/* GSE Theme – Schriften lokal (keine Verbindung zu Google) */
@font-face{font-family:"Instrument Serif";font-style:normal;font-weight:400;font-display:fallback;src:url(../fonts/instrumentserif-normal-latin.woff2) format("woff2");unicode-range:U+0000-00FF,U+0131,U+0152-0153,U+02BB-02BC,U+02C6,U+02DA,U+02DC,U+0304,U+0308,U+0329,U+2000-206F,U+20AC,U+2122,U+2191,U+2193,U+2212,U+2215,U+FEFF,U+FFFD}
@font-face{font-family:"Instrument Serif";font-style:normal;font-weight:400;font-display:fallback;src:url(../fonts/instrumentserif-normal-latinext.woff2) format("woff2");unicode-range:U+0100-02BA,U+02BD-02C5,U+02C7-02CC,U+02CE-02D7,U+02DD-02FF,U+1E00-1E9F,U+20A0-20AB,U+20AD-20C4,U+2C60-2C7F,U+A720-A7FF}
@font-face{font-family:"Instrument Serif";font-style:italic;font-weight:400;font-display:fallback;src:url(../fonts/instrumentserif-italic-latin.woff2) format("woff2");unicode-range:U+0000-00FF,U+0131,U+0152-0153,U+02BB-02BC,U+02C6,U+02DA,U+02DC,U+0304,U+0308,U+0329,U+2000-206F,U+20AC,U+2122,U+2191,U+2193,U+2212,U+2215,U+FEFF,U+FFFD}
@font-face{font-family:"Instrument Serif";font-style:italic;font-weight:400;font-display:fallback;src:url(../fonts/instrumentserif-italic-latinext.woff2) format("woff2");unicode-range:U+0100-02BA,U+02BD-02C5,U+02C7-02CC,U+02CE-02D7,U+02DD-02FF,U+1E00-1E9F,U+20A0-20AB,U+20AD-20C4,U+2C60-2C7F,U+A720-A7FF}
@font-face{font-family:"Manrope";font-style:normal;font-weight:400 700;font-display:fallback;src:url(../fonts/manrope-normal-latin.woff2) format("woff2");unicode-range:U+0000-00FF,U+0131,U+0152-0153,U+02BB-02BC,U+02C6,U+02DA,U+02DC,U+0304,U+0308,U+0329,U+2000-206F,U+20AC,U+2122,U+2191,U+2193,U+2212,U+2215,U+FEFF,U+FFFD}
@font-face{font-family:"Manrope";font-style:normal;font-weight:400 700;font-display:fallback;src:url(../fonts/manrope-normal-latinext.woff2) format("woff2");unicode-range:U+0100-02BA,U+02BD-02C5,U+02C7-02CC,U+02CE-02D7,U+02DD-02FF,U+1E00-1E9F,U+20A0-20AB,U+20AD-20C4,U+2C60-2C7F,U+A720-A7FF}

/* GSE – Entwurf v1 · Design-Tokens */
:root {
  --ink: #0f1b2d;
  --navy: #1b3360;          /* Weiterentwicklung des bisherigen GSE-Blaus */
  --navy-deep: #0c1830;
  --brass: #a8834f;
  --brass-soft: #c9ab7e;
  --paper: #faf8f4;
  --sand: #f1ece3;
  --stone: #e4ddd1;
  --muted: #5d6676;
  --line: rgba(15, 27, 45, .12);
  --white: #fff;

  --serif: "Instrument Serif", "Times New Roman", Georgia, serif;
  --sans: "Manrope", system-ui, -apple-system, "Segoe UI", sans-serif;

  --max: 1240px;
  --gutter: clamp(20px, 4vw, 48px);
  --radius: 2px;
  --ease: cubic-bezier(.2, .7, .2, 1);
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body {
  margin: 0;
  background: var(--paper);
  color: var(--ink);
  font: 400 16px/1.65 var(--sans);
  -webkit-font-smoothing: antialiased;
}
img { max-width: 100%; display: block; }
a { color: inherit; text-decoration: none; }
button, input, select, textarea { font: inherit; color: inherit; }

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

/* ---------- Typografie ---------- */
.eyebrow {
  font: 600 12px/1 var(--sans);
  letter-spacing: .18em;
  text-transform: uppercase;
  color: var(--brass);
  display: inline-flex; align-items: center; gap: 12px; line-height: 1.5;
}
.eyebrow::before { content: ""; width: 28px; height: 1px; background: currentColor; }
h1, h2, h3 { font-family: var(--serif); font-weight: 400; letter-spacing: -.01em; margin: 0; }
h1 { font-size: clamp(44px, 7vw, 92px); line-height: .98; }
h2 { font-size: clamp(34px, 4.4vw, 56px); line-height: 1.04; }
h3 { font-size: clamp(24px, 2.4vw, 30px); line-height: 1.15; }
h1 em, h2 em { font-style: italic; color: var(--brass-soft); }
h2 em { color: var(--brass); }
.lead { font-size: clamp(17px, 1.5vw, 19px); color: var(--muted); max-width: 58ch; }

/* ---------- Buttons ---------- */
.btn {
  display: inline-flex; align-items: center; justify-content: center; gap: 10px;
  padding: 15px 26px; border: 1px solid transparent; border-radius: var(--radius);
  font: 600 14px/1 var(--sans); letter-spacing: .04em; cursor: pointer;
  transition: background .25s var(--ease), color .25s var(--ease), border-color .25s var(--ease);
}
.btn-primary { background: var(--navy); color: var(--white); }
.btn-primary:hover { background: var(--navy-deep); }
.btn-brass { background: var(--brass); color: var(--white); }
.btn-brass:hover { background: #94713f; }
.btn-ghost { border-color: var(--line); background: transparent; }
.btn-ghost:hover { border-color: var(--ink); }
.btn-light { border-color: rgba(255,255,255,.4); color: var(--white); }
.btn-light:hover { background: var(--white); color: var(--ink); }
.btn .arrow { transition: transform .25s var(--ease); }
.btn:hover .arrow { transform: translateX(4px); }
.link-arrow { font-weight: 600; font-size: 14px; letter-spacing: .03em; border-bottom: 1px solid var(--brass); padding-bottom: 3px; }

/* ---------- Header ---------- */
.site-header {
  position: fixed; inset: 0 0 auto 0; z-index: 50;
  padding-top: env(safe-area-inset-top, 0px);
  background: var(--white); color: var(--ink);
  transition: box-shadow .35s var(--ease);
}
.site-header.solid { box-shadow: 0 1px 0 var(--line), 0 10px 30px -20px rgba(12,24,48,.25); }
/* Original-Logo unverändert (blau auf weiß) */
.logo { height: 46px; width: auto; }
.logo-plate { display: inline-block; background: var(--white); padding: 14px 18px; margin-bottom: 24px; }
.logo-plate .logo { height: 40px; }
.nav { display: flex; align-items: center; justify-content: space-between; height: 84px; gap: 24px; }
.brand { display: flex; align-items: center; gap: 14px; }
.brand svg { width: 42px; height: 42px; flex: none; }
.brand-text { display: flex; flex-direction: column; line-height: 1; }
.brand-name { font: 400 30px/1 var(--serif); letter-spacing: .04em; }
.brand-sub { font: 600 9.5px/1.3 var(--sans); letter-spacing: .2em; text-transform: uppercase; opacity: .75; margin-top: 4px; }
.nav-links { display: flex; gap: 30px; font-size: 14px; font-weight: 500; }
.nav-links a { position: relative; padding: 6px 0; opacity: .88; white-space: nowrap; }
.nav-cta .btn { white-space: nowrap; padding: 13px 20px; }
.nav-links a:hover, .nav-links a.active { opacity: 1; }
.nav-links a.active::after, .nav-links a:hover::after {
  content: ""; position: absolute; left: 0; right: 0; bottom: 0; height: 1px; background: var(--brass);
}
.nav-cta { display: flex; align-items: center; gap: 18px; font-size: 14px; }
.nav-phone { font-weight: 600; white-space: nowrap; }
.menu-toggle { display: none; background: none; border: 0; padding: 8px; cursor: pointer; }
.menu-toggle span { display: block; width: 24px; height: 1.5px; background: currentColor; margin: 6px 0; }

/* ---------- Hero ---------- */
.hero { position: relative; min-height: calc(100svh - 84px); margin-top: 84px; display: flex; align-items: flex-end; color: var(--white); overflow: hidden; }
.hero-media { position: absolute; inset: 0; }
.hero-media img { width: 100%; height: 100%; object-fit: cover; animation: slowzoom 22s var(--ease) forwards; }
@keyframes slowzoom { from { transform: scale(1.08); } to { transform: scale(1); } }
.hero::after {
  content: ""; position: absolute; inset: 0;
  background:
    linear-gradient(90deg, rgba(10,20,40,.78) 0%, rgba(10,20,40,.5) 45%, rgba(10,20,40,0) 75%),
    linear-gradient(180deg, rgba(10,20,40,0) 30%, rgba(10,20,40,.85) 100%);
}
.hero-inner { position: relative; z-index: 1; width: 100%; padding-bottom: clamp(140px, 18vh, 200px); text-shadow: 0 1px 18px rgba(0,0,0,.35); }
.hero .eyebrow { color: var(--white); font-size: 13px; margin-bottom: 26px; }
.hero .eyebrow::before { background: var(--brass-soft); }
.hero p { font-size: clamp(17px, 1.6vw, 20px); max-width: 52ch; color: rgba(255,255,255,.92); margin: 28px 0 0; }

/* Suche */
.search {
  position: relative; z-index: 2; margin-top: -84px;
  background: var(--white); box-shadow: 0 30px 60px -30px rgba(12,24,48,.35);
  display: grid; grid-template-columns: 1fr 1fr 1.35fr auto; border-radius: var(--radius);
}
.search label { display: flex; flex-direction: column; justify-content: center; gap: 6px; padding: 18px 24px; border-right: 1px solid var(--line); }
.search label > span, .range-head span { font-size: 10.5px; font-weight: 600; letter-spacing: .16em; text-transform: uppercase; color: var(--muted); }
.search select { border: 0; background: transparent; font-size: 15px; font-weight: 500; padding: 0; cursor: pointer; outline: none; appearance: none; }
.search .btn { border-radius: 0; padding-inline: 36px; }

/* Preis-Schieberegler */
.range { display: flex; flex-direction: column; gap: 8px; width: 100%; }
.range-head { display: flex; justify-content: space-between; align-items: baseline; gap: 10px; }
.range output { font-size: 14px; font-weight: 600; color: var(--navy); white-space: nowrap; font-variant-numeric: tabular-nums; }
.range input[type=range] {
  -webkit-appearance: none; appearance: none; width: 100%; height: 3px; margin: 6px 0; cursor: pointer; background:
  linear-gradient(90deg, var(--navy) var(--fill, 100%), var(--stone) var(--fill, 100%)); border-radius: 3px; outline: none;
}
.range input::-webkit-slider-thumb { -webkit-appearance: none; width: 18px; height: 18px; border-radius: 50%; background: var(--white); border: 2px solid var(--navy); box-shadow: 0 2px 8px rgba(12,24,48,.25); transition: transform .2s; }
.range input::-moz-range-thumb { width: 16px; height: 16px; border-radius: 50%; background: var(--white); border: 2px solid var(--navy); }
.range input:focus-visible::-webkit-slider-thumb, .range input:hover::-webkit-slider-thumb { transform: scale(1.15); }
.filter-range { min-width: 240px; padding: 6px 18px; border: 1px solid var(--line); border-radius: 40px; background: var(--white); }

/* ---------- Sections ---------- */
section { padding-block: clamp(80px, 11vw, 150px); }
.section-head { display: flex; justify-content: space-between; align-items: flex-end; gap: 32px; margin-bottom: clamp(40px, 5vw, 64px); flex-wrap: wrap; }
.section-head h2 { margin-top: 18px; max-width: 16ch; }

/* Kennzahlen */
.facts { padding-block: 70px 0; }
.facts-grid { display: grid; grid-template-columns: repeat(4, 1fr); border-top: 1px solid var(--line); }
.fact { padding: 32px 28px 0 0; }
.fact + .fact { padding-left: 28px; border-left: 1px solid var(--line); }
.fact b { display: block; font: 400 clamp(40px, 4.4vw, 58px)/1 var(--serif); color: var(--navy); }
.fact span { display: block; margin-top: 12px; color: var(--muted); font-size: 14px; max-width: 22ch; }

/* Objektkarten */
.grid-cards { display: grid; grid-template-columns: repeat(3, 1fr); gap: clamp(20px, 2.4vw, 36px); }
.card { display: flex; flex-direction: column; background: var(--white); cursor: pointer; transition: transform .4s var(--ease), box-shadow .4s var(--ease); }
.card:hover { transform: translateY(-4px); box-shadow: 0 24px 50px -28px rgba(12,24,48,.35); }
.card-media { position: relative; aspect-ratio: 4 / 3; overflow: hidden; background: var(--stone); }
.card-media img { width: 100%; height: 100%; object-fit: cover; transition: transform .9s var(--ease); }
.card:hover .card-media img { transform: scale(1.05); }
.badge {
  position: absolute; top: 16px; left: 16px; background: var(--white); color: var(--ink);
  font-size: 11px; font-weight: 700; letter-spacing: .14em; text-transform: uppercase; padding: 7px 10px;
}
.badge.reduced { background: var(--brass); color: var(--white); }
.card-body { padding: 24px 26px 28px; display: flex; flex-direction: column; gap: 10px; flex: 1; }
.card-place { font-size: 12px; font-weight: 600; letter-spacing: .14em; text-transform: uppercase; color: var(--muted); }
.card-body h3 { font-size: 27px; }
.card-sub { color: var(--muted); font-size: 15px; margin: 0; }
.card-foot { margin-top: auto; padding-top: 18px; border-top: 1px solid var(--line); display: flex; justify-content: space-between; align-items: center; gap: 12px; }
.price { font: 400 26px/1 var(--serif); color: var(--navy); }
.chips { display: flex; gap: 6px; flex-wrap: wrap; }
.chip { font-size: 12px; padding: 4px 9px; background: var(--sand); color: var(--ink); }

/* Leistungen */
.services { background: var(--navy-deep); color: var(--white); }
.services .lead { color: rgba(255,255,255,.7); }
.services .eyebrow { color: var(--brass-soft); }
.service-grid { display: grid; grid-template-columns: repeat(4, 1fr); border-top: 1px solid rgba(255,255,255,.15); }
.service { padding: 40px 30px 10px 0; }
.service + .service { padding-left: 30px; border-left: 1px solid rgba(255,255,255,.15); }
.service .num { font: 400 15px/1 var(--serif); color: var(--brass-soft); }
.service h3 { margin: 24px 0 14px; font-size: 28px; }
.service p { color: rgba(255,255,255,.7); font-size: 15px; margin: 0; }

/* Split */
.split { display: grid; grid-template-columns: 1.05fr 1fr; gap: clamp(40px, 7vw, 110px); align-items: center; }
.split-media { position: relative; }
.split-media img { width: 100%; aspect-ratio: 4 / 5; object-fit: cover; }
.split-media .inset { position: absolute; width: 46%; right: -8%; bottom: -10%; aspect-ratio: 1; object-fit: cover; border: 10px solid var(--paper); }
.split h2 { margin: 18px 0 26px; }
.split p { color: var(--muted); }
.timeline { list-style: none; padding: 0; margin: 34px 0; border-top: 1px solid var(--line); }
.timeline li { display: grid; grid-template-columns: 90px 1fr; gap: 20px; padding: 16px 0; border-bottom: 1px solid var(--line); font-size: 15px; }
.timeline b { font: 400 22px/1.2 var(--serif); color: var(--navy); }

/* Regionen */
.regions { background: var(--sand); }
.region-grid { display: grid; grid-template-columns: 1.4fr 1fr 1fr; gap: 24px; }
.region { position: relative; min-height: 440px; color: var(--white); overflow: hidden; display: flex; align-items: flex-end; cursor: pointer; }
.region img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; transition: transform 1s var(--ease); }
.region:hover img { transform: scale(1.04); }
.region::after { content: ""; position: absolute; inset: 0; background: linear-gradient(180deg, transparent 35%, rgba(12,24,48,.85)); }
.region-body { position: relative; z-index: 1; padding: 30px; }
.region-body small { font-size: 12px; letter-spacing: .16em; text-transform: uppercase; color: var(--brass-soft); font-weight: 600; }
.region-body h3 { margin: 10px 0 6px; font-size: 32px; }
.region-body p { margin: 0; color: rgba(255,255,255,.78); font-size: 15px; }
.region.plain { background: var(--navy); }
.region.plain::after { display: none; }
.region.plain .region-body { padding: 36px; }

/* CTA-Band */
.cta-band { position: relative; color: var(--white); overflow: hidden; }
.cta-band img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; }
.cta-band::after { content: ""; position: absolute; inset: 0; background: rgba(12,24,48,.72); }
.cta-band .wrap { position: relative; z-index: 1; display: grid; grid-template-columns: 1.3fr 1fr; gap: 60px; align-items: end; }
.cta-band p { color: rgba(255,255,255,.8); }
.cta-band .eyebrow { color: var(--brass-soft); }

/* Kontakt */
.contact-grid { display: grid; grid-template-columns: 1fr 1.2fr; gap: clamp(40px, 7vw, 110px); }
.contact-list { list-style: none; padding: 0; margin: 34px 0 0; }
.contact-list li { padding: 18px 0; border-bottom: 1px solid var(--line); display: grid; grid-template-columns: 110px 1fr; gap: 16px; }
.contact-list span { font-size: 12px; letter-spacing: .14em; text-transform: uppercase; color: var(--muted); font-weight: 600; padding-top: 3px; }
.form { display: grid; grid-template-columns: 1fr 1fr; gap: 18px; }
.form .full { grid-column: 1 / -1; }
.field { display: flex; flex-direction: column; gap: 8px; }
.field label { font-size: 12px; letter-spacing: .14em; text-transform: uppercase; color: var(--muted); font-weight: 600; }
.field input, .field select, .field textarea {
  border: 0; border-bottom: 1px solid var(--line); background: transparent; padding: 10px 0; outline: none; border-radius: 0;
  transition: border-color .2s;
}
.field input:focus, .field select:focus, .field textarea:focus { border-color: var(--navy); }
.field textarea { min-height: 120px; resize: vertical; }
.consent { font-size: 13px; color: var(--muted); display: flex; gap: 10px; align-items: flex-start; }
.form-note { grid-column: 1 / -1; padding: 14px 16px; background: var(--sand); font-size: 14px; }

/* Seiten-Kopf */
.page-head { padding-block: 170px 70px; background: var(--sand); }
.page-head h1 { font-size: clamp(44px, 6vw, 80px); margin-top: 20px; }
.page-head .lead { margin-top: 22px; }
.crumbs { font-size: 13px; color: var(--muted); }
.crumbs a:hover { color: var(--ink); }

/* Liste / Filter */
.filters { display: flex; gap: 10px; flex-wrap: wrap; align-items: center; justify-content: space-between; margin-bottom: 40px; }
.pills { display: flex; gap: 8px; flex-wrap: wrap; }
.pill { padding: 10px 18px; border: 1px solid var(--line); background: transparent; cursor: pointer; font-size: 14px; border-radius: 40px; }
.pill.on { background: var(--ink); color: var(--white); border-color: var(--ink); }
.filters select { padding: 10px 14px; border: 1px solid var(--line); background: var(--white); border-radius: 40px; }
.count { color: var(--muted); font-size: 14px; }
.empty { padding: 60px; text-align: center; background: var(--sand); }

/* Exposé */
.expose { padding-top: 120px; }
.gallery { display: grid; grid-template-columns: 2fr 1fr 1fr; grid-template-rows: 260px 260px; gap: 8px; margin-top: 28px; }
.gallery button { padding: 0; border: 0; cursor: zoom-in; overflow: hidden; position: relative; background: var(--stone); }
.gallery button:first-child { grid-row: 1 / 3; }
.gallery img { width: 100%; height: 100%; object-fit: cover; transition: transform .8s var(--ease); }
.gallery button:hover img { transform: scale(1.04); }
.gallery .more { position: absolute; right: 14px; bottom: 14px; background: var(--white); padding: 8px 14px; font-size: 13px; font-weight: 600; }
.expose-grid { display: grid; grid-template-columns: 1fr 380px; gap: clamp(40px, 6vw, 90px); margin-top: 56px; }
.expose h1 { font-size: clamp(40px, 5vw, 68px); margin: 14px 0 12px; }
.expose .sub { font-size: 19px; color: var(--muted); margin: 0 0 36px; }
.prose p { margin: 0 0 1.2em; max-width: 68ch; }
.prose h2 { font-size: 32px; margin: 50px 0 20px; }
.highlights { list-style: none; padding: 0; margin: 0; display: grid; grid-template-columns: 1fr 1fr; gap: 0 30px; }
.highlights li { padding: 14px 0 14px 28px; border-bottom: 1px solid var(--line); position: relative; }
.highlights li::before { content: ""; position: absolute; left: 0; top: 24px; width: 14px; height: 1px; background: var(--brass); }
.facts-table { width: 100%; border-collapse: collapse; margin: 0 0 10px; }
.facts-table td { padding: 14px 0; border-bottom: 1px solid var(--line); vertical-align: top; }
.facts-table td:first-child { color: var(--muted); width: 45%; font-size: 14px; }
.aside { position: sticky; top: 110px; align-self: start; background: var(--white); padding: 34px; box-shadow: 0 30px 60px -40px rgba(12,24,48,.35); }
.aside .price { font-size: 44px; display: block; margin: 8px 0 4px; }
.aside .btn { width: 100%; margin-top: 12px; }
.agent { display: flex; gap: 14px; align-items: center; margin-top: 26px; padding-top: 22px; border-top: 1px solid var(--line); font-size: 14px; }
.agent .ava { width: 52px; height: 52px; border-radius: 50%; background: var(--navy); color: var(--white); display: grid; place-items: center; font: 400 22px/1 var(--serif); flex: none; }
.small { font-size: 13px; color: var(--muted); }

/* Lightbox */
.lightbox { position: fixed; inset: 0; z-index: 100; background: rgba(8,14,26,.94); display: grid; place-items: center; }
.lightbox img { max-width: 90vw; max-height: 84vh; object-fit: contain; }
.lightbox button { position: absolute; background: none; border: 0; color: var(--white); font-size: 34px; cursor: pointer; padding: 16px; }
.lb-close { top: 16px; right: 20px; }
.lb-prev { left: 12px; top: 50%; transform: translateY(-50%); }
.lb-next { right: 12px; top: 50%; transform: translateY(-50%); }
.lb-count { position: absolute; bottom: 22px; color: rgba(255,255,255,.7); font-size: 14px; }

/* Footer */
.site-footer { background: var(--ink); color: rgba(255,255,255,.72); padding-block: 90px 40px; font-size: 15px; }
.foot-grid { display: grid; grid-template-columns: 1.5fr 1fr 1fr 1fr; gap: 40px; }
.site-footer h4 { color: var(--white); font: 600 12px/1 var(--sans); letter-spacing: .18em; text-transform: uppercase; margin: 6px 0 22px; }
.site-footer ul { list-style: none; padding: 0; margin: 0; display: grid; gap: 10px; }
.site-footer a:hover { color: var(--white); }
.site-footer .brand { color: var(--white); margin-bottom: 24px; }
.foot-bottom { margin-top: 70px; padding-top: 26px; border-top: 1px solid rgba(255,255,255,.12); display: flex; justify-content: space-between; gap: 20px; flex-wrap: wrap; font-size: 13px; }

/* Entwurfs-Hinweis */
.draft-flag {
  position: fixed; right: 16px; bottom: calc(16px + env(safe-area-inset-bottom, 0px)); z-index: 60;
  background: var(--ink); color: var(--brass-soft); font-size: 10px; font-weight: 700; letter-spacing: .12em;
  padding: 7px 11px; text-transform: uppercase; opacity: .85; pointer-events: none;
}

/* Einblenden */
.js .reveal { opacity: 0; transform: translateY(24px); transition: opacity .9s var(--ease), transform .9s var(--ease); }
.reveal.in { opacity: 1; transform: none; }

/* ---------- Responsive ---------- */
@media (max-width: 1080px) {
  .nav-links, .nav-phone { display: none; }
  .menu-toggle { display: block; }
  .nav-links.open {
    display: flex; flex-direction: column; position: absolute; top: 84px; left: 0; right: 0;
    background: var(--paper); color: var(--ink); padding: 20px var(--gutter) 30px; gap: 4px; font-size: 18px;
    box-shadow: 0 20px 40px -20px rgba(0,0,0,.25);
  }
}
@media (max-width: 1080px) {
  .grid-cards { grid-template-columns: 1fr 1fr; }
  .service-grid { grid-template-columns: 1fr 1fr; }
  .service:nth-child(3) { padding-left: 0; border-left: 0; }
  .region-grid { grid-template-columns: 1fr 1fr; }
  .region-grid .region:first-child { grid-column: 1 / -1; }
  .expose-grid { grid-template-columns: 1fr; }
  .aside { position: static; }
  .foot-grid { grid-template-columns: 1fr 1fr; }
}
@media (max-width: 760px) {
  .search { grid-template-columns: 1fr; margin-top: -40px; }
  .search label { border-right: 0; border-bottom: 1px solid var(--line); padding: 16px 20px; }
  .search .btn { padding-block: 20px; }
  .hero-inner { padding-bottom: 90px; }
  .facts-grid { grid-template-columns: 1fr 1fr; }
  .fact:nth-child(3) { padding-left: 0; border-left: 0; }
  .fact { padding-bottom: 28px; }
  .grid-cards, .service-grid, .region-grid, .split, .cta-band .wrap, .contact-grid, .form { grid-template-columns: 1fr; }
  .service + .service { padding-left: 0; border-left: 0; border-top: 1px solid rgba(255,255,255,.15); }
  .split-media .inset { display: none; }
  .gallery { grid-template-columns: 1fr 1fr; grid-template-rows: 240px 140px; }
  .gallery button:first-child { grid-column: 1 / -1; grid-row: auto; }
  .gallery button:nth-child(n+4) { display: none; }
  .highlights { grid-template-columns: 1fr; }
  .foot-grid { grid-template-columns: 1fr; }
  .site-header .logo { height: 34px; }
  .nav-cta .btn { display: none; }
  .contact-list li { grid-template-columns: 1fr; gap: 4px; }
}

/* =====================================================================
   v2 · Wow-Ebene — nur transform / opacity / clip-path (GPU), kein JS-Framework
   ===================================================================== */

main.enter { animation: pagein .6s var(--ease); }
@keyframes pagein { from { opacity: 0; } to { opacity: 1; } }

.inline-link { color: var(--navy); border-bottom: 1px solid var(--brass-soft); }
.inline-link:hover { border-color: var(--navy); }
.services .inline-link { color: inherit; }
/* Header über volle Breite: Logo sitzt am linken Rand, nicht an der Inhaltskante */
.site-header .nav { max-width: calc(var(--max) + 120px); padding-inline: clamp(16px, 2.6vw, 40px); }
/* Blauer Telefonhörer statt ausgeschriebener Nummer */
/* Sekundär zum Gold-Button „Immobilie bewerten“: Rand + Symbol in Gold, zarte Sandfläche, kein Puls */
.nav-phone { display: inline-grid !important; place-items: center; width: 42px; height: 42px; border-radius: 50%;
  background: #f6efe3; color: var(--brass); border: 1.5px solid var(--brass);
  transition: background .25s var(--ease), color .25s var(--ease); }
.nav-phone:hover { background: #ecdfc8; color: #8a6a3c; }
.nav-phone svg { width: 18px; height: 18px; }
.nav-phone svg { width: 20px; height: 20px; }

/* ---------- Hero v3: Bild sofort sichtbar, dezente Parallaxe ---------- */
.hero-v3 { --p: 0; }
.hero-v3 .hero-media { transform: translate3d(0, calc(var(--p) * 22%), 0); will-change: transform; }
.hero-v3 .hero-media img { object-position: 50% 45%; }
.hero-v3 .hero-inner { transform: translate3d(0, calc(var(--p) * -60px), 0); opacity: calc(1 - var(--p) * 1.6); }
.hero-v3 .eyebrow { color: var(--white); }
.hero-v3 .line { display: block; overflow: hidden; padding-bottom: .06em; }
.hero-v3 .line > * { display: inline-block; animation: rise 1.1s var(--ease) both; }
.hero-v3 .line:nth-child(2) > * { animation-delay: .12s; }
.hero-v3 p { animation: fadeup 1s var(--ease) .35s both; }
@keyframes rise { from { transform: translateY(105%); } to { transform: none; } }
@keyframes fadeup { from { opacity: 0; transform: translateY(14px); } to { opacity: 1; transform: none; } }

/* ---------- Kaufpreis-Picker ---------- */
.price-pick { position: relative; }
.pp-btn { width: 100%; height: 100%; display: grid; grid-template-columns: 1fr auto; grid-template-rows: auto auto; column-gap: 12px; row-gap: 6px;
  align-content: center; text-align: left; background: transparent; border: 0; cursor: pointer; padding: 18px 24px; }
.pp-label { font-size: 10.5px; font-weight: 600; letter-spacing: .16em; text-transform: uppercase; color: var(--muted); }
.pp-val { grid-row: 2; font-size: 15px; font-weight: 500; }
.pp-caret { grid-row: 1 / 3; grid-column: 2; align-self: center; color: var(--muted); transition: transform .25s var(--ease); }
.pp-btn[aria-expanded="true"] .pp-caret { transform: rotate(180deg); }
.price-pick.set .pp-val { color: var(--navy); font-weight: 600; }
.pp-pop { position: absolute; z-index: 30; top: calc(100% + 10px); left: 0; width: max(100%, 320px); background: var(--white);
  padding: 22px 22px 18px; box-shadow: 0 24px 60px -20px rgba(12,24,48,.35); border: 1px solid var(--line); animation: popin .22s var(--ease); }
@keyframes popin { from { opacity: 0; transform: translateY(-6px); } to { opacity: 1; transform: none; } }
.range-scale { display: flex; justify-content: space-between; font-size: 12px; color: var(--muted); }
.pp-actions { display: flex; justify-content: space-between; align-items: center; margin-top: 18px; gap: 12px; }
.pp-reset { background: none; border: 0; font-size: 13px; color: var(--muted); cursor: pointer; text-decoration: underline; text-underline-offset: 3px; }
.pp-actions .btn { padding: 11px 18px; font-size: 13px; }
.search .price-pick { border-right: 1px solid var(--line); }
.filter-price .price-pick { border: 1px solid var(--line); border-radius: 40px; background: var(--white); }
.filter-price .pp-btn { padding: 8px 20px; grid-template-columns: auto auto; grid-template-rows: auto; align-items: center; }
.filter-price .pp-label { display: none; }
.filter-price .pp-val { grid-row: 1; font-size: 14px; }
.filter-price .pp-val::before { content: "Kaufpreis: "; color: var(--muted); font-weight: 400; }
.filter-price .pp-caret { grid-row: 1; }
.filter-price .pp-pop { left: auto; right: 0; }

/* ---------- Alles aus einer Hand ---------- */
.ecosystem { background: var(--sand); }
.flow { list-style: none; padding: 0; margin: 0; display: grid; grid-template-columns: repeat(3, 1fr); position: relative; }
.flow.light { grid-template-columns: repeat(4, 1fr); }
.flow::before { content: ""; position: absolute; left: 0; right: 0; top: 22px; height: 1px; background: var(--brass-soft); opacity: .6; }
.flow li { position: relative; padding: 0 32px 0 0; }
.flow li + li { padding-left: 32px; }
.flow-num { position: relative; display: inline-grid; place-items: center; width: 44px; height: 44px; border-radius: 50%; background: var(--navy); color: var(--white); font: 400 17px/1 var(--serif); }
.flow h3 { margin: 26px 0 12px; font-size: 32px; }
.flow p { color: var(--muted); margin: 0 0 16px; }
.flow small { font-size: 12px; font-weight: 600; letter-spacing: .14em; text-transform: uppercase; color: var(--brass); }
.partner-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 24px; margin-top: 70px; }
.partner { display: flex; flex-direction: column; gap: 10px; padding: 34px; background: var(--white); border: 1px solid var(--line); transition: border-color .3s, transform .4s var(--ease), box-shadow .4s var(--ease); }
.partner:hover { border-color: var(--brass); transform: translateY(-3px); box-shadow: 0 24px 50px -30px rgba(12,24,48,.3); }
.partner-region { font-size: 11px; font-weight: 600; letter-spacing: .16em; text-transform: uppercase; color: var(--brass); }
.partner strong { font: 400 28px/1.15 var(--serif); }
.partner > span:not(.partner-region):not(.link-arrow) { color: var(--muted); }
.partner .link-arrow { align-self: flex-start; margin-top: auto; }
.checks { list-style: none; padding: 0; margin: 6px 0 18px; display: grid; gap: 0; }
.checks li { position: relative; padding: 10px 0 10px 28px; border-bottom: 1px solid var(--line); font-size: 15px; }
.checks li::before { content: ""; position: absolute; left: 2px; top: 15px; width: 12px; height: 6px; border-left: 1.6px solid var(--brass); border-bottom: 1.6px solid var(--brass); transform: rotate(-45deg); }

/* ---------- Bundesweites Partnernetzwerk ---------- */
.network { background: var(--paper); }
.network-flow h3 { font-size: 27px; }
.network-cta { margin-top: 56px; padding: 28px 32px; background: var(--navy); color: var(--white); display: flex; align-items: center; justify-content: space-between; gap: 24px; flex-wrap: wrap; }
.network-cta p { margin: 0; max-width: 60ch; color: rgba(255,255,255,.85); }
.network-cta strong { color: var(--white); }

/* ---------- Route Ostsee → Hamburg ---------- */
.region-intro { display: grid; grid-template-columns: 1fr 1.1fr; gap: clamp(30px, 6vw, 90px); align-items: center; }
.route svg { width: 100%; height: auto; display: block; box-shadow: 0 30px 60px -40px rgba(12,24,48,.35); }
.map-sea { fill: #d9e2e7; }
.map-land { fill: var(--paper); stroke: rgba(27,51,96,.22); stroke-width: .8; stroke-linejoin: round; }
.map-hh { fill: #ece2d0; stroke: rgba(168,131,79,.6); }
.route .sea { font: italic 400 30px var(--serif); fill: var(--navy); opacity: .45; letter-spacing: .04em; }
.map-region { font: italic 400 17px var(--serif); fill: var(--brass); }
.ctx-dot { fill: var(--muted); opacity: .6; }
.ctx-name { font: 500 11px var(--sans); fill: var(--muted); letter-spacing: .04em; }
.pin-name { paint-order: stroke; stroke: var(--paper); stroke-width: 5px; stroke-linejoin: round; }
.pin-sub { paint-order: stroke; stroke: var(--paper); stroke-width: 4px; }
.map-note { font-size: 11px; color: var(--muted); margin: 10px 0 0; }
.route-line { fill: none; stroke: var(--navy); stroke-width: 1.6; stroke-dasharray: 1; stroke-dashoffset: 1; transition: stroke-dashoffset 2.4s var(--ease) .2s; }
.route.in .route-line { stroke-dashoffset: 0; }
.pin { opacity: 0; transform: translateY(8px); transition: opacity .7s var(--ease) var(--d), transform .7s var(--ease) var(--d); }
.route.in .pin { opacity: 1; transform: none; }
.pin-dot { fill: var(--navy); }
.pin-halo { fill: var(--brass); opacity: .18; transform-box: fill-box; transform-origin: center; animation: halo 2.8s ease-out infinite; }
.pin-name { font: 400 24px var(--serif); fill: var(--ink); }
.pin-sub { font: 600 10.5px var(--sans); letter-spacing: .14em; text-transform: uppercase; fill: var(--muted); }
@keyframes halo { 0% { transform: scale(.6); opacity: .35; } 100% { transform: scale(1.8); opacity: 0; } }
.region.plain.brass { background: var(--brass); }
.region.plain.brass small { color: var(--white); }
.region.plain.brass p { color: rgba(255,255,255,.9); }

/* ---------- Porträt ---------- */
.portrait { display: grid; grid-template-columns: .85fr 1.15fr; gap: clamp(40px, 7vw, 110px); align-items: start; }
.portrait-media { margin: 0; position: sticky; top: 120px; }
.portrait-media { max-width: 400px; justify-self: end; width: 100%; }
/* Bogen-Ausschnitt: Kopf sitzt im Rund, unten etwas Hemd gekürzt, PAS-Logo bleibt sichtbar */
.portrait-media img { width: 100%; aspect-ratio: 320 / 370; object-fit: cover; object-position: 50% 0;
  border-radius: 999px 999px 0 0; box-shadow: 18px 18px 0 var(--sand); }
.agent img.ava { object-position: 50% 0; }
.portrait-media figcaption { font-size: 12px; color: var(--muted); margin-top: 10px; letter-spacing: .08em; }
.portrait h2 { margin: 18px 0; }
.portrait p { color: var(--muted); }
.portrait p.portrait-roles { font-size: 15px; color: var(--ink); border-left: 2px solid var(--brass); padding-left: 16px; line-height: 1.8; }
.quote { margin: 34px 0; font: italic 400 clamp(24px, 2.4vw, 32px)/1.3 var(--serif); color: var(--navy); }
.creds { display: grid; grid-template-columns: 1fr 1fr; gap: 0 30px; margin: 0; border-top: 1px solid var(--line); }
.creds div { padding: 16px 0; border-bottom: 1px solid var(--line); }
.creds dt { font-size: 11px; font-weight: 600; letter-spacing: .16em; text-transform: uppercase; color: var(--brass); }
.creds dd { margin: 4px 0 0; }
.agent img.ava { border-radius: 50%; object-fit: cover; }

/* ---------- Rechtstexte ---------- */
.legal { max-width: 820px; }
.legal h2 { font-size: 28px; margin: 44px 0 14px; }
.legal h3 { font: 600 17px/1.4 var(--sans); margin: 26px 0 8px; }
.form-box { border: 1px solid var(--line); background: var(--white); padding: 24px 28px; }
.todo, .todo-inline { background: #fff4d6; outline: 1px dashed var(--brass); padding: 1px 6px; font: 500 13px/1.6 var(--sans); color: #6b4f1d; font-style: normal; }

/* ---------- Responsive v2 ---------- */
@media (max-width: 1080px) {
  .region-intro, .portrait { grid-template-columns: 1fr; }
  .portrait-media { position: static; max-width: 460px; }
  .flow.light { grid-template-columns: 1fr 1fr; row-gap: 40px; }
  .flow.light::before { display: none; }
}
@media (max-width: 760px) {
  .flow, .flow.light, .partner-grid, .creds { grid-template-columns: 1fr; }
  .search .price-pick { border-right: 0; border-bottom: 1px solid var(--line); }
  .pp-btn { padding: 16px 20px; }
  .pp-pop { width: 100%; }
  .filter-price { width: 100%; }
  .flow::before { display: none; }
  .flow li, .flow li + li { padding: 0 0 34px; }
}
@media (prefers-reduced-motion: reduce) {
  *, *::before, *::after { animation: none !important; transition: none !important; }
  .reveal { opacity: 1; transform: none; }
  .route-line { stroke-dashoffset: 0; }
  .pin { opacity: 1; transform: none; }
}

/* ---------- WordPress-spezifisch ---------- */
.admin-bar .site-header { top: 32px; }
@media (max-width: 782px) { .admin-bar .site-header { top: 46px; } }
.screen-reader-text { position: absolute !important; width: 1px; height: 1px; overflow: hidden; clip: rect(1px,1px,1px,1px); white-space: nowrap; }
.hp-field { position: absolute !important; left: -9999px; width: 1px; height: 1px; overflow: hidden; }
.form-ok { padding: 16px 18px; background: #e8f0e6; border-left: 3px solid #4b7a46; margin-bottom: 20px; }
.form-err { padding: 16px 18px; background: #f6e3df; border-left: 3px solid #9b3a2c; margin-bottom: 20px; }
.card { color: inherit; }
.wp-content-fallback > * { max-width: 68ch; }

/* ---------- Menü: bis 1080 px ausgeschrieben, darüber kompakter ---------- */
@media (max-width: 1320px) and (min-width: 1081px) {
  .nav-links { gap: 20px; font-size: 13.5px; }
  .nav-cta { gap: 12px; }
  .nav-cta .btn { padding: 11px 15px; font-size: 13px; }
  .site-header .logo { height: 40px; }
}

/* ---------- Anfrage-Karte ---------- */
.form-card { background: var(--white); border-top: 3px solid var(--brass); box-shadow: 0 34px 70px -40px rgba(12,24,48,.45); padding: clamp(22px, 3vw, 38px); display: grid; gap: 22px; min-width: 0; }
.fc-object { display: flex; gap: 16px; align-items: center; padding-bottom: 20px; border-bottom: 1px solid var(--line); }
.fc-object img { width: 96px; height: 72px; object-fit: cover; flex: none; }
.fc-object div, .fc-head { display: flex; flex-direction: column; gap: 3px; min-width: 0; }
.fc-kicker { font-size: 11px; font-weight: 700; letter-spacing: .16em; text-transform: uppercase; color: var(--brass); }
.fc-object strong, .fc-head strong { font: 400 26px/1.15 var(--serif); color: var(--ink); }
.fc-meta { font-size: 14px; color: var(--muted); }
.fc-head { padding-bottom: 18px; border-bottom: 1px solid var(--line); }
.form-card .form { gap: 16px 18px; }
.form-card .field label { font-size: 12px; letter-spacing: .08em; text-transform: none; font-weight: 600; color: var(--ink); }
.form-card .field label em { color: var(--brass); font-style: normal; }
.form-card .field label .opt { font-weight: 400; color: var(--muted); margin-left: 4px; }
.form-card .field input, .form-card .field select, .form-card .field textarea {
  border: 1px solid var(--stone); background: var(--paper); padding: 13px 14px; border-radius: 3px; font-size: 15px;
  transition: border-color .2s, background .2s, box-shadow .2s; }
.form-card .field input:hover, .form-card .field textarea:hover { border-color: #cfc5b4; }
.form-card .field input:focus, .form-card .field select:focus, .form-card .field textarea:focus {
  border-color: var(--navy); background: var(--white); box-shadow: 0 0 0 3px rgba(27,51,96,.12); }
.form-card .field textarea { min-height: 110px; }
.intent { border: 0; padding: 0; margin: 0; display: flex; flex-wrap: wrap; gap: 8px; }
.intent legend { font-size: 12px; letter-spacing: .08em; font-weight: 600; margin-bottom: 10px; padding: 0; }
.intent label { position: relative; cursor: pointer; }
.intent input { position: absolute; opacity: 0; inset: 0; margin: 0; cursor: pointer; }
.intent span { display: inline-block; padding: 9px 15px; border: 1px solid var(--stone); border-radius: 40px; font-size: 14px; background: var(--paper); transition: background .2s, border-color .2s, color .2s; }
.intent label:hover span { border-color: var(--navy); }
.intent input:checked + span { background: var(--navy); border-color: var(--navy); color: var(--white); }
.intent input:focus-visible + span { box-shadow: 0 0 0 3px rgba(27,51,96,.25); }
.btn-block { width: 100%; padding-block: 17px; font-size: 15px; }
.form-card .consent { font-size: 12.5px; margin: 0; }
.fc-agent { display: flex; gap: 14px; align-items: center; padding-top: 20px; border-top: 1px solid var(--line); }
.fc-agent img { width: 44px; height: 44px; border-radius: 50%; object-fit: cover; flex: none; }
.fc-agent p { margin: 0; font-size: 13.5px; color: var(--muted); line-height: 1.55; }
.fc-agent strong { color: var(--ink); }
.fc-agent a { color: var(--navy); font-weight: 600; }
.inquiry-intro .checks { margin-top: 26px; }
.contact-grid { align-items: start; }
@media (max-width: 760px) {
  .form-card .form { grid-template-columns: 1fr; }
  .fc-object strong, .fc-head strong { font-size: 22px; }
}