@import url('https://fonts.googleapis.com/css2?family=Fraunces:ital,opsz,wght@0,9..144,300;0,9..144,400;0,9..144,500;0,9..144,600;1,9..144,400;1,9..144,500&family=IBM+Plex+Sans:wght@400;500;600&display=swap');

:root{
  --bg: #EDEAE2;
  --card: #F6F3EC;
  --ink: #221F1B;
  --ink-soft: #4A463E;
  --pine: #2E4A3B;
  --pine-deep: #1F332A;
  --sienna: #A85A32;
  --brass: #8C7A4E;
  --line: #D2CAB9;
  --line-strong: #B7AD97;
  --max: 1160px;
}

*{box-sizing:border-box;}
html{scroll-behavior:smooth;}
body{
  margin:0;
  background:var(--bg);
  color:var(--ink);
  font-family:'IBM Plex Sans', sans-serif;
  font-size:16px;
  line-height:1.55;
  -webkit-font-smoothing:antialiased;
}

h1,h2,h3{
  font-family:'Fraunces', serif;
  font-weight:500;
  color:var(--ink);
  margin:0;
  letter-spacing:-0.01em;
}

h1{font-size:clamp(2.4rem, 4.6vw, 4rem); line-height:1.06; font-weight:400;}
h2{font-size:clamp(1.7rem, 2.8vw, 2.3rem); line-height:1.18;}
h3{font-size:1.2rem; font-weight:600; font-family:'IBM Plex Sans', sans-serif;}

p{margin:0 0 1em; color:var(--ink-soft); max-width:62ch;}
a{color:inherit; text-decoration:none;}

.wrap{max-width:var(--max); margin:0 auto; padding:0 32px;}

/* ---------- Header ---------- */
.site-header{
  padding:26px 0;
  border-bottom:1px solid var(--line);
}
.site-header .wrap{
  display:flex;
  align-items:center;
  justify-content:space-between;
  gap:24px;
}
.logo{
  display:flex;
  align-items:center;
}
.logo img{
  height:34px;
  width:auto;
  display:block;
}
nav.main-nav{
  display:flex;
  align-items:center;
  gap:34px;
}
nav.main-nav a{
  font-size:0.95rem;
  color:var(--ink-soft);
  border-bottom:1px solid transparent;
  padding-bottom:3px;
  transition:border-color .15s ease, color .15s ease;
}
nav.main-nav a:hover, nav.main-nav a.active{
  color:var(--ink);
  border-bottom-color:var(--sienna);
}
.header-phone{
  font-size:0.95rem;
  color:var(--ink-soft);
  white-space:nowrap;
}
.nav-toggle{display:none;}

/* ---------- Buttons ---------- */
.btn{
  display:inline-flex;
  align-items:center;
  gap:8px;
  padding:13px 24px;
  font-size:0.95rem;
  font-weight:500;
  border:1px solid var(--ink);
  border-radius:2px;
  cursor:pointer;
  background:transparent;
}
.btn-primary{
  background:var(--pine);
  border-color:var(--pine);
  color:#F6F3EC;
}
.btn-primary:hover{background:var(--pine-deep); border-color:var(--pine-deep);}
.btn-ghost{color:var(--ink);}
.btn-ghost:hover{background:var(--ink); color:var(--bg);}

/* ---------- Hero ---------- */
.hero{
  position:relative;
  overflow:hidden;
  border-bottom:1px solid var(--line);
}
.hero .wrap{
  display:grid;
  grid-template-columns:1.15fr 0.85fr;
  align-items:center;
  gap:40px;
  padding-top:64px;
  padding-bottom:56px;
  min-height:520px;
}
.hero-copy p{font-size:1.08rem;}
.hero-actions{display:flex; gap:16px; margin-top:8px; flex-wrap:wrap;}
.hero-figure{
  position:relative;
  height:100%;
  min-height:360px;
  overflow:hidden;
}
.hero-figure img{
  width:100%;
  height:100%;
  object-fit:cover;
  display:block;
  filter:grayscale(1) contrast(1.08);
  opacity:0;
  animation:hero-reveal 1.1s ease forwards;
}
@keyframes hero-reveal{
  from{opacity:0; transform:scale(1.04);}
  to{opacity:1; transform:scale(1);}
}
@media (prefers-reduced-motion: reduce){
  .hero-figure img{animation:none; opacity:1;}
}

/* ---------- Section shell ---------- */
section{padding:76px 0;}
section.tight{padding:56px 0;}
.section-head{
  display:flex;
  justify-content:space-between;
  align-items:flex-end;
  gap:24px;
  margin-bottom:44px;
  border-bottom:1px solid var(--line);
  padding-bottom:22px;
}
.section-head p{margin:8px 0 0; max-width:46ch;}

/* ---------- Differentiators (plain divided list, not cards) ---------- */
.traits{
  display:grid;
  grid-template-columns:repeat(3, 1fr);
}
.trait{
  padding:0 28px;
  border-left:1px solid var(--line);
}
.trait:first-child{border-left:none; padding-left:0;}
.traits-4{grid-template-columns:repeat(4, 1fr);}
.trait h3{margin-bottom:10px;}
.trait p{font-size:0.98rem;}

/* ---------- Objekte CTA (no live listings on the homepage) ---------- */
.objekte-cta{
  display:grid;
  grid-template-columns:0.9fr 1.1fr;
  align-items:center;
  gap:40px;
  border:1px solid var(--line);
  padding:36px 40px;
}
.objekte-cta-figure{
  aspect-ratio:4/3;
  overflow:hidden;
}
.objekte-cta-figure img{
  width:100%;
  height:100%;
  object-fit:cover;
  display:block;
  filter:grayscale(1) contrast(1.08);
}
.objekte-cta-copy p{margin-bottom:22px;}

/* ---------- Facility Management photo gallery ---------- */
.fm-gallery{
  display:grid;
  grid-template-columns:repeat(3, 1fr);
  gap:1px;
  background:var(--line);
  border:1px solid var(--line);
  margin-top:36px;
}
.fm-gallery figure{margin:0; aspect-ratio:4/3; overflow:hidden; position:relative;}
.fm-gallery img{
  width:100%;
  height:100%;
  object-fit:cover;
  display:block;
  filter:grayscale(1) contrast(1.08);
}
.fm-gallery figcaption{
  position:absolute;
  left:0; bottom:0; right:0;
  padding:10px 14px;
  font-size:0.82rem;
  color:#F3F0E8;
  background:linear-gradient(to top, rgba(20,18,15,.72), rgba(20,18,15,0));
}

/* ---------- Featured listings preview ---------- */
.listing-grid{
  display:grid;
  grid-template-columns:repeat(3, 1fr);
  gap:1px;
  background:var(--line);
  border:1px solid var(--line);
}
.listing-card{
  background:var(--card);
  display:flex;
  flex-direction:column;
}
.plot-art{
  aspect-ratio:4/3;
  position:relative;
  overflow:hidden;
  border-bottom:1px solid var(--line);
}
.plot-art svg{width:100%; height:100%; display:block;}
.plot-art img{
  width:100%;
  height:100%;
  object-fit:cover;
  display:block;
  filter:grayscale(1) contrast(1.08);
}
.listing-body{padding:20px 22px 24px;}
.listing-type{
  font-size:0.8rem;
  color:var(--pine);
  font-weight:600;
  margin-bottom:8px;
  display:inline-block;
}
.listing-body h3{font-size:1.08rem; margin-bottom:4px;}
.listing-loc{font-size:0.92rem; color:var(--ink-soft); margin-bottom:14px; display:block;}
.listing-stats{
  display:flex;
  gap:0;
  border-top:1px solid var(--line);
  margin-top:12px;
}
.listing-stats div{
  flex:1;
  padding:10px 0 0;
  font-size:0.85rem;
  color:var(--ink-soft);
  border-left:1px solid var(--line);
}
.listing-stats div:first-child{border-left:none;}
.listing-stats strong{
  display:block;
  font-size:0.98rem;
  color:var(--ink);
  font-weight:600;
  margin-bottom:2px;
}
.listing-price{
  margin-top:16px;
  font-size:1.05rem;
  font-weight:600;
  color:var(--ink);
}

/* ---------- Process (legit sequence -> numbered) ---------- */
.process{
  display:grid;
  grid-template-columns:repeat(4, 1fr);
  gap:28px;
}
.process-step{border-top:2px solid var(--ink); padding-top:18px;}
.process-num{
  font-family:'Fraunces', serif;
  font-size:1.7rem;
  color:var(--sienna);
  display:block;
  margin-bottom:10px;
}
.process-step h3{margin-bottom:8px; font-size:1.02rem;}
.process-step p{font-size:0.94rem;}

/* ---------- Contact ---------- */
.contact-section{
  background:var(--pine-deep);
  color:#EFEAE0;
  border-bottom:1px solid var(--line);
}
.contact-section .wrap{
  display:grid;
  grid-template-columns:1fr 1fr;
  gap:56px;
}
.contact-section h2{color:#F6F3EC;}
.contact-section p{color:#CBD3CB;}
.contact-info dl{
  display:grid;
  grid-template-columns:auto 1fr;
  gap:10px 20px;
  margin-top:26px;
  font-size:0.98rem;
}
.contact-info dt{color:#9AA79E;}
.contact-info dd{margin:0; color:#F0ECE3;}
.contact-form{display:flex; flex-direction:column; gap:14px;}
.contact-form label{font-size:0.9rem; color:#B9C2B9; display:block; margin-bottom:6px;}
.contact-form input, .contact-form textarea{
  width:100%;
  background:transparent;
  border:1px solid #46564C;
  color:#F6F3EC;
  padding:12px 14px;
  font-family:inherit;
  font-size:0.95rem;
  border-radius:2px;
}
.contact-form textarea{resize:vertical; min-height:100px;}
.contact-form .btn-primary{align-self:flex-start; margin-top:6px;}

/* ---------- Footer ---------- */
footer{padding:40px 0;}
footer .wrap{
  display:flex;
  justify-content:space-between;
  align-items:center;
  gap:20px;
  flex-wrap:wrap;
}
footer .foot-links{display:flex; gap:26px;}
footer .foot-links a{color:var(--ink-soft); font-size:0.9rem;}
footer .foot-links a:hover{color:var(--ink);}
.foot-copy{font-size:0.85rem; color:var(--ink-soft);}

/* ---------- Immobilien (listings) page ---------- */
.page-head{
  padding:56px 0 40px;
  border-bottom:1px solid var(--line);
}
.page-head p{font-size:1.05rem;}

.filter-bar{
  display:flex;
  align-items:center;
  gap:14px;
  padding:24px 0;
  flex-wrap:wrap;
}
.filter-bar span{font-size:0.9rem; color:var(--ink-soft);}
.filter-btn{
  padding:9px 18px;
  border:1px solid var(--line-strong);
  background:transparent;
  border-radius:2px;
  font-size:0.9rem;
  font-family:inherit;
  color:var(--ink-soft);
  cursor:pointer;
}
.filter-btn.active{
  background:var(--ink);
  border-color:var(--ink);
  color:var(--bg);
}

.full-grid{
  display:grid;
  grid-template-columns:repeat(3, 1fr);
  gap:1px;
  background:var(--line);
  border:1px solid var(--line);
  margin-bottom:20px;
}
.full-grid .listing-card[hidden]{display:none;}

.empty-note{
  display:none;
  padding:40px 0;
  color:var(--ink-soft);
  border:1px dashed var(--line-strong);
  text-align:center;
  margin-bottom:20px;
}
.empty-note.show{display:block;}

/* ---------- Responsive ---------- */
@media (max-width: 880px){
  nav.main-nav{
    position:fixed;
    inset:0;
    top:74px;
    background:var(--bg);
    flex-direction:column;
    align-items:flex-start;
    padding:30px 32px;
    gap:22px;
    transform:translateX(100%);
    transition:transform .25s ease;
    z-index:20;
  }
  nav.main-nav.open{transform:translateX(0);}
  .header-phone{display:none;}
  .nav-toggle{
    display:inline-flex;
    background:none;
    border:1px solid var(--ink);
    border-radius:2px;
    padding:8px 12px;
    font-family:inherit;
    font-size:0.9rem;
    cursor:pointer;
  }
  .hero .wrap{grid-template-columns:1fr; min-height:auto; padding-top:44px;}
  .hero-figure{min-height:220px; order:-1;}
  .hero-figure svg{position:static; transform:none; width:100%;}
  .traits{grid-template-columns:1fr; gap:28px;}
  .trait{border-left:none; padding-left:0; border-top:1px solid var(--line); padding-top:24px;}
  .trait:first-child{border-top:none; padding-top:0;}
  .listing-grid, .full-grid{grid-template-columns:1fr;}
  .process{grid-template-columns:1fr 1fr; row-gap:32px;}
  .contact-section .wrap{grid-template-columns:1fr; gap:36px;}
  .section-head{flex-direction:column; align-items:flex-start;}
  .objekte-cta{grid-template-columns:1fr; padding:28px;}
}
@media (max-width: 520px){
  .process{grid-template-columns:1fr;}
}