{"id":32595,"date":"2026-07-13T11:57:34","date_gmt":"2026-07-13T15:57:34","guid":{"rendered":"https:\/\/thomasdruckrealtor.com\/netto-analyse\/"},"modified":"2026-11-10T14:41:35","modified_gmt":"2026-11-10T19:41:35","slug":"netto-analyse","status":"publish","type":"page","link":"https:\/\/thomasdruckrealtor.com\/de\/netto-analyse\/","title":{"rendered":"Netto-Analyse"},"content":{"rendered":"\t\t<div data-elementor-type=\"wp-page\" data-elementor-id=\"32595\" class=\"elementor elementor-32595 elementor-31705\" data-elementor-post-type=\"page\">\n\t\t\t\t<div class=\"elementor-element elementor-element-d9b0d40 e-flex e-con-boxed e-con e-parent\" data-id=\"d9b0d40\" data-element_type=\"container\" data-e-type=\"container\">\n\t\t\t\t\t<div class=\"e-con-inner\">\n\t\t\t\t<div class=\"elementor-element elementor-element-a14dde1 elementor-widget elementor-widget-html\" data-id=\"a14dde1\" data-element_type=\"widget\" data-e-type=\"widget\" data-widget_type=\"html.default\">\n\t\t\t\t\t<!--\n  ============================================================\n  THOMAS DRUCK REALTOR - NET PROCEEDS REVIEW TOOL\n  ============================================================\n  Self-contained HTML widget. 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}\n  #net-review-tool .nr-line-value { display: inline-block; }\n\n  \/* Complexity wall *\/\n  #net-review-tool .nr-warn {\n    background: var(--warn-bg);\n    border-left: 4px solid var(--warn-border);\n    border-radius: 4px;\n    padding: 20px 22px;\n    margin-bottom: 24px;\n  }\n  #net-review-tool .nr-warn h3 {\n    font-size: 15px; font-weight: 700; color: var(--navy-deep);\n    margin: 0 0 12px; display: flex; align-items: center; gap: 8px;\n  }\n  #net-review-tool .nr-warn ul {\n    margin: 0; padding-left: 0; list-style: none;\n  }\n  #net-review-tool .nr-warn li {\n    padding: 6px 0 6px 28px; position: relative;\n    font-size: 14px; color: var(--text);\n  }\n  #net-review-tool .nr-warn li::before {\n    content: '\\2713'; position: absolute; left: 0; top: 6px;\n    width: 20px; height: 20px; border-radius: 50%;\n    background: var(--accent); color: #fff;\n    font-size: 12px; font-weight: 700;\n    display: flex; align-items: center; justify-content: center;\n  }\n  #net-review-tool .nr-warn-foot {\n    margin-top: 14px; 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font-weight: 600; letter-spacing: 0.08em;\n    text-transform: uppercase; color: var(--accent); margin-bottom: 6px;\n  }\n  #net-review-tool .nr-pdf-teaser h3 {\n    font-size: 20px; font-weight: 700; color: var(--navy-deep); margin: 0 0 6px;\n  }\n  #net-review-tool .nr-pdf-teaser > p {\n    font-size: 14px; color: var(--text-soft); margin: 0 0 12px;\n  }\n  #net-review-tool .nr-pdf-list { margin: 0 0 18px; padding: 0; list-style: none; }\n  #net-review-tool .nr-pdf-list li {\n    position: relative; padding: 5px 0 5px 26px; font-size: 14px; color: var(--text);\n  }\n  #net-review-tool .nr-pdf-list li::before {\n    content: '+'; position: absolute; left: 0; top: 4px;\n    width: 18px; height: 18px; border-radius: 50%;\n    background: var(--accent); color: #fff; font-size: 12px; font-weight: 700;\n    display: flex; align-items: center; justify-content: center; line-height: 1;\n  }\n  #net-review-tool .nr-pdf-cta { width: 100%; font-size: 15px; padding: 15px 24px; }\n  #net-review-tool .nr-pdf-note {\n    text-align: center; font-size: 12px; color: var(--text-soft); margin-top: 10px;\n  }\n  #net-review-tool .nr-cta-secondary {\n    display: flex; align-items: center; justify-content: center; gap: 12px;\n    flex-wrap: wrap; margin-bottom: 20px; font-size: 14px; color: var(--text-soft);\n  }\n\n  \/* PDF success *\/\n  #net-review-tool .nr-success {\n    text-align: center; padding: 20px;\n  }\n  #net-review-tool .nr-success-icon {\n    width: 64px; height: 64px; border-radius: 50%;\n    background: var(--accent); color: #fff;\n    font-size: 32px; font-weight: 700;\n    display: flex; align-items: center; justify-content: center;\n    margin: 0 auto 16px;\n  }\n\n  \/* Disclaimers *\/\n  #net-review-tool .nr-disclaimer {\n    font-size: 11px; color: var(--text-soft); margin-top: 16px;\n    line-height: 1.5;\n  }\n\n  \/* Hidden sections *\/\n  .nr-hidden { display: none !important; }\n\n  \/* Responsive *\/\n  @media (max-width: 640px) {\n    #net-review-tool .nr-grid { grid-template-columns: 1fr; }\n    #net-review-tool .nr-radio-group { grid-template-columns: 1fr; }\n    #net-review-tool .nr-cta-pair { grid-template-columns: 1fr; }\n    #net-review-tool h1 { font-size: 22px; }\n    #net-review-tool .nr-result-range { font-size: 32px; }\n    #net-review-tool .nr-card { padding: 24px 18px; }\n    #net-review-tool .nr-actions { flex-direction: column-reverse; }\n    #net-review-tool .nr-btn { width: 100%; }\n    #net-review-tool .nr-step-pill { min-width: 80px; font-size: 11px; }\n  }\n<\/style>\n\n<div class=\"nr-card\">\n\n   <div class=\"nr-header\">\n    <div class=\"nr-eyebrow\">Tool zur Analyse des Nettoerl\u00f6ses<\/div>\n    <h1>Wie viel bleibt Ihnen am Ende tats\u00e4chlich \u00fcbrig?<\/h1>\n    <p class=\"nr-sub\">Eine Miami-spezifische Netto-Sch\u00e4tzung f\u00fcr Verk\u00e4ufer \u2013 entwickelt f\u00fcr Eigent\u00fcmer au\u00dferhalb der Region oder des Bundesstaates. Kostenlos, keine Kreditkarte, ca. 2 Minuten.<\/p>\n  <\/div>\n\n  <div class=\"nr-stepper\">\n    <div class=\"nr-step-pill active\" data-step-pill=\"1\"> 1 | Ihre Situation<\/div>\n    <div class=\"nr-step-pill\" data-step-pill=\"2\"> 2 | Die Immobilie<\/div>\n    <div class=\"nr-step-pill\" data-step-pill=\"3\"> 3 | Ihre Sch\u00e4tzung<\/div>\n    <div class=\"nr-step-pill\" data-step-pill=\"4\"> 4 | PDF erhalten<\/div>\n  <\/div> \n\n  <!-- ====== STEP 1: SITUATION ====== -->\n  <section data-step=\"1\">\n    <label style=\"margin-bottom: 12px;\">Sind Sie in den USA steuerpflichtig oder ein ausl\u00e4ndischer Eigent\u00fcmer?<\/label>\n    <div class=\"nr-radio-group\" id=\"nr-residency\">\n       <label class=\"nr-radio-card selected\" data-value=\"us\">\n        <input type=\"radio\" name=\"residency\" value=\"us\" checked=\"checked\"\/>\n        <div class=\"nr-radio-title\">In den USA steuerpflichtig<\/div>\n        <div class=\"nr-radio-desc\">US-B\u00fcrger oder Inhaber einer Green Card, oder physische Pr\u00e4senz in den USA (Substantial Presence Test).<\/div>\n      <\/label>\n      <label class=\"nr-radio-card\" data-value=\"foreign\">\n        <input type=\"radio\" name=\"residency\" value=\"foreign\"\/>\n        <div class=\"nr-radio-title\">Ausl\u00e4ndischer Eigent\u00fcmer<\/div>\n        <div class=\"nr-radio-desc\">Nicht-US-Verk\u00e4ufer \u2013 FIRPTA-Quellensteuerregeln gelten beim Abschluss.<\/div>\n      <\/label> \n    <\/div>\n\n    <div class=\"nr-grid\" style=\"margin-top: 20px;\">\n      <div>\n        <label>Jahr, in dem Sie die Immobilie erworben haben<\/label>\n        <input type=\"number\" id=\"nr-year-purchased\" placeholder=\"z. B. 2017\" min=\"1950\" max=\"2026\">\n      <\/div>\n      <div>\n        <label>Derzeit vermietet?<\/label>\n        <select id=\"nr-rented\">\n          <option value=\"no\">Nein \u2013 eigengenutzt oder leerstehend<\/option>\n          <option value=\"yes\">Ja \u2013 derzeit vermietet<\/option>\n        <\/select>\n        <div class=\"nr-hint\">Beeinflusst die potenzielle Nachversteuerung von Abschreibungen (Depreciation Recapture).<\/div>\n      <\/div>\n    <\/div>\n\n    <div class=\"nr-actions\">\n      <span><\/span>\n      <button class=\"nr-btn nr-btn-primary\" onclick=\"NetReview.next(1)\">Weiter<\/button>\n    <\/div>\n  <\/section>\n\n  <!-- ====== STEP 2: PROPERTY ====== -->\n  <section data-step=\"2\" class=\"nr-hidden\">\n    <div class=\"nr-grid\">\n       <div class=\"nr-grid-full\">\n        <label>Erwarteter Verkaufspreis ($)<\/label>\n        <input type=\"number\" id=\"nr-sale-price\" placeholder=\"z. B. 850000\" min=\"0\"\/>\n        <div class=\"nr-hint\">Beste Sch\u00e4tzung basierend auf aktuellen Vergleichswerten (Comps) in Miami.<\/div>\n      <\/div>\n      <div>\n        <label>Urspr\u00fcnglicher Kaufpreis ($)<\/label>\n        <input type=\"number\" id=\"nr-purchase-price\" placeholder=\"z. B. 480000\" min=\"0\"\/>\n      <\/div> \n      <div>\n        <label>Ungef\u00e4hrer Hypothekensaldo ($)<\/label>\n        <input type=\"number\" id=\"nr-mortgage\" placeholder=\"z. B. 320000 \u2013 oder 0, falls schuldenfrei\" min=\"0\">\n      <\/div>\n       <div>\n        <label>J\u00e4hrliche Grundsteuer ($)<\/label>\n        <input type=\"number\" id=\"nr-property-tax\" placeholder=\"z. B. 8500\" min=\"0\"\/>\n        <div class=\"nr-hint\">Siehe Ihren neuesten Steuerbescheid von Miami-Dade.<\/div>\n      <\/div>\n      <div>\n        <label>J\u00e4hrliches Hausgeld \/ HOA-Geb\u00fchren ($)<\/label>\n        <input type=\"number\" id=\"nr-hoa\" placeholder=\"z. B. 6000 \u2013 oder 0, falls keine\" min=\"0\"\/>\n      <\/div> \n    <\/div>\n\n    <div class=\"nr-actions\">\n      <button class=\"nr-btn nr-btn-ghost\" onclick=\"NetReview.back(2)\">Zur\u00fcck<\/button>\n      <button class=\"nr-btn nr-btn-primary\" onclick=\"NetReview.calculate()\">Meine Sch\u00e4tzung anzeigen<\/button>\n    <\/div>\n  <\/section>\n\n  <!-- ====== STEP 3: RESULTS ====== -->\n  <section data-step=\"3\" class=\"nr-hidden\">\n\n     <div class=\"nr-result-hero\">\n      <div class=\"nr-result-label\">Gesch\u00e4tzter Nettoerl\u00f6s (vor Einkommensteuer)<\/div>\n      <div class=\"nr-result-range\" id=\"nr-net-range\">$-<\/div>\n      <div class=\"nr-result-foot\">Ihr Nettoerl\u00f6s nach Provision und Abschlusskosten in Miami, vor Einkommensteuer. Die gesch\u00e4tzte Kapitalertragsteuer (und FIRPTA f\u00fcr ausl\u00e4ndische Verk\u00e4ufer) werden unten als separate Positionen aufgef\u00fchrt \u2013 diese h\u00e4ngen von Ihrer steuerlichen Situation ab und sollten mit Ihrem Steuerberater (CPA) besprochen werden.<\/div>\n    <\/div>\n\n    <div class=\"nr-lineitems\">\n      <h3>Zusammensetzung der Kosten<\/h3>\n      <div id=\"nr-line-items\"><\/div>\n    <\/div> \n\n    <div class=\"nr-warn\">\n      <h3>Wo ausw\u00e4rtige Verk\u00e4ufer in Miami oft draufzahlen (und was Tom zu verhindern wei\u00df):<\/h3>\n      <ul id=\"nr-warn-list\"><\/ul>\n      <div class=\"nr-warn-foot\">Die Berechnung der Kapitalertragsteuer ist Sache zwischen Ihnen und Ihrem Steuerberater. Die oben genannten Punkte betreffen das Verh\u00e4ltnis zwischen Ihnen und Ihrem K\u00e4ufer \u2013 und genau hier setzt die Nettoerl\u00f6s-Analyse mit Tom an.<\/div>\n    <\/div>\n\n    <div class=\"nr-pdf-teaser\">\n      <div class=\"nr-pdf-teaser-eyebrow\">Diese Ansicht ist die Zusammenfassung<\/div>\n      <h3>Erhalten Sie Ihre vollst\u00e4ndige, personalisierte Nettoerl\u00f6s-Analyse als PDF \u2013 kostenlos<\/h3>\n      <p>Das per E-Mail versandte PDF bietet weit mehr als diese \u00dcbersicht. Es enth\u00e4lt:<\/p>\n      <ul class=\"nr-pdf-list\">\n        <li>Ihre vollst\u00e4ndige, detaillierte Netto-Aufstellung nach Positionen<\/li>\n        <li>Personalisierte Hinweise zu den Abschlusskosten in Miami f\u00fcr Ihr Geb\u00e4ude<\/li>\n        <li>Die Punkte, bei denen die meisten ausw\u00e4rtigen Eigent\u00fcmer Einbu\u00dfen erleiden \u2013 und wie Sie diese vermeiden<\/li>\n        <li>Erl\u00e4uterungen zu FIRPTA, Vermietung und Kapitalertragsteuer-Hinweisen<\/li>\n      <\/ul>\n      <button class=\"nr-btn nr-btn-accent nr-pdf-cta\" onclick=\"NetReview.next(3)\">Senden Sie mir mein vollst\u00e4ndiges Nettoerl\u00f6s-Analyse-PDF per E-Mail<\/button>\n      <div class=\"nr-pdf-note\">Dauert 20 Sekunden. Tom pr\u00fcft jede Anfrage pers\u00f6nlich.<\/div>\n    <\/div>\n\n    <div class=\"nr-cta-secondary\">\n      <span>M\u00f6chten Sie dies lieber zuerst pers\u00f6nlich besprechen?<\/span>\n      <a class=\"nr-btn nr-btn-ghost\" href=\"https:\/\/calendly.com\/tom-thomasdruckrealtor\/30min\" target=\"_blank\" rel=\"noopener\" onclick=\"NetReview.trackCalendly()\">Buchen Sie eine kostenlose 15-min\u00fctige Nettoerl\u00f6s-Analyse<\/a>\n    <\/div>\n\n    <div class=\"nr-disclaimer\">Nur eine Sch\u00e4tzung. Die tats\u00e4chlichen Abschlusskosten variieren je nach Kreditgeber, Titelgesellschaft, Vertragsbedingungen und Verhandlung. Dies stellt keine Rechts-, Steuer- oder Finanzberatung dar. F\u00fcr eine pr\u00e4zise Zahl fordern Sie die vollst\u00e4ndige Nettoerl\u00f6s-Analyse bei Thomas Druck an.\n    <\/div>\n  <\/section>\n\n  <!-- ====== STEP 4: LEAD CAPTURE + REFINEMENTS ====== -->\n  <section data-step=\"4\" class=\"nr-hidden\">\n    <h2 style=\"margin: 0 0 8px; font-size: 22px; color: var(--navy-deep);\">Ein paar letzte Details f\u00fcr ein genaues PDF<\/h2>\n    <p style=\"margin: 0 0 24px; color: var(--text-soft); font-size: 14px;\">Die Verfeinerung einiger Miami-spezifischer Annahmen <strong>verbessert<\/strong> in der Regel Ihren Nettoerl\u00f6s. Danach senden wir Ihnen das personalisierte PDF per E-Mail zu.<\/p>\n\n    <div class=\"nr-grid\">\n      <div class=\"nr-grid-full\">\n        <label>Wer zahlt f\u00fcr die Titelversicherung (Title Insurance)?<\/label>\n        <select id=\"nr-title-payer\">\n          <option value=\"buyer\" selected=\"selected\">K\u00e4ufer zahlt (\u00fcblich in Miami-Dade)<\/option>\n          <option value=\"seller\">Verk\u00e4ufer zahlt (\u00fcblich im Rest von Florida)<\/option>\n          <option value=\"split\">50\/50 Aufteilung<\/option>\n        <\/select>\n        <div class=\"nr-hint\">In Miami-Dade und Broward zahlt traditionell der K\u00e4ufer. Dies ist im Vertrag verhandelbar.<\/div>\n      <\/div>\n      <div>\n        <label>Wird eine Vermessung (Survey) in Auftrag gegeben?<\/label>\n        <select id=\"nr-survey\">\n          <option value=\"buyer\" selected=\"selected\">Verantwortung des K\u00e4ufers<\/option>\n          <option value=\"seller\">Verk\u00e4ufer zahlt (gesch\u00e4tzt 400 $)<\/option>\n          <option value=\"none\">Nicht erforderlich<\/option>\n        <\/select> \n      <\/div>\n      <div>\n        <label>Erwartete Zugest\u00e4ndnisse des Verk\u00e4ufers ($)<\/label>\n        <input type=\"number\" id=\"nr-concessions\" placeholder=\"0\" min=\"0\" value=\"0\"\/>\n        <div class=\"nr-hint\">z. B. Gutschriften an den K\u00e4ufer f\u00fcr Reparaturen.<\/div>\n      <\/div>\n    <\/div>\n\n    <hr style=\"border: none; border-top: 1px solid var(--line); margin: 28px 0 24px;\">\n\n    <h3 style=\"margin: 0 0 6px; font-size: 16px; color: var(--navy-deep);\">Wohin sollen wir Ihr PDF senden?<\/h3>\n    <p style=\"margin: 0 0 20px; color: var(--text-soft); font-size: 13px;\">Tom pr\u00fcft jede Anfrage f\u00fcr eine Nettoerl\u00f6s-Analyse pers\u00f6nlich. Sie werden innerhalb eines Werktages von ihm h\u00f6ren.<\/p>\n\n    <div class=\"nr-grid\">\n       <div>\n        <label>Vollst\u00e4ndiger Name *<\/label>\n        <input type=\"text\" id=\"nr-name\" placeholder=\"Max Mustermann\" required=\"\"\/>\n      <\/div>\n      <div>\n        <label>E-Mail *<\/label>\n        <input type=\"email\" id=\"nr-email\" placeholder=\"you@example.com\" required=\"\"\/>\n      <\/div> \n       <div>\n        <label>Telefon<\/label>\n        <input type=\"tel\" id=\"nr-phone\" placeholder=\"+1 305 555 0123\"\/>\n      <\/div>\n      <div>\n        <label>Adresse der Immobilie<\/label>\n        <input type=\"text\" id=\"nr-address\" placeholder=\"123 Brickell Ave #4502\"\/>\n      <\/div> \n    <\/div>\n\n    <input type=\"text\" id=\"nr-company\" name=\"company\" tabindex=\"-1\" autocomplete=\"off\" aria-hidden=\"true\" style=\"position:absolute; left:-9999px; top:-9999px; width:1px; height:1px; opacity:0;\">\n    <div id=\"nr-turnstile\" style=\"margin-top:20px;\"><\/div>\n\n     <label style=\"display:flex; align-items:flex-start; gap:10px; margin-top:20px; font-weight:400; font-size:13px; color:var(--text-soft); cursor:pointer;\">\n      <input type=\"checkbox\" id=\"nr-consent\" style=\"width:18px; height:18px; margin-top:1px; flex-shrink:0;\"\/>\n      <span>Ich stimme zu, von Thomas Druck, PA per E-Mail, Telefon oder Textnachricht bez\u00fcglich meiner Immobilie in Miami kontaktiert zu werden und mein Nettoerl\u00f6s-Analyse-PDF zu erhalten. Ich kann mich jederzeit abmelden.<\/span>\n    <\/label>\n\n    <div class=\"nr-actions\">\n      <button class=\"nr-btn nr-btn-ghost\" onclick=\"NetReview.back(4)\">Zur\u00fcck<\/button>\n      <button class=\"nr-btn nr-btn-accent\" id=\"nr-submit-btn\" onclick=\"NetReview.submitAndGenerate()\">Mein PDF senden<\/button>\n    <\/div>\n\n    <div class=\"nr-disclaimer\">Ihre Daten werden nur zur Erstellung Ihrer Nettoerl\u00f6s-Analyse und zur Nachverfolgung bez\u00fcglich Ihrer Immobilie verwendet. Keine Rechts-, Steuer- oder Finanzberatung.\n    <\/div> \n  <\/section>\n\n  <!-- ====== STEP 5: SUCCESS ====== -->\n  <section data-step=\"5\" class=\"nr-hidden\">\n    <div class=\"nr-success\">\n      <div class=\"nr-success-icon\">&check;<\/div>\n      <h2 style=\"font-size: 24px; color: var(--navy-deep); margin: 0 0 8px;\">Ihr Nettoerl\u00f6s-Analyse-PDF ist fertig<\/h2>\n      <p style=\"color: var(--text-soft); margin: 0 0 24px;\">Es wurde gerade auf Ihr Ger\u00e4t heruntergeladen, und eine Kopie ist auf dem Weg in Ihren Posteingang. Tom pr\u00fcft jede Anfrage pers\u00f6nlich und wird sich innerhalb eines Werktages bei Ihnen melden, um die Miami-spezifischen Abschlusskosten f\u00fcr Ihr Geb\u00e4ude durchzugehen.<\/p>\n      <a class=\"nr-btn nr-btn-accent\" href=\"https:\/\/calendly.com\/tom-thomasdruckrealtor\/30min\" target=\"_blank\" rel=\"noopener\">Jetzt 15-min\u00fctige Analyse buchen<\/a>\n      <p style=\"margin-top: 24px;\"><button class=\"nr-btn nr-btn-ghost\" onclick=\"NetReview.downloadPDF()\">PDF erneut herunterladen<\/button><\/p>\n    <\/div>\n  <\/section>\n\n<\/div>\n<\/div>\n\n<script src=\"https:\/\/cdnjs.cloudflare.com\/ajax\/libs\/jspdf\/2.5.1\/jspdf.umd.min.js\"><\/script>\n<script>\n  (function() {\n    'use strict';\n\n    const CALENDLY_URL = 'https:\/\/calendly.com\/tom-thomasdruckrealtor\/30min';\n    \/\/ Serverless endpoint that (1) creates the lead in Follow Up Boss as a\n    \/\/ Seller Inquiry and (2) emails the PDF via Brevo. Deploy \/api\/net-review\n    \/\/ (see NET-REVIEW-DEPLOY-README.md) and paste its full URL here.\n    \/\/ Leave '' to run in log-only mode (tool works, but no lead is captured).\n    const LEAD_ENDPOINT = 'https:\/\/net-review-backend.vercel.app\/api\/net-review';\n    \/\/ Cloudflare Turnstile (free, invisible bot guard). Paste your SITE key here\n    \/\/ (public - safe to expose in the page). The matching SECRET key goes in Vercel\n    \/\/ as TURNSTILE_SECRET_KEY. Leave '' to disable the check entirely.\n    const TURNSTILE_SITE_KEY = ''; \/\/ Turnstile disabled 2026-07-13 (widget failed on this page); honeypot used instead\n    let _nrTurnstileId = null;\n    \/\/ PDF header branding (data URLs, navy-composited, filled by build script)\n    var HEADSHOT_B64 = 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';\n    var HEADSHOT_ASPECT = 0.6250;\n    var LOGO_B64 = 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';\n    var LOGO_ASPECT = 5.3521;\n\n    \/\/ ============================================================\n    \/\/ STATE\n    \/\/ ============================================================\n    const state = {\n      residency: 'us',\n      yearPurchased: null,\n      rented: 'no',\n      salePrice: 0,\n      purchasePrice: 0,\n      mortgage: 0,\n      propertyTax: 0,\n      hoa: 0,\n      titlePayer: 'buyer',\n      survey: 'buyer',\n      concessions: 0,\n      name: '', email: '', phone: '', address: '', consent: false,\n      lineItems: [],\n      netLow: 0,\n      netHigh: 0,\n      flags: []\n    };\n\n    \/\/ ============================================================\n    \/\/ FLORIDA-SPECIFIC MATH\n    \/\/ ============================================================\n\n    \/\/ FL promulgated title insurance rate (simplified, owner's policy)\n    function flTitleInsurance(price) {\n      if (price <= 0) return 0;\n      if (price <= 100000) return Math.round(price \/ 1000 * 5.75);\n      if (price <= 1000000) return Math.round(575 + ((price - 100000) \/ 1000 * 5.00));\n      if (price <= 5000000) return Math.round(5075 + ((price - 1000000) \/ 1000 * 2.50));\n      return Math.round(15075 + ((price - 5000000) \/ 1000 * 2.25));\n    }\n\n    \/\/ Miami-Dade doc stamps: $0.60 per $100 of sale price (single-family\/residential)\n    function docStamps(price) {\n      return Math.round(price * 0.006);\n    }\n\n    \/\/ Realtor commission range (5%-6%)\n    function commissionRange(price) {\n      return { low: price * 0.05, high: price * 0.06 };\n    }\n\n    \/\/ Property tax proration - assumes ~50% of annual is typical midpoint\n    function propTaxProration(annual) {\n      return { low: annual * 0.30, high: annual * 0.70 };\n    }\n\n    \/\/ HOA estoppel - $250 standard, up to $500 with rush\n    function hoaEstoppel(hasHOA) {\n      if (!hasHOA) return { low: 0, high: 0 };\n      return { low: 250, high: 500 };\n    }\n\n    function miscClosing() {\n      \/\/ Recording fees, settlement fee, lender payoff fee, courier, wire\n      return { low: 400, high: 900 };\n    }\n\n    function fmt(n) {\n      if (n == null || isNaN(n)) return '$-';\n      return '$' + Math.round(n).toLocaleString('en-US');\n    }\n\n    function fmtRange(low, high) {\n      if (Math.abs(low - high) < 1) return fmt(low);\n      return fmt(low) + ' - ' + fmt(high);\n    }\n\n    \/\/ ============================================================\n    \/\/ CALCULATION ENGINE\n    \/\/ ============================================================\n    function compute(opts) {\n      \/\/ opts.includeTitleAsSeller: bool - only true if seller pays title\n      \/\/ opts.surveyCost: $\n      \/\/ opts.concessions: $\n      const price = state.salePrice;\n      if (price <= 0) return null;\n\n      const comm = commissionRange(price);\n      const stamps = docStamps(price);\n      const taxProration = propTaxProration(state.propertyTax);\n      const hasHOA = state.hoa > 0;\n      const estoppel = hoaEstoppel(hasHOA);\n      const misc = miscClosing();\n\n      const titleIns = flTitleInsurance(price);\n      let sellerTitleLow = 0, sellerTitleHigh = 0;\n      if (opts.titlePayer === 'seller') {\n        sellerTitleLow = titleIns;\n        sellerTitleHigh = titleIns;\n      } else if (opts.titlePayer === 'split') {\n        sellerTitleLow = Math.round(titleIns \/ 2);\n        sellerTitleHigh = Math.round(titleIns \/ 2);\n      }\n\n      const surveyCost = opts.surveyCost || 0;\n      const concessions = opts.concessions || 0;\n\n      \/\/ Sum costs (low and high sides)\n      const totalCostsLow =\n        comm.low + stamps + taxProration.low + estoppel.low + misc.low +\n        sellerTitleLow + surveyCost + concessions + state.mortgage;\n      const totalCostsHigh =\n        comm.high + stamps + taxProration.high + estoppel.high + misc.high +\n        sellerTitleHigh + surveyCost + concessions + state.mortgage;\n\n      const netLow = price - totalCostsHigh;\n      const netHigh = price - totalCostsLow;\n\n      \/\/ Line items array for display\n      const items = [\n        { label: 'Gross sale price', value: fmt(price), positive: true },\n        { label: 'Realtor commission (5%-6%)', value: '- ' + fmtRange(comm.low, comm.high) },\n        { label: 'FL doc stamps ($0.60 per $100)', value: '- ' + fmt(stamps),\n          note: 'Miami-Dade rate for a single condo unit sold on its own deed. Only multi-unit \/ bulk transfers add the $0.45 surtax.' },\n        { label: 'Property tax proration', value: '- ' + fmtRange(taxProration.low, taxProration.high),\n          note: 'Depends on closing date.' },\n      ];\n\n      if (opts.titlePayer === 'buyer') {\n        items.push({ label: 'Title insurance', value: 'Paid by buyer (Miami-Dade custom)',\n          note: 'No impact to seller net.' });\n      } else if (opts.titlePayer === 'seller') {\n        items.push({ label: 'Title insurance (FL promulgated rate)', value: '- ' + fmt(titleIns) });\n      } else {\n        items.push({ label: 'Title insurance - split 50\/50', value: '- ' + fmt(Math.round(titleIns \/ 2)) });\n      }\n\n      if (hasHOA) {\n        items.push({ label: 'HOA estoppel fee', value: '- ' + fmtRange(estoppel.low, estoppel.high) });\n      }\n\n      if (surveyCost > 0) {\n        items.push({ label: 'Survey', value: '- ' + fmt(surveyCost) });\n      }\n\n      if (concessions > 0) {\n        items.push({ label: 'Seller concessions to buyer', value: '- ' + fmt(concessions) });\n      }\n\n      items.push({ label: 'Other closing costs',\n        value: '- ' + fmtRange(misc.low, misc.high),\n        note: 'Settlement fee, recording, courier, wire, lender payoff fees.' });\n\n      if (state.mortgage > 0) {\n        items.push({ label: 'Mortgage payoff', value: '- ' + fmt(state.mortgage),\n          note: 'Per-diem interest may add $50-$300 depending on closing date.' });\n      }\n\n      \/\/ Subtotal before estimated taxes\n      items.push({ label: 'Net proceeds (before estimated taxes)', value: fmtRange(netLow, netHigh), subtotal: true });\n\n      \/\/ Estimated federal capital gains - rate depends on holding period\n      let capGains = 0;\n      const appreciation = state.salePrice - state.purchasePrice;\n      if (state.purchasePrice > 0 && appreciation > 0) {\n        var curYear = new Date().getFullYear();\n        var shortTerm = state.yearPurchased && state.yearPurchased >= curYear; \/\/ owned under ~1 year\n        var cgRate = shortTerm ? 0.32 : 0.15;\n        capGains = Math.round(appreciation * cgRate);\n        if (shortTerm) {\n          items.push({\n            label: 'Est. federal capital gains tax (short-term - ordinary income)',\n            value: '- ' + fmt(capGains),\n            note: 'You appear to have owned under ~1 year, so this gain is taxed as ordinary income (10%-37%), not the lower long-term rate. Estimated here at 32%; your actual rate depends on your income. Confirm with your CPA.'\n          });\n        } else {\n          items.push({\n            label: 'Est. federal capital gains tax (15% long-term assumed)',\n            value: '- ' + fmt(capGains),\n            note: 'Estimate only. Actual rate is 0%, 15%, or 20% by bracket; a primary-residence exclusion (up to $250K single \/ $500K married) may reduce or eliminate it. Confirm with your CPA.'\n          });\n        }\n      }\n\n      \/\/ FIRPTA withholding for foreign sellers (refundable via 8288-B)\n      let firpta = 0;\n      if (state.residency === 'foreign' && state.salePrice > 0) {\n        firpta = Math.round(state.salePrice * 0.15);\n        items.push({\n          label: 'FIRPTA withholding at closing (15% of gross)',\n          value: '- ' + fmt(firpta),\n          note: 'Often reducible via IRS Form 8288-B Withholding Certificate. Tom coordinates the filing.'\n        });\n      }\n\n      const netLowAfterTax = netLow - capGains - firpta;\n      const netHighAfterTax = netHigh - capGains - firpta;\n\n      items.push({ label: 'NET PROCEEDS (after estimated taxes)', value: fmtRange(netLowAfterTax, netHighAfterTax), total: true });\n\n      return { items, netLow: netLowAfterTax, netHigh: netHighAfterTax,\n               preTaxLow: netLow, preTaxHigh: netHigh, totalCostsLow, totalCostsHigh };\n    }\n\n    \/\/ ============================================================\n    \/\/ ABSENTEE-OWNER MIAMI COMPLEXITY (the reason for a Net Proceeds Review)\n    \/\/ ============================================================\n    function buildFlags() {\n      const flags = [];\n\n      \/\/ Universal absentee-owner items\n      flags.push('HOA \/ condo estoppel rush fees - absentee sellers typically pay $500+ instead of the standard $250 because the title company chases an out-of-state owner for sign-off. Tom handles the request locally so you avoid the rush charge.');\n\n      flags.push('Per-diem mortgage interest - long-distance closings drag 7-10 days longer than local ones. On a $300K balance at current rates that's $400-$700 in extra interest. Tom's absentee-closing process keeps your timeline on the local-buyer track.');\n\n      flags.push('Repair credits and inspection negotiation - buyers leverage absentee sellers harder because they assume you can't push back from out of state. Local advocacy on the credit response usually saves $1,500-$5,000.');\n\n      flags.push('Building-specific transfer costs - Miami condo associations charge $0 to $5,000+ for ownership transfers (application fees, capital reserve contributions, special assessments, move-out fees). The exact number depends on YOUR building - Tom knows the local ones.');\n\n      flags.push('Coordination on the ground - utility shutoffs, mail forwarding, key handoff, post-close survey, lockbox removal. Tom's team executes these so you don't fly in for closing.');\n\n      \/\/ Rental-specific\n      if (state.rented === 'yes') {\n        flags.push('Tenant handling - active leases transfer to the buyer; security deposit accounting required; Florida Statute 83 notice rules apply. Tom coordinates with your property manager or executes notice if needed.');\n        flags.push('Depreciation recapture - if you've depreciated the property as a rental, the IRS taxes that at 25% on sale. Not shown above. Coordinate with your CPA.');\n      }\n\n      \/\/ Foreign-seller-specific (FIRPTA mechanics, not tax math)\n      if (state.residency === 'foreign') {\n        flags.push('FIRPTA Withholding Certificate (Form 8288-B) - filing before closing can reduce the 15% gross withholding shown above to your actual tax liability (often near $0). Tom coordinates with your tax preparer to file in time.');\n      }\n\n      return flags;\n    }\n\n    \/\/ ============================================================\n    \/\/ RENDERING\n    \/\/ ============================================================\n    function showStep(n) {\n      document.querySelectorAll('#net-review-tool section[data-step]').forEach(s => {\n        s.classList.toggle('nr-hidden', parseInt(s.dataset.step, 10) !== n);\n      });\n      document.querySelectorAll('#net-review-tool .nr-step-pill').forEach(p => {\n        const stepNum = parseInt(p.dataset.stepPill, 10);\n        p.classList.remove('active', 'done');\n        if (stepNum === n || (n === 5 && stepNum === 4)) p.classList.add('active');\n        else if (stepNum < n) p.classList.add('done');\n      });\n      \/\/ Scroll widget into view\n      const el = document.getElementById('net-review-tool');\n      if (el && n > 1) el.scrollIntoView({ behavior: 'smooth', block: 'start' });\n    }\n\n    function readInputs(step) {\n      if (step === 1) {\n        const checked = document.querySelector('#nr-residency input[name=\"residency\"]:checked');\n        state.residency = checked ? checked.value : 'us';\n        state.yearPurchased = parseInt(document.getElementById('nr-year-purchased').value, 10) || null;\n        state.rented = document.getElementById('nr-rented').value;\n      } else if (step === 2) {\n        state.salePrice = parseFloat(document.getElementById('nr-sale-price').value) || 0;\n        state.purchasePrice = parseFloat(document.getElementById('nr-purchase-price').value) || 0;\n        state.mortgage = parseFloat(document.getElementById('nr-mortgage').value) || 0;\n        state.propertyTax = parseFloat(document.getElementById('nr-property-tax').value) || 0;\n        state.hoa = parseFloat(document.getElementById('nr-hoa').value) || 0;\n      } else if (step === 4) {\n        state.titlePayer = document.getElementById('nr-title-payer').value;\n        state.survey = document.getElementById('nr-survey').value;\n        state.concessions = parseFloat(document.getElementById('nr-concessions').value) || 0;\n        state.name = document.getElementById('nr-name').value.trim();\n        state.email = document.getElementById('nr-email').value.trim();\n        state.phone = document.getElementById('nr-phone').value.trim();\n        state.address = document.getElementById('nr-address').value.trim();\n        state.consent = document.getElementById('nr-consent').checked;\n      }\n    }\n\n    function renderResults() {\n      \/\/ On-screen estimate uses the Miami-Dade default (buyer pays owner's title), so the\n      \/\/ number shown is accurate up front. The gated PDF refines survey\/concessions per the form.\n      const conservative = compute({\n        titlePayer: 'buyer',   \/\/ Miami-Dade custom: buyer pays owner's title - accurate default\n        surveyCost: 0,\n        concessions: 0\n      });\n\n      if (!conservative) {\n        alert('Please enter a sale price greater than zero.');\n        return false;\n      }\n\n      document.getElementById('nr-net-range').textContent =\n        fmtRange(conservative.preTaxLow, conservative.preTaxHigh);\n\n      const container = document.getElementById('nr-line-items');\n      container.innerHTML = '';\n      conservative.items.forEach(item => {\n        const row = document.createElement('div');\n        row.className = 'nr-line' +\n          (item.total ? ' nr-line-total' : '') +\n          (item.subtotal ? ' nr-line-subtotal' : '');\n        row.innerHTML =\n          '<div class=\"nr-line-label\">' + item.label +\n          (item.note ? '<small>' + item.note + '<\/small>' : '') + '<\/div>' +\n          '<div class=\"nr-line-value\">' + item.value + '<\/div>';\n        container.appendChild(row);\n      });\n\n      \/\/ Complexity flags\n      state.flags = buildFlags();\n      const list = document.getElementById('nr-warn-list');\n      list.innerHTML = '';\n      state.flags.forEach(f => {\n        const li = document.createElement('li');\n        li.textContent = f;\n        list.appendChild(li);\n      });\n\n      return true;\n    }\n\n    \/\/ ============================================================\n    \/\/ LEAD SUBMISSION\n    \/\/ ============================================================\n    \/\/ Wire ONE of the two options below.\n    async function submitLead(payload) {\n      if (!LEAD_ENDPOINT) {\n        \/\/ Log-only mode until the endpoint is deployed + pasted into LEAD_ENDPOINT above.\n        console.log('[Net Proceeds Review] LEAD_ENDPOINT not set - lead NOT captured:', payload);\n        await new Promise(r => setTimeout(r, 400));\n        return { ok: true, logOnly: true };\n      }\n      const res = await fetch(LEAD_ENDPOINT, {\n        method: 'POST',\n        headers: { 'Content-Type': 'application\/json' },\n        body: JSON.stringify(payload)\n      });\n      if (!res.ok) throw new Error('Submission failed: ' + res.status);\n      return await res.json();\n    }\n\n    \/\/ ============================================================\n    \/\/ PDF GENERATION (client-side via jsPDF)\n    \/\/ ============================================================\n    function generatePDF() {\n      const { jsPDF } = window.jspdf;\n      const doc = new jsPDF({ unit: 'pt', format: 'letter' });\n      const W = doc.internal.pageSize.getWidth();\n      let y = 50;\n\n      \/\/ Recompute with refined Miami assumptions\n      const surveyCost = state.survey === 'seller' ? 400 : 0;\n      const refined = compute({\n        titlePayer: state.titlePayer,\n        surveyCost,\n        concessions: state.concessions\n      });\n      state.netLow = refined.netLow;\n      state.netHigh = refined.netHigh;\n\n      \/\/ Header band\n      doc.setFillColor(13, 27, 46);\n      doc.rect(0, 0, W, 110, 'F');\n      \/\/ Logo (top-left) and headshot (right), composited on navy so they blend\n      if (LOGO_B64) {\n        var _logoH = 22, _logoW = _logoH * LOGO_ASPECT;\n        try { doc.addImage(LOGO_B64, 'JPEG', 40, 20, _logoW, _logoH); } catch (e) {}\n      }\n      if (HEADSHOT_B64) {\n        var _hsH = 106, _hsW = _hsH * HEADSHOT_ASPECT;   \/\/ portrait cut-out, bottom-aligned in the band\n        try { doc.addImage(HEADSHOT_B64, 'JPEG', W - 32 - _hsW, 110 - _hsH, _hsW, _hsH); } catch (e) {}\n      }\n      doc.setTextColor(21, 112, 216);\n      doc.setFont('helvetica', 'bold').setFontSize(10);\n      doc.text('NET PROCEEDS REVIEW - MIAMI ABSENTEE OWNER', 40, 66);\n      doc.setTextColor(255, 255, 255);\n      doc.setFontSize(20);\n      doc.text('Your Estimated Net Proceeds', 40, 90);\n\n      y = 140;\n\n      \/\/ Prepared for\n      doc.setTextColor(75, 85, 99).setFont('helvetica', 'normal').setFontSize(10);\n      doc.text('Prepared for: ' + (state.name || '-'), 40, y);\n      if (state.address) doc.text('Property: ' + state.address, 40, y + 14);\n      const today = new Date().toLocaleDateString('en-US', { year: 'numeric', month: 'long', day: 'numeric' });\n      doc.text('Date: ' + today, W - 40, y, { align: 'right' });\n      y += state.address ? 36 : 22;\n\n      \/\/ Hero range\n      doc.setFillColor(248, 245, 239);\n      doc.rect(40, y, W - 80, 70, 'F');\n      doc.setTextColor(21, 112, 216).setFontSize(9).setFont('helvetica', 'bold');\n      doc.text('ESTIMATED NET (AFTER ESTIMATED TAXES)', 60, y + 22);\n      doc.setTextColor(13, 27, 46).setFontSize(22);\n      doc.text(fmtRange(refined.netLow, refined.netHigh), 60, y + 52);\n      y += 90;\n\n      \/\/ Line items\n      doc.setTextColor(13, 27, 46).setFont('helvetica', 'bold').setFontSize(12);\n      doc.text('Line-Item Breakdown', 40, y);\n      y += 16;\n      doc.setDrawColor(229, 231, 235).line(40, y, W - 40, y);\n      y += 10;\n\n      doc.setFont('helvetica', 'normal').setFontSize(10);\n      refined.items.forEach(item => {\n        const isTotal = item.total;\n        const isSubtotal = item.subtotal;\n        const weight = isTotal ? 'bold' : (isSubtotal ? 'bold' : 'normal');\n        doc.setFont('helvetica', weight);\n        if (isTotal) doc.setTextColor(13, 27, 46);\n        else if (isSubtotal) doc.setTextColor(13, 27, 46);\n        else doc.setTextColor(75, 85, 99);\n        if (isSubtotal) {\n          y -= 2; doc.setDrawColor(180, 190, 205).setLineWidth(0.5).line(40, y, W - 40, y);\n          y += 6;\n        }\n        doc.text(item.label, 40, y);\n        doc.text(item.value, W - 40, y, { align: 'right' });\n        if (item.note) {\n          y += 12;\n          doc.setFontSize(8).setTextColor(120, 130, 145);\n          doc.text(item.note, 50, y);\n          doc.setFontSize(10);\n        }\n        if (isTotal) {\n          y -= 4; doc.setDrawColor(13, 27, 46).setLineWidth(1).line(40, y, W - 40, y);\n          y += 8; doc.setLineWidth(0.5);\n        }\n        y += 16;\n        if (y > 720) { doc.addPage(); y = 50; }\n      });\n\n      y += 14;\n      if (y > 660) { doc.addPage(); y = 50; }\n\n      \/\/ Absentee-owner complexity (the reason for a Net Proceeds Review)\n      doc.setFont('helvetica', 'bold').setFontSize(12).setTextColor(13, 27, 46);\n      doc.text('What Absentee Miami Sellers Get Squeezed On', 40, y);\n      y += 14;\n      doc.setFont('helvetica', 'normal').setFontSize(10).setTextColor(60, 60, 60);\n      state.flags.forEach(f => {\n        const lines = doc.splitTextToSize('* ' + f, W - 80);\n        lines.forEach(line => {\n          doc.text(line, 40, y);\n          y += 13;\n          if (y > 740) { doc.addPage(); y = 50; }\n        });\n        y += 4;\n      });\n\n      \/\/ CTA box\n      if (y > 660) { doc.addPage(); y = 50; }\n      y += 10;\n      doc.setFillColor(13, 27, 46);\n      doc.rect(40, y, W - 80, 90, 'F');\n      doc.setTextColor(255, 255, 255).setFont('helvetica', 'bold').setFontSize(14);\n      doc.text('Book 15 min Review Now - Free Net Proceeds Review with Tom', 60, y + 26);\n      doc.setFont('helvetica', 'normal').setFontSize(10);\n      doc.text('Tom Druck, PA walks through the Miami-specific closing costs above', 60, y + 46);\n      doc.text('and how they apply to your building and contract. Capital gains stays with your CPA.', 60, y + 60);\n      doc.setTextColor(21, 112, 216).setFont('helvetica', 'bold').setFontSize(11);\n      doc.text('Book at: calendly.com\/tom-thomasdruckrealtor\/30min', 60, y + 78);\n      y += 110;\n\n      \/\/ Footer\n      doc.setFont('helvetica', 'italic').setFontSize(8).setTextColor(120, 130, 145);\n      const footer = 'This is a non-binding estimate. Actual closing costs depend on contract terms, ' +\n        'title company fees, lender payoff statements, and local custom. Not legal, tax, or financial advice. ' +\n        'Thomas Druck, PA - Miami residential real estate. thomasdruckrealtor.com';\n      const fLines = doc.splitTextToSize(footer, W - 80);\n      fLines.forEach(line => {\n        if (y > 770) { doc.addPage(); y = 50; }\n        doc.text(line, 40, y);\n        y += 11;\n      });\n\n      \/\/ Save (browser triggers download)\n      const filename = 'Net-Proceeds-Review-' + (state.name || 'Miami-Seller').replace(\/\\s+\/g, '-') + '.pdf';\n      doc.save(filename);\n\n      \/\/ Stash for re-download\n      window._netReviewLastPDF = doc;\n      window._netReviewLastFilename = filename;\n\n      \/\/ Return base64 (data after the comma) so the lead email can attach it\n      return {\n        base64: doc.output('datauristring').split(',')[1],\n        filename: filename\n      };\n    }\n\n    \/\/ ============================================================\n    \/\/ PUBLIC API (wired to onclick handlers)\n    \/\/ ============================================================\n    function renderTurnstile() {\n      if (!TURNSTILE_SITE_KEY) return;                 \/\/ not configured - skip\n      if (!window.turnstile) { setTimeout(renderTurnstile, 300); return; }\n      if (_nrTurnstileId === null) {\n        _nrTurnstileId = window.turnstile.render('#nr-turnstile', {\n          sitekey: TURNSTILE_SITE_KEY,\n          theme: 'light'\n        });\n      } else {\n        window.turnstile.reset(_nrTurnstileId);         \/\/ fresh token each visit to step 4\n      }\n    }\n\n    window.NetReview = {\n      next: function(fromStep) {\n        readInputs(fromStep);\n        if (fromStep === 1) {\n          if (!state.yearPurchased) { alert('Please enter the year you purchased the property.'); return; }\n          showStep(2);\n        } else if (fromStep === 3) {\n          showStep(4);\n          renderTurnstile();\n        }\n      },\n      back: function(fromStep) {\n        if (fromStep === 2) showStep(1);\n        if (fromStep === 4) showStep(3);\n      },\n      calculate: function() {\n        readInputs(2);\n        if (state.salePrice <= 0) { alert('Please enter a valid expected sale price.'); return; }\n        if (state.purchasePrice <= 0) { alert('Please enter your original purchase price (for capital gains framing).'); return; }\n        if (renderResults()) showStep(3);\n      },\n      submitAndGenerate: async function() {\n        readInputs(4);\n        if (!state.name || !state.email) {\n          alert('Please enter your name and email so we can send your PDF.');\n          return;\n        }\n        if (!state.consent) {\n          alert('Please check the consent box so Tom can send your PDF and follow up.');\n          return;\n        }\n        let turnstileToken = '';\n        if (TURNSTILE_SITE_KEY) {\n          turnstileToken = (window.turnstile && _nrTurnstileId !== null)\n            ? window.turnstile.getResponse(_nrTurnstileId) : '';\n          if (!turnstileToken) {\n            alert('Please complete the quick verification check, then try again.');\n            return;\n          }\n        }\n        const btn = document.getElementById('nr-submit-btn');\n        btn.disabled = true; btn.textContent = 'Sending...';\n\n        \/\/ Build the PDF first: this downloads it now AND gives us the base64 to email.\n        const pdf = generatePDF();\n\n        const payload = {\n          name: state.name,\n          email: state.email,\n          phone: state.phone,\n          address: state.address,\n          residency: state.residency,\n          year_purchased: state.yearPurchased,\n          rented: state.rented,\n          sale_price: state.salePrice,\n          purchase_price: state.purchasePrice,\n          mortgage_balance: state.mortgage,\n          annual_property_tax: state.propertyTax,\n          annual_hoa: state.hoa,\n          title_payer: state.titlePayer,\n          survey: state.survey,\n          concessions: state.concessions,\n          est_net_low: state.netLow,\n          est_net_high: state.netHigh,\n          consent: state.consent,\n          turnstile_token: turnstileToken,\n          hp: (document.getElementById('nr-company') || {}).value || '',\n          pdf_base64: pdf ? pdf.base64 : null,\n          pdf_filename: pdf ? pdf.filename : null,\n          source: 'Net Proceeds Review Tool - thomasdruckrealtor.com'\n        };\n\n        try {\n          await submitLead(payload);\n        } catch (e) {\n          \/\/ The seller already has their PDF (downloaded above); don't block them on a lead-send error.\n          console.error('[Net Proceeds Review] lead send failed:', e);\n        } finally {\n          btn.disabled = false; btn.textContent = 'Send My PDF';\n          showStep(5);\n        }\n      },\n      downloadPDF: function() {\n        if (window._netReviewLastPDF) {\n          window._netReviewLastPDF.save(window._netReviewLastFilename);\n        } else {\n          generatePDF();\n        }\n      },\n      trackCalendly: function() {\n        \/\/ Hook for GA\/GTM event if you want it\n        if (typeof gtag === 'function') {\n          gtag('event', 'net_review_calendly_click', { source: 'net-review-tool' });\n        }\n      }\n    };\n\n    \/\/ ============================================================\n    \/\/ RADIO CARD UI\n    \/\/ ============================================================\n    document.querySelectorAll('#net-review-tool .nr-radio-card').forEach(card => {\n      card.addEventListener('click', function() {\n        const group = this.parentElement;\n        group.querySelectorAll('.nr-radio-card').forEach(c =>c.classList.remove('selected'));\n        this.classList.add('selected');\n        const input = this.querySelector('input');\n        if (input) input.checked = true;\n      });\n    });\n\n  })();\n<\/script>\n\t\t\t\t<\/div>\n\t\t\t\t<div class=\"elementor-element elementor-element-e21946c elementor-widget elementor-widget-html\" data-id=\"e21946c\" data-element_type=\"widget\" data-e-type=\"widget\" data-widget_type=\"html.default\">\n\t\t\t\t\t<!-- ============================================================\n     Related resources block for the \/net-review page.\n     Paste into an Elementor HTML widget BELOW the tool widget (not above).\n     Internal links into the seller cluster + FAQ hub. 100% ASCII.\n     Brand palette: navy #0D1B2E, blue #1570D8, accent #2E85F0. No gold.\n     ============================================================ -->\n<style>\n.tdr-rr{max-width:1000px;margin:24px auto 8px;padding:0 20px;font-family:\"Plus Jakarta Sans\",sans-serif;color:#0D1B2E;}\n.tdr-rr__h{font-size:22px;font-weight:800;margin:0 0 6px;color:#0D1B2E;}\n.tdr-rr__sub{font-size:15px;color:#5b6776;margin:0 0 18px;}\n.tdr-rr__grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(260px,1fr));gap:14px;}\n.tdr-rr__card{display:block;text-decoration:none;border:1px solid #e2e8f0;border-radius:10px;padding:16px 18px;background:#fff;transition:border-color .15s ease,box-shadow .15s ease,transform .15s ease;}\n.tdr-rr__card:hover{border-color:#2E85F0;box-shadow:0 6px 18px rgba(13,27,46,.08);transform:translateY(-2px);}\n.tdr-rr__name{font-size:16px;font-weight:700;color:#1570D8!important;margin:0 0 4px;}\n.tdr-rr__hook{font-size:14px;line-height:1.45;color:#5b6776!important;margin:0;}\n<\/style>\n\n<div class=\"tdr-rr\">\n  <h3 class=\"tdr-rr__h\">Weitere Ressourcen f\u00fcr Verk\u00e4ufer in Miami<\/h3>\n  <p class=\"tdr-rr__sub\">Die Details hinter den Zahlen \u2013 dieselben Dinge, die ich pr\u00fcfe, bevor ich den Preis f\u00fcr Ihre Einheit festlege.<\/p>\n  <div class=\"tdr-rr__grid\">\n     <a class=\"tdr-rr__card\" href=\"https:\/\/thomasdruckrealtor.com\/de\/verkauf-einer-eigentumswohnung-in-miami-von-ausserhalb-nach-stadtteilen\/\">\n      <p class=\"tdr-rr__name\">Verkauf einer Eigentumswohnung in Miami \u2192<\/p>\n      <p class=\"tdr-rr__hook\">Der komplette Leitfaden f\u00fcr den Fernverkauf, aufgeschl\u00fcsselt nach Stadtteilen.<\/p>\n    <\/a>\n    <a class=\"tdr-rr__card\" href=\"https:\/\/thomasdruckrealtor.com\/de\/haeufig-gestellte-fragen\/firpta-erlaeuterungen-fuer-nicht-in-den-usa-ansaessige-verkaeufer-von-eigentumswohnungen-in-miami\/\">\n      <p class=\"tdr-rr__name\">FIRPTA f\u00fcr Nicht-US-Verk\u00e4ufer \u2192<\/p>\n      <p class=\"tdr-rr__hook\">Wie der 15%ige Steuerr\u00fcckbehalt funktioniert \u2013 und wie man ihn reduziert oder zur\u00fcckfordert.<\/p>\n    <\/a> \n     <a class=\"tdr-rr__card\" href=\"https:\/\/thomasdruckrealtor.com\/de\/haeufig-gestellte-fragen\/was-sind-sonderumlagen-und-wie-wirken-sie-sich-auf-den-verkauf-meiner-eigentumswohnung-in-miami-aus\/\">\n      <p class=\"tdr-rr__name\">Sonderumlagen \u2192<\/p>\n      <p class=\"tdr-rr__hook\">Wie sich eine anstehende Sonderumlage auf Ihren Verkaufspreis und Ihren Nettoerl\u00f6s auswirkt.<\/p>\n    <\/a>\n    <a class=\"tdr-rr__card\" href=\"https:\/\/thomasdruckrealtor.com\/de\/haeufig-gestellte-fragen\/was-ist-eine-meilenstein-begehung-und-wie-wirkt-sich-diese-auf-den-verkauf-meiner-eigentumswohnung-in-miami-aus\/\">\n      <p class=\"tdr-rr__name\">Milestone Inspection \u2192<\/p>\n      <p class=\"tdr-rr__hook\">Wie sich die Ergebnisse von SB 4-D auf Finanzierbarkeit, Versicherbarkeit und Preis auswirken.<\/p>\n    <\/a> \n     <a class=\"tdr-rr__card\" href=\"https:\/\/thomasdruckrealtor.com\/de\/haeufig-gestellte-fragen\/so-verkaufen-sie-ihre-eigentumswohnung-in-miami-von-deutschland-aus-ein-praktischer-leitfaden\/\">\n      <p class=\"tdr-rr__name\">Verkauf aus Deutschland \u2192<\/p>\n      <p class=\"tdr-rr__hook\">Der Fernverkaufsprozess f\u00fcr deutschsprachige Eigent\u00fcmer und Eigent\u00fcmer aus der DACH-Region.<\/p>\n    <\/a>\n    <a class=\"tdr-rr__card\" href=\"https:\/\/thomasdruckrealtor.com\/de\/hoa-dokument-decoder\/\">\n      <p class=\"tdr-rr__name\">HOA-Dokumenten-Decoder \u2192<\/p>\n      <p class=\"tdr-rr__hook\">Kostenloses Tool: Pr\u00fcfen Sie Ihre Condo-Unterlagen auf Warnsignale, bevor Sie das Listing erstellen.<\/p>\n    <\/a> \n  <\/div>\n<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t","protected":false},"excerpt":{"rendered":"<p>Weitere Ressourcen f\u00fcr Verk\u00e4ufer in Miami Die Details hinter den Zahlen \u2013 dieselben Dinge, die ich pr\u00fcfe, bevor ich den Preis f\u00fcr Ihre Einheit festlege. Verkauf einer Eigentumswohnung in Miami \u2192 Der komplette Leitfaden f\u00fcr den Fernverkauf, aufgeschl\u00fcsselt nach Stadtteilen. FIRPTA f\u00fcr Nicht-US-Verk\u00e4ufer \u2192 Wie der 15%ige Steuerr\u00fcckbehalt funktioniert \u2013 und wie man ihn reduziert [&hellip;]<\/p>\n","protected":false},"author":3,"featured_media":0,"parent":0,"menu_order":0,"comment_status":"closed","ping_status":"closed","template":"","meta":{"_acf_changed":false,"footnotes":""},"class_list":["post-32595","page","type-page","status-publish","hentry"],"acf":[],"_links":{"self":[{"href":"https:\/\/thomasdruckrealtor.com\/de\/wp-json\/wp\/v2\/pages\/32595","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/thomasdruckrealtor.com\/de\/wp-json\/wp\/v2\/pages"}],"about":[{"href":"https:\/\/thomasdruckrealtor.com\/de\/wp-json\/wp\/v2\/types\/page"}],"author":[{"embeddable":true,"href":"https:\/\/thomasdruckrealtor.com\/de\/wp-json\/wp\/v2\/users\/3"}],"replies":[{"embeddable":true,"href":"https:\/\/thomasdruckrealtor.com\/de\/wp-json\/wp\/v2\/comments?post=32595"}],"version-history":[{"count":1,"href":"https:\/\/thomasdruckrealtor.com\/de\/wp-json\/wp\/v2\/pages\/32595\/revisions"}],"predecessor-version":[{"id":32596,"href":"https:\/\/thomasdruckrealtor.com\/de\/wp-json\/wp\/v2\/pages\/32595\/revisions\/32596"}],"wp:attachment":[{"href":"https:\/\/thomasdruckrealtor.com\/de\/wp-json\/wp\/v2\/media?parent=32595"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}