/* michaelassociatesrealestate.com — owned design system. No vendor code. */
:root{
  --ink:#14110f; --ink-2:#2a2521; --bg:#fbf9f7; --paper:#ffffff; --accent:#8a6f4e; --accent-2:#b08f66;
  --line:#e6e1dc; --muted:#6b645d; --text:#221e1a; --ok:#2f6f4e;
  --serif:'Oswald','Arial Narrow',sans-serif; --sans:'Inter',system-ui,-apple-system,'Segoe UI',Roboto,sans-serif;
  --max:1180px; --r:4px;
}
*{box-sizing:border-box}
html{scroll-behavior:smooth;-webkit-text-size-adjust:100%}
body{margin:0;background:var(--bg);color:var(--text);font:16px/1.65 var(--sans);}
img{max-width:100%;height:auto;display:block}
a{color:inherit}
h1,h2,h3,h4{font-family:var(--serif);font-weight:500;letter-spacing:.02em;line-height:1.1;margin:0 0 .5em;color:var(--ink)}
h1{font-size:clamp(2.2rem,5vw,3.6rem);text-transform:uppercase}
h2{font-size:clamp(1.6rem,3.2vw,2.4rem);text-transform:uppercase}
h3{font-size:1.25rem}
p{margin:0 0 1em}
.wrap{max-width:var(--max);margin:0 auto;padding:0 20px}
.eyebrow{font-family:var(--serif);text-transform:uppercase;letter-spacing:.22em;font-size:.78rem;color:var(--accent);margin-bottom:.6rem}
.lede{font-size:1.1rem;color:var(--muted);max-width:60ch}
.btn{display:inline-block;font-family:var(--serif);text-transform:uppercase;letter-spacing:.16em;font-size:.82rem;padding:.9rem 1.6rem;border:1px solid var(--ink);background:var(--ink);color:#fff;text-decoration:none;border-radius:var(--r);cursor:pointer;transition:.2s}
.btn:hover{background:var(--accent);border-color:var(--accent)}
.btn.ghost{background:transparent;color:var(--ink)}
.btn.ghost:hover{background:var(--ink);color:#fff}
.btn.light{background:#fff;color:var(--ink);border-color:#fff}
.btn.light:hover{background:var(--accent);color:#fff;border-color:var(--accent)}
.grid{display:grid;gap:24px}
.g2{grid-template-columns:repeat(auto-fit,minmax(280px,1fr))}
.g3{grid-template-columns:repeat(auto-fit,minmax(260px,1fr))}
.g4{grid-template-columns:repeat(auto-fit,minmax(220px,1fr))}
section{padding:72px 0}
.dark{background:var(--ink);color:#efe9e2}
.dark h1,.dark h2,.dark h3{color:#fff}
.dark .lede{color:#cfc6bb}
.dark .eyebrow{color:var(--accent-2)}
.tight{padding:40px 0}

/* header */
.hdr{position:sticky;top:0;z-index:50;background:rgba(20,17,15,.92);backdrop-filter:blur(8px);color:#fff;border-bottom:1px solid rgba(255,255,255,.08)}
.hdr .wrap{display:flex;align-items:center;justify-content:space-between;height:68px}
.logo{font-family:var(--serif);text-transform:uppercase;letter-spacing:.24em;font-size:1rem;color:#fff;text-decoration:none}
.logo small{display:block;font-size:.58rem;letter-spacing:.3em;color:var(--accent-2)}
.nav{display:flex;gap:18px;align-items:center}
.nav a{font-family:var(--serif);text-transform:uppercase;letter-spacing:.14em;font-size:.72rem;color:#e9e2d8;text-decoration:none;opacity:.9}
.nav a:hover,.nav a[aria-current]{color:var(--accent-2);opacity:1}
.nav .tel{border:1px solid var(--accent-2);padding:.45rem .8rem;border-radius:var(--r);white-space:nowrap}
.burger{display:none;background:none;border:0;color:#fff;font-size:1.6rem;cursor:pointer}
@media(max-width:1180px){
  .nav{display:none;position:absolute;left:0;right:0;top:68px;background:var(--ink);flex-direction:column;padding:18px 20px 26px;gap:16px;border-bottom:1px solid rgba(255,255,255,.1)}
  .nav.open{display:flex}
  .burger{display:block}
}

/* hero */
.hero{position:relative;min-height:78vh;display:grid;place-items:center;color:#fff;text-align:center;overflow:hidden;background:var(--ink)}
.hero img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;opacity:.55}
.hero .in{position:relative;padding:80px 20px;max-width:900px}
.hero h1{font-size:clamp(2.6rem,7vw,5rem);color:#fff;margin:0}
.hero .sub{font-family:var(--serif);text-transform:uppercase;letter-spacing:.3em;font-size:.85rem;color:var(--accent-2);margin:.8rem 0 1.8rem}
.hero.small{min-height:46vh}
.hero.small h1{font-size:clamp(2rem,5vw,3.4rem)}
.searchbar{display:flex;max-width:640px;margin:0 auto;background:#fff;border-radius:var(--r);overflow:hidden}
.searchbar input{flex:1;border:0;padding:1rem 1.1rem;font:inherit;color:var(--ink);min-width:0}
.searchbar button{border:0;background:var(--ink);color:#fff;font-family:var(--serif);text-transform:uppercase;letter-spacing:.14em;padding:0 1.4rem;cursor:pointer}

/* stats */
.stats{display:grid;grid-template-columns:repeat(auto-fit,minmax(200px,1fr));gap:18px;text-align:center}
.stat{padding:26px 10px;border:1px solid var(--line);background:var(--paper);border-radius:var(--r)}
.stat b{display:block;font-family:var(--serif);font-size:2.4rem;font-weight:500;color:var(--ink)}
.stat span{font-family:var(--serif);text-transform:uppercase;letter-spacing:.2em;font-size:.72rem;color:var(--muted)}
.dark .stat{background:transparent;border-color:rgba(255,255,255,.15)}
.dark .stat b{color:#fff}.dark .stat span{color:#cfc6bb}

/* cards */
.card{background:var(--paper);border:1px solid var(--line);border-radius:var(--r);overflow:hidden;text-decoration:none;color:inherit;display:flex;flex-direction:column;transition:.2s}
.card:hover{transform:translateY(-3px);box-shadow:0 14px 30px rgba(20,17,15,.12)}
.card .ph{aspect-ratio:4/3;background:#e7e1da;overflow:hidden;position:relative}
.card .ph img{width:100%;height:100%;object-fit:cover}
.card .tag{position:absolute;top:12px;left:12px;background:var(--ink);color:#fff;font-family:var(--serif);text-transform:uppercase;letter-spacing:.16em;font-size:.66rem;padding:.35rem .6rem;border-radius:var(--r)}
.card .tag.gold{background:var(--accent)}
.card .bd{padding:18px 18px 20px}
.card h3{margin:0 0 .3rem;font-size:1.15rem}
.card .meta{color:var(--muted);font-size:.9rem}
.card .price{font-family:var(--serif);font-size:1.15rem;margin-top:.5rem;color:var(--ink)}
.card .date{font-family:var(--serif);text-transform:uppercase;letter-spacing:.14em;font-size:.68rem;color:var(--accent);margin-bottom:.4rem}
.hoodcard .ph{aspect-ratio:3/2}
.hoodcard h3{font-size:1.4rem;text-transform:uppercase}

/* split */
.split{display:grid;grid-template-columns:1fr 1fr;gap:56px;align-items:center}
@media(max-width:860px){.split{grid-template-columns:1fr}}
.split img{border-radius:var(--r);aspect-ratio:4/5;object-fit:cover;width:100%}
.prose p{margin-bottom:1.1em}
.prose h2{margin-top:2.2rem;font-size:1.5rem}
.prose ul{padding-left:1.2rem}
.prose table{border-collapse:collapse;width:100%;margin:1.2rem 0;font-size:.95rem}
.prose td,.prose th{border:1px solid var(--line);padding:.55rem .7rem;text-align:left;vertical-align:top}
.prose th{background:#f1ece6;font-family:var(--serif);font-weight:500;text-transform:uppercase;letter-spacing:.08em;font-size:.78rem}
.article{max-width:760px;margin:0 auto;font-size:1.06rem}
.article .meta{color:var(--muted);font-size:.9rem;margin-bottom:2rem}

/* cta band */
.cta{background:var(--accent);color:#fff;text-align:center}
.cta h2{color:#fff}
.cta p{max-width:60ch;margin:0 auto 1.6rem;color:#fff8f0}

/* forms */
.form{background:var(--paper);border:1px solid var(--line);border-radius:var(--r);padding:28px}
.dark .form{background:rgba(255,255,255,.04);border-color:rgba(255,255,255,.14)}
.form label{display:block;font-family:var(--serif);text-transform:uppercase;letter-spacing:.14em;font-size:.7rem;color:var(--muted);margin:14px 0 6px}
.dark .form label{color:#cfc6bb}
.form input,.form select,.form textarea{width:100%;padding:.8rem .9rem;border:1px solid var(--line);border-radius:var(--r);font:inherit;background:#fff;color:var(--ink)}
.form textarea{min-height:120px}
.form .row{display:grid;grid-template-columns:1fr 1fr;gap:14px}
@media(max-width:600px){.form .row{grid-template-columns:1fr}}
.consent{display:flex;gap:10px;align-items:flex-start;font-size:.8rem;color:var(--muted);margin-top:14px;line-height:1.45}
.dark .consent{color:#cfc6bb}
.consent input{width:auto;margin-top:4px}
.form .btn{margin-top:18px;width:100%}
.form .ok{display:none;padding:18px;border:1px solid var(--ok);color:var(--ok);border-radius:var(--r);margin-top:14px}
.form.sent .ok{display:block}
.form.sent .fields{display:none}
.hp{position:absolute;left:-9999px;opacity:0;height:0;overflow:hidden}

/* property */
.gallery{display:grid;grid-template-columns:2fr 1fr 1fr;grid-auto-rows:220px;gap:8px}
.gallery a{display:block;overflow:hidden;border-radius:var(--r);background:#e7e1da}
.gallery a:first-child{grid-row:span 2;grid-column:span 1}
.gallery img{width:100%;height:100%;object-fit:cover}
@media(max-width:800px){.gallery{grid-template-columns:1fr 1fr;grid-auto-rows:160px}.gallery a:first-child{grid-column:span 2}}
.facts{display:flex;flex-wrap:wrap;gap:12px 28px;margin:1rem 0 1.5rem;font-family:var(--serif);text-transform:uppercase;letter-spacing:.1em;font-size:.85rem;color:var(--muted)}
.facts b{color:var(--ink);font-weight:500}
.kv{display:grid;grid-template-columns:repeat(auto-fit,minmax(260px,1fr));gap:10px 30px;font-size:.95rem}
.kv div{padding:8px 0;border-bottom:1px solid var(--line)}
.kv span{display:block;font-family:var(--serif);text-transform:uppercase;letter-spacing:.14em;font-size:.68rem;color:var(--muted)}
.pricebig{font-family:var(--serif);font-size:2rem;color:var(--ink)}
.status{display:inline-block;font-family:var(--serif);text-transform:uppercase;letter-spacing:.16em;font-size:.7rem;padding:.35rem .7rem;border:1px solid var(--accent);color:var(--accent);border-radius:var(--r);margin-bottom:1rem}

/* lightbox */
.lb{position:fixed;inset:0;background:rgba(0,0,0,.92);display:none;place-items:center;z-index:100;padding:20px}
.lb.on{display:grid}
.lb img{max-height:90vh;max-width:96vw;width:auto;object-fit:contain}
.lb button{position:absolute;top:16px;right:20px;background:none;border:0;color:#fff;font-size:2rem;cursor:pointer}

/* footer */
.ftr{background:#0e0c0b;color:#b9b0a5;font-size:.85rem;padding:56px 0 34px}
.ftr .cols{display:grid;grid-template-columns:2fr 1fr 1fr;gap:40px;margin-bottom:34px}
@media(max-width:800px){.ftr .cols{grid-template-columns:1fr}}
.ftr h4{color:#fff;font-size:.8rem;letter-spacing:.22em;text-transform:uppercase;margin-bottom:.9rem}
.ftr a{color:#e6ded3;text-decoration:none}
.ftr a:hover{color:var(--accent-2)}
.ftr ul{list-style:none;padding:0;margin:0}
.ftr li{margin:.35rem 0}
.legal{border-top:1px solid rgba(255,255,255,.08);padding-top:22px;font-size:.76rem;line-height:1.6;color:#8f867b}
.legal a{color:#b9b0a5;text-decoration:underline}
.crumbs{font-size:.8rem;color:var(--muted);margin-bottom:1rem}
.crumbs a{color:var(--muted);text-decoration:none}
.center{text-align:center}
.mt{margin-top:2rem}
.mb{margin-bottom:2rem}
.note{font-size:.85rem;color:var(--muted)}