/* J.R. Augustaitis — forsaleinannarbor.com */
:root{
  --ink:#13233A; --ink-deep:#0B1626; --ink-soft:#2A3B55;
  --paper:#F7F2E8; --paper-2:#EFE7D6; --white:#FFFFFF;
  --gold:#E8B44C; --gold-deep:#B9862A; --brick:#A9472F;
  --text:#1B2433; --muted:#5A6576; --line:#E2D9C6; --line-dark:#2B3D58;
  --serif:'Fraunces',Georgia,'Times New Roman',serif;
  --sans:'Instrument Sans','Helvetica Neue',Arial,sans-serif;
  --r:14px; --shadow:0 18px 40px -18px rgba(11,22,38,.35);
}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{margin:0;font-family:var(--sans);font-size:17px;line-height:1.65;color:var(--text);background:var(--paper);-webkit-font-smoothing:antialiased}
img{max-width:100%;display:block}
a{color:var(--ink);text-underline-offset:3px}
a:hover{color:var(--brick)}
:focus-visible{outline:3px solid var(--gold);outline-offset:3px;border-radius:4px}
.wrap{max-width:1220px;margin:0 auto;padding:0 24px}
.sr-only{position:absolute;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0)}
h1,h2,h3{font-family:var(--serif);font-weight:600;color:var(--ink);letter-spacing:-.015em;margin:0}
h2{font-size:clamp(32px,4.4vw,52px);line-height:1.05}
h2 em,h1 em{font-style:italic;font-weight:500;color:var(--brick)}
.dark h2 em,.dark h1 em{color:var(--gold)}
.eyebrow{display:inline-flex;align-items:center;gap:10px;font-size:13px;font-weight:600;letter-spacing:.16em;text-transform:uppercase;color:var(--brick);margin:0 0 18px}
.eyebrow::before{content:"";width:28px;height:2px;background:currentColor}
.dark .eyebrow{color:var(--gold)}
.lede{font-size:19px;color:var(--muted);max-width:620px;margin:18px 0 0}
.dark .lede{color:#C9D3E1}
.section{padding:112px 0}
.dark{background:var(--ink);color:#E6ECF4}
.dark h2,.dark h3{color:#fff}
.cream2{background:var(--paper-2)}
.white{background:var(--white)}

/* buttons */
.btn{display:inline-flex;align-items:center;gap:10px;padding:16px 26px;border-radius:999px;font:600 16px/1 var(--sans);text-decoration:none;border:0;cursor:pointer;transition:transform .15s ease,background .15s ease,color .15s ease}
.btn:hover{transform:translateY(-2px)}
.btn-gold{background:var(--gold);color:var(--ink-deep)}
.btn-gold:hover{background:#F2C567;color:var(--ink-deep)}
.btn-ink{background:var(--ink);color:#fff}
.btn-ink:hover{background:var(--ink-deep);color:#fff}
.btn-line{background:transparent;color:var(--ink);box-shadow:inset 0 0 0 1.5px var(--ink)}
.btn-line:hover{background:var(--ink);color:#fff}
.dark .btn-line{color:#fff;box-shadow:inset 0 0 0 1.5px #8EA0B8}
.dark .btn-line:hover{background:#fff;color:var(--ink)}
.btn svg{width:18px;height:18px}

/* utility bar + header */
.util{background:var(--ink-deep);color:#C9D3E1;font-size:14px}
.util .wrap{display:flex;flex-wrap:wrap;justify-content:space-between;gap:6px 20px;padding-top:9px;padding-bottom:9px}
.util a{color:#fff;text-decoration:none;font-weight:500}
.util a:hover{color:var(--gold)}
.util .links{display:flex;flex-wrap:wrap;gap:6px 22px}
header.site{position:sticky;top:0;z-index:50;background:rgba(247,242,232,.94);backdrop-filter:blur(10px);border-bottom:1px solid var(--line)}
header.site .wrap{display:flex;align-items:center;justify-content:space-between;gap:20px;padding-top:14px;padding-bottom:14px}
.brand{display:flex;align-items:center;gap:12px;text-decoration:none}
.brand-mark{width:44px;height:44px;border-radius:50%;background:var(--ink);color:var(--gold);display:grid;place-items:center;font:600 17px/1 var(--serif);letter-spacing:-.02em;flex:none}
.brand-text b{display:block;font:600 21px/1.1 var(--serif);color:var(--ink)}
.brand-text small{display:block;font-size:12px;letter-spacing:.08em;text-transform:uppercase;color:var(--muted)}
nav.main ul{list-style:none;margin:0;padding:0;display:flex;align-items:center;gap:6px}
nav.main a{display:block;padding:10px 14px;text-decoration:none;font-weight:500;font-size:16px;border-radius:999px}
nav.main a:hover,nav.main a[aria-current=page]{background:var(--paper-2);color:var(--ink)}
nav.main .btn{margin-left:8px;padding:12px 20px}
nav.main .btn:hover{background:var(--ink-deep);color:#fff}
.menu-btn{display:none;background:none;border:0;padding:10px;cursor:pointer;color:var(--ink)}
.menu-btn svg{width:28px;height:28px}
@media (max-width:980px){
  .menu-btn{display:block}
  nav.main{position:absolute;left:0;right:0;top:100%;background:var(--paper);border-bottom:1px solid var(--line);display:none;box-shadow:var(--shadow)}
  nav.main.open{display:block}
  nav.main ul{flex-direction:column;align-items:stretch;padding:12px 24px 20px;gap:2px}
  nav.main a{padding:14px 12px;font-size:18px}
  nav.main .btn{margin:10px 0 0;justify-content:center}
}

/* hero */
.hero{position:relative;overflow:hidden;padding:84px 0 104px}
.hero::after{content:"";position:absolute;right:-180px;top:-180px;width:560px;height:560px;border-radius:50%;background:radial-gradient(circle,rgba(232,180,76,.22),rgba(232,180,76,0) 70%);pointer-events:none}
.hero .wrap{display:grid;grid-template-columns:1.12fr .88fr;gap:64px;align-items:center;position:relative;z-index:1}
.hero h1{font-size:clamp(42px,6.2vw,80px);line-height:.98;letter-spacing:-.03em}
.hero .ctas{display:flex;flex-wrap:wrap;gap:12px;margin-top:34px}
.trust{display:flex;flex-wrap:wrap;gap:10px 22px;margin-top:30px;font-size:14px;color:var(--muted)}
.trust span{display:inline-flex;align-items:center;gap:8px}
.trust svg{width:18px;height:18px;color:var(--gold-deep)}
.collage{position:relative;min-height:520px}
.polaroid{position:absolute;background:#fff;padding:12px 12px 46px;box-shadow:var(--shadow);border-radius:4px}
.polaroid img{width:100%;height:100%;object-fit:cover}
.polaroid figcaption{position:absolute;left:14px;right:14px;bottom:12px;font:italic 500 16px/1.2 var(--serif);color:var(--ink)}
.p1{width:54%;height:400px;left:0;top:30px;transform:rotate(-4deg)}
.p2{width:54%;height:400px;right:0;top:80px;transform:rotate(3.5deg)}
.stamp{position:absolute;left:50%;bottom:-6px;transform:translateX(-50%) rotate(-6deg);background:var(--brick);color:#fff;padding:14px 26px;border-radius:8px;text-align:center;box-shadow:var(--shadow);z-index:3;border:2px dashed rgba(255,255,255,.55);outline:4px solid var(--brick)}
.stamp small{display:block;font-size:12px;letter-spacing:.18em;text-transform:uppercase;font-weight:600}
.stamp b{display:block;font:600 34px/1.05 var(--serif)}
@media (max-width:980px){
  .hero .wrap{grid-template-columns:1fr;gap:48px}
  .collage{min-height:420px;max-width:560px}
  .p1,.p2{height:320px}
}
@media (max-width:520px){.collage{min-height:340px}.p1,.p2{height:250px;padding:8px 8px 36px}.stamp b{font-size:26px}}

/* ticker */
.ticker{background:var(--ink);color:#fff;overflow:hidden;border-block:1px solid var(--line-dark)}
.ticker-track{display:flex;width:max-content;animation:tick 48s linear infinite}
.ticker:hover .ticker-track{animation-play-state:paused}
.ticker-item{display:flex;align-items:center;gap:14px;padding:18px 34px;white-space:nowrap;font-size:16px}
.ticker-item b{font:600 18px var(--serif);color:var(--gold)}
.ticker-item::after{content:"✦";color:var(--gold);margin-left:34px;opacity:.7}
@keyframes tick{to{transform:translateX(-50%)}}
@media (prefers-reduced-motion:reduce){.ticker-track{animation:none}html{scroll-behavior:auto}.btn:hover{transform:none}}

/* stats */
.stats{display:grid;grid-template-columns:repeat(4,1fr);gap:0;border:1px solid var(--line);border-radius:var(--r);background:var(--white);overflow:hidden}
.stat{padding:30px 28px;border-right:1px solid var(--line)}
.stat:last-child{border-right:0}
.stat b{display:block;font:600 clamp(32px,3.6vw,46px)/1 var(--serif);color:var(--ink);letter-spacing:-.02em}
.stat span{display:block;margin-top:10px;color:var(--muted);font-size:15px}
@media (max-width:860px){.stats{grid-template-columns:1fr 1fr}.stat:nth-child(2){border-right:0}.stat:nth-child(-n+2){border-bottom:1px solid var(--line)}}

/* section heads */
.head{display:flex;flex-wrap:wrap;align-items:end;justify-content:space-between;gap:20px 40px;margin-bottom:56px}
.head > div{max-width:720px}

/* calculator */
.calc{display:grid;grid-template-columns:.9fr 1.1fr;gap:56px;align-items:start}
.calc-controls{background:var(--ink-soft);border:1px solid var(--line-dark);border-radius:var(--r);padding:34px}
.calc-controls label{font-weight:600;color:#fff;display:block}
.calc-price{font:600 clamp(44px,5vw,64px)/1 var(--serif);color:#fff;margin:14px 0 22px;letter-spacing:-.02em}
input[type=range]{width:100%;height:44px;accent-color:var(--gold);margin:0;cursor:pointer}
.scale{display:flex;justify-content:space-between;font-size:14px;color:#9FB0C6}
.presets{display:flex;flex-wrap:wrap;gap:8px;margin-top:20px}
.presets button{background:transparent;color:#DCE4EE;border:1px solid #4A5F7E;border-radius:999px;padding:10px 16px;font:500 15px var(--sans);cursor:pointer}
.presets button:hover,.presets button[aria-pressed=true]{background:var(--gold);border-color:var(--gold);color:var(--ink-deep)}
.compare{display:grid;grid-template-columns:1fr 1fr;gap:18px}
.plan{border-radius:var(--r);padding:28px;background:rgba(255,255,255,.04);border:1px solid var(--line-dark)}
.plan.best{background:#fff;color:var(--text);border-color:#fff;box-shadow:0 0 0 4px var(--gold)}
.plan h3{font-size:22px;margin-bottom:16px}
.plan.best h3{color:var(--ink)}
.row{display:flex;justify-content:space-between;gap:12px;padding:10px 0;border-bottom:1px dashed rgba(143,160,184,.45);font-size:15px}
.plan.best .row{border-bottom-color:var(--line)}
.row.total{border:0;padding-top:16px;font-weight:700;font-size:19px}
.plan.best .row.total{color:var(--ink)}
.keep{grid-column:1/-1;margin-top:6px;display:flex;flex-wrap:wrap;align-items:center;justify-content:space-between;gap:18px 30px;padding:28px 30px;border-radius:var(--r);background:var(--gold);color:var(--ink-deep)}
.keep small{display:block;font-weight:600;font-size:14px;letter-spacing:.06em;text-transform:uppercase}
.keep b{display:block;font:600 clamp(42px,5vw,60px)/1 var(--serif);letter-spacing:-.02em}
.fine{font-size:13px;color:#9FB0C6;margin-top:18px}
@media (max-width:980px){.calc{grid-template-columns:1fr}}
@media (max-width:560px){.compare{grid-template-columns:1fr}.calc-controls,.plan{padding:24px}}

/* features */
.features{display:grid;grid-template-columns:repeat(3,1fr);gap:20px}
.feature{background:var(--white);border:1px solid var(--line);border-radius:var(--r);padding:32px;transition:transform .2s ease,box-shadow .2s ease}
.feature:hover{transform:translateY(-4px);box-shadow:var(--shadow)}
.feature .ic{width:52px;height:52px;border-radius:12px;background:var(--paper-2);color:var(--brick);display:grid;place-items:center;margin-bottom:22px}
.feature .ic svg{width:26px;height:26px}
.feature h3{font-size:23px;margin-bottom:8px}
.feature p{margin:0;color:var(--muted)}
.feature .num{font:italic 500 15px var(--serif);color:var(--gold-deep);float:right}
@media (max-width:980px){.features{grid-template-columns:1fr 1fr}}
@media (max-width:640px){.features{grid-template-columns:1fr}}

/* split */
.split{display:grid;grid-template-columns:1fr 1fr;gap:72px;align-items:center}
.split.rev > :first-child{order:2}
.split img.photo{width:100%;border-radius:var(--r);box-shadow:var(--shadow);object-fit:cover}
.checks{list-style:none;margin:28px 0 0;padding:0;display:grid;gap:16px}
.checks li{display:flex;gap:14px;align-items:flex-start}
.checks svg{flex:none;width:26px;height:26px;color:var(--brick);margin-top:1px}
.dark .checks svg{color:var(--gold)}
.sign-wrap{position:relative;max-width:440px;margin:0 auto}
.sign-wrap img{border-radius:var(--r);box-shadow:var(--shadow)}
.bubble{position:absolute;right:-18px;bottom:40px;background:var(--ink);color:#fff;border-radius:16px;padding:16px 20px;max-width:230px;box-shadow:var(--shadow);font-size:15px;line-height:1.4}
.bubble b{display:block;color:var(--gold);font:600 18px var(--serif)}
@media (max-width:900px){.split{grid-template-columns:1fr;gap:44px}.split.rev > :first-child{order:0}.bubble{right:8px}}

/* sold cards */
.sold-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:24px}
.home{background:var(--white);border:1px solid var(--line);border-radius:var(--r);overflow:hidden;display:flex;flex-direction:column;transition:transform .2s ease,box-shadow .2s ease}
.home:hover{transform:translateY(-4px);box-shadow:var(--shadow)}
.home .img{position:relative;aspect-ratio:4/3;overflow:hidden;background:var(--paper-2)}
.home .img img{width:100%;height:100%;object-fit:cover;transition:transform .5s ease}
.home:hover .img img{transform:scale(1.04)}
.home .img.duo{display:grid;grid-template-columns:1fr 1fr;gap:3px}
.tag{position:absolute;left:14px;top:14px;background:var(--brick);color:#fff;font:700 12px/1 var(--sans);letter-spacing:.14em;text-transform:uppercase;padding:8px 12px;border-radius:999px}
.tag.ink{background:var(--ink)}
.home .body{padding:22px 24px 26px}
.home .price{font:600 32px/1 var(--serif);color:var(--ink);letter-spacing:-.02em}
.home .addr{margin-top:8px;font-weight:600}
.home .meta{color:var(--muted);font-size:15px}
@media (max-width:980px){.sold-grid{grid-template-columns:1fr 1fr}}
@media (max-width:640px){.sold-grid{grid-template-columns:1fr}}

/* steps */
.steps{list-style:none;margin:0;padding:0;display:grid;grid-template-columns:repeat(5,1fr);gap:18px;counter-reset:s}
.steps li{position:relative;padding:28px 22px 26px;border-top:3px solid var(--gold);background:rgba(255,255,255,.04);border-radius:0 0 var(--r) var(--r)}
.steps li::before{counter-increment:s;content:"0" counter(s);display:block;font:italic 500 40px/1 var(--serif);color:var(--gold);margin-bottom:16px}
.steps h3{font-size:20px;margin-bottom:8px}
.steps p{margin:0;font-size:15px;color:#C9D3E1}
@media (max-width:1060px){.steps{grid-template-columns:1fr 1fr}}
@media (max-width:560px){.steps{grid-template-columns:1fr}}

/* realtorologist */
.dict{background:var(--white);border:1px solid var(--line);border-radius:var(--r);padding:44px;position:relative}
.dict .word{font:600 clamp(36px,4.6vw,56px)/1 var(--serif);color:var(--ink);letter-spacing:-.02em}
.dict .pron{font:italic 400 19px var(--serif);color:var(--muted);margin:10px 0 22px}
.dict .pron i{color:var(--brick)}
.dict ol{margin:0;padding-left:22px;font-size:18px;display:grid;gap:10px}
.dict ol li::marker{font-family:var(--serif);font-weight:600;color:var(--brick)}
.dict .ex{margin-top:22px;padding-top:18px;border-top:1px dashed var(--line);font:italic 400 17px var(--serif);color:var(--muted)}
.video{position:relative;aspect-ratio:16/9;border-radius:var(--r);overflow:hidden;background:#000;box-shadow:var(--shadow)}
.video iframe{position:absolute;inset:0;width:100%;height:100%;border:0}
.career{display:flex;flex-wrap:wrap;gap:8px;margin-top:22px}
.career span{background:var(--paper-2);border:1px solid var(--line);border-radius:999px;padding:7px 14px;font-size:14px;font-weight:500}

/* faq */
.faq{max-width:860px}
.faq details{border-bottom:1px solid var(--line);padding:6px 0}
.faq summary{list-style:none;cursor:pointer;display:flex;justify-content:space-between;align-items:center;gap:20px;padding:20px 0;font:600 21px/1.3 var(--serif);color:var(--ink)}
.faq summary::-webkit-details-marker{display:none}
.faq summary::after{content:"+";font:400 30px/1 var(--sans);color:var(--brick);transition:transform .2s}
.faq details[open] summary::after{transform:rotate(45deg)}
.faq details p{margin:0 0 22px;color:var(--muted);max-width:760px}

/* contact */
.contact-grid{display:grid;grid-template-columns:.9fr 1.1fr;gap:56px;align-items:start}
.cards{display:grid;gap:14px;margin-top:30px}
.ccard{display:flex;gap:16px;align-items:center;padding:18px 20px;border:1px solid var(--line-dark);border-radius:var(--r);color:#fff;text-decoration:none;background:rgba(255,255,255,.03)}
a.ccard:hover{border-color:var(--gold);color:#fff}
.ccard svg{width:24px;height:24px;color:var(--gold);flex:none}
.ccard small{display:block;color:#9FB0C6;font-size:13px;letter-spacing:.06em;text-transform:uppercase}
.ccard b{font-weight:600;font-size:18px}
form.lead{background:var(--white);color:var(--text);border-radius:var(--r);padding:36px;display:grid;gap:16px;box-shadow:var(--shadow)}
form.lead h3{font-size:28px;color:var(--ink)}
form.lead .two{display:grid;grid-template-columns:1fr 1fr;gap:16px}
form.lead label{display:block;font-weight:600;font-size:15px;margin-bottom:6px}
form.lead input,form.lead select,form.lead textarea{width:100%;min-height:50px;border:1.5px solid #CFC5B1;border-radius:10px;padding:12px 14px;font:inherit;background:#FFFDF8;color:var(--text)}
form.lead textarea{min-height:96px;resize:vertical}
form.lead input:focus,form.lead select:focus,form.lead textarea:focus{border-color:var(--ink);outline:none;box-shadow:0 0 0 3px rgba(232,180,76,.45)}
form.lead .btn{justify-content:center;width:100%;padding:18px}
.form-note{font-size:13px;color:var(--muted);margin:0}
.form-msg{display:none;padding:14px 16px;border-radius:10px;background:#EAF4EA;color:#1F5130;font-weight:600}
.map{margin-top:16px;border-radius:var(--r);overflow:hidden;aspect-ratio:16/10;border:1px solid var(--line-dark)}
.map iframe{width:100%;height:100%;border:0;display:block}
@media (max-width:980px){.contact-grid{grid-template-columns:1fr}}
@media (max-width:520px){form.lead{padding:24px}form.lead .two{grid-template-columns:1fr}}

/* page hero (inner pages) */
.page-hero{padding:92px 0 84px;position:relative;overflow:hidden}
.page-hero h1{font-size:clamp(40px,5.6vw,72px);line-height:1;letter-spacing:-.03em;color:#fff;max-width:900px}
.crumbs{font-size:14px;color:#9FB0C6;margin-bottom:22px}
.crumbs a{color:#C9D3E1}
.featured{display:grid;grid-template-columns:1.25fr .75fr;background:var(--white);border:1px solid var(--line);border-radius:var(--r);overflow:hidden;box-shadow:var(--shadow)}
.featured .duo{display:grid;grid-template-columns:1fr 1fr;gap:3px;min-height:460px}
.featured .duo img{width:100%;height:100%;object-fit:cover}
.featured .body{padding:44px;display:flex;flex-direction:column;justify-content:center}
.featured .price{font:600 clamp(48px,5vw,68px)/1 var(--serif);color:var(--ink);letter-spacing:-.03em;margin:16px 0 10px}
@media (max-width:900px){.featured{grid-template-columns:1fr}.featured .duo{min-height:340px}.featured .body{padding:30px}}

/* cta band */
.cta-band{background:var(--brick);color:#fff;padding:72px 0}
.cta-band .wrap{display:flex;flex-wrap:wrap;justify-content:space-between;align-items:center;gap:24px 40px}
.cta-band h2{color:#fff;font-size:clamp(30px,3.8vw,46px)}
.cta-band p{margin:10px 0 0;color:#F6DCD3;font-size:18px}
.cta-band .btn-line{color:#fff;box-shadow:inset 0 0 0 1.5px rgba(255,255,255,.7)}
.cta-band .btn-line:hover{background:#fff;color:var(--brick)}

/* footer */
footer.site{background:var(--ink-deep);color:#AEBBCD;font-size:15px;padding:72px 0 36px}
.fgrid{display:grid;grid-template-columns:1.4fr 1fr 1fr 1fr;gap:40px}
footer.site h4{font:600 14px var(--sans);letter-spacing:.14em;text-transform:uppercase;color:#fff;margin:0 0 16px}
footer.site ul{list-style:none;margin:0;padding:0;display:grid;gap:8px}
footer.site a{color:#DCE4EE;text-decoration:none}
footer.site a:hover{color:var(--gold)}
footer.site .brand-text b{color:#fff}
footer.site .brand-text small{color:#8FA0B8}
.legal{margin-top:56px;padding-top:28px;border-top:1px solid #22324A;font-size:13px;line-height:1.7;display:grid;gap:8px}
.eho{display:inline-flex;align-items:center;gap:8px;color:#fff;font-weight:600}
.eho svg{width:22px;height:22px}
@media (max-width:900px){.fgrid{grid-template-columns:1fr 1fr}}
@media (max-width:520px){.fgrid{grid-template-columns:1fr}.section{padding:80px 0}}

/* reveal on scroll */
.reveal{opacity:0;transform:translateY(22px);transition:opacity .7s ease,transform .7s ease}
.reveal.in{opacity:1;transform:none}
@media (prefers-reduced-motion:reduce){.reveal{opacity:1;transform:none;transition:none}}
.no-js .reveal{opacity:1;transform:none}