,.cash-grid,.buydown-summary,.buydown-grid,.option-add-grid,.home-meta{grid-template-columns:1fr}.field-row{grid-template-columns:1fr}.data-table{min-width:760px}}

/* v2 requested cleanup — option notes as hover info + compact home form */
.home-switcher{grid-template-columns:1fr!important;align-items:start!important}
.home-form{display:flex;gap:8px;align-items:center;flex-wrap:wrap;margin-top:8px}
.home-form .input{max-width:320px}
.inline-form{display:inline-flex;margin:0}
.hidden{display:none!important}
.option-table .price-col{width:150px;text-align:right}.option-table .check-col{width:95px;text-align:center}
.option-title-input{font-weight:800;max-width:360px}
.note-tip{position:relative;overflow:visible;width:22px;height:22px;border-radius:999px;padding:0;font-weight:900;background:var(--blue-bg);border:1px solid var(--blue-border);color:var(--blue-text)}
.info-bubble{position:absolute;right:0;top:calc(100% + 8px);width:320px;max-width:80vw;background:#fff;border:1px solid var(--border-strong);box-shadow:0 18px 46px -28px rgba(15,23,42,.65);border-radius:14px;padding:10px;z-index:9999;opacity:0;pointer-events:none;transform:translateY(-4px);transition:.12s ease;text-align:left}
.info-bubble:before{content:"";position:absolute;right:8px;bottom:100%;border:7px solid transparent;border-bottom-color:var(--border-strong)}
.note-tip:hover .info-bubble,.note-tip:focus-within .info-bubble{opacity:1;pointer-events:auto;transform:translateY(0)}
.info-bubble textarea.input{min-height:92px;width:100%;font-weight:650;text-align:left!important}
.assumption-stack #buydowns .buydown-grid{grid-template-columns:1fr!important}
.assumption-stack #buydowns .buydown-summary{grid-template-columns:1fr!important}
.check-label{display:flex;gap:8px;align-items:center;font-weight:850;color:#334155}
@media(max-width:700px){.info-bubble{right:auto;left:0;width:280px}.info-bubble:before{right:auto;left:8px}}

/* final v2 clean patch */
.hidden-note{display:none!important;}
.details-col{width:68px;text-align:center!important;}
.note-tip{display:inline-flex;align-items:center;justify-content:center;cursor:help;}
.note-tip .info-bubble{font-weight:700;color:#334155;line-height:1.35;white-space:normal;text-transform:none;letter-spacing:0;}
.option-add-grid textarea.input{min-height:32px;height:32px;}