/* Texava tools: net sheet, tax protest checker, builder incentives */
.tool [hidden],.tool[hidden]{display:none!important}
.tool{display:grid;grid-template-columns:minmax(0,6fr) minmax(0,5fr);gap:48px;align-items:start}
.tool .panel{border:1px solid rgba(242,239,233,.16);padding:30px 28px}
.tool .panel+.panel{margin-top:18px}
.tool h3,.tl{font-family:inherit;line-height:1.3;font-size:11px;font-weight:700;letter-spacing:.18em;text-transform:uppercase;margin:0 0 18px;color:#9C968D}
.tf{display:grid;grid-template-columns:1fr 1fr;gap:18px 22px}
.tf .full{grid-column:1/-1}
.tf label{display:flex;flex-direction:column;gap:6px;font-size:12px;font-weight:600;letter-spacing:.04em;color:#C9C4BB}
.tf input,.tf select{background:transparent;border:0;border-bottom:1px solid rgba(242,239,233,.5);color:#F2EFE9;font:inherit;font-size:18px;padding:10px 0;border-radius:0;outline:none;width:100%;box-sizing:border-box}
.tf select option{background:#0A0A0A;color:#F2EFE9}
.tf input:focus,.tf select:focus{border-bottom-color:#FF5A1F}
.tf .hint{font-size:11px;font-weight:400;color:#8A847B;letter-spacing:0;line-height:1.45}
.tchk{display:flex!important;flex-direction:row!important;align-items:center;gap:10px!important;font-size:14px!important}
.tchk input{width:18px!important;height:18px;accent-color:#FF5A1F;margin:0}
.seg{display:flex;border:1px solid rgba(242,239,233,.3);width:max-content;max-width:100%}
.seg button{background:transparent;color:#C9C4BB;border:0;padding:10px 16px;font:inherit;font-size:12px;font-weight:700;letter-spacing:.1em;text-transform:uppercase;cursor:pointer}
.seg button.on{background:#F2EFE9;color:#0A0A0A}
.res{position:sticky;top:96px}
.res .big{font-weight:800;font-size:clamp(44px,5vw,76px);letter-spacing:-.05em;line-height:1;margin:6px 0 4px}
.res .nsub{font-size:14px;color:#9C968D}
.ltab{width:100%;border-collapse:collapse;margin-top:22px;font-size:15px}
.ltab td{padding:11px 0;border-bottom:1px solid rgba(242,239,233,.1);vertical-align:top}
.ltab{table-layout:fixed}.ltab td:first-child{overflow-wrap:anywhere}.ltab td:last-child{text-align:right;white-space:nowrap;padding-left:14px;width:118px}.ltab td[colspan]{width:auto}
.ltab tr.tot td{border-top:1px solid rgba(242,239,233,.5);border-bottom:0;font-weight:800;font-size:17px}
.ltab .n{display:block;font-size:11px;color:#8A847B;margin-top:3px}
.cmp{display:grid;grid-template-columns:1fr 1fr;gap:1px;background:rgba(242,239,233,.16);margin-top:22px}
.cmp div{background:#0A0A0A;padding:18px}
.cmp b{display:block;font-size:26px;letter-spacing:-.03em;margin-top:6px}
.cmp span{font-size:11px;font-weight:700;letter-spacing:.14em;text-transform:uppercase;color:#9C968D}
.up{color:#FF5A1F}
.gate{margin-top:22px;border-top:1px solid rgba(242,239,233,.16);padding-top:22px}
.gate .tf input{font-size:16px}
.tbtn{display:inline-flex;align-items:center;gap:10px;background:#FF5A1F;color:#0A0A0A;border:0;padding:16px 22px;font:inherit;font-size:13px;font-weight:800;letter-spacing:.12em;text-transform:uppercase;cursor:pointer;margin-top:18px}
.tbtn.ghost{background:transparent;color:#F2EFE9;border:1px solid rgba(242,239,233,.4)}
.tbtn:disabled{opacity:.5;cursor:wait}
.tmsg{font-size:13px;margin-top:12px;color:#C9C4BB;min-height:1em}
.tnote{font-size:12px;line-height:1.55;color:#8A847B;margin-top:16px}
.verdict{border-left:3px solid #FF5A1F;padding:6px 0 6px 18px;margin:18px 0}
.verdict b{font-size:22px;letter-spacing:-.02em;display:block}
.comps{width:100%;border-collapse:collapse;font-size:14px;margin-top:14px}
.comps th{font-size:10px;letter-spacing:.14em;text-transform:uppercase;color:#9C968D;text-align:left;font-weight:700;padding:8px 6px;border-bottom:1px solid rgba(242,239,233,.3)}
.comps td{padding:9px 6px;border-bottom:1px solid rgba(242,239,233,.08)}
.comps tr.me td{color:#FF5A1F;font-weight:700}
.sugg{border:1px solid rgba(242,239,233,.2);border-top:0;max-height:280px;overflow:auto}
.sugg button{display:block;width:100%;text-align:left;background:#0A0A0A;color:#F2EFE9;border:0;border-bottom:1px solid rgba(242,239,233,.08);padding:12px 14px;font:inherit;font-size:14px;cursor:pointer}
.sugg button:hover,.sugg button:focus{background:#1a1a1a}
.inc-filter{display:flex;flex-wrap:wrap;gap:12px;margin-bottom:26px}
.inc-filter input,.inc-filter select{background:transparent;border:1px solid rgba(242,239,233,.3);color:#F2EFE9;font:inherit;font-size:15px;padding:12px 14px;border-radius:0}
.inc-filter select option{background:#0A0A0A}
.inc-grid{display:grid;grid-template-columns:repeat(auto-fill,minmax(320px,1fr));gap:1px;background:rgba(242,239,233,.14);border:1px solid rgba(242,239,233,.14)}
.inc{background:#0A0A0A;padding:26px 24px;display:flex;flex-direction:column;gap:10px}
.inc .bn{font-size:11px;font-weight:700;letter-spacing:.16em;text-transform:uppercase;color:#9C968D}
.inc .of{font-size:20px;font-weight:700;letter-spacing:-.02em;line-height:1.25}
.inc .tm{font-size:13px;line-height:1.55;color:#C9C4BB}
.inc .meta{font-size:11px;color:#8A847B;line-height:1.5;margin-top:auto}
.inc .meta a{color:#C9C4BB;text-decoration:underline}
.inc .comm{font-size:12px;color:#C9C4BB}
.pill{display:inline-block;font-size:10px;font-weight:800;letter-spacing:.12em;text-transform:uppercase;padding:4px 8px;border:1px solid #FF5A1F;color:#FF5A1F;width:max-content}
@media (max-width:900px){.tool{grid-template-columns:1fr;gap:28px}.res{position:static}.tf{grid-template-columns:1fr}.cmp{grid-template-columns:1fr}.tool .panel{padding:22px 18px}}