/* ============ MV Immobilien – Design System v2 ============ */
:root{
  --bordeaux:#8B2E38; --bordeaux-dark:#741f28; --gold:#B08D4F; --gold-soft:#c9a76a;
  --cream:#FBFAF8; --sand:#F1EBE2; --ink:#17130F; --dark:#1c1613; --white:#fff;
  --muted:#17130Fad; --line:#17130F14; --line-gold:#B08D4F55;
  --serif:'Fraunces',Georgia,serif; --sans:'Manrope','Helvetica Neue',Arial,sans-serif;
  --maxw:1200px; --radius:12px;
  --shadow:0 34px 80px -38px #17130F5c; --shadow-sm:0 16px 40px -20px #17130F42;
}
*{margin:0;padding:0;box-sizing:border-box}
html{scroll-behavior:smooth}
body{font-family:var(--sans);color:var(--ink);background:var(--cream);line-height:1.62;font-size:17px;-webkit-font-smoothing:antialiased;overflow-x:hidden}
img{max-width:100%;display:block}
a{color:inherit;text-decoration:none}
h1,h2,h3,h4{font-family:var(--serif);font-weight:600;line-height:1.06;letter-spacing:-0.018em;color:var(--ink)}
h1{font-size:clamp(2.6rem,5.6vw,4.6rem)}
h2{font-size:clamp(1.95rem,3.9vw,3.1rem)}
h3{font-size:clamp(1.22rem,2vw,1.55rem)}
p{max-width:64ch}
.wrap{max-width:var(--maxw);margin:0 auto;padding:0 24px}
.section{padding:clamp(66px,9vw,128px) 0}
.section--sand{background:var(--sand)}
.section--white{background:var(--white)}
.section--dark{background:var(--dark);color:#fff}
.section--dark h1,.section--dark h2,.section--dark h3{color:#fff}

/* reveal (graceful: hidden only when JS on) */
.js .reveal{opacity:0;transform:translateY(26px)}
.js .reveal.in{opacity:1;transform:none;transition:opacity .8s cubic-bezier(.22,1,.36,1),transform .8s cubic-bezier(.22,1,.36,1)}
@media(prefers-reduced-motion:reduce){.js .reveal{opacity:1;transform:none}}

/* kicker / editorial index */
.kicker{display:inline-flex;align-items:center;gap:13px;font-size:.76rem;font-weight:700;letter-spacing:.2em;text-transform:uppercase;color:var(--bordeaux);margin-bottom:22px}
.kicker .idx{font-family:var(--serif);font-size:1.05rem;font-weight:600;letter-spacing:0;color:var(--gold);font-feature-settings:"tnum"}
.kicker::before{content:"";width:30px;height:1px;background:var(--gold)}
.kicker.center{justify-content:center}
.kicker.light{color:var(--gold-soft)}.kicker.light .idx{color:#fff}
.lead{font-size:clamp(1.1rem,1.5vw,1.3rem);color:var(--muted);line-height:1.66;max-width:58ch}
.section--dark .lead{color:#ffffffbf}

.sec-head{max-width:700px;margin-bottom:clamp(42px,5vw,64px)}
.sec-head.center{margin-left:auto;margin-right:auto;text-align:center}
.sec-head .lead{margin-top:18px}

/* buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:11px;font-family:var(--sans);font-weight:600;font-size:.95rem;letter-spacing:.01em;padding:16px 32px;border-radius:3px;border:1px solid transparent;cursor:pointer;transition:.25s ease;white-space:nowrap}
.btn--primary{background:var(--bordeaux);color:#fff;box-shadow:0 14px 30px -14px #8B2E38a6}
.btn--primary:hover{background:var(--bordeaux-dark);transform:translateY(-2px);box-shadow:0 18px 38px -14px #8B2E38b6}
.btn--light{background:#fff;color:var(--ink)}
.btn--light:hover{transform:translateY(-2px);box-shadow:var(--shadow-sm)}
.btn--outline{background:transparent;color:var(--ink);border-color:#17130F33}
.btn--outline:hover{border-color:var(--bordeaux);color:var(--bordeaux)}
.btn--line-light{background:transparent;color:#fff;border-color:#ffffff55}
.btn--line-light:hover{background:#ffffff14;border-color:#fff}
.btn--ghost{padding:0;color:var(--bordeaux);border-bottom:1px solid #8B2E3855;border-radius:0}
.hero-img .btn--ghost{color:#fff;border-bottom-color:#ffffff66}
.btn .arr{transition:transform .25s ease}.btn:hover .arr{transform:translateX(4px)}

/* header */
.site-header{position:sticky;top:0;z-index:900;background:#fffffff2;backdrop-filter:blur(12px);border-bottom:1px solid var(--line)}
.nav{position:relative;max-width:var(--maxw);margin:0 auto;padding:13px 24px;display:flex;align-items:center;justify-content:space-between;gap:20px}
.brand{display:inline-flex;align-items:center;gap:12px}
.brand img{height:46px;width:auto}
.nav-links{display:flex;align-items:center;gap:32px;list-style:none}
.nav-links a{font-size:.92rem;font-weight:500;position:relative;padding:6px 0;transition:color .2s}
.nav-links a::after{content:"";position:absolute;left:0;bottom:0;width:0;height:1px;background:var(--bordeaux);transition:width .28s}
.nav-links a:hover{color:var(--bordeaux)}.nav-links a:hover::after{width:100%}
.nav-cta{display:flex;align-items:center;gap:18px}
.nav-phone{font-weight:600;font-size:.92rem;display:inline-flex;align-items:center;gap:8px}
.nav-phone::before{content:"";width:7px;height:7px;border-radius:50%;background:var(--bordeaux)}
.hamb,.nav-toggle{display:none}
.hamb{flex-direction:column;gap:5px;width:30px;height:24px;justify-content:center;cursor:pointer}
.hamb span{height:2px;width:26px;background:var(--ink);transition:.3s;transform-origin:center}
.nav-toggle:checked~.nav .hamb span:nth-child(1){transform:translateY(7px) rotate(45deg)}
.nav-toggle:checked~.nav .hamb span:nth-child(2){opacity:0}
.nav-toggle:checked~.nav .hamb span:nth-child(3){transform:translateY(-7px) rotate(-45deg)}

/* ===== image hero ===== */
.hero-img{position:relative;min-height:min(88vh,860px);display:flex;flex-direction:column;justify-content:flex-end;overflow:hidden;color:#fff}
.hero-img__bg{position:absolute;inset:0;background-size:cover;background-position:center 42%;transform:scale(1.04);z-index:0}
.hero-img__overlay{position:absolute;inset:0;z-index:1;background:linear-gradient(102deg,rgba(20,15,12,.9) 0%,rgba(20,15,12,.62) 46%,rgba(139,46,56,.42) 100%),linear-gradient(0deg,rgba(20,15,12,.75) 0%,rgba(20,15,12,0) 34%)}
.hero-img__inner{position:relative;z-index:2;padding-top:clamp(70px,11vw,140px);padding-bottom:clamp(30px,4vw,52px);flex:1;display:flex;flex-direction:column;justify-content:center}
.hero-img h1{color:#fff;max-width:15ch}
.hero-img h1 .ac{color:var(--gold-soft);font-style:italic;display:block}
.hero-img__sub{margin-top:24px;max-width:56ch;color:#ffffffdb;font-size:clamp(1.05rem,1.5vw,1.24rem);line-height:1.6}
.hero-img__cta{margin-top:34px;display:flex;gap:22px;align-items:center;flex-wrap:wrap}
.hero-img__strip{position:relative;z-index:2;display:grid;grid-template-columns:repeat(4,auto);gap:22px 54px;padding-top:26px;padding-bottom:8px;margin-top:clamp(24px,4vw,44px);border-top:1px solid #ffffff2e}
.hero-img__strip>div{display:flex;flex-direction:column}
.hero-img__strip b{font-family:var(--serif);font-size:clamp(1.3rem,2vw,1.7rem);font-weight:600;line-height:1;color:#fff}
.hero-img__strip span{font-size:.82rem;color:var(--gold-soft);margin-top:5px;letter-spacing:.02em}

/* grid + cards */
.grid{display:grid;gap:24px}
.grid-3{grid-template-columns:repeat(3,1fr)}
.grid-2{grid-template-columns:repeat(2,1fr)}
.card{position:relative;background:#fff;border:1px solid var(--line);border-radius:var(--radius);padding:36px 32px;transition:transform .35s ease,box-shadow .35s ease,border-color .35s ease;overflow:hidden}
.card:hover{transform:translateY(-6px);box-shadow:var(--shadow-sm);border-color:var(--line-gold)}
.card .wm{position:absolute;top:-18px;right:8px;font-family:var(--serif);font-size:6.5rem;font-weight:600;color:var(--gold);opacity:.09;pointer-events:none;line-height:1}
.card .num{font-family:var(--serif);font-size:.92rem;font-weight:600;color:var(--gold);letter-spacing:.05em;position:relative}
.card h3{margin:16px 0 12px;position:relative}
.card p{color:var(--muted);font-size:.99rem;position:relative}
.card ul{list-style:none;margin-top:16px;display:flex;flex-direction:column;gap:10px;position:relative}
.card ul li{font-size:.96rem;color:#17130Fca;display:flex;gap:11px;align-items:flex-start}
.card ul li::before{content:"";width:6px;height:6px;border-radius:50%;background:var(--bordeaux);margin-top:9px;flex-shrink:0}
.card .more{display:inline-flex;margin-top:18px;font-weight:600;font-size:.9rem;color:var(--bordeaux);gap:8px;position:relative}

/* area / location */
.area-card{position:relative;display:flex;flex-direction:column;background:#fff;border:1px solid var(--line);border-radius:var(--radius);padding:28px 28px;transition:.35s;overflow:hidden}
.area-card:hover{transform:translateY(-5px);box-shadow:var(--shadow-sm);border-color:var(--line-gold)}
.area-card::before{content:"";position:absolute;left:0;top:0;bottom:0;width:3px;background:var(--bordeaux);transform:scaleY(0);transform-origin:top;transition:transform .4s ease}
.area-card:hover::before{transform:scaleY(1)}
.area-card b{font-family:var(--serif);font-size:1.3rem;font-weight:600}
.area-card span{font-size:.9rem;color:var(--muted);margin-top:7px}
.area-card .go{margin-top:auto;padding-top:18px;color:var(--bordeaux);font-weight:600;font-size:.88rem}

/* dark stats band */
.statband{display:grid;grid-template-columns:repeat(4,1fr);gap:34px}
.statband .s b{font-family:var(--serif);font-size:clamp(2rem,3.4vw,2.9rem);font-weight:600;color:var(--gold-soft);display:block;line-height:1}
.statband .s span{color:#ffffffb0;font-size:.95rem;margin-top:10px;display:block}

/* split / about band */
.split{display:grid;grid-template-columns:.92fr 1.08fr;gap:clamp(40px,6vw,90px);align-items:center}
.split.rev{grid-template-columns:1.08fr .92fr}
.split .fig{position:relative;border-radius:8px;overflow:hidden;aspect-ratio:4/3.5;box-shadow:var(--shadow);border:1px solid var(--line-gold)}
.split .fig img{width:100%;height:100%;object-fit:cover;object-position:center 16%}
.corner{position:absolute;top:-12px;left:-12px;width:62px;height:62px;border-top:2px solid var(--gold);border-left:2px solid var(--gold);z-index:2}
.bio{margin-bottom:18px}
.bio b{font-family:var(--serif);font-size:1.16rem}
.bio .role{color:var(--bordeaux);font-weight:600;font-size:.82rem;text-transform:uppercase;letter-spacing:.09em;display:block;margin:3px 0 8px}
.bio p{color:var(--muted);font-size:.98rem}

/* pull quote */
.quote{max-width:920px;margin:0 auto;text-align:center;position:relative}
.quote .qm{font-family:var(--serif);font-size:6rem;line-height:.6;color:var(--gold);opacity:.5;display:block;margin-bottom:6px}
.quote blockquote{font-family:var(--serif);font-size:clamp(1.5rem,3.4vw,2.5rem);line-height:1.32;font-style:italic;color:#fff;font-weight:500}
.quote .by{margin-top:26px;display:inline-flex;flex-direction:column;align-items:center;gap:3px}
.quote .by .l{width:38px;height:2px;background:var(--gold);margin-bottom:10px}
.quote .by b{font-family:var(--sans);font-weight:700;color:#fff;font-size:.98rem}
.quote .by span{color:var(--gold-soft);font-size:.85rem}

/* pillar (services detail) */
.pillar{display:grid;grid-template-columns:.9fr 1.1fr;gap:clamp(24px,4vw,70px);padding:clamp(32px,4vw,50px) 0;border-bottom:1px solid var(--line);align-items:start}
.pillar-head{display:flex;gap:22px;align-items:baseline}
.pillar-head .n{font-family:var(--serif);color:var(--gold);font-weight:600;font-size:1.2rem}
.pillar ul{list-style:none;display:grid;grid-template-columns:1fr 1fr;gap:14px 28px}
.pillar ul li{font-size:1rem;color:#17130Fca;display:flex;gap:12px;align-items:flex-start}
.pillar ul li::before{content:"";width:7px;height:7px;border-radius:50%;background:var(--bordeaux);margin-top:8px;flex-shrink:0}

/* steps */
.steps{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(28px,4vw,56px);position:relative}
.steps .step .n{font-family:var(--serif);font-size:1.1rem;font-weight:700;color:var(--bordeaux);width:52px;height:52px;display:inline-flex;align-items:center;justify-content:center;border:1px solid var(--gold);border-radius:50%;margin-bottom:22px}
.steps .step h3{margin-bottom:10px}
.steps .step p{color:var(--muted);font-size:.98rem}

/* faq */
.faq{max-width:820px;margin:0 auto;border-top:1px solid var(--line)}
.faq details{border-bottom:1px solid var(--line)}
.faq summary{list-style:none;cursor:pointer;display:flex;justify-content:space-between;gap:24px;align-items:center;padding:24px 4px;font-family:var(--serif);font-size:clamp(1.1rem,2vw,1.32rem);font-weight:600;transition:color .2s}
.faq summary::-webkit-details-marker{display:none}
.faq summary:hover{color:var(--bordeaux)}
.faq .ic{position:relative;width:20px;height:20px;flex-shrink:0;margin-top:4px}
.faq .ic::before,.faq .ic::after{content:"";position:absolute;background:var(--bordeaux);border-radius:2px;transition:.3s}
.faq .ic::before{top:9px;left:0;width:20px;height:2px}.faq .ic::after{left:9px;top:0;width:2px;height:20px}
.faq details[open] .ic::after{transform:rotate(90deg);opacity:0}
.faq .ans{padding:0 4px 26px;max-width:700px;color:#17130Fc4;font-size:1.02rem}

/* cta band */
.cta-band{position:relative;overflow:hidden;background:var(--bordeaux);border-radius:16px;padding:clamp(46px,6vw,78px) clamp(32px,5vw,72px);color:#fff;text-align:center}
.cta-band .amp{position:absolute;right:-.1em;bottom:-.5em;font-family:var(--serif);font-size:20rem;line-height:1;color:#ffffff14;pointer-events:none}
.cta-band h2{color:#fff;position:relative;max-width:720px;margin:0 auto}
.cta-band p{color:#ffffffd0;position:relative;margin:16px auto 0;max-width:540px}
.cta-band .btn{margin-top:32px;position:relative}

/* ratgeber cards */
.post-card{position:relative;display:flex;flex-direction:column;background:#fff;border:1px solid var(--line);border-radius:var(--radius);overflow:hidden;transition:.35s}
.post-card:hover{transform:translateY(-5px);box-shadow:var(--shadow-sm)}
.post-card .body{padding:28px 28px 30px;display:flex;flex-direction:column;height:100%}
.post-card .tag{font-size:.72rem;font-weight:700;letter-spacing:.12em;text-transform:uppercase;color:var(--gold)}
.post-card h3{margin:12px 0 10px;font-size:1.3rem}
.post-card p{font-size:.95rem;color:var(--muted)}
.post-card .go{margin-top:auto;padding-top:16px;color:var(--bordeaux);font-weight:600;font-size:.88rem}

/* article */
.article{max-width:760px;margin:0 auto;padding:clamp(40px,6vw,72px) 0}
.article .meta{font-size:.85rem;color:var(--muted);margin-bottom:16px}
.article h1{margin-bottom:20px}
.article .intro{font-size:1.22rem;color:var(--ink);line-height:1.6;margin-bottom:32px;font-weight:500}
.article h2{margin:42px 0 16px;font-size:clamp(1.5rem,2.5vw,2rem)}
.article h3{margin:28px 0 10px}
.article p{margin-bottom:18px;color:#17130Fd0}
.article ul,.article ol{margin:0 0 20px 22px;color:#17130Fd0}.article li{margin-bottom:8px}
.article .callout{background:var(--sand);border-left:3px solid var(--gold);border-radius:6px;padding:22px 26px;margin:28px 0}
.article .callout b{font-family:var(--serif)}
.breadcrumb{font-size:.82rem;color:var(--muted);padding:22px 0}
.breadcrumb a:hover{color:var(--bordeaux)}

/* generic hero (simple pages) */
.page-hero{padding:clamp(40px,6vw,76px) 0 0}
.page-hero h1{margin-top:8px}

/* footer */
.site-footer{background:var(--dark);color:#fff;padding:clamp(58px,7vw,92px) 0 34px;border-top:2px solid var(--bordeaux)}
.footer-top{display:grid;grid-template-columns:1.6fr 1fr 1fr 1.2fr;gap:clamp(30px,4vw,60px);padding-bottom:46px;border-bottom:1px solid #ffffff1a}
.footer-brand .tile{display:inline-flex;background:#fff;border-radius:9px;padding:9px;margin-bottom:18px}
.footer-brand .tile img{height:52px;width:auto;object-fit:contain}
.footer-brand p{font-size:.94rem;color:#ffffff9e;line-height:1.6;max-width:34ch}
.footer-col h4{font-family:var(--sans);font-size:.72rem;font-weight:700;letter-spacing:.16em;text-transform:uppercase;color:var(--gold);margin-bottom:18px}
.footer-col ul{list-style:none;display:flex;flex-direction:column;gap:12px}
.footer-col a,.footer-col li{font-size:.95rem;color:#ffffffc0;transition:color .2s}
.footer-col a:hover{color:#fff}
.footer-bottom{padding-top:26px;display:flex;justify-content:space-between;gap:16px;flex-wrap:wrap;align-items:center}
.footer-bottom .copy{font-size:.82rem;color:#ffffff7a}
.footer-bottom .legal{display:flex;gap:22px;flex-wrap:wrap}
.footer-bottom .legal a{font-size:.82rem;color:#ffffffb0}.footer-bottom .legal a:hover{color:var(--gold)}

/* cookie */
#mv-cc{position:fixed;left:16px;right:16px;bottom:16px;z-index:2000;max-width:900px;margin:0 auto;background:#fff;border:1px solid var(--line);border-radius:14px;box-shadow:0 24px 64px -22px #17130F73;padding:22px 26px;display:none}
#mv-cc.on{display:flex;flex-wrap:wrap;align-items:center;gap:16px 28px}
#mv-cc .t{flex:1 1 340px;font-size:.9rem;line-height:1.55;color:#17130Fd0}
#mv-cc .t b{display:block;font-family:var(--serif);font-size:1rem;margin-bottom:4px}
#mv-cc a{color:var(--bordeaux);text-decoration:underline}
#mv-cc .b{display:flex;gap:12px;flex:0 0 auto}
#mv-cc button{font-family:var(--sans);font-weight:600;font-size:.9rem;padding:13px 24px;border-radius:4px;cursor:pointer;border:1px solid transparent}
#mv-cc .ok{background:var(--bordeaux);color:#fff;box-shadow:0 10px 26px -10px #8B2E3899}
#mv-cc .no{background:transparent;color:#17130Fb8;border-color:#17130F30}

/* responsive */
@media(max-width:920px){
  .split,.split.rev{grid-template-columns:1fr;gap:44px}
  .split .fig{max-width:480px}
  .grid-3{grid-template-columns:1fr 1fr}
  .statband{grid-template-columns:1fr 1fr;gap:30px}
  .footer-top{grid-template-columns:1fr 1fr}
  .pillar{grid-template-columns:1fr;gap:20px}.pillar ul{grid-template-columns:1fr}
  .steps{grid-template-columns:1fr;gap:32px}
  .hero-img__strip{grid-template-columns:1fr 1fr;gap:20px 40px}
}
@media(max-width:760px){
  .nav-links,.nav-phone{display:none}
  .hamb{display:flex}
  .nav-toggle:checked~.nav .nav-links{display:flex}
  .nav-links{position:absolute;top:100%;left:0;right:0;flex-direction:column;align-items:flex-start;gap:0;background:#fff;border-bottom:1px solid var(--line);padding:8px 24px 20px}
  .nav-links a{width:100%;padding:14px 0;border-bottom:1px solid var(--line);font-size:1.05rem}
  .nav-links a::after{display:none}
  .hero-img{min-height:0}
  .hero-img__inner{padding-top:64px}
  .hero-img__cta .btn{flex:1}
}
@media(max-width:560px){
  .grid-3,.grid-2{grid-template-columns:1fr}
  .statband{grid-template-columns:1fr}
  .footer-top{grid-template-columns:1fr}
  #mv-cc .b{width:100%}#mv-cc .ok{flex:1}
}