:root{
  --bg:#07111f;--bg-2:#0a1728;--panel:#0e1d30;--panel-2:#12243a;--panel-3:#162c45;
  --text:#edf6ff;--soft:#b9cee1;--muted:#7892aa;--line:rgba(176,210,241,.13);
  --blue:#3e9df5;--cyan:#58d5ff;--green:#4cd69a;--amber:#f6c759;--red:#ff7685;
  --shadow:0 18px 45px rgba(0,0,0,.24);--radius:18px;--header:rgba(7,17,31,.91);
  --chart-grid:rgba(174,205,235,.09);--input:#0a1829;
}
:root[data-theme="light"]{
  --bg:#eef4f9;--bg-2:#e6eff7;--panel:#ffffff;--panel-2:#f7fbff;--panel-3:#edf5fc;
  --text:#102b44;--soft:#42647f;--muted:#6e879b;--line:rgba(22,74,116,.14);
  --blue:#176fc8;--cyan:#149fd5;--green:#16865f;--amber:#a97504;--red:#c44353;
  --shadow:0 16px 36px rgba(32,71,107,.11);--header:rgba(245,250,254,.92);--chart-grid:rgba(40,88,126,.10);--input:#f8fbfe;
}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{margin:0;min-height:100%;background:
  radial-gradient(circle at 10% -10%,rgba(49,138,225,.18),transparent 32rem),
  radial-gradient(circle at 95% 8%,rgba(61,205,255,.10),transparent 28rem),var(--bg);
  color:var(--text);font-family:Inter,ui-sans-serif,system-ui,-apple-system,BlinkMacSystemFont,"Segoe UI",sans-serif;font-size:14px;line-height:1.5}
button,input,select{font:inherit}
button{color:inherit}
a{color:inherit;text-decoration:none}
.shell{width:min(1440px,calc(100% - 32px));margin-inline:auto}
.app-header{position:sticky;top:0;z-index:90;background:var(--header);backdrop-filter:blur(18px);border-bottom:1px solid var(--line)}
.header-main{min-height:70px;display:flex;align-items:center;justify-content:space-between;gap:18px}
.brand{display:flex;align-items:center;gap:10px;font-size:19px;letter-spacing:.12em;font-weight:500}
.brand b{font-weight:900}.brand-mark{width:38px;height:38px;fill:none;stroke:var(--cyan);stroke-width:2}.brand-mark .core{fill:var(--bg);stroke:var(--cyan)}
.header-actions,.button-row,.hero-actions{display:flex;align-items:center;gap:9px;flex-wrap:wrap}
.file-status{display:inline-flex;align-items:center;gap:8px;color:var(--soft);max-width:310px;white-space:nowrap;overflow:hidden;text-overflow:ellipsis}
.file-status i{display:block;width:8px;height:8px;border-radius:50%;background:var(--muted);box-shadow:0 0 0 4px rgba(120,146,170,.12)}
.file-status.loaded i{background:var(--green);box-shadow:0 0 0 4px rgba(76,214,154,.13)}
.button,.icon-button{border:1px solid var(--line);background:var(--panel-2);border-radius:11px;min-height:40px;padding:9px 14px;font-weight:750;cursor:pointer;display:inline-flex;align-items:center;justify-content:center;gap:8px;transition:.18s ease}
.button:hover,.icon-button:hover{transform:translateY(-1px);border-color:rgba(84,196,255,.46);box-shadow:0 8px 20px rgba(0,0,0,.12)}
.button.primary{background:linear-gradient(135deg,var(--blue),var(--cyan));color:white;border-color:transparent}
.button.secondary{background:var(--panel-3)}
.button.ghost{background:transparent}.button.compact{min-height:34px;padding:6px 10px;font-size:12px}.danger-text{color:var(--red)}
.icon-button{width:40px;padding:0;font-size:18px}
.nav{display:flex;gap:3px;overflow:auto;scrollbar-width:none}.nav::-webkit-scrollbar{display:none}
.nav-item{border:0;background:none;color:var(--muted);padding:13px 15px 12px;font-weight:750;cursor:pointer;white-space:nowrap;border-bottom:2px solid transparent}
.nav-item:hover{color:var(--text)}.nav-item.active{color:var(--cyan);border-bottom-color:var(--cyan)}
.main-content{padding-block:28px 60px}.page{display:none}.page.active{display:block}
.hero-row,.page-heading{display:flex;align-items:flex-end;justify-content:space-between;gap:24px;margin:4px 0 22px}
.hero-row h1,.page-heading h1{font-size:clamp(28px,4vw,44px);line-height:1.08;margin:5px 0 10px;letter-spacing:-.04em;max-width:850px}
.page-heading h1{font-size:clamp(28px,3.5vw,40px)}
.eyebrow{display:block;margin:0;color:var(--cyan);font-size:11px;font-weight:850;letter-spacing:.16em;text-transform:uppercase}
.subtle{color:var(--soft);margin:0;max-width:880px;font-size:15px}
h2{font-size:18px;line-height:1.25;margin:4px 0 0;letter-spacing:-.01em}
.notice{display:flex;align-items:flex-start;gap:12px;border:1px solid var(--line);border-radius:14px;padding:13px 15px;margin-bottom:14px;background:linear-gradient(90deg,rgba(62,157,245,.10),transparent)}
.notice.hidden{display:none}.notice-icon{width:24px;height:24px;border-radius:50%;display:grid;place-items:center;background:rgba(88,213,255,.13);color:var(--cyan);font-weight:900;flex:0 0 auto}.notice span{color:var(--soft)}
.filter-panel,.panel{background:linear-gradient(145deg,var(--panel),color-mix(in srgb,var(--panel) 94%,var(--blue) 6%));border:1px solid var(--line);border-radius:var(--radius);box-shadow:var(--shadow)}
.filter-panel{padding:17px;margin-bottom:14px}.filter-heading,.panel-title{display:flex;align-items:center;justify-content:space-between;gap:14px}.filters{display:grid;grid-template-columns:repeat(7,minmax(120px,1fr));gap:10px;margin-top:14px}
label{color:var(--muted);font-size:11px;font-weight:800;letter-spacing:.06em;text-transform:uppercase;display:flex;flex-direction:column;gap:5px}
select,input[type="search"]{width:100%;height:40px;border:1px solid var(--line);border-radius:10px;background:var(--input);color:var(--text);padding:0 11px;outline:none;text-transform:none;letter-spacing:0;font-weight:600;font-size:13px}
select:focus,input[type="search"]:focus{border-color:var(--cyan);box-shadow:0 0 0 3px rgba(88,213,255,.11)}
.filter-summary{margin-top:11px;color:var(--soft);font-size:12px}
.kpi-grid{display:grid;grid-template-columns:repeat(8,minmax(0,1fr));gap:12px;margin:14px 0}
.kpi{min-height:120px;padding:16px;border-radius:16px;background:var(--panel);border:1px solid var(--line);position:relative;overflow:hidden}
.kpi::after{content:"";position:absolute;right:-25px;bottom:-35px;width:90px;height:90px;border-radius:50%;background:rgba(62,157,245,.06)}
.kpi.featured{background:linear-gradient(145deg,rgba(42,136,223,.28),var(--panel));border-color:rgba(88,213,255,.30)}
.kpi.warning{background:linear-gradient(145deg,rgba(246,199,89,.09),var(--panel))}
.kpi span{display:block;color:var(--muted);text-transform:uppercase;letter-spacing:.08em;font-size:10px;font-weight:850}.kpi strong{display:block;font-size:clamp(22px,2.3vw,30px);line-height:1.1;margin:11px 0 7px;letter-spacing:-.04em}.kpi small{color:var(--soft);font-size:11px}
.chart-grid,.cross-grid{display:grid;grid-template-columns:repeat(12,minmax(0,1fr));gap:12px}.panel{padding:17px;margin-bottom:12px;min-width:0}.span-4{grid-column:span 4}.span-5{grid-column:span 5}.span-6{grid-column:span 6}.span-7{grid-column:span 7}.span-8{grid-column:span 8}.span-12{grid-column:span 12}
.badge{border:1px solid var(--line);background:var(--panel-3);border-radius:999px;padding:6px 9px;color:var(--soft);font-size:11px;font-weight:750}
.chart-wrap{position:relative;height:310px;margin-top:12px}.chart-wrap.tall{height:350px}.chart-wrap canvas{max-width:100%}
.summary-grid{display:grid;grid-template-columns:1fr 1fr;gap:12px;margin-top:0}.table-scroll{overflow:auto;max-height:440px;margin-top:14px;border:1px solid var(--line);border-radius:12px}
.summary-table{width:100%;border-collapse:collapse;min-width:580px;font-size:12px}.summary-table th,.summary-table td{padding:9px 11px;border-bottom:1px solid var(--line);white-space:nowrap;text-align:right}.summary-table th:first-child,.summary-table td:first-child{text-align:left;position:sticky;left:0;background:var(--panel);z-index:1}.summary-table thead th{position:sticky;top:0;background:var(--panel-2);z-index:2;color:var(--soft);font-size:10px;text-transform:uppercase;letter-spacing:.07em}.summary-table thead th:first-child{z-index:3}.summary-table tbody tr:hover td{background:color-mix(in srgb,var(--panel-3) 70%,transparent)}.summary-table tfoot td{font-weight:850;background:var(--panel-2)}.empty-cell{text-align:center!important;color:var(--muted);padding:28px!important}
.workbook-panel{padding:14px}.toolbar{display:flex;align-items:flex-end;gap:10px;flex-wrap:wrap}.toolbar label{min-width:180px}.toolbar .grow{flex:1;min-width:220px}.workbook-stats{display:flex;gap:8px;flex-wrap:wrap;color:var(--soft);font-size:12px;padding:10px 2px}.workbook-stats span{background:var(--panel-3);border:1px solid var(--line);padding:5px 9px;border-radius:999px}
.data-grid{height:calc(100vh - 310px);min-height:430px;border:1px solid var(--line);border-radius:12px;overflow:hidden}.small-grid{height:360px;border:1px solid var(--line);border-radius:12px;overflow:hidden;margin-top:12px}
.cross-kpis{display:grid;grid-template-columns:repeat(6,minmax(0,1fr));gap:10px;margin-bottom:12px}.cross-kpis article{background:var(--panel);border:1px solid var(--line);border-radius:14px;padding:14px}.cross-kpis span{display:block;color:var(--muted);font-size:10px;text-transform:uppercase;letter-spacing:.07em;font-weight:800;min-height:30px}.cross-kpis strong{display:block;font-size:27px;margin-top:8px}
.mini-tabs{gap:4px}.mini-tabs button{border:1px solid var(--line);background:var(--panel-2);border-radius:8px;padding:6px 9px;font-size:11px;font-weight:750;cursor:pointer}.mini-tabs button.active{background:var(--blue);color:#fff;border-color:transparent}
.help-grid{display:grid;grid-template-columns:repeat(12,minmax(0,1fr));gap:12px}.help-grid>.panel{grid-column:span 6}.template-card{grid-column:span 12!important;display:flex;align-items:center;gap:18px;padding:24px}.template-icon{width:68px;height:68px;display:grid;place-items:center;border-radius:16px;background:linear-gradient(145deg,#0d7544,#20b96e);color:white;font-weight:900;font-size:20px;flex:0 0 auto}.template-card p,.help-grid .panel p{color:var(--soft)}.steps{display:grid;grid-template-columns:repeat(4,1fr);gap:12px;counter-reset:steps;list-style:none;padding:0;margin:17px 0 0}.steps li{counter-increment:steps;background:var(--panel-2);border:1px solid var(--line);border-radius:12px;padding:15px;color:var(--soft)}.steps li::before{content:counter(steps);display:grid;place-items:center;width:25px;height:25px;border-radius:50%;background:var(--blue);color:white;font-weight:850;margin-bottom:10px}
.toast-stack{position:fixed;right:18px;bottom:18px;z-index:200;display:grid;gap:9px;max-width:min(390px,calc(100vw - 36px))}.toast{background:var(--panel-2);border:1px solid var(--line);border-left:4px solid var(--cyan);box-shadow:var(--shadow);border-radius:12px;padding:12px 14px;color:var(--text);animation:toast-in .2s ease}.toast.error{border-left-color:var(--red)}.toast.success{border-left-color:var(--green)}@keyframes toast-in{from{transform:translateY(8px);opacity:0}}
/* Tabulator theme overrides */
.tabulator{background:var(--panel)!important;border:0!important;color:var(--text)!important;font-size:12px}.tabulator .tabulator-header{background:var(--panel-2)!important;border-bottom:1px solid var(--line)!important;color:var(--soft)!important}.tabulator .tabulator-header .tabulator-col{background:var(--panel-2)!important;border-right:1px solid var(--line)!important}.tabulator .tabulator-header .tabulator-col.tabulator-sortable:hover{background:var(--panel-3)!important}.tabulator .tabulator-header .tabulator-col .tabulator-col-content{padding:9px 8px!important}.tabulator .tabulator-header-filter input{background:var(--input)!important;color:var(--text)!important;border:1px solid var(--line)!important;border-radius:6px!important;padding:4px 6px!important}.tabulator-row{background:var(--panel)!important;border-bottom:1px solid var(--line)!important;color:var(--text)!important}.tabulator-row:nth-child(even){background:color-mix(in srgb,var(--panel) 90%,var(--panel-3) 10%)!important}.tabulator-row:hover{background:var(--panel-3)!important}.tabulator-row.tabulator-selected{background:rgba(62,157,245,.23)!important}.tabulator-row .tabulator-cell{border-right:1px solid var(--line)!important;padding:8px!important}.tabulator .tabulator-footer{background:var(--panel-2)!important;color:var(--soft)!important;border-top:1px solid var(--line)!important}.tabulator .tabulator-footer .tabulator-page{color:var(--text)!important;background:var(--panel)!important;border:1px solid var(--line)!important}.tabulator .tabulator-footer .tabulator-page.active{background:var(--blue)!important;color:#fff!important}.tabulator-menu{background:var(--panel-2)!important;border:1px solid var(--line)!important;color:var(--text)!important}.tabulator-edit-select-list{background:var(--panel-2)!important;color:var(--text)!important}.tabulator-cell.tabulator-editing{background:var(--input)!important;color:var(--text)!important}
@media(max-width:1200px){.filters{grid-template-columns:repeat(4,1fr)}.kpi-grid{grid-template-columns:repeat(4,1fr)}.cross-kpis{grid-template-columns:repeat(3,1fr)}}
@media(max-width:900px){.file-status{display:none}.hero-row,.page-heading{align-items:flex-start;flex-direction:column}.chart-grid,.cross-grid{grid-template-columns:1fr}.span-4,.span-5,.span-6,.span-7,.span-8,.span-12{grid-column:1}.summary-grid{grid-template-columns:1fr}.help-grid>.panel{grid-column:span 12}.steps{grid-template-columns:1fr 1fr}.data-grid{height:620px}.header-main{min-height:64px}.shell{width:min(100% - 22px,1440px)}}
@media(max-width:640px){body{font-size:13px}.header-main{align-items:center}.brand{font-size:15px}.brand-mark{width:32px;height:32px}.header-actions .button{font-size:0;width:42px;padding:0}.header-actions .button span{font-size:21px}.nav-item{padding:11px 12px}.main-content{padding-top:20px}.hero-row h1,.page-heading h1{font-size:30px}.hero-actions{width:100%}.hero-actions .button{flex:1}.filters{grid-template-columns:1fr 1fr}.kpi-grid{grid-template-columns:1fr 1fr;gap:9px}.kpi{min-height:106px;padding:13px}.kpi strong{font-size:23px}.panel{padding:13px;border-radius:15px}.chart-wrap,.chart-wrap.tall{height:290px}.cross-kpis{grid-template-columns:1fr 1fr}.cross-kpis article{padding:12px}.template-card{align-items:flex-start;flex-direction:column;padding:17px}.steps{grid-template-columns:1fr}.toolbar{align-items:stretch}.toolbar label,.toolbar .grow{width:100%;min-width:0}.toolbar>.button{flex:1}.data-grid{height:580px}.small-grid{height:420px}.mini-tabs{width:100%;overflow:auto;flex-wrap:nowrap}.panel-title{align-items:flex-start;flex-direction:column}.table-scroll{max-height:360px}}
@media(max-width:400px){.filters{grid-template-columns:1fr}.kpi-grid{grid-template-columns:1fr 1fr}.button{padding-inline:10px}.cross-kpis{grid-template-columns:1fr}}


/* Tract List / Lease Schedule */
.lease-filters{display:grid;grid-template-columns:repeat(8,minmax(120px,1fr));gap:10px;margin-top:14px}
.lease-search-wide{grid-column:span 2}
.lease-kpi-grid{display:grid;grid-template-columns:repeat(8,minmax(0,1fr));gap:12px;margin:14px 0}
.lease-schedule-panel{padding:14px}
.lease-schedule-grid{height:calc(100vh - 330px);min-height:500px;border:1px solid var(--line);border-radius:12px;overflow:hidden}
.lease-empty{display:grid;place-items:center;height:100%;min-height:300px}
.status-pill{display:inline-flex;align-items:center;max-width:100%;padding:4px 8px;border-radius:999px;border:1px solid var(--line);font-size:10px;font-weight:850;letter-spacing:.02em;white-space:nowrap;background:var(--panel-3);color:var(--soft)}
.status-pill.good{background:rgba(76,214,154,.11);border-color:rgba(76,214,154,.26);color:var(--green)}
.status-pill.warn{background:rgba(246,199,89,.11);border-color:rgba(246,199,89,.28);color:var(--amber)}
.status-pill.danger{background:rgba(255,118,133,.11);border-color:rgba(255,118,133,.28);color:var(--red)}
.lease-note{margin-bottom:14px}
@media(max-width:1200px){.lease-filters{grid-template-columns:repeat(4,1fr)}.lease-kpi-grid{grid-template-columns:repeat(4,1fr)}}
@media(max-width:900px){.lease-schedule-grid{height:650px}.lease-search-wide{grid-column:span 2}}
@media(max-width:640px){.lease-filters{grid-template-columns:1fr 1fr}.lease-search-wide{grid-column:span 2}.lease-kpi-grid{grid-template-columns:1fr 1fr;gap:9px}.lease-schedule-grid{height:610px}.lease-schedule-panel{padding:12px}}
@media(max-width:400px){.lease-filters{grid-template-columns:1fr}.lease-search-wide{grid-column:span 1}.lease-kpi-grid{grid-template-columns:1fr 1fr}}


/* Nonblocking startup status. The app is always visible, even on a slow cellular connection. */
.startup-banner{position:fixed;z-index:490;top:calc(env(safe-area-inset-top, 0px) + 10px);left:50%;transform:translateX(-50%);display:flex;align-items:center;gap:8px;max-width:calc(100vw - 28px);padding:8px 13px;border:1px solid rgba(86,210,255,.28);border-radius:999px;background:rgba(7,17,31,.92);color:#dff5ff;box-shadow:0 12px 34px rgba(0,0,0,.28);backdrop-filter:blur(12px);font-size:12px;font-weight:750;white-space:nowrap;transition:opacity .2s ease,transform .2s ease;pointer-events:none}
.startup-banner[hidden]{display:none}.startup-banner.ready{opacity:0;transform:translate(-50%,-8px)}.startup-banner.error{pointer-events:auto;border-color:rgba(255,111,111,.52);background:rgba(55,16,23,.95);color:#ffe8e8;white-space:normal;text-align:center}
.startup-dot{width:8px;height:8px;flex:0 0 auto;border-radius:50%;background:#56d2ff;box-shadow:0 0 0 0 rgba(86,210,255,.5);animation:startPulse 1.15s ease-out infinite}@keyframes startPulse{70%{box-shadow:0 0 0 7px rgba(86,210,255,0)}100%{box-shadow:0 0 0 0 rgba(86,210,255,0)}}
@media(max-width:700px){.startup-banner{top:calc(env(safe-area-inset-top, 0px) + 7px);font-size:11px;padding:7px 11px}}