:root {
  --navy: #1a284b;
  --navy-light: #2c3f6b;
  --teal: #0095ad;
  --teal-light: #e3f4f7;
  --green: #8bc242;
  --green-light: #eef7e2;
  --amber: #c98a1d;
  --amber-light: #fbf1de;
  --bg: #fafbfc;
  --card: #ffffff;
  --text: #1c2733;
  --muted: #7a8794;
  --border: #e6e9ec;
  --danger: #c0392b;
  --success: #6fae3a;
  font-family: "Inter", -apple-system, BlinkMacSystemFont, "Segoe UI", Roboto, Helvetica, Arial, sans-serif;
}

* { box-sizing: border-box; }
body { margin: 0; background: var(--bg); color: var(--text); font-size: 15px; }
a { color: var(--teal); text-decoration: none; }
h1, h2, h3 { font-family: "Lora", Georgia, serif; color: var(--navy); margin: 0 0 8px; }
.muted { color: var(--muted); }
.cap { text-transform: capitalize; }
.accent { color: var(--teal); }
.empty { color: var(--muted); }

.top-accent { height: 4px; background: linear-gradient(90deg, var(--teal), var(--green)); }

.topbar { background: #fff; border-bottom: 1px solid var(--border); }
.topbar-inner { max-width: 1200px; margin: 0 auto; display: flex; align-items: center; gap: 28px; padding: 14px 24px; }
.brand { display: flex; align-items: center; }
.brand-logo { height: 40px; width: auto; display: block; }
.login-logo { height: 56px; width: auto; display: block; margin: 0 auto 20px; }
.topbar nav { display: flex; gap: 20px; flex: 1; }
.topbar nav a { color: var(--navy); font-size: 14px; font-weight: 500; }
.topbar nav a:hover { color: var(--teal); }
.who { display: flex; align-items: center; gap: 14px; font-size: 13px; color: var(--muted); }
.logout { color: var(--muted); font-size: 13px; }
.logout:hover { color: var(--danger); }

.container { max-width: 1200px; margin: 0 auto; padding: 28px 24px 90px; }

.flashes { margin-bottom: 16px; }
.flash { padding: 12px 16px; border-radius: 8px; margin-bottom: 8px; font-size: 14px; }
.flash-success { background: var(--green-light); color: #3f6b1f; border: 1px solid #cfe6b8; }
.flash-error { background: #fbe9e7; color: var(--danger); border: 1px solid #f3c6c2; }

.login-wrap { display: flex; justify-content: center; align-items: center; min-height: 80vh; }
.login-card { background: var(--card); padding: 40px; border-radius: 12px; box-shadow: 0 4px 24px rgba(28,61,82,0.08); width: 100%; max-width: 380px; border: 1px solid var(--border); }
.login-card h1 { text-align: center; font-size: 22px; }
.login-card p { text-align: center; margin-bottom: 24px; }

label { display: block; font-size: 12px; color: var(--muted); margin-bottom: 14px; font-weight: 600; text-transform: uppercase; letter-spacing: 0.02em; }
input, select, textarea {
  display: block; width: 100%; margin-top: 6px; padding: 10px 12px; border: 1px solid var(--border);
  border-radius: 8px; font-size: 14px; font-family: "Inter", sans-serif; color: var(--text); background: #fff;
  text-transform: none;
}
textarea { resize: vertical; }
input:focus, select:focus, textarea:focus { outline: none; border-color: var(--teal); box-shadow: 0 0 0 3px rgba(27,138,156,0.12); }
input::placeholder { color: #b7c0c8; }

.btn { display: inline-block; padding: 9px 16px; border-radius: 8px; font-size: 13px; font-weight: 700; border: 1px solid transparent; cursor: pointer; text-align: center; }
.btn-primary { background: var(--navy); color: #fff; }
.btn-primary:hover { background: var(--navy-light); }
.btn-secondary { background: #eef1f4; color: var(--text); }
.btn-secondary:hover { background: #e1e6ea; }
.btn-outline { background: #fff; color: var(--teal); border: 1px solid var(--teal); }
.btn-outline:hover { background: var(--teal-light); }
.btn-danger-outline { background: #fff; color: var(--danger); border: 1px solid #e7b3ab; }
.btn-danger-outline:hover { background: #fbe9e7; }
.btn-sm { padding: 7px 14px; font-size: 12px; }
.btn-block { width: 100%; }
.inline-form { display: inline-block; margin: 0; }

.eyebrow { font-size: 11px; font-weight: 700; letter-spacing: 0.08em; text-transform: uppercase; color: var(--teal); margin-bottom: 4px; }

.stats-row { display: grid; grid-template-columns: repeat(4, 1fr); gap: 16px; margin-bottom: 24px; }
.stat-card { background: var(--card); border: 1px solid var(--border); border-radius: 10px; padding: 18px; }
.stat-label { font-size: 11px; text-transform: uppercase; letter-spacing: 0.06em; color: var(--muted); font-weight: 700; margin-bottom: 6px; }
.stat-value { font-family: "Lora", serif; font-size: 26px; font-weight: 700; color: var(--navy); }
.stat-value-date { font-size: 22px; }

.panel { background: var(--card); border: 1px solid var(--border); border-radius: 10px; padding: 22px; margin-bottom: 22px; }
.panel.narrow { max-width: 680px; }
.panel-header { display: flex; justify-content: space-between; align-items: center; margin-bottom: 16px; gap: 12px; flex-wrap: wrap; }
.panel-header h2 { margin: 0; }
.filters { display: flex; gap: 10px; align-items: center; margin: 0; }
.filters select { width: auto; margin: 0; }

.search-row { margin-bottom: 16px; }
.search-row input { max-width: 360px; }

.tbl { width: 100%; border-collapse: collapse; font-size: 14px; }
.tbl th { text-align: left; font-size: 12px; text-transform: uppercase; letter-spacing: 0.03em; color: var(--muted); padding: 8px 10px; border-bottom: 2px solid var(--border); }
.tbl td { padding: 12px 10px; border-bottom: 1px solid var(--border); }
.tbl tbody tr:hover { background: #f8fafc; cursor: pointer; }

.badge { display: inline-block; padding: 4px 10px; border-radius: 20px; font-size: 12px; font-weight: 600; background: #eef1f4; color: var(--navy); white-space: nowrap; }
.badge-new-lead { background: #eef1f4; color: #445; }
.badge-active-listed { background: var(--teal-light); color: var(--teal); }
.badge-under-contract { background: var(--amber-light); color: var(--amber); }
.badge-inspection-period { background: var(--amber-light); color: var(--amber); }
.badge-appraisal { background: var(--amber-light); color: var(--amber); }
.badge-loan-processing { background: var(--amber-light); color: var(--amber); }
.badge-clear-to-close { background: var(--green-light); color: #3f6b1f; }
.badge-closed { background: var(--green-light); color: #3f6b1f; }
.badge-cancelled { background: #fbe9e7; color: var(--danger); }

/* ---- listing cards ---- */
.card-grid { display: grid; grid-template-columns: repeat(auto-fill, minmax(260px, 1fr)); gap: 16px; }
.listing-card {
  display: block; background: #fff; border: 1px solid var(--border); border-radius: 10px; padding: 18px;
  color: inherit;
}
.listing-card:hover { border-color: var(--teal); box-shadow: 0 2px 10px rgba(27,138,156,0.08); }
.listing-card-static { max-width: 420px; margin-bottom: 20px; }
.listing-card-top { margin-bottom: 6px; }
.priority-tag { font-size: 10px; font-weight: 700; letter-spacing: 0.08em; text-transform: uppercase; color: var(--muted); }
.listing-card h3 { font-size: 17px; margin: 4px 0 2px; }
.listing-card-bottom { display: flex; justify-content: space-between; align-items: center; margin-top: 14px; font-size: 13px; }
.listing-status { color: var(--muted); }
.listing-pct { color: var(--green); font-weight: 700; }

.bottom-tabs {
  position: fixed; left: 50%; bottom: 20px; transform: translateX(-50%);
  display: flex; gap: 4px; background: #fff; border-radius: 999px; box-shadow: 0 4px 20px rgba(28,61,82,0.15);
  padding: 6px; border: 1px solid var(--border); z-index: 10;
}
.bottom-tab { padding: 10px 20px; border-radius: 999px; font-size: 13px; font-weight: 700; color: var(--navy); }
.bottom-tab.active { background: var(--teal-light); color: var(--teal); }
.bottom-tab:hover { background: #f2f5f7; }

/* ---- transaction detail header ---- */
.detail-status-row { display: flex; justify-content: space-between; align-items: center; margin: 18px 0 20px; flex-wrap: wrap; gap: 10px; }
.detail-status-left { display: flex; align-items: center; gap: 10px; font-size: 12px; font-weight: 700; letter-spacing: 0.04em; }
.status-select-lg {
  width: auto; margin: 0; padding: 8px 12px; font-weight: 700; font-size: 12px; letter-spacing: 0.04em;
  color: var(--teal); border: 1px solid var(--teal); border-radius: 8px; text-transform: uppercase;
}
.detail-status-right { display: flex; gap: 10px; }

.detail-header { display: flex; justify-content: space-between; align-items: flex-start; margin-bottom: 20px; gap: 12px; flex-wrap: wrap; }

.listing-title { font-size: 32px; margin-bottom: 2px; }
.listing-subtitle { color: var(--muted); margin: 0 0 22px; font-size: 14px; }

.milestone-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 14px; }
.milestone-box {
  border: 1px solid var(--border); border-top: 3px solid var(--border); border-radius: 8px; padding: 12px 14px; margin: 0;
}
.milestone-box label { font-size: 11px; font-weight: 700; letter-spacing: 0.05em; color: var(--muted); margin-bottom: 6px; }
.milestone-box input { border: none; padding: 0; font-size: 14px; }
.milestone-box input:focus { box-shadow: none; }
.milestone-teal { border-top-color: var(--teal); }
.milestone-green { border-top-color: var(--green); }
.milestone-amber { border-top-color: var(--amber); }

.readiness-panel { display: flex; align-items: center; gap: 20px; }
.readiness-pct { font-family: "Lora", serif; font-size: 34px; font-weight: 700; color: var(--navy); }

.form-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 4px 16px; }
.form-grid .span2 { grid-column: 1 / -1; }
.form-grid h3 { grid-column: 1 / -1; margin-top: 10px; font-size: 15px; border-top: 1px solid var(--border); padding-top: 16px; }
.checkbox-row { display: flex; align-items: center; gap: 8px; font-weight: 500; text-transform: none; }
.checkbox-row input { width: auto; margin: 0; }
.form-actions { display: flex; gap: 10px; margin-top: 10px; }

.detail-grid { display: grid; grid-template-columns: repeat(2, 1fr); gap: 16px; }
.detail-grid .panel { margin-bottom: 0; }

.def-list { display: grid; grid-template-columns: auto 1fr; gap: 6px 14px; margin: 0; font-size: 14px; }
.def-list dt { color: var(--muted); text-transform: none; font-size: 13px; }
.def-list dd { margin: 0; text-align: right; font-weight: 600; }

.internal-note { background: var(--amber-light); border: 1px solid #ecd9ad; padding: 12px 14px; border-radius: 8px; white-space: pre-wrap; font-size: 14px; }

.update-form textarea { margin-bottom: 8px; }
.update-form-row { display: flex; justify-content: space-between; align-items: center; }

.timeline { list-style: none; margin: 20px 0 0; padding: 0; }
.timeline-item { padding: 12px 0; border-top: 1px solid var(--border); }
.timeline-item.internal { background: var(--amber-light); border-radius: 6px; padding: 12px; margin-bottom: 4px; }
.timeline-meta { display: flex; gap: 10px; align-items: center; font-size: 13px; margin-bottom: 4px; }
.tag { font-size: 11px; background: var(--amber-light); color: var(--amber); padding: 2px 8px; border-radius: 10px; }
.timeline-body { white-space: pre-wrap; }

/* ---- tasks ---- */
.task-form { display: flex; gap: 8px; margin-bottom: 20px; flex-wrap: wrap; }
.task-form input[type="text"] { flex: 1; min-width: 160px; margin: 0; }
.task-form input[name="assigned_to"] { flex: none; width: 140px; }
.task-form select { width: auto; margin: 0; }
.task-form input[type="date"] { width: auto; margin: 0; }

.bulk-add-box { border: 1px solid var(--border); border-radius: 8px; padding: 16px; margin-bottom: 20px; background: #fbfcfd; }
.bulk-add-box.hidden { display: none; }
.bulk-add-box textarea { font-family: "Inter", sans-serif; }
.bulk-add-row { display: flex; gap: 16px; margin-top: 4px; }
.bulk-add-row label { flex: 1; }

.category-tabs { display: flex; gap: 6px; flex-wrap: wrap; margin-bottom: 18px; border-bottom: 1px solid var(--border); padding-bottom: 12px; }
.category-tab {
  background: none; border: none; padding: 6px 12px; border-radius: 999px; font-size: 13px; font-weight: 600;
  color: var(--muted); cursor: pointer;
}
.category-tab:hover { background: #f2f5f7; }
.category-tab.active { background: var(--teal-light); color: var(--teal); }
.tab-count { font-size: 11px; opacity: 0.75; }

.task-category { margin-bottom: 18px; }
.task-category-header { display: flex; justify-content: space-between; align-items: baseline; margin-bottom: 4px; }
.task-category-header h3 { margin: 0; font-size: 14px; color: var(--navy); }
.task-category-header .muted { font-size: 12px; }

.task-list { list-style: none; margin: 0; padding: 0; }
.task-item { padding: 12px 0; border-top: 1px solid var(--border); }
.task-item:first-child { border-top: none; }
.task-row-main { display: flex; align-items: flex-start; gap: 10px; margin-bottom: 8px; }
.task-row-controls { display: grid; grid-template-columns: 1fr 1fr 1fr; gap: 8px; padding-left: 32px; }
.task-row-controls select, .task-row-controls input { margin: 0; font-size: 13px; padding: 8px 10px; }
.task-checkbox-form, .task-delete-form, .task-status-form, .task-assigned-form, .task-due-form { margin: 0; }
.task-checkbox {
  width: 22px; height: 22px; border-radius: 5px; border: 2px solid var(--border);
  background: #fff; cursor: pointer; flex-shrink: 0; color: var(--green); font-weight: bold;
  font-size: 13px; line-height: 1; display: flex; align-items: center; justify-content: center; padding: 0;
  margin-top: 2px;
}
.task-item.task-done .task-checkbox { background: var(--green-light); border-color: var(--green); color: var(--green); }
.task-title-block { flex: 1; display: flex; flex-direction: column; }
.task-title { font-size: 14px; font-weight: 600; color: var(--navy); }
.task-item.task-done .task-title { text-decoration: line-through; color: var(--muted); font-weight: 500; }
.task-category-label { font-size: 12px; color: var(--muted); }
.task-status-select {
  border-radius: 6px; font-weight: 600;
}
.status-not-started { background: #eef1f4; color: #445; }
.status-in-progress { background: var(--teal-light); color: var(--teal); }
.status-waiting { background: var(--amber-light); color: var(--amber); }
.status-complete { background: var(--green-light); color: #3f6b1f; }
.task-delete {
  background: none; border: none; color: var(--muted); font-size: 18px; cursor: pointer;
  padding: 0 4px; line-height: 1;
}
.task-delete:hover { color: var(--danger); }
.task-assignee { font-size: 12px; background: #eef1f4; color: var(--navy); padding: 2px 8px; border-radius: 10px; white-space: nowrap; }
.task-due { font-size: 12px; color: var(--muted); white-space: nowrap; }
.task-status-pill { font-size: 11px; font-weight: 700; padding: 3px 9px; border-radius: 999px; }
.task-category-tag { font-size: 12px; color: var(--muted); background: #eef1f4; padding: 2px 8px; border-radius: 8px; }
.task-property-link { font-size: 13px; margin-left: auto; }
.task-row-main .task-title { flex: none; }
.task-row-meta { display: flex; align-items: center; gap: 8px; flex-wrap: wrap; }

.calendar-toolbar { display: flex; justify-content: space-between; align-items: center; margin-bottom: 14px; flex-wrap: wrap; gap: 10px; }
.calendar-title { margin: 0; }
.calendar-nav { display: flex; gap: 8px; }
.calendar-legend { display: flex; gap: 18px; flex-wrap: wrap; margin-bottom: 16px; font-size: 12px; color: var(--muted); }
.calendar-legend-item { display: flex; align-items: center; gap: 6px; }
.calendar-dot { width: 9px; height: 9px; border-radius: 50%; display: inline-block; }
.calendar-dot-task { background: var(--amber); }
.calendar-dot-task-done { background: var(--green); }
.calendar-dot-milestone { background: var(--teal); }
.calendar-dot-closing { background: var(--navy); }

.calendar-grid { display: grid; grid-template-columns: repeat(7, 1fr); gap: 6px; }
.calendar-weekday { font-size: 11px; font-weight: 700; text-transform: uppercase; letter-spacing: 0.04em; color: var(--muted); padding: 4px 6px; }
.calendar-day {
  min-height: 96px; border: 1px solid var(--border); border-radius: 8px; padding: 6px;
  background: #fff; display: flex; flex-direction: column; gap: 4px;
}
.calendar-day-empty { background: transparent; border: none; }
.calendar-day-today { border-color: var(--teal); box-shadow: inset 0 0 0 1px var(--teal); }
.calendar-day-number { font-size: 12px; font-weight: 700; color: var(--navy); }
.calendar-day-today .calendar-day-number { color: var(--teal); }
.calendar-day-events { display: flex; flex-direction: column; gap: 3px; overflow: hidden; }
.calendar-event {
  font-size: 11px; padding: 2px 6px; border-radius: 5px; white-space: nowrap; overflow: hidden;
  text-overflow: ellipsis; display: block; line-height: 1.5;
}
.calendar-event-task { background: var(--amber-light); color: var(--amber); }
.calendar-event-task-done { background: var(--green-light); color: #3f6b1f; }
.calendar-event-milestone { background: var(--teal-light); color: var(--teal); }
.calendar-event-closing { background: var(--navy); color: #fff; }
.calendar-more { font-size: 10px; color: var(--muted); }

@media (max-width: 800px) {
  .stats-row { grid-template-columns: repeat(2, 1fr); }
  .detail-grid { grid-template-columns: 1fr; }
  .form-grid { grid-template-columns: 1fr; }
  .milestone-grid { grid-template-columns: 1fr; }
  .task-row-controls { grid-template-columns: 1fr; padding-left: 0; }
  .topbar-inner { flex-wrap: wrap; }
  .calendar-day { min-height: 64px; }
  .calendar-event { font-size: 10px; }
}