/* ============================================================================
   MUSTERMANN IMMOBILIEN — Design-System
   Konzept: „Der architektonische Schnitt" — editoriale Eleganz, warmes
   Anthrazit + Elfenbein + Messing-Gold, Grundriss-/Rahmen-Signatur.
   ========================================================================== */

:root{
  --bg:#F6F2EA;        /* Elfenbein */
  --bg-2:#FBF8F2;
  --surface:#FFFFFF;
  --ink:#211C17;       /* Espresso-Tinte */
  --ink-2:#4B423A;
  --muted:#8C8276;
  --line:#E6DDCD;
  --line-2:#D8CCB6;
  --accent:#A87E40;    /* Messing/Gold */
  --accent-deep:#8C6A35;
  --green:#2E3D34;     /* Loden — Vertrauen/Region */
  --green-soft:#46594d;
  --shadow:0 1px 2px rgba(33,28,23,.05), 0 18px 40px -24px rgba(33,28,23,.28);
  --shadow-lg:0 30px 80px -40px rgba(33,28,23,.45);
  --radius:14px;
  --radius-sm:10px;
  --maxw:1180px;
  --hero-grad:linear-gradient(135deg,#2b251d 0%,#3a3025 45%,#241f18 100%);
  color-scheme:light;
}
html.dark{
  --bg:#14110E;
  --bg-2:#191510;
  --surface:#211B15;
  --ink:#ECE6DC;
  --ink-2:#C3BAAB;
  --muted:#9E9484;
  --line:#322A21;
  --line-2:#3E342A;
  --accent:#C9A86A;
  --accent-deep:#D9BC83;
  --green:#7C9384;
  --green-soft:#9bb0a3;
  --shadow:0 1px 2px rgba(0,0,0,.3), 0 18px 44px -24px rgba(0,0,0,.7);
  --shadow-lg:0 30px 90px -40px rgba(0,0,0,.8);
  --hero-grad:linear-gradient(135deg,#15110d 0%,#221b13 50%,#100d0a 100%);
  color-scheme:dark;
}

*{box-sizing:border-box}
html{scroll-behavior:smooth}
html.lenis,html.lenis body{height:auto}
.lenis.lenis-smooth{scroll-behavior:auto!important}
body{
  margin:0;background:var(--bg);color:var(--ink);
  font-family:'Inter',system-ui,-apple-system,"Segoe UI",sans-serif;
  font-size:17px;line-height:1.7;-webkit-font-smoothing:antialiased;
  text-rendering:optimizeLegibility;overflow-x:hidden;
  transition:background .5s ease,color .5s ease;
}
h1,h2,h3,h4,.font-display{font-family:'Playfair Display',Georgia,serif;font-weight:700;line-height:1.12;letter-spacing:-.01em}
h1{font-size:clamp(2.2rem,5.2vw,3.7rem)}
h2{font-size:clamp(1.7rem,3.6vw,2.5rem)}
h3{font-size:clamp(1.2rem,2vw,1.5rem)}
p{margin:0 0 1rem}
a{color:inherit;text-decoration:none}
img,svg{display:block;max-width:100%}
::selection{background:var(--accent);color:#fff}

.container{max-width:var(--maxw);margin:0 auto;padding:0 1.5rem}
.section{padding:clamp(4rem,9vw,7.5rem) 0}
.lede{font-size:clamp(1.05rem,1.6vw,1.22rem);color:var(--ink-2);max-width:60ch}
.muted{color:var(--muted)}
.center{text-align:center}
.mx-auto{margin-left:auto;margin-right:auto}

/* — Eyebrow / Kicker — */
.kicker{display:inline-flex;align-items:center;gap:.6rem;font-family:'Inter',sans-serif;
  font-size:.74rem;font-weight:600;letter-spacing:.22em;text-transform:uppercase;color:var(--accent)}
.kicker::before{content:"";width:30px;height:1px;background:var(--accent);display:inline-block}
.kicker.is-center::after{content:"";width:30px;height:1px;background:var(--accent);display:inline-block}

/* — Buttons — */
.btn{display:inline-flex;align-items:center;gap:.6rem;padding:.95rem 1.7rem;border-radius:999px;
  font-weight:600;font-size:.95rem;letter-spacing:.01em;cursor:pointer;border:1px solid transparent;
  transition:transform .35s cubic-bezier(.2,.8,.2,1),background .3s,color .3s,box-shadow .3s;will-change:transform}
.btn svg{width:1.05em;height:1.05em}
.btn-primary{background:var(--ink);color:var(--bg)}
.btn-primary:hover{box-shadow:var(--shadow-lg)}
html.dark .btn-primary{background:var(--accent);color:#1a1410}
.btn-gold{background:var(--accent);color:#241a0d}
.btn-gold:hover{box-shadow:0 16px 40px -16px var(--accent)}
.btn-ghost{background:transparent;color:var(--ink);border-color:var(--line-2)}
.btn-ghost:hover{border-color:var(--accent);color:var(--accent)}
.btn-light{background:rgba(255,255,255,.10);color:#fff;border-color:rgba(255,255,255,.28);backdrop-filter:blur(6px)}
.btn-light:hover{background:rgba(255,255,255,.2)}

/* — Cards / surfaces — */
.card{background:var(--surface);border:1px solid var(--line);border-radius:var(--radius);box-shadow:var(--shadow)}
.card-pad{padding:clamp(1.4rem,2.4vw,2rem)}
.lift{transition:transform .5s cubic-bezier(.2,.8,.2,1),box-shadow .5s,border-color .5s}
.lift:hover{transform:translateY(-6px);box-shadow:var(--shadow-lg);border-color:var(--line-2)}

/* — Gold hairline corner frame (Signatur) — */
.frame{position:relative}
.frame::before,.frame::after{content:"";position:absolute;width:26px;height:26px;pointer-events:none;z-index:3}
.frame::before{top:14px;left:14px;border-top:1.5px solid var(--accent);border-left:1.5px solid var(--accent)}
.frame::after{bottom:14px;right:14px;border-bottom:1.5px solid var(--accent);border-right:1.5px solid var(--accent)}

/* — Photo with elegant blueprint fallback — */
.photo{position:relative;overflow:hidden;border-radius:var(--radius);
  background:
    linear-gradient(135deg,rgba(168,126,64,.10),rgba(46,61,52,.10)),
    linear-gradient(160deg,#efe7d6 0%,#e3d8c2 55%,#d8ccb3 100%);
  isolation:isolate}
html.dark .photo{background:
    linear-gradient(135deg,rgba(201,168,106,.14),rgba(124,147,132,.12)),
    linear-gradient(160deg,#241d15 0%,#1c1610 60%,#161009 100%)}
.photo::after{content:"";position:absolute;inset:0;z-index:0;opacity:.5;pointer-events:none;
  background-image:
    linear-gradient(to right,rgba(168,126,64,.16) 1px,transparent 1px),
    linear-gradient(to bottom,rgba(168,126,64,.16) 1px,transparent 1px);
  background-size:44px 44px;mask-image:radial-gradient(120% 100% at 70% 20%,#000,transparent 80%)}
.photo>img{position:relative;z-index:1;width:100%;height:100%;object-fit:cover;display:block}
.photo>img.is-broken{opacity:0}
.photo .ph-mark{position:absolute;inset:0;z-index:0;display:flex;flex-direction:column;align-items:center;
  justify-content:center;gap:.5rem;color:var(--accent);opacity:.85;text-align:center;padding:1rem}
.photo .ph-mark svg{width:46px;height:46px;opacity:.7}
.photo .ph-mark span{font-size:.7rem;letter-spacing:.2em;text-transform:uppercase;color:var(--muted)}

/* aspect helpers */
.ar-hero{aspect-ratio:4/3}
.ar-wide{aspect-ratio:16/10}
.ar-43{aspect-ratio:4/3}
.ar-square{aspect-ratio:1/1}
.ar-portrait{aspect-ratio:3/4}

/* — Header / Nav — (oben über dunklem Hero = helle Schrift, gescrollt = Tinte) */
.site-header{position:fixed;top:0;left:0;right:0;z-index:60;transition:background .4s,box-shadow .4s,border-color .4s,color .4s;
  border-bottom:1px solid transparent;color:#F1EADF}
.site-header .bar{display:flex;align-items:center;justify-content:space-between;height:76px}
.site-header.scrolled{background:color-mix(in srgb,var(--bg) 86%,transparent);backdrop-filter:blur(14px) saturate(1.2);
  border-bottom-color:var(--line);box-shadow:0 8px 30px -24px rgba(0,0,0,.4);color:var(--ink)}
.brand{display:flex;align-items:center;gap:.7rem;color:inherit}
.brand .emblem{width:42px;height:42px;flex:none}
.brand .wm{display:flex;flex-direction:column;line-height:1}
.brand .wm b{font-family:'Playfair Display',serif;font-size:1.18rem;font-weight:700;letter-spacing:.01em;color:inherit}
.brand .wm small{font-size:.62rem;letter-spacing:.42em;color:var(--accent);font-weight:600;margin-top:3px}
.nav{display:flex;align-items:center;gap:.2rem}
.nav a{position:relative;padding:.55rem .85rem;font-size:.92rem;font-weight:500;color:inherit;opacity:.82;border-radius:8px;transition:opacity .25s}
.nav a:hover,.nav a.active{opacity:1}
.nav a::after{content:"";position:absolute;left:.85rem;right:.85rem;bottom:.3rem;height:1.5px;background:var(--accent);
  transform:scaleX(0);transform-origin:left;transition:transform .3s}
.nav a:hover::after,.nav a.active::after{transform:scaleX(1)}
.has-sub{position:relative}
.submenu{position:absolute;top:100%;left:0;min-width:260px;background:var(--surface);border:1px solid var(--line);
  border-radius:12px;box-shadow:var(--shadow-lg);padding:.5rem;opacity:0;visibility:hidden;transform:translateY(8px);
  transition:.28s;display:flex;flex-direction:column}
.has-sub:hover .submenu,.has-sub:focus-within .submenu{opacity:1;visibility:visible;transform:translateY(4px)}
.submenu a{padding:.6rem .8rem;border-radius:8px;font-size:.9rem;color:var(--ink-2);opacity:1}
.submenu a:hover{background:var(--bg);color:var(--ink)}
.submenu a::after{display:none}
.submenu a small{display:block;font-size:.72rem;color:var(--muted)}
.nav-actions{display:flex;align-items:center;gap:.5rem}
.icon-btn{width:42px;height:42px;display:grid;place-items:center;border-radius:10px;
  border:1px solid color-mix(in srgb,currentColor 28%,transparent);
  background:transparent;color:inherit;cursor:pointer;transition:.25s}
.icon-btn:hover{border-color:var(--accent);color:var(--accent)}
.icon-btn svg{width:20px;height:20px}
.burger{display:none}
.theme-icon-sun{display:none}
html.dark .theme-icon-sun{display:block}
html.dark .theme-icon-moon{display:none}

/* Mobile nav */
.mobile-nav{position:fixed;inset:0;z-index:70;background:var(--bg);transform:translateX(100%);
  transition:transform .5s cubic-bezier(.7,0,.2,1);display:flex;flex-direction:column;padding:1.3rem 1.5rem;overflow-y:auto}
.mobile-nav.open{transform:translateX(0)}
.mobile-nav .m-top{display:flex;align-items:center;justify-content:space-between;margin-bottom:1.5rem}
.mobile-nav a{font-family:'Playfair Display',serif;font-size:1.5rem;padding:.6rem 0;border-bottom:1px solid var(--line);color:var(--ink)}
.mobile-nav .m-sub a{font-family:'Inter',sans-serif;font-size:1rem;padding:.5rem 0 .5rem 1rem;color:var(--ink-2)}

/* — Hero — */
.hero{position:relative;min-height:100svh;display:flex;align-items:center;color:#F4EFE6;overflow:hidden;
  background:var(--hero-grad)}
.hero__media{position:absolute;inset:0;z-index:0;overflow:hidden}
.hero__media .photo{position:absolute;inset:-8% 0;border-radius:0;height:116%}
.hero__media .photo::after{opacity:.32}
.hero__scrim{position:absolute;inset:0;z-index:1;
  background:linear-gradient(90deg,rgba(20,16,11,.86) 0%,rgba(20,16,11,.62) 42%,rgba(20,16,11,.25) 100%),
             linear-gradient(0deg,rgba(20,16,11,.7),transparent 55%)}
.hero canvas.bg{position:absolute;inset:0;z-index:2;pointer-events:none}
.hero__inner{position:relative;z-index:3;width:100%}
.hero h1{color:#F7F2E8;font-size:clamp(2.6rem,6.4vw,5rem)}
.hero .lede{color:rgba(244,239,230,.86);max-width:46ch}
.hero .kicker{color:var(--accent)}
.page-hero{position:relative;padding:clamp(8rem,14vw,11rem) 0 clamp(3rem,6vw,4.5rem);overflow:hidden;
  background:var(--hero-grad);color:#F4EFE6}
.page-hero canvas.bg{position:absolute;inset:0;z-index:1;pointer-events:none}
.page-hero .container{position:relative;z-index:2}
.page-hero h1{color:#F7F2E8}
.page-hero .lede{color:rgba(244,239,230,.82)}
.page-hero .kicker{color:var(--accent)}
.breadcrumb{font-size:.82rem;color:rgba(244,239,230,.6);margin-bottom:1.4rem;letter-spacing:.02em}
.breadcrumb a:hover{color:var(--accent)}

/* — Stat counters — */
.stat b{font-family:'Playfair Display',serif;font-size:clamp(2rem,4vw,3rem);color:var(--accent);display:block;line-height:1}
.stat span{font-size:.85rem;color:var(--muted);letter-spacing:.04em}

/* — Floor-plan divider (SVG path draw) — */
.plan-line path,.plan-line line,.plan-line rect{stroke:var(--accent);fill:none;stroke-width:1.4}

/* — Property card — */
.estate{display:flex;flex-direction:column;height:100%}
.estate .photo{aspect-ratio:4/3}
.estate .badge{position:absolute;top:0;left:0;z-index:4;margin:14px;background:var(--accent);color:#241a0d;
  font-size:.7rem;font-weight:700;letter-spacing:.08em;text-transform:uppercase;padding:.3rem .7rem;border-radius:6px}
.estate .badge.green{background:var(--green);color:#fff}
.estate .body{padding:1.3rem 1.3rem 1.5rem;display:flex;flex-direction:column;flex:1}
.estate .loc{font-size:.8rem;color:var(--accent);letter-spacing:.08em;text-transform:uppercase;font-weight:600}
.estate h3{margin:.4rem 0 .3rem}
.estate .price{font-family:'Playfair Display',serif;font-size:1.35rem;margin-top:.2rem}
.estate .facts{display:flex;gap:1.1rem;flex-wrap:wrap;margin-top:auto;padding-top:1rem;border-top:1px solid var(--line);
  font-size:.85rem;color:var(--ink-2)}
.estate .facts span{display:inline-flex;align-items:center;gap:.35rem}
.estate .facts svg{width:16px;height:16px;color:var(--accent)}

/* — Service tile — */
.svc{display:flex;flex-direction:column;height:100%;position:relative}
.svc .ico{width:54px;height:54px;border-radius:12px;display:grid;place-items:center;background:var(--bg);
  border:1px solid var(--line);color:var(--accent);margin-bottom:1.2rem;transition:.4s}
.svc:hover .ico{background:var(--accent);color:#fff;border-color:var(--accent)}
.svc .ico svg{width:26px;height:26px}
.svc .arrow{margin-top:auto;padding-top:1.1rem;display:inline-flex;align-items:center;gap:.5rem;color:var(--accent);
  font-weight:600;font-size:.9rem}
.svc .arrow svg{width:18px;height:18px;transition:transform .35s}
.svc:hover .arrow svg{transform:translateX(5px)}

/* — Process steps — */
.step-num{font-family:'Playfair Display',serif;font-size:2.4rem;color:var(--accent);line-height:1}

/* — Pin story panels — */
.story{position:relative}
.story__track{display:flex;width:max-content}
.story__panel{width:100vw;min-height:100svh;display:flex;align-items:center;position:relative;overflow:hidden}
.story__panel .panel-bg{position:absolute;inset:-7% -10%;z-index:0;will-change:transform}
.story__panel .panel-bg img{width:100%;height:100%;object-fit:cover;display:block;filter:saturate(.92)}
.story__panel .panel-scrim{position:absolute;inset:0;z-index:1;
  background:linear-gradient(90deg,rgba(20,16,11,.88) 0%,rgba(20,16,11,.7) 45%,rgba(20,16,11,.42) 100%),
             linear-gradient(0deg,rgba(20,16,11,.55),transparent 50%)}
.story__panel .panel-inner{position:relative;z-index:2;width:100%}

/* — Testimonials — */
.quote{font-family:'Playfair Display',serif;font-size:clamp(1.2rem,2vw,1.6rem);line-height:1.5;font-style:italic}

/* — FAQ — */
.faq details{border-bottom:1px solid var(--line);padding:.4rem 0}
.faq summary{cursor:pointer;list-style:none;display:flex;justify-content:space-between;align-items:center;gap:1rem;
  padding:1.1rem 0;font-weight:600;font-size:1.06rem}
.faq summary::-webkit-details-marker{display:none}
.faq summary .pm{flex:none;width:30px;height:30px;border:1px solid var(--line-2);border-radius:50%;display:grid;
  place-items:center;color:var(--accent);transition:.3s}
.faq details[open] summary .pm{transform:rotate(45deg);background:var(--accent);color:#fff;border-color:var(--accent)}
.faq .ans{padding:0 0 1.2rem;color:var(--ink-2);max-width:70ch}

/* — Forms — */
.field{display:flex;flex-direction:column;gap:.4rem;margin-bottom:1rem}
.field label{font-size:.82rem;font-weight:600;letter-spacing:.02em;color:var(--ink-2)}
.field input,.field select,.field textarea{font:inherit;font-size:.95rem;padding:.8rem .9rem;border-radius:10px;
  border:1px solid var(--line-2);background:var(--surface);color:var(--ink);transition:.25s;width:100%}
.field input:focus,.field select:focus,.field textarea:focus{outline:none;border-color:var(--accent);
  box-shadow:0 0 0 4px color-mix(in srgb,var(--accent) 18%,transparent)}
.field textarea{resize:vertical;min-height:120px}

/* — Footer — */
.site-footer{background:#161109;color:#cfc6b6;padding:clamp(3.5rem,7vw,5.5rem) 0 2rem;position:relative;overflow:hidden}
html.dark .site-footer{background:#0d0a06}
.site-footer h4{color:#F4EFE6;font-family:'Inter',sans-serif;font-size:.78rem;letter-spacing:.16em;text-transform:uppercase;
  font-weight:600;margin:0 0 1.1rem}
.site-footer a{color:#bdb3a2;font-size:.92rem;transition:color .25s}
.site-footer a:hover{color:var(--accent)}
.site-footer .col a{display:block;padding:.32rem 0}
.foot-grid{display:grid;grid-template-columns:1.6fr 1fr 1fr 1.2fr;gap:2.5rem}
.foot-bottom{border-top:1px solid rgba(255,255,255,.1);margin-top:3rem;padding-top:1.6rem;display:flex;
  justify-content:space-between;flex-wrap:wrap;gap:1rem;font-size:.82rem;color:#8c8273}
.foot-bottom a{color:#8c8273}

/* — Motion prep — */
[data-reveal]>*{will-change:transform,opacity}
[data-split]{overflow:hidden}
[data-tilt]{transform-style:preserve-3d}
.char{display:inline-block;will-change:transform}
canvas.bg{position:absolute;inset:0;z-index:0;pointer-events:none}

/* — Pills / chips — */
.chip{display:inline-flex;align-items:center;gap:.45rem;padding:.4rem .85rem;border-radius:999px;border:1px solid var(--line-2);
  font-size:.82rem;color:var(--ink-2);background:var(--bg-2)}
.chip svg{width:15px;height:15px;color:var(--accent)}

/* — Firmen-Identität: 3 Marken-Karten IMMER in einer geraden Reihe — */
.brand-row{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(1rem,2vw,1.5rem);align-items:stretch}
.brand-row>.card{height:100%}
@media(max-width:640px){.brand-row{grid-template-columns:1fr}}

/* — Legal / prose — */
.legal{max-width:820px;margin:0 auto}
.legal h2{font-size:1.32rem;margin:2.6rem 0 .8rem}
.legal h3{font-size:1.08rem;margin:1.8rem 0 .6rem;font-family:'Inter',sans-serif;font-weight:700}
.legal p,.legal li{color:var(--ink-2)}
.legal ul{padding-left:1.1rem;display:grid;gap:.3rem;margin:0 0 1.1rem}
.legal address{font-style:normal;background:var(--bg-2);border:1px solid var(--line);border-radius:12px;padding:1rem 1.2rem;display:inline-block;line-height:1.8}
.legal a{color:var(--accent)}
.legal .muted{color:var(--muted);font-size:.9rem}

/* — Misc layout — */
.grid{display:grid;gap:1.5rem}
.g-2{grid-template-columns:repeat(2,1fr)}
.g-3{grid-template-columns:repeat(3,1fr)}
.g-4{grid-template-columns:repeat(4,1fr)}
.split{display:grid;grid-template-columns:1.0fr 1fr;gap:clamp(2rem,5vw,4.5rem);align-items:center}
.split.golden{grid-template-columns:1.05fr 0.65fr}
.divider{height:1px;background:var(--line);border:0;margin:0}
.tag-row{display:flex;flex-wrap:wrap;gap:.6rem}

@media(max-width:980px){
  .foot-grid{grid-template-columns:1fr 1fr}
  .g-4{grid-template-columns:repeat(2,1fr)}
  .g-3{grid-template-columns:repeat(2,1fr)}
}
@media(max-width:820px){
  .nav,.nav-actions .theme-desktop{display:none}
  .burger{display:grid}
  .split,.split.golden{grid-template-columns:1fr}
  .story__track{flex-direction:column;width:100%!important}
  .story__panel{width:100%!important;min-height:auto;padding:2.5rem 0}
  .mobile-nav .brand{color:var(--ink)}
}
@media(max-width:600px){
  body{font-size:16px}
  .g-2,.g-3,.g-4{grid-template-columns:1fr}
  .foot-grid{grid-template-columns:1fr}
  .frame::before{top:8px;left:8px}.frame::after{bottom:8px;right:8px}
}

@media (prefers-reduced-motion: reduce){
  *{animation:none!important;transition-duration:.01ms!important}
  html{scroll-behavior:auto}
}