/* =========================================================
   IMMOXX EXKLUSIV — Design System
   Premium / diskret · Partnerlinie von IMMOXX.
   Brand: Bordeaux #BC2E2B · Cormorant Garamond · Inter
   ========================================================= */

@import url('https://fonts.googleapis.com/css2?family=Cormorant+Garamond:ital,wght@0,400;0,500;0,600;1,400;1,500&family=Inter:wght@300;400;500;600;700&display=swap');

:root{
  --red:#BC2E2B;
  --red-dark:#9A211F;
  --ink:#26262A;
  --night:#15161A;       /* exklusiv: tiefer als IMMOXX-Footer */
  --night-2:#1F2129;
  --cream:#F7F4EF;
  --cream-2:#FAF8F3;
  --line:#E5E2DA;
  --line-dark:rgba(255,255,255,.14);
  --muted:#7A7A7A;
  --muted-2:#4A4A4A;
  --gold:#B79268;        /* exklusiver Akzent, sparsam */
  --gold-soft:#C9A988;
  --serif:'Cormorant Garamond',Georgia,serif;
  --sans:'Inter',system-ui,-apple-system,sans-serif;
  --maxw:1240px;
  --ease:cubic-bezier(.22,.61,.36,1);
}

*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{
  margin:0;font-family:var(--sans);color:var(--ink);
  background:var(--cream);line-height:1.65;font-weight:400;
  -webkit-font-smoothing:antialiased;font-size:17px;
}
img{max-width:100%;display:block}
a{color:inherit;text-decoration:none}
h1,h2,h3,h4{font-family:var(--serif);font-weight:500;line-height:1.12;margin:0;letter-spacing:.005em}

.wrap{max-width:var(--maxw);margin:0 auto;padding:0 32px}
.eyebrow{
  font-family:var(--sans);font-size:12px;font-weight:600;letter-spacing:.28em;
  text-transform:uppercase;color:var(--red);display:inline-flex;align-items:center;gap:14px;
}
.eyebrow::before{content:"";width:34px;height:1px;background:var(--red);display:inline-block}
.eyebrow.light{color:var(--gold-soft)}
.eyebrow.light::before{background:var(--gold-soft)}
.eyebrow.center{justify-content:center}

/* ---------- Buttons ---------- */
.btn{
  display:inline-flex;align-items:center;gap:12px;cursor:pointer;border:0;
  font-family:var(--sans);font-size:13px;font-weight:600;letter-spacing:.12em;
  text-transform:uppercase;padding:17px 34px;transition:.3s var(--ease);
}
.btn-primary{background:var(--red);color:#fff}
.btn-primary:hover{background:var(--red-dark)}
.btn-ghost{background:transparent;color:var(--ink);border:1px solid var(--ink)}
.btn-ghost:hover{background:var(--ink);color:#fff}
.btn-ghost.light{color:#fff;border-color:rgba(255,255,255,.55)}
.btn-ghost.light:hover{background:#fff;color:var(--night)}
.btn .arr{transition:transform .3s var(--ease)}
.btn:hover .arr{transform:translateX(4px)}

/* ---------- Header ---------- */
.site-head{
  position:fixed;top:0;left:0;right:0;z-index:50;
  padding:24px 0;transition:.4s var(--ease);
}
.site-head .wrap{display:flex;align-items:center;justify-content:space-between}
.site-head.scrolled,
.site-head:not(.head-over-dark){
  background:rgba(247,244,239,.92);backdrop-filter:blur(14px);
  padding:14px 0;box-shadow:0 1px 0 var(--line);
}
.brand{display:flex;flex-direction:column;line-height:1}
.brand .logo{height:30px;width:auto;display:block;transition:height .4s var(--ease)}
.site-head.scrolled .brand .logo{height:26px}
.brand .mark{font-family:var(--serif);font-size:28px;font-weight:600;letter-spacing:.02em;color:var(--ink)}
.brand .mark .dot{color:var(--red)}
/* dark hero / scrolled-over-dark → weißes Logo */
.site-head.head-over-dark:not(.scrolled) .brand .logo{filter:brightness(0) invert(1)}
.brand .sub{
  font-family:var(--sans);font-size:9.5px;font-weight:600;letter-spacing:.46em;
  text-transform:uppercase;color:var(--gold);margin-top:5px;padding-left:2px;
}
.site-head.head-over-dark:not(.scrolled) .brand .mark{color:#fff}
.site-head.head-over-dark:not(.scrolled) .brand .sub{color:var(--gold-soft)}

.nav{display:flex;align-items:center;gap:38px}
.nav a{
  font-family:var(--sans);font-size:13px;font-weight:500;letter-spacing:.06em;
  color:var(--ink);position:relative;padding:4px 0;transition:.25s;
}
.nav a::after{content:"";position:absolute;left:0;bottom:0;width:0;height:1px;background:var(--red);transition:.3s var(--ease)}
.nav a:hover::after,.nav a.active::after{width:100%}
.site-head.head-over-dark:not(.scrolled) .nav a{color:rgba(255,255,255,.86)}
.nav .nav-cta{
  font-size:12px;font-weight:600;letter-spacing:.1em;text-transform:uppercase;
  border:1px solid var(--red);color:var(--red);padding:10px 20px;
}
.nav .nav-cta::after{display:none}
.nav .nav-cta:hover{background:var(--red);color:#fff}
.site-head.head-over-dark:not(.scrolled) .nav .nav-cta{border-color:var(--gold-soft);color:var(--gold-soft)}
.site-head.head-over-dark:not(.scrolled) .nav .nav-cta:hover{background:var(--gold-soft);color:var(--night)}
.nav-toggle{display:none;background:none;border:0;cursor:pointer;flex-direction:column;gap:5px;padding:6px}
.nav-toggle span{width:24px;height:2px;background:var(--ink);transition:.3s}
.site-head.head-over-dark:not(.scrolled) .nav-toggle span{background:#fff}

/* ---------- Hero ---------- */
.hero{position:relative;min-height:100vh;display:flex;align-items:center;color:#fff;overflow:hidden}
.hero-bg{position:absolute;inset:0;z-index:0}
.hero-bg img{width:100%;height:100%;object-fit:cover;transform:scale(1.05);animation:slowzoom 18s var(--ease) forwards}
@keyframes slowzoom{to{transform:scale(1)}}
.hero-bg::after{content:"";position:absolute;inset:0;
  background:linear-gradient(105deg,rgba(13,14,17,.82) 0%,rgba(13,14,17,.55) 45%,rgba(13,14,17,.2) 100%);}
.hero .wrap{position:relative;z-index:2;padding-top:80px}
.hero h1{font-size:clamp(2.8rem,6.5vw,5.6rem);font-weight:500;max-width:15ch;margin:26px 0 0}
.hero h1 em{font-style:italic;color:var(--gold-soft)}
.hero p{max-width:48ch;margin:30px 0 40px;font-size:1.12rem;font-weight:300;color:rgba(255,255,255,.85)}
.hero-cta{display:flex;gap:18px;flex-wrap:wrap}
.scroll-hint{position:absolute;bottom:34px;left:50%;transform:translateX(-50%);z-index:2;
  font-size:11px;letter-spacing:.3em;text-transform:uppercase;color:rgba(255,255,255,.7);
  display:flex;flex-direction:column;align-items:center;gap:10px}
.scroll-hint::after{content:"";width:1px;height:46px;background:linear-gradient(rgba(255,255,255,.7),transparent);animation:drop 2s infinite}
@keyframes drop{0%{opacity:0;transform:scaleY(.3)}50%{opacity:1}100%{opacity:0;transform:scaleY(1) translateY(10px)}}

/* ---------- Sections ---------- */
.section{padding:120px 0}
.section.tight{padding:90px 0}
.section.cream{background:var(--cream-2)}
.section.night{background:var(--night);color:#fff}
.section.night h2,.section.night h3{color:#fff}
.sec-head{max-width:680px;margin-bottom:62px}
.sec-head.center{margin-left:auto;margin-right:auto;text-align:center}
.sec-head h2{font-size:clamp(2.1rem,4vw,3.2rem);margin:20px 0 0}
.sec-head h2 em{font-style:italic;color:var(--red)}
.section.night .sec-head h2 em{color:var(--gold-soft)}
.sec-head p{margin:22px 0 0;color:var(--muted-2);font-weight:300;font-size:1.08rem}
.section.night .sec-head p{color:rgba(255,255,255,.72)}

/* ---------- Property grid ---------- */
.grid{display:grid;grid-template-columns:repeat(2,1fr);gap:34px}
.prop{
  position:relative;background:#fff;overflow:hidden;
  box-shadow:0 1px 0 var(--line);transition:.45s var(--ease);
  display:flex;flex-direction:column;
}
.prop:hover{box-shadow:0 30px 60px -30px rgba(20,15,15,.4);transform:translateY(-4px)}
.prop-img{position:relative;aspect-ratio:4/3;overflow:hidden}
.prop-img img{width:100%;height:100%;object-fit:cover;transition:transform .9s var(--ease)}
.prop:hover .prop-img img{transform:scale(1.06)}
.prop-tag{position:absolute;top:18px;left:18px;background:rgba(21,22,26,.78);backdrop-filter:blur(6px);
  color:#fff;font-size:11px;font-weight:600;letter-spacing:.18em;text-transform:uppercase;padding:8px 15px}
.prop-tag.gold{background:var(--gold);color:var(--night)}
.prop-body{padding:30px 32px 34px}
.prop-loc{font-size:11px;font-weight:600;letter-spacing:.22em;text-transform:uppercase;color:var(--red)}
.prop h3{font-size:1.7rem;margin:12px 0 0}
.prop h3 em{font-style:italic}
.prop-facts{display:flex;gap:22px;margin:20px 0 0;padding:20px 0 0;border-top:1px solid var(--line);
  font-size:.92rem;color:var(--muted-2)}
.prop-facts b{display:block;font-family:var(--serif);font-size:1.35rem;color:var(--ink);font-weight:500}
.prop-foot{margin-top:26px;display:flex;align-items:center;justify-content:space-between}
.prop-price{font-family:var(--serif);font-size:1.35rem;color:var(--ink);font-weight:500}
.prop-price small{font-family:var(--sans);font-size:.62rem;font-weight:600;letter-spacing:.12em;text-transform:uppercase;color:var(--muted);display:block;margin-bottom:1px}
.prop-link{font-size:12px;font-weight:600;letter-spacing:.12em;text-transform:uppercase;color:var(--ink);
  display:inline-flex;gap:9px;align-items:center}
.prop-link .arr{transition:transform .3s var(--ease)}
.prop:hover .prop-link .arr{transform:translateX(4px)}
.prop:hover .prop-link{color:var(--red)}

/* ---------- Discretion / promise ---------- */
.promise-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:50px;margin-top:64px}
.promise{position:relative;padding-top:30px}
.promise .num{font-family:var(--serif);font-size:1.05rem;font-style:italic;color:var(--gold-soft);
  position:absolute;top:0;left:0}
.promise h3{font-size:1.35rem;margin:0 0 14px;border-top:1px solid var(--line-dark);padding-top:30px}
.promise p{color:rgba(255,255,255,.7);font-weight:300;font-size:1rem;margin:0}

/* ---------- Split (about teaser) ---------- */
.split{display:grid;grid-template-columns:1fr 1fr;gap:0;align-items:stretch}
.split.cream{background:var(--cream-2)}
.split-img{position:relative;min-height:560px}
.split-img img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.split-txt{padding:96px 8% 96px 7%;display:flex;flex-direction:column;justify-content:center}
.split-txt h2{font-size:clamp(2rem,3.6vw,3rem);margin:20px 0 0}
.split-txt h2 em{font-style:italic;color:var(--red)}
.split-txt p{color:var(--muted-2);font-weight:300;margin:22px 0 0}
.split-txt .sig{font-family:var(--serif);font-size:1.5rem;font-style:italic;margin-top:30px;color:var(--ink)}
.split-txt .sig small{display:block;font-family:var(--sans);font-size:.78rem;font-style:normal;
  letter-spacing:.16em;text-transform:uppercase;color:var(--muted);margin-top:8px;font-weight:600}
.split-txt .btn{margin-top:38px;align-self:flex-start}

/* ---------- Stats strip ---------- */
.stats{display:grid;grid-template-columns:repeat(4,1fr);gap:30px;text-align:center}
.stat b{font-family:var(--serif);font-size:clamp(2.4rem,4vw,3.4rem);font-weight:500;color:var(--red);display:block}
.section.night .stat b{color:var(--gold-soft)}
.stat span{font-size:.82rem;letter-spacing:.14em;text-transform:uppercase;color:var(--muted);font-weight:600}
.section.night .stat span{color:rgba(255,255,255,.6)}

/* ---------- Partner band ---------- */
.partner{display:flex;align-items:center;justify-content:center;gap:24px;flex-wrap:wrap;text-align:center}
.partner img{height:30px;opacity:.85}
.partner p{margin:0;font-size:.95rem;color:var(--muted-2);font-weight:300;max-width:60ch}

/* ---------- CTA band ---------- */
.cta-band{position:relative;text-align:center;color:#fff;overflow:hidden}
.cta-band .bg{position:absolute;inset:0}
.cta-band .bg img{width:100%;height:100%;object-fit:cover}
.cta-band .bg::after{content:"";position:absolute;inset:0;background:rgba(15,16,20,.8)}
.cta-band .inner{position:relative;z-index:2;padding:130px 0}
.cta-band h2{font-size:clamp(2.2rem,4.4vw,3.6rem);max-width:18ch;margin:22px auto 0}
.cta-band h2 em{font-style:italic;color:var(--gold-soft)}
.cta-band p{max-width:46ch;margin:24px auto 40px;color:rgba(255,255,255,.82);font-weight:300}
.cta-band .row{display:flex;gap:16px;justify-content:center;flex-wrap:wrap}

/* ---------- Footer ---------- */
.site-foot{background:var(--night);color:rgba(255,255,255,.7);padding:84px 0 36px;font-size:.92rem}
.foot-top{display:grid;grid-template-columns:1.4fr 1fr 1fr 1.2fr;gap:46px;padding-bottom:54px;border-bottom:1px solid var(--line-dark)}
.foot-brand .logo{height:30px;width:auto;display:block;filter:brightness(0) invert(1)}
.foot-brand .mark{font-family:var(--serif);font-size:30px;font-weight:600;color:#fff}
.foot-brand .mark .dot{color:var(--red)}
.foot-brand .sub{font-size:9.5px;font-weight:600;letter-spacing:.46em;text-transform:uppercase;color:var(--gold);margin-top:6px}
.foot-brand p{margin:22px 0 0;font-weight:300;max-width:34ch}
.foot-col h4{font-family:var(--sans);font-size:12px;font-weight:600;letter-spacing:.16em;text-transform:uppercase;color:#fff;margin:0 0 20px}
.foot-col a,.foot-col p{display:block;color:rgba(255,255,255,.7);margin:0 0 12px;font-weight:300;transition:.25s}
.foot-col a:hover{color:var(--gold-soft)}
.foot-bottom{display:flex;justify-content:space-between;align-items:center;gap:20px;padding-top:28px;flex-wrap:wrap;
  font-size:.82rem;color:rgba(255,255,255,.5)}
.foot-bottom a{color:rgba(255,255,255,.5)}
.foot-bottom a:hover{color:#fff}
.foot-social{display:flex;gap:10px;margin-top:18px}
.foot-social a{width:36px;height:36px;border:1px solid var(--line-dark);display:inline-flex;align-items:center;justify-content:center;color:rgba(255,255,255,.7);border-radius:50%;transition:.22s var(--ease)}
.foot-social a:hover{border-color:var(--red);background:var(--red);color:#fff;transform:translateY(-2px)}
.foot-social svg{width:15px;height:15px;fill:currentColor;display:block}
.foot-col a.foot-main{color:#fff;font-weight:500}
.foot-col a.foot-main:hover{color:var(--gold-soft)}
.foot-legal{font-size:.78rem;color:rgba(255,255,255,.4);margin-top:18px;line-height:1.7;max-width:none}

/* ---------- Footer Trust-Leiste (Siegel + Google) ---------- */
.foot-trust{display:flex;align-items:center;justify-content:space-between;gap:28px 40px;flex-wrap:wrap;
  padding:30px 0;border-bottom:1px solid var(--line-dark)}
.ft-seals{display:flex;align-items:center;gap:28px;flex-wrap:wrap}
.ft-seal{height:158px;width:158px;background:#fff;border-radius:50%;padding:11px;
  box-shadow:0 4px 20px rgba(0,0,0,.3);flex-shrink:0}
.ft-badge{height:158px;width:158px;border-radius:50%;background:#fff;box-shadow:0 4px 20px rgba(0,0,0,.3);
  flex-shrink:0;display:flex;flex-direction:column;align-items:center;justify-content:center;text-align:center;
  padding:18px;position:relative}
.ft-badge::before{content:"";position:absolute;inset:7px;border:1px solid var(--gold);border-radius:50%}
.ft-badge .bt1{font-family:var(--sans);font-size:8.5px;font-weight:700;letter-spacing:.2em;text-transform:uppercase;color:var(--red)}
.ft-badge .bt2{font-family:var(--serif);font-style:italic;font-size:1.1rem;line-height:1.18;color:var(--ink);margin:6px 0 0;hyphens:none}
.ft-wko{display:inline-flex;align-items:center;flex-shrink:0}
.ft-wko img{height:54px;width:auto;display:block}

/* ---------- Social Share (dezent) ---------- */
.share{display:flex;align-items:center;gap:12px;margin-top:34px;padding-top:24px;border-top:1px solid var(--line)}
.share .lbl{font-size:11px;font-weight:600;letter-spacing:.16em;text-transform:uppercase;color:var(--muted)}
.share a,.share button{width:38px;height:38px;border:1px solid var(--line);border-radius:50%;background:none;
  display:inline-flex;align-items:center;justify-content:center;color:var(--muted-2);cursor:pointer;
  transition:.22s var(--ease);padding:0}
.share a:hover,.share button:hover{border-color:var(--red);background:var(--red);color:#fff;transform:translateY(-2px)}
.share svg{width:16px;height:16px;fill:currentColor;display:block}
.share .copied{font-size:.78rem;color:var(--red);font-weight:600;opacity:0;transition:.25s}
.share .copied.on{opacity:1}

/* ---------- Footer Themen-Links (intern, SEO) ---------- */
.foot-links{display:flex;flex-wrap:wrap;align-items:center;gap:6px 0;padding:24px 0;
  border-top:1px solid var(--line-dark);font-size:.82rem}
.foot-links .fl-lbl{color:rgba(255,255,255,.5);margin-right:10px;font-weight:600;letter-spacing:.06em;
  text-transform:uppercase;font-size:.72rem}
.foot-links a{color:rgba(255,255,255,.62);padding:2px 13px;border-left:1px solid var(--line-dark);
  font-weight:300;transition:.22s}
.foot-links a.first{border-left:0;padding-left:0}
.foot-links a:hover{color:var(--gold-soft)}

/* ---------- Landingpage (SEO) ---------- */
.lp-hero{position:relative;padding:170px 0 70px;background:var(--night);color:#fff;overflow:hidden}
.lp-hero::before{content:"";position:absolute;inset:0;background:radial-gradient(120% 90% at 80% -10%,rgba(183,146,104,.16),transparent 60%)}
.lp-hero .wrap{position:relative;max-width:880px}
.lp-hero .eyebrow{color:var(--gold-soft)}.lp-hero .eyebrow::before{background:var(--gold-soft)}
.lp-hero h1{font-size:clamp(2.1rem,4.4vw,3.4rem);margin:20px 0 0;font-weight:500}
.lp-hero h1 em{font-style:italic;color:var(--gold-soft)}
.lp-hero .lead{font-family:var(--serif);font-style:italic;font-size:1.4rem;line-height:1.5;color:rgba(255,255,255,.82);margin:22px 0 0;max-width:42ch}
.lp-hero .breadcrumb{color:rgba(255,255,255,.6)}
.lp-body{padding:84px 0}
.lp-body .wrap{max-width:880px}
.lp-body h2{font-family:var(--serif);font-size:clamp(1.5rem,2.6vw,2rem);font-weight:500;margin:40px 0 12px;color:var(--ink)}
.lp-body h2:first-child{margin-top:0}
.lp-body h2 em{font-style:italic;color:var(--red)}
.lp-body p{color:var(--muted-2);font-weight:300;font-size:1.05rem;line-height:1.8;margin:0 0 14px}
.lp-body p strong{color:var(--ink);font-weight:600}
.lp-body ul{margin:0 0 16px;padding-left:22px;color:var(--muted-2);font-weight:300}
.lp-body ul li{margin:0 0 8px;line-height:1.6}
.lp-related{background:var(--cream-2);padding:80px 0}

/* ---------- SEO-Text + FAQ ---------- */
.seo-body{max-width:880px;columns:2;column-gap:54px}
.seo-body p{margin:0 0 16px;color:var(--muted-2);font-weight:300;font-size:1.02rem;break-inside:avoid}
.seo-body p strong{color:var(--ink);font-weight:600}
.faq{margin-top:60px;max-width:880px}
.faq h3{font-family:var(--serif);font-size:1.5rem;font-weight:500;margin:0 0 20px}
.faq details{border-top:1px solid var(--line);padding:18px 0}
.faq details summary{list-style:none;cursor:pointer;font-weight:600;color:var(--ink);font-size:1.05rem;
  display:flex;justify-content:space-between;align-items:center;gap:16px}
.faq details summary::-webkit-details-marker{display:none}
.faq details summary::after{content:"+";color:var(--red);font-size:1.4rem;font-weight:300;transition:.25s}
.faq details[open] summary::after{transform:rotate(45deg)}
.faq details p{margin:14px 0 0;color:var(--muted-2);font-weight:300;line-height:1.7}
@media(max-width:720px){.seo-body{columns:1}}

/* ---------- Legal pages (Impressum / Datenschutz) ---------- */
.legal-page{padding:150px 0 90px}
.legal-page .wrap{max-width:840px}
.legal-page h1{font-size:clamp(2rem,4vw,2.8rem);margin:18px 0 0}
.legal-page h1 em{font-style:italic;color:var(--red)}
.legal-page h2{font-family:var(--serif);font-size:1.5rem;font-weight:500;margin:42px 0 12px;color:var(--ink)}
.legal-page p,.legal-page li{color:var(--muted-2);font-weight:300;margin:0 0 12px;font-size:1rem;line-height:1.75}
.legal-page a{color:var(--red);text-decoration:underline}
.legal-page ul{margin:0 0 16px;padding-left:22px}
.legal-page .muted{font-size:.86rem;color:var(--muted)}
.legal-page dl{display:grid;grid-template-columns:max-content 1fr;gap:6px 22px;margin:0 0 18px}
.legal-page dt{color:var(--muted);font-weight:600}
.legal-page dd{margin:0;color:var(--ink)}
.ft-seal-cap{font-size:.8rem;letter-spacing:.03em;color:rgba(255,255,255,.65);
  max-width:30ch;line-height:1.55;font-weight:400}
.ft-seal-cap b{color:#fff;font-weight:600;letter-spacing:.08em;text-transform:uppercase;font-size:.72rem}
.ft-google{display:inline-flex;align-items:center;gap:14px;background:rgba(255,255,255,.05);
  border:1px solid var(--line-dark);padding:12px 22px;border-radius:8px;transition:.25s var(--ease)}
.ft-google:hover{background:rgba(255,255,255,.09);border-color:var(--gold);transform:translateY(-1px)}
.ft-google .g-mark{width:26px;height:26px;flex-shrink:0}
.ft-google .g-body{display:flex;flex-direction:column;gap:4px;line-height:1}
.ft-google .g-top{display:flex;align-items:center;gap:9px}
.ft-google .g-top b{font-family:var(--serif);font-size:1.45rem;color:#fff;font-weight:500}
.g-stars{position:relative;display:inline-block;font-size:14px;letter-spacing:1px;font-family:Arial,Helvetica,sans-serif}
.g-stars::before{content:"★★★★★";color:rgba(255,255,255,.22)}
.g-stars::after{content:"★★★★★";color:#F5B400;position:absolute;left:0;top:0;width:var(--p,100%);overflow:hidden;white-space:nowrap}
.ft-google .g-sub{font-size:.7rem;letter-spacing:.08em;text-transform:uppercase;color:rgba(255,255,255,.55);font-weight:600}
@media(max-width:720px){
  .foot-trust{justify-content:center;text-align:center}
  .ft-seals{justify-content:center}
  .ft-seal{height:124px;width:124px}
}

/* =========================================================
   Object detail page
   ========================================================= */
.detail-hero{position:relative;height:80vh;min-height:560px;display:flex;align-items:flex-end;color:#fff;overflow:hidden}
.detail-hero img.bg{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.detail-hero::after{content:"";position:absolute;inset:0;background:linear-gradient(transparent 30%,rgba(13,14,17,.85))}
.detail-hero .wrap{position:relative;z-index:2;padding-bottom:58px}
.detail-hero .prop-loc{color:var(--gold-soft)}
.detail-hero h1{font-size:clamp(2.4rem,5vw,4.2rem);font-weight:500;margin:16px 0 0;max-width:20ch}
.detail-hero h1 em{font-style:italic}
.breadcrumb{font-size:12px;letter-spacing:.1em;color:rgba(255,255,255,.65);margin-bottom:6px}
.breadcrumb a:hover{color:#fff}

.detail-body{padding:90px 0}
.detail-cols{display:grid;grid-template-columns:1.6fr .9fr;gap:64px;align-items:start}
.detail-cols .lead{font-family:var(--serif);font-size:1.6rem;font-style:italic;line-height:1.5;color:var(--ink);margin:0 0 30px}
.detail-cols p{color:var(--muted-2);font-weight:300;margin:0 0 20px}
.feature-list{list-style:none;padding:0;margin:34px 0 0;display:grid;grid-template-columns:1fr 1fr;gap:14px 30px}
.feature-list li{position:relative;padding-left:26px;font-size:.97rem;color:var(--muted-2)}
.feature-list li::before{content:"";position:absolute;left:0;top:9px;width:7px;height:7px;background:var(--red);transform:rotate(45deg)}

.facts-card{background:var(--cream-2);border:1px solid var(--line);padding:38px 36px;position:sticky;top:96px}
.facts-card h3{font-size:1.5rem;margin:0 0 4px}
.facts-card .price{font-family:var(--serif);font-size:1.85rem;color:var(--red);margin-bottom:4px;line-height:1.1}
.facts-card .price small{display:block;font-family:var(--sans);font-size:.66rem;font-weight:600;letter-spacing:.14em;text-transform:uppercase;color:var(--muted)}
.facts-card .price-wrap{margin-bottom:24px}
.facts-card dl{margin:0;display:grid;grid-template-columns:1fr auto;gap:0}
.facts-card dt,.facts-card dd{padding:14px 0;border-bottom:1px solid var(--line);margin:0;font-size:.95rem}
.facts-card dt{color:var(--muted)}
.facts-card dd{text-align:right;font-weight:500;color:var(--ink)}
.facts-card .note{font-size:.82rem;color:var(--muted);font-weight:300;margin:22px 0 26px;line-height:1.6}
.facts-card .btn{width:100%;justify-content:center;margin-bottom:12px}
.facts-card .direct{text-align:center;font-size:.9rem;color:var(--muted-2);margin-top:8px}
.facts-card .direct a{color:var(--red);font-weight:600}

.gallery{display:grid;grid-template-columns:repeat(3,1fr);gap:16px;margin-top:70px}
.gallery img{aspect-ratio:4/3;object-fit:cover;width:100%}
.gallery .tall{grid-row:span 2;aspect-ratio:auto;height:100%}
.gallery-locked{aspect-ratio:4/3;background:var(--cream-2);border:1px solid var(--line);
  display:flex;flex-direction:column;align-items:center;justify-content:center;gap:10px;text-align:center;
  color:var(--muted);font-size:.85rem;font-weight:500;letter-spacing:.04em;padding:20px}
.gallery-locked .lk{font-size:22px;color:var(--gold)}
.gallery-locked small{font-weight:400;font-size:.78rem;color:var(--muted)}

/* ---------- Flagship feature (Hauptobjekt) ---------- */
.flagship{display:grid;grid-template-columns:1.12fr .88fr;gap:0;background:#fff;box-shadow:0 30px 70px -40px rgba(20,15,15,.45);overflow:hidden}
.flagship .fimg{position:relative;min-height:540px}
.flagship .fimg img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.flagship .fbadge{position:absolute;top:22px;left:22px;background:var(--gold);color:var(--night);font-size:11px;font-weight:700;letter-spacing:.18em;text-transform:uppercase;padding:9px 16px}
.flagship .fbody{padding:62px 56px;display:flex;flex-direction:column;justify-content:center}
.flagship .fbody .prop-loc{color:var(--red)}
.flagship h3{font-size:clamp(1.8rem,3vw,2.7rem);margin:14px 0 0;line-height:1.12;font-family:var(--serif);font-weight:500}
.flagship h3 em{font-style:italic}
.flagship .lead{font-family:var(--serif);font-style:italic;font-size:1.2rem;color:var(--muted-2);margin:18px 0 0;line-height:1.5}
.flagship .fstats{display:flex;gap:34px;flex-wrap:wrap;margin:26px 0 0;padding:24px 0 0;border-top:1px solid var(--line)}
.flagship .fstats b{display:block;font-family:var(--serif);font-size:1.5rem;color:var(--ink);font-weight:500}
.flagship .fstats span{font-size:.8rem;color:var(--muted);letter-spacing:.04em}
.flagship .fprice{font-family:var(--serif);font-size:2rem;color:var(--red);margin:24px 0 0;line-height:1.1}
.flagship .fprice small{display:block;font-family:var(--sans);font-size:.66rem;font-weight:600;letter-spacing:.14em;text-transform:uppercase;color:var(--muted)}
.flagship .frow{margin-top:30px;display:flex;gap:14px;flex-wrap:wrap}

/* ---------- Off-market teaser ---------- */
.offmarket{background:var(--night);color:#fff;padding:42px 50px;display:flex;align-items:center;justify-content:space-between;gap:28px;flex-wrap:wrap;margin-top:30px;border-left:3px solid var(--gold)}
.offmarket .ot-left{display:flex;align-items:center;gap:26px}
.offmarket .ot-mark{font-family:var(--serif);font-size:2.2rem;font-style:italic;color:var(--gold-soft);line-height:1}
.offmarket .ot .tag{font-size:11px;font-weight:600;letter-spacing:.2em;text-transform:uppercase;color:var(--gold-soft)}
.offmarket .ot h4{font-size:1.5rem;margin:6px 0 0;color:#fff;font-family:var(--serif);font-weight:500}
.offmarket .ot p{margin:6px 0 0;color:rgba(255,255,255,.62);font-weight:300;font-size:.95rem}
@media(max-width:820px){
  .flagship{grid-template-columns:1fr}
  .flagship .fimg{min-height:300px}
  .flagship .fbody{padding:42px 30px}
  .offmarket{padding:30px 26px}
  .offmarket .ot-left{gap:18px}
}

/* ---------- Collection sub-heading + broker line on cards ---------- */
.grid-intro{display:flex;align-items:center;gap:18px;margin:54px 0 30px;
  font-size:13px;font-weight:600;letter-spacing:.16em;text-transform:uppercase;color:var(--muted-2)}
.grid-intro::before{content:"";flex:0 0 34px;height:1px;background:var(--gold)}
.grid-intro b{color:var(--ink);font-weight:600}
.prop-broker{display:flex;align-items:center;gap:9px;margin-top:18px;padding-top:16px;
  border-top:1px solid var(--line);font-size:10.5px;font-weight:600;letter-spacing:.14em;
  text-transform:uppercase;color:var(--muted)}
.prop-broker::before{content:"✦";color:var(--gold);font-size:12px;letter-spacing:0}
.prop-broker b{color:var(--ink);font-weight:600}

/* ---------- Kompakte Persona (kleineres Portrait) ---------- */
.split.split--compact{grid-template-columns:.62fr 1.38fr;align-items:center}
.split--compact .split-photo{padding:70px 0 70px 7%;display:flex;justify-content:center}
.split--compact .split-photo img{width:100%;max-width:330px;aspect-ratio:4/5;object-fit:cover;object-position:center top}
.split--compact .split-txt{padding:70px 8% 70px 5%}
@media(max-width:980px){
  .split.split--compact{grid-template-columns:1fr}
  .split--compact .split-photo{padding:48px 32px 0}
  .split--compact .split-photo img{max-width:260px}
  .split--compact .split-txt{padding:36px 32px 56px}
}

/* ---------- "Aktuell auch im Vertrieb" Grid + Mehr anzeigen ---------- */
.grid-head{margin:58px 0 30px;max-width:760px}
.grid-head h3{font-family:var(--serif);font-weight:500;font-size:clamp(1.6rem,2.8vw,2.2rem)}
.grid-head h3 em{font-style:italic;color:var(--red)}
.grid-head p{margin:14px 0 0;color:var(--muted-2);font-weight:300;font-size:1.02rem}
.prop.is-more{display:none}
.grid.more-open .prop.is-more{display:flex}
.more-row{text-align:center;margin-top:44px}
.more-row .btn .arr{transition:transform .3s var(--ease)}
.more-row .btn:hover .arr{transform:translateY(3px)}

/* ---------- "Weitere Objekte auf Anfrage" note ---------- */
.more-note{margin-top:30px;background:var(--cream-2);border:1px solid var(--line);
  border-left:3px solid var(--gold);padding:46px 50px;text-align:center}
.more-note .mn-mark{font-family:var(--serif);font-size:1.8rem;font-style:italic;color:var(--gold-soft);display:block;line-height:1}
.more-note h3{font-size:clamp(1.5rem,2.6vw,2.1rem);margin:14px 0 0;font-family:var(--serif);font-weight:500}
.more-note h3 em{font-style:italic;color:var(--red)}
.more-note p{max-width:62ch;margin:16px auto 0;color:var(--muted-2);font-weight:300}
.more-note .btn{margin-top:28px}
@media(max-width:720px){.more-note{padding:36px 24px}}

/* ---------- Exclusive invitation CTA ("Der private Kreis") ---------- */
.invite{background:var(--night);padding:130px 0;position:relative;overflow:hidden}
.invite::before{content:"";position:absolute;inset:0;
  background:radial-gradient(120% 80% at 50% -10%,rgba(183,146,104,.16),transparent 60%);pointer-events:none}
.invite-card{position:relative;max-width:780px;margin:0 auto;text-align:center;
  border:1px solid rgba(183,146,104,.42);padding:78px 64px}
.invite-card::before,.invite-card::after{content:"";position:absolute;width:26px;height:26px;border:1px solid var(--gold)}
.invite-card::before{top:-1px;left:-1px;border-right:0;border-bottom:0}
.invite-card::after{bottom:-1px;right:-1px;border-left:0;border-top:0}
.invite-card .eyebrow{justify-content:center;margin-bottom:6px}
.invite-card h2{color:#fff;font-size:clamp(2rem,4.2vw,3.3rem);margin:22px 0 0;line-height:1.12}
.invite-card h2 em{font-style:italic;color:var(--gold-soft)}
.invite-card p{color:rgba(255,255,255,.74);font-weight:300;max-width:54ch;margin:24px auto 0;font-size:1.06rem}
.btn-gold{background:var(--gold);color:var(--night)}
.btn-gold:hover{background:var(--gold-soft);color:var(--night)}
.invite-row{display:flex;justify-content:center;margin-top:40px}
.invite-note{font-size:.74rem!important;letter-spacing:.18em;text-transform:uppercase;
  color:var(--gold-soft)!important;margin-top:28px!important;font-weight:600}
@media(max-width:720px){
  .invite{padding:84px 0}
  .invite-card{padding:54px 26px}
  .grid-intro{margin:40px 0 24px}
}

/* =========================================================
   Contact page
   ========================================================= */
.contact-grid{display:grid;grid-template-columns:1fr 1fr;gap:70px;align-items:start}
.contact-info .lead{font-family:var(--serif);font-size:1.5rem;font-style:italic;color:var(--ink);margin:0 0 30px}
.contact-line{display:flex;gap:18px;align-items:flex-start;padding:22px 0;border-bottom:1px solid var(--line)}
.contact-line .ic{width:42px;height:42px;border:1px solid var(--line);display:flex;align-items:center;justify-content:center;
  flex-shrink:0;color:var(--red);font-size:18px}
.contact-line h4{font-family:var(--sans);font-size:11px;font-weight:600;letter-spacing:.16em;text-transform:uppercase;color:var(--muted);margin:2px 0 5px}
.contact-line a,.contact-line p{margin:0;color:var(--ink);font-weight:500}
.form{background:var(--cream-2);border:1px solid var(--line);padding:46px 44px}
.form h3{font-size:1.7rem;margin:0 0 6px}
.form .sub{color:var(--muted);font-weight:300;margin:0 0 28px;font-size:.95rem}
.field{margin-bottom:20px}
.field label{display:block;font-size:12px;font-weight:600;letter-spacing:.08em;text-transform:uppercase;color:var(--muted-2);margin-bottom:8px}
.field input,.field select,.field textarea{
  width:100%;padding:14px 16px;border:1px solid var(--line);background:#fff;font-family:var(--sans);
  font-size:15px;color:var(--ink);transition:.25s}
.field input:focus,.field select:focus,.field textarea:focus{outline:0;border-color:var(--red)}
.field textarea{resize:vertical;min-height:120px}
.field-row{display:grid;grid-template-columns:1fr 1fr;gap:20px}
.form .btn{width:100%;justify-content:center;margin-top:8px}
.hp{position:absolute!important;left:-9999px!important;width:1px;height:1px;opacity:0;pointer-events:none}
.form .legal{font-size:.78rem;color:var(--muted);font-weight:300;margin-top:18px;line-height:1.6}
.form .legal a{color:var(--red)}

/* ---------- About page ---------- */
.about-hero{padding:170px 0 0}
.about-intro{display:grid;grid-template-columns:1fr 1.1fr;gap:70px;align-items:center}
.about-intro .photo{position:relative}
.about-intro .photo img{width:100%;aspect-ratio:4/5;object-fit:cover}
.about-intro .photo .badge{position:absolute;bottom:-1px;right:-1px;background:var(--red);color:#fff;
  padding:22px 28px;font-family:var(--serif);font-style:italic;font-size:1.2rem;line-height:1.3;max-width:220px}
.about-intro h1{font-size:clamp(2.3rem,4.5vw,3.6rem);margin:22px 0 0}
.about-intro h1 em{font-style:italic;color:var(--red)}
.about-intro .lead{font-family:var(--serif);font-size:1.45rem;font-style:italic;line-height:1.5;color:var(--ink);margin:26px 0 0}
.about-intro p{color:var(--muted-2);font-weight:300;margin:20px 0 0}
.values{display:grid;grid-template-columns:repeat(3,1fr);gap:44px;margin-top:0}
.value h3{font-size:1.35rem;margin:0 0 12px}
.value h3 .n{font-family:var(--serif);font-style:italic;color:var(--gold);font-size:1rem;margin-right:10px}
.value p{color:var(--muted-2);font-weight:300;font-size:1rem;margin:0}
.section.night .value p{color:rgba(255,255,255,.7)}

/* ---------- Reveal animation ---------- */
.reveal{opacity:0;transform:translateY(28px);transition:.9s var(--ease)}
.reveal.in{opacity:1;transform:none}

/* ---------- Responsive ---------- */
@media(max-width:980px){
  .nav{position:fixed;inset:0 0 0 auto;width:min(82vw,360px);background:var(--night);
    flex-direction:column;justify-content:center;align-items:flex-start;padding:0 40px;gap:26px;
    transform:translateX(100%);transition:.45s var(--ease);z-index:60}
  .nav.open{transform:none}
  .nav a{color:rgba(255,255,255,.9)!important;font-size:1.3rem;font-family:var(--serif)}
  .nav .nav-cta{color:var(--gold-soft)!important;border-color:var(--gold-soft)!important}
  .nav-toggle{display:flex;z-index:61}
  .nav-toggle.open span:nth-child(1){transform:translateY(7px) rotate(45deg);background:#fff}
  .nav-toggle.open span:nth-child(2){opacity:0}
  .nav-toggle.open span:nth-child(3){transform:translateY(-7px) rotate(-45deg);background:#fff}
  .split,.detail-cols,.contact-grid,.about-intro{grid-template-columns:1fr}
  .split-img{min-height:360px}
  .split-txt{padding:64px 32px}
  .facts-card{position:static}
  .promise-grid{grid-template-columns:1fr;gap:34px}
  .values{grid-template-columns:1fr;gap:34px}
}
@media(max-width:720px){
  body{font-size:16px}
  .wrap{padding:0 22px}
  .section{padding:78px 0}
  .grid{grid-template-columns:1fr;gap:26px}
  .stats{grid-template-columns:1fr 1fr;gap:36px 20px}
  .foot-top{grid-template-columns:1fr 1fr;gap:36px}
  .field-row{grid-template-columns:1fr}
  .gallery{grid-template-columns:1fr 1fr}
  .about-intro .photo .badge{font-size:1rem;padding:16px 20px;max-width:170px}
}