@import "tailwindcss";

:root {
  --ink: #102f2a; --ink-2: #183d36; --navy: #173852; --terracotta: #b85f3a; --terracotta-dark: #964724;
  --cream: #f8f5ef; --cream-2: #eee9df; --mist: #edf2f3; --muted: #5d6d69; --line: rgba(16,47,42,.13);
  --white: #fff; --shadow: 0 24px 70px rgba(17,45,39,.12); --serif: Georgia,"Times New Roman",serif; --sans: Arial,Helvetica,sans-serif;
}
* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body { margin: 0; background: var(--white); color: var(--ink); font-family: var(--sans); -webkit-font-smoothing: antialiased; }
a { color: inherit; text-decoration: none; }
button,input,textarea,select { font: inherit; }
button,a { -webkit-tap-highlight-color: transparent; }
.shell { width: min(1380px,calc(100% - 96px)); margin-inline: auto; }
.skip-link { position: fixed; left: 18px; top: -60px; z-index: 1000; background: var(--ink); color: white; padding: 12px 18px; border-radius: 8px; }
.skip-link:focus { top: 18px; }

.utility-bar { background: #fbfaf7; border-bottom: 1px solid var(--line); font-size: 13px; }
.utility-inner { min-height: 34px; display: flex; align-items: center; justify-content: flex-end; gap: 18px; }
.utility-inner a { display: inline-flex; align-items: center; gap: 7px; color: #314741; transition: color .2s ease; }
.utility-inner a:hover { color: var(--terracotta); }
.utility-separator { width: 1px; height: 15px; background: var(--line); }
.site-header { height: 86px; background: rgba(255,255,255,.96); border-bottom: 1px solid var(--line); position: sticky; top: 0; z-index: 50; backdrop-filter: blur(16px); }
.nav-wrap { height: 100%; display: flex; align-items: center; justify-content: space-between; }
.brand { display: inline-flex; align-items: center; gap: 13px; }
.brand-mark { width: 43px; height: 43px; display: grid; place-items: center; color: var(--ink); border: 1px solid var(--line); border-radius: 50%; }
.brand strong { display: block; font-family: var(--serif); font-size: clamp(20px,2vw,28px); letter-spacing: .12em; font-weight: 500; line-height: 1; }
.brand small { display: block; margin-top: 6px; font-size: 10px; letter-spacing: .19em; }
.nav-links { display: flex; align-items: center; gap: clamp(24px,3.7vw,58px); font-size: 15px; font-weight: 600; }
.nav-links a { position: relative; padding-block: 12px; }
.nav-links a:not(.nav-contact)::after { content: ""; position: absolute; left: 0; right: 100%; bottom: 4px; height: 2px; background: var(--terracotta); transition: right .25s ease; }
.nav-links a:hover::after { right: 0; }
.nav-contact { color: var(--terracotta); }
.menu-button { display: none; width: 44px; height: 44px; border: 1px solid var(--line); background: white; color: var(--ink); border-radius: 50%; align-items: center; justify-content: center; }

.hero { min-height: 590px; display: grid; grid-template-columns: 41% 59%; background: var(--cream); }
.hero-copy { padding: 82px clamp(44px,8vw,132px); padding-right: 56px; display: flex; flex-direction: column; justify-content: center; }
.eyebrow { margin: 0 0 16px; color: var(--terracotta); font-size: 12px; font-weight: 800; letter-spacing: .16em; text-transform: uppercase; }
.hero h1 { margin: 0; font-family: var(--serif); font-size: clamp(55px,5.15vw,83px); font-weight: 400; line-height: 1.01; letter-spacing: -.035em; }
.hero h1 em { color: var(--terracotta); font-style: normal; }
.accent-line { width: 50px; height: 2px; margin: 28px 0 24px; background: var(--terracotta); }
.hero-lead { margin: 0; color: #384d48; font-size: clamp(18px,1.4vw,22px); line-height: 1.55; }
.hero-actions { display: flex; flex-wrap: wrap; gap: 14px; margin-top: 34px; }
.button { min-height: 53px; display: inline-flex; align-items: center; justify-content: center; gap: 14px; padding: 0 23px; border-radius: 5px; font-weight: 700; transition: transform .2s ease,background .2s ease,color .2s ease,box-shadow .2s ease; }
.button:hover { transform: translateY(-2px); }
.button-primary { background: var(--ink); color: white; box-shadow: 0 13px 30px rgba(16,47,42,.18); }
.button-primary:hover { background: #0a2520; box-shadow: 0 16px 36px rgba(16,47,42,.23); }
.button-outline { border: 1px solid rgba(184,95,58,.7); color: var(--terracotta-dark); background: rgba(255,255,255,.46); }
.button-outline:hover { background: white; }
.hero-visual { position: relative; min-height: 590px; background-image: linear-gradient(90deg,rgba(16,47,42,.08),transparent 22%),url('/heimathafen-immobilien/hero.webp'),linear-gradient(135deg,#c9d8d2,#edf0e8); background-size: cover; background-position: center; }
.hero-badge { position: absolute; right: 28px; bottom: 28px; max-width: 230px; display: flex; align-items: center; gap: 12px; padding: 15px 17px; border: 1px solid rgba(255,255,255,.75); border-radius: 10px; background: rgba(255,255,255,.88); box-shadow: 0 12px 36px rgba(10,41,35,.14); backdrop-filter: blur(12px); }
.hero-badge svg { color: var(--terracotta); flex: 0 0 auto; }
.hero-badge span { display: grid; gap: 2px; font-size: 12px; color: #4f625e; }
.hero-badge strong { color: var(--ink); font-size: 14px; }

.quick-wrap { position: relative; z-index: 3; margin-top: -44px; }
.quick-panel { background: white; border: 1px solid rgba(16,47,42,.1); border-radius: 14px; padding: 24px 28px 22px; box-shadow: var(--shadow); }
.quick-heading { display: flex; align-items: baseline; justify-content: space-between; gap: 30px; margin-bottom: 16px; }
.quick-heading .eyebrow { margin: 0; }
.quick-heading h2 { margin: 0; font-family: var(--serif); font-size: 25px; font-weight: 500; }
.quick-grid { display: grid; grid-template-columns: repeat(4,1fr); }
.quick-item { min-width: 0; display: grid; grid-template-columns: 48px 1fr auto; align-items: center; gap: 13px; padding: 13px 20px; border: 0; border-right: 1px solid var(--line); background: transparent; color: var(--ink); cursor: pointer; text-align: left; }
.quick-item:nth-child(4) { border-right: 0; }
.quick-item:hover,.quick-item.active { background: var(--cream); }
.quick-icon { width: 44px; height: 44px; display: grid; place-items: center; border-radius: 50%; background: var(--mist); color: var(--navy); }
.quick-item.active .quick-icon { background: var(--ink); color: white; }
.quick-item strong,.quick-item small { display: block; }
.quick-item strong { font-family: var(--serif); font-size: 19px; font-weight: 500; }
.quick-item small { margin-top: 4px; color: var(--muted); font-size: 12px; }
.quick-cta { display: none; align-items: center; justify-content: center; gap: 10px; min-height: 47px; margin-top: 15px; background: var(--ink); color: white; border-radius: 5px; font-weight: 700; }

.section { padding: 108px 0; }
.services-section { background: linear-gradient(180deg,white,#fbfaf7); }
.section-heading { max-width: 700px; margin-bottom: 44px; }
.section-heading.centered { margin-inline: auto; text-align: center; }
.section-heading h2 { margin: 0; font-family: var(--serif); font-size: clamp(40px,4vw,58px); font-weight: 400; letter-spacing: -.025em; }
.section-heading > p:not(.eyebrow) { margin: 18px 0 0; color: var(--muted); font-size: 17px; line-height: 1.75; }
.service-grid { display: grid; grid-template-columns: repeat(3,1fr); gap: 24px; }
.service-card { overflow: hidden; background: white; border: 1px solid var(--line); border-radius: 10px; box-shadow: 0 14px 35px rgba(16,47,42,.06); transition: transform .25s ease,box-shadow .25s ease; }
.service-card:hover { transform: translateY(-5px); box-shadow: 0 22px 45px rgba(16,47,42,.11); }
.service-image { position: relative; height: 175px; background-size: cover; background-position: center; }
.service-image-1 { background-color: #e6ddd0; }
.service-image-2 { background-color: #dbe5e1; }
.service-image-3 { background-color: #e7e8e4; }
.service-icon { position: absolute; left: 22px; bottom: -23px; width: 48px; height: 48px; display: grid; place-items: center; border-radius: 50%; background: var(--ink); color: white; border: 5px solid white; box-sizing: content-box; }
.service-body { padding: 38px 24px 25px; }
.service-body h3 { margin: 0; font-family: var(--serif); font-weight: 500; font-size: 25px; }
.mini-line { display: block; width: 35px; height: 2px; margin: 15px 0; background: var(--terracotta); }
.service-body p { min-height: 73px; margin: 0; color: var(--muted); font-size: 14px; line-height: 1.7; }
.service-body a { display: inline-flex; align-items: center; gap: 8px; margin-top: 19px; font-size: 13px; font-weight: 800; }
.service-body a:hover { color: var(--terracotta); }
.trust-strip { display: grid; grid-template-columns: repeat(4,1fr); margin-top: 28px; padding: 21px 14px; background: var(--cream); border: 1px solid var(--line); border-radius: 10px; }
.trust-strip > div { display: flex; align-items: center; justify-content: center; gap: 14px; padding: 5px 22px; border-right: 1px solid var(--line); }
.trust-strip > div:last-child { border-right: 0; }
.trust-strip svg { color: var(--navy); }
.trust-strip span,.trust-strip strong,.trust-strip small { display: block; }
.trust-strip strong { font-family: var(--serif); font-size: 22px; font-weight: 500; }
.trust-strip small { margin-top: 2px; color: var(--muted); font-size: 11px; }
.heading-row { display: flex; align-items: flex-end; justify-content: space-between; gap: 40px; }
.heading-row .section-heading { margin-bottom: 40px; }
.filter-tabs { display: flex; gap: 7px; margin-bottom: 44px; padding: 5px; border: 1px solid var(--line); border-radius: 999px; background: var(--cream); }
.filter-tabs button { min-width: 76px; padding: 9px 16px; border: 0; border-radius: 999px; background: transparent; color: var(--ink); cursor: pointer; font-size: 13px; font-weight: 700; }
.filter-tabs button.active { background: var(--ink); color: white; }
.property-section { background: white; }
.property-grid { display: grid; grid-template-columns: repeat(3,1fr); gap: 24px; }
.property-card { overflow: hidden; border: 1px solid var(--line); border-radius: 11px; background: white; box-shadow: 0 15px 40px rgba(16,47,42,.07); transition: transform .25s ease,box-shadow .25s ease; }
.property-card:hover { transform: translateY(-5px); box-shadow: 0 23px 50px rgba(16,47,42,.12); }
.property-image { position: relative; height: 255px; background-size: cover; background-position: center; }
.property-image::after { content: ""; position: absolute; inset: 50% 0 0; background: linear-gradient(transparent,rgba(5,30,25,.2)); pointer-events: none; }
.property-image > button { position: absolute; z-index: 2; right: 17px; top: 17px; width: 39px; height: 39px; display: grid; place-items: center; border: 0; border-radius: 50%; background: rgba(255,255,255,.9); color: var(--ink); cursor: pointer; }
.property-image > button:hover { color: var(--terracotta); }
.property-badge { position: absolute; z-index: 2; left: 17px; top: 17px; padding: 7px 11px; border-radius: 4px; background: var(--terracotta); color: white; font-size: 10px; font-weight: 800; letter-spacing: .09em; text-transform: uppercase; }
.property-body { padding: 22px 22px 20px; }
.property-location { display: flex; align-items: center; gap: 6px; margin: 0 0 10px; color: var(--terracotta); font-size: 12px; font-weight: 700; }
.property-body h3 { min-height: 58px; margin: 0; font-family: var(--serif); font-size: 24px; font-weight: 500; line-height: 1.2; }
.property-meta { display: flex; flex-wrap: wrap; gap: 13px; margin-top: 18px; padding: 14px 0; border-top: 1px solid var(--line); border-bottom: 1px solid var(--line); color: var(--muted); font-size: 11px; }
.property-meta span { display: inline-flex; align-items: center; gap: 5px; }
.property-bottom { display: flex; align-items: center; justify-content: space-between; margin-top: 17px; }
.property-bottom strong { font-family: var(--serif); font-size: 21px; font-weight: 500; }
.property-bottom a { display: inline-flex; align-items: center; gap: 6px; color: var(--terracotta); font-size: 12px; font-weight: 800; }
.center-action { display: flex; justify-content: center; margin-top: 38px; }
.text-link { display: inline-flex; align-items: center; gap: 9px; color: var(--ink); font-size: 14px; font-weight: 800; border-bottom: 1px solid var(--ink); padding-bottom: 5px; }
.text-link:hover { color: var(--terracotta); border-color: var(--terracotta); }

.valuation-section { min-height: 680px; display: grid; grid-template-columns: 54% 46%; background: var(--cream); }
.valuation-image { min-height: 680px; background: linear-gradient(90deg,transparent 68%,rgba(248,245,239,.35)),url('/heimathafen-immobilien/service-living.webp') center/cover; }
.valuation-content { max-width: 680px; padding: 92px clamp(45px,7vw,120px); display: flex; flex-direction: column; justify-content: center; }
.valuation-content h2,.management-copy h2,.region-copy h2,.contact-copy h2 { margin: 0; font-family: var(--serif); font-size: clamp(42px,4vw,62px); font-weight: 400; line-height: 1.08; letter-spacing: -.028em; }
.valuation-content > p:not(.eyebrow),.management-copy > p:not(.eyebrow),.region-copy > p:not(.eyebrow),.contact-copy > p:not(.eyebrow) { margin: 24px 0 0; color: var(--muted); font-size: 16px; line-height: 1.8; }
.check-list { display: grid; gap: 14px; margin: 27px 0 32px; padding: 0; list-style: none; }
.check-list li { display: flex; align-items: center; gap: 11px; font-size: 14px; font-weight: 700; }
.check-list svg { color: var(--terracotta); }
.button-terracotta { align-self: flex-start; border: 0; background: var(--terracotta); color: white; box-shadow: 0 14px 30px rgba(184,95,58,.23); cursor: pointer; }
.button-terracotta:hover { background: var(--terracotta-dark); }

.management-section { background: var(--ink); color: white; overflow: hidden; }
.management-grid { display: grid; grid-template-columns: .93fr 1.07fr; align-items: center; gap: clamp(50px,8vw,118px); }
.management-copy h2 { max-width: 680px; }
.management-copy > p:not(.eyebrow) { color: rgba(255,255,255,.67); }
.benefit-list { display: grid; gap: 21px; margin: 31px 0; }
.benefit-list > div { display: grid; grid-template-columns: 48px 1fr; gap: 15px; align-items: start; }
.benefit-list > div > span { width: 46px; height: 46px; display: grid; place-items: center; border: 1px solid rgba(255,255,255,.18); border-radius: 50%; color: #dd9c7d; }
.benefit-list p { margin: 0; color: rgba(255,255,255,.63); font-size: 13px; line-height: 1.65; }
.benefit-list strong { display: block; margin-bottom: 4px; color: white; font-size: 15px; }
.management-copy .text-link { color: white; border-color: rgba(255,255,255,.5); }
.portal-card { position: relative; padding: 28px; border: 1px solid rgba(255,255,255,.18); border-radius: 14px; background: linear-gradient(145deg,#fff,#f3f4f0); color: var(--ink); box-shadow: 0 30px 80px rgba(0,0,0,.28); transform: rotate(1deg); }
.portal-card::before { content: ""; position: absolute; inset: 24px -28px -28px 28px; z-index: -1; border-radius: 14px; border: 1px solid rgba(255,255,255,.1); background: rgba(255,255,255,.04); }
.portal-head { display: flex; align-items: center; justify-content: space-between; padding-bottom: 18px; border-bottom: 1px solid var(--line); }
.portal-head span { display: inline-flex; align-items: center; gap: 8px; font-weight: 800; }
.portal-head small { padding: 6px 9px; border-radius: 4px; background: var(--mist); color: var(--muted); }
.portal-welcome { padding: 25px 0 18px; }
.portal-welcome p { margin: 0 0 5px; color: var(--muted); font-size: 12px; }
.portal-welcome strong { font-family: var(--serif); font-size: 24px; font-weight: 500; }
.portal-stats { display: grid; grid-template-columns: 1fr 1fr; gap: 12px; }
.portal-stats > div { padding: 17px; border: 1px solid var(--line); border-radius: 8px; background: white; }
.portal-stats span,.portal-stats strong,.portal-stats small { display: block; }
.portal-stats span { color: var(--muted); font-size: 11px; }
.portal-stats strong { margin: 9px 0 3px; font-family: var(--serif); font-size: 30px; font-weight: 500; }
.portal-stats small { color: var(--terracotta); font-size: 10px; }
.portal-list { margin-top: 12px; border: 1px solid var(--line); border-radius: 8px; background: white; }
.portal-list > div { min-height: 49px; display: flex; align-items: center; justify-content: space-between; gap: 15px; padding: 0 15px; border-bottom: 1px solid var(--line); font-size: 11px; }
.portal-list > div:last-child { border-bottom: 0; }
.portal-list span { display: flex; align-items: center; gap: 9px; }
.portal-list small { color: var(--muted); }
.portal-card > a { display: inline-flex; align-items: center; gap: 8px; margin-top: 19px; color: var(--terracotta); font-size: 12px; font-weight: 800; }

.region-section { padding: 110px 0; background: #fbfaf7; }
.region-grid { display: grid; grid-template-columns: 1.05fr .95fr; align-items: center; gap: clamp(55px,8vw,120px); }
.region-photo { position: relative; min-height: 540px; background: linear-gradient(0deg,rgba(16,47,42,.18),transparent 45%),url('/heimathafen-immobilien/service-building.webp') center/cover; border-radius: 8px; box-shadow: var(--shadow); }
.region-photo::after { content: ""; position: absolute; inset: 25px -25px -25px 25px; z-index: -1; border: 1px solid #c7baaa; border-radius: 8px; }
.region-label { position: absolute; left: 24px; bottom: 24px; display: flex; align-items: center; gap: 8px; padding: 12px 15px; border-radius: 5px; background: rgba(255,255,255,.9); color: var(--ink); font-size: 12px; font-weight: 800; backdrop-filter: blur(10px); }
.region-copy blockquote { position: relative; margin: 32px 0 23px; padding: 23px 0 23px 28px; border-left: 2px solid var(--terracotta); color: var(--ink); font-family: var(--serif); font-size: 23px; line-height: 1.45; }
.region-copy blockquote svg { position: absolute; right: 0; top: 0; color: rgba(184,95,58,.2); }
.region-signature { display: grid; gap: 4px; }
.region-signature strong { font-family: var(--serif); font-size: 18px; font-weight: 500; }
.region-signature span { color: var(--muted); font-size: 11px; }

.process-section { background: white; }
.process-grid { display: grid; grid-template-columns: repeat(3,1fr); border-top: 1px solid var(--line); border-bottom: 1px solid var(--line); }
.process-grid article { position: relative; padding: 44px 40px 46px; border-right: 1px solid var(--line); }
.process-grid article:last-child { border-right: 0; }
.step-number { position: absolute; right: 28px; top: 28px; color: rgba(16,47,42,.09); font-family: var(--serif); font-size: 55px; }
.step-icon { width: 50px; height: 50px; display: grid; place-items: center; border-radius: 50%; background: var(--cream); color: var(--terracotta); }
.process-grid h3 { margin: 24px 0 12px; font-family: var(--serif); font-size: 26px; font-weight: 500; }
.process-grid p { margin: 0; color: var(--muted); font-size: 13px; line-height: 1.75; }

.testimonial-section { padding: 78px 0; background: var(--cream); text-align: center; }
.testimonial-inner { max-width: 930px; }
.quote-mark { width: 54px; height: 54px; display: grid; place-items: center; margin: 0 auto 22px; color: var(--terracotta); border: 1px solid rgba(184,95,58,.25); border-radius: 50%; }
.testimonial-inner blockquote { margin: 0; font-family: var(--serif); font-size: clamp(29px,3.2vw,45px); font-weight: 400; line-height: 1.35; }
.testimonial-person { display: flex; align-items: center; justify-content: center; gap: 12px; margin-top: 27px; }
.testimonial-person > span { width: 43px; height: 43px; display: grid; place-items: center; border-radius: 50%; background: var(--ink); color: white; font-size: 12px; }
.testimonial-person p,.testimonial-person strong,.testimonial-person small { display: block; margin: 0; text-align: left; }
.testimonial-person strong { font-size: 13px; }
.testimonial-person small { margin-top: 4px; color: var(--muted); font-size: 10px; }

.faq-section { background: white; }
.faq-grid { display: grid; grid-template-columns: .76fr 1.24fr; gap: clamp(55px,8vw,120px); }
.faq-grid .section-heading { margin: 0; }
.faq-grid .text-link { margin-top: 30px; }
.faq-list { border-top: 1px solid var(--line); }
.faq-list details { border-bottom: 1px solid var(--line); }
.faq-list summary { min-height: 76px; display: flex; align-items: center; justify-content: space-between; gap: 20px; list-style: none; cursor: pointer; font-family: var(--serif); font-size: 21px; }
.faq-list summary::-webkit-details-marker { display: none; }
.faq-list summary span { color: var(--terracotta); font-family: var(--sans); font-size: 25px; font-weight: 300; transition: transform .2s ease; }
.faq-list details[open] summary span { transform: rotate(45deg); }
.faq-list details p { margin: -3px 45px 23px 0; color: var(--muted); font-size: 13px; line-height: 1.75; }

.contact-section { padding: 105px 0; background: var(--navy); color: white; }
.contact-grid { display: grid; grid-template-columns: .85fr 1.15fr; gap: clamp(50px,8vw,120px); align-items: start; }
.eyebrow.light { color: #e7a88b; }
.contact-copy > p:not(.eyebrow) { color: rgba(255,255,255,.68); }
.contact-details { display: grid; gap: 16px; margin-top: 33px; }
.contact-details > * { display: flex; align-items: center; gap: 13px; }
.contact-details > * > span { width: 42px; height: 42px; display: grid; place-items: center; border: 1px solid rgba(255,255,255,.2); border-radius: 50%; color: #e7a88b; }
.contact-details p,.contact-details small,.contact-details strong { display: block; margin: 0; }
.contact-details small { color: rgba(255,255,255,.5); font-size: 10px; }
.contact-details strong { margin-top: 4px; font-size: 13px; }
.contact-form { min-height: 540px; padding: 34px; border-radius: 10px; background: white; color: var(--ink); box-shadow: 0 24px 60px rgba(0,0,0,.18); }
.form-row { display: grid; grid-template-columns: 1fr 1fr; gap: 15px; }
.contact-form label { display: grid; gap: 8px; margin-bottom: 16px; color: var(--ink); font-size: 11px; font-weight: 800; }
.contact-form input,.contact-form select,.contact-form textarea { width: 100%; border: 1px solid rgba(16,47,42,.17); border-radius: 5px; outline: 0; background: #fbfaf7; color: var(--ink); padding: 13px 14px; font-size: 14px; font-weight: 400; transition: border .2s ease,box-shadow .2s ease; }
.contact-form input:focus,.contact-form select:focus,.contact-form textarea:focus { border-color: var(--terracotta); box-shadow: 0 0 0 3px rgba(184,95,58,.11); }
.contact-form textarea { resize: vertical; }
.contact-form .checkbox { display: grid; grid-template-columns: 17px 1fr; align-items: start; gap: 10px; color: var(--muted); font-size: 10px; font-weight: 400; line-height: 1.55; }
.contact-form .checkbox input { width: 16px; height: 16px; margin: 0; accent-color: var(--terracotta); }
.submit-button { width: 100%; }
.form-success { min-height: 470px; display: flex; flex-direction: column; align-items: center; justify-content: center; text-align: center; }
.form-success svg { color: var(--terracotta); }
.form-success h3 { margin: 20px 0 8px; font-family: var(--serif); font-size: 35px; font-weight: 500; }
.form-success p { max-width: 380px; margin: 0; color: var(--muted); line-height: 1.7; }
.form-success button { margin-top: 22px; border: 0; background: none; color: var(--terracotta); font-weight: 800; cursor: pointer; }

.footer { padding: 70px 0 26px; background: #0b2521; color: white; }
.footer-grid { display: grid; grid-template-columns: 1.7fr 1fr 1fr 1fr; gap: 50px; }
.footer-brand .brand-mark { border-color: rgba(255,255,255,.2); }
.footer-brand strong { font-size: 21px; }
.footer-grid > div > p { max-width: 320px; margin: 22px 0 0; color: rgba(255,255,255,.5); font-size: 12px; line-height: 1.7; }
.footer-grid h3 { margin: 0 0 20px; color: #e6a184; font-size: 11px; letter-spacing: .14em; text-transform: uppercase; }
.footer-grid > div > a:not(.brand) { display: block; margin: 12px 0; color: rgba(255,255,255,.68); font-size: 12px; }
.footer-grid > div > a:hover { color: white; }
.socials { display: flex; gap: 9px; }
.socials a { width: 40px; height: 40px; display: grid; place-items: center; border: 1px solid rgba(255,255,255,.2); border-radius: 50%; color: rgba(255,255,255,.75); }
.socials a:hover { border-color: #e6a184; color: #e6a184; }
.footer-bottom { display: flex; align-items: center; justify-content: space-between; gap: 20px; margin-top: 55px; padding-top: 23px; border-top: 1px solid rgba(255,255,255,.1); color: rgba(255,255,255,.4); font-size: 10px; }
.footer-bottom span:last-child { display: flex; gap: 23px; }

@media (max-width: 1100px) {
  .shell { width: min(100% - 48px,980px); }
  .hero { grid-template-columns: 48% 52%; }
  .hero-copy { padding: 64px 36px; }
  .hero h1 { font-size: 59px; }
  .quick-item { padding-inline: 12px; grid-template-columns: 42px 1fr auto; }
  .quick-icon { width: 40px; height: 40px; }
  .quick-item small { display: none; }
  .trust-strip { grid-template-columns: repeat(2,1fr); gap: 20px 0; }
  .trust-strip > div:nth-child(2) { border-right: 0; }
  .property-image { height: 220px; }
  .property-body h3 { font-size: 21px; }
  .valuation-section { grid-template-columns: 50% 50%; }
  .valuation-content { padding: 76px 42px; }
  .management-grid { gap: 55px; }
  .region-grid { gap: 65px; }
  .footer-grid { grid-template-columns: 1.5fr 1fr 1fr; }
  .footer-grid > div:last-child { display: none; }
}
@media (max-width: 820px) {
  .shell { width: min(100% - 34px,720px); }
  .utility-inner { justify-content: center; }
  .utility-inner a:nth-of-type(1),.utility-inner .utility-separator:first-of-type { display: none; }
  .site-header { height: 74px; }
  .brand strong { font-size: 21px; }
  .brand small { font-size: 8px; }
  .brand-mark { width: 38px; height: 38px; }
  .menu-button { display: inline-flex; }
  .nav-links { display: none; position: absolute; top: 74px; left: 0; right: 0; padding: 20px 24px 28px; flex-direction: column; align-items: stretch; gap: 0; background: white; border-bottom: 1px solid var(--line); box-shadow: 0 22px 35px rgba(10,37,32,.12); }
  .nav-links.is-open { display: flex; }
  .nav-links a { padding: 14px 2px; border-bottom: 1px solid var(--line); }
  .hero { min-height: auto; grid-template-columns: 1fr; }
  .hero-copy { padding: 64px max(24px,6vw) 56px; }
  .hero h1 { font-size: clamp(50px,13vw,72px); }
  .hero-visual { min-height: 440px; }
  .quick-wrap { margin-top: -28px; }
  .quick-heading { display: block; }
  .quick-heading .eyebrow { margin-bottom: 8px; }
  .quick-grid { grid-template-columns: repeat(2,1fr); gap: 8px; }
  .quick-item { border: 1px solid var(--line) !important; border-radius: 8px; }
  .quick-cta { display: flex; }
  .service-grid { grid-template-columns: 1fr; }
  .service-card { display: grid; grid-template-columns: 42% 58%; }
  .service-image { height: 100%; min-height: 255px; }
  .service-body { padding: 35px 25px; }
  .service-icon { left: auto; right: -26px; bottom: 22px; }
  .heading-row { display: block; }
  .filter-tabs { width: max-content; margin-top: -18px; }
  .property-grid { grid-template-columns: repeat(2,1fr); }
  .property-grid .property-card:last-child { grid-column: 1 / -1; max-width: calc(50% - 12px); }
  .valuation-section { grid-template-columns: 1fr; }
  .valuation-image { min-height: 440px; }
  .valuation-content { max-width: none; padding: 76px max(24px,6vw); }
  .management-grid,.region-grid,.faq-grid,.contact-grid { grid-template-columns: 1fr; }
  .portal-card { transform: none; }
  .region-section { padding: 90px 0; }
  .region-photo { min-height: 460px; }
  .region-copy { padding-top: 25px; }
  .process-grid { grid-template-columns: 1fr; }
  .process-grid article { border-right: 0; border-bottom: 1px solid var(--line); }
  .process-grid article:last-child { border-bottom: 0; }
  .faq-grid { gap: 50px; }
  .contact-grid { gap: 55px; }
  .footer-grid { grid-template-columns: 1.5fr 1fr; }
  .footer-grid > div:last-child { display: block; }
}
@media (max-width: 560px) {
  .shell { width: min(100% - 28px,520px); }
  .utility-inner { gap: 12px; font-size: 11px; }
  .utility-separator { display: none; }
  .brand { gap: 9px; }
  .brand-mark { width: 34px; height: 34px; }
  .brand-mark svg { width: 24px; }
  .brand strong { font-size: 17px; }
  .brand small { font-size: 6.5px; margin-top: 4px; }
  .hero-copy { padding-top: 48px; }
  .hero h1 { font-size: 49px; }
  .hero-lead { font-size: 17px; }
  .hero-actions { flex-direction: column; }
  .button { width: 100%; }
  .hero-visual { min-height: 340px; }
  .hero-badge { left: 18px; right: 18px; bottom: 18px; max-width: none; }
  .quick-panel { padding: 21px 15px 16px; }
  .quick-heading h2 { font-size: 22px; }
  .quick-grid { grid-template-columns: 1fr; }
  .quick-item { grid-template-columns: 44px 1fr auto; }
  .quick-item small { display: block; }
  .section { padding: 80px 0; }
  .section-heading h2 { font-size: 42px; }
  .service-card { display: block; }
  .service-image { min-height: 205px; }
  .service-icon { left: 20px; right: auto; bottom: -23px; }
  .trust-strip { grid-template-columns: 1fr 1fr; padding: 15px 6px; }
  .trust-strip > div { justify-content: flex-start; padding: 8px 10px; gap: 10px; }
  .trust-strip strong { font-size: 18px; }
  .heading-row .section-heading { margin-bottom: 28px; }
  .filter-tabs { margin: 0 0 25px; }
  .filter-tabs button { min-width: 65px; padding-inline: 12px; }
  .property-grid { grid-template-columns: 1fr; }
  .property-grid .property-card:last-child { grid-column: auto; max-width: none; }
  .property-image { height: 235px; }
  .valuation-image { min-height: 340px; }
  .valuation-content { padding-block: 65px; }
  .valuation-content h2,.management-copy h2,.region-copy h2,.contact-copy h2 { font-size: 42px; }
  .button-terracotta { width: 100%; }
  .management-grid { gap: 45px; }
  .benefit-list > div { grid-template-columns: 43px 1fr; }
  .benefit-list > div > span { width: 41px; height: 41px; }
  .portal-card { padding: 19px; }
  .portal-card::before { display: none; }
  .portal-stats { grid-template-columns: 1fr; }
  .region-photo { min-height: 360px; }
  .region-photo::after { display: none; }
  .region-copy blockquote { font-size: 20px; }
  .process-grid article { padding: 35px 24px; }
  .testimonial-section { padding: 66px 0; }
  .testimonial-inner blockquote { font-size: 29px; }
  .faq-list summary { min-height: 70px; font-size: 18px; }
  .form-row { grid-template-columns: 1fr; gap: 0; }
  .contact-form { min-height: 0; padding: 23px 18px; }
  .contact-details strong { font-size: 11px; }
  .footer-grid { grid-template-columns: 1fr; gap: 38px; }
  .footer-grid > div:last-child { display: block; }
  .footer-bottom { align-items: flex-start; flex-direction: column; }
}
@media (prefers-reduced-motion: reduce) { *,*::before,*::after { scroll-behavior: auto !important; transition: none !important; } }