/* Schriften – lokal, kein Google Fonts */
@font-face {
  font-family: 'Fraunces';
  font-style: normal;
  font-weight: 500 600;
  font-display: swap;
  src: url("../fonts/fraunces-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: 'IBM Plex Sans';
  font-style: normal;
  font-weight: 400 600;
  font-stretch: 100%;
  font-display: swap;
  src: url("../fonts/ibm-plex-sans-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;
}

:root {
  --accent: #1F5560;
  --accent-dark: #163F47;
  --text: #1E2629;
  --text-2: #2A3437;
  --text-3: #3E4A4E;
  --muted: #4F5B5F;
  --line: #DCE5E4;
  --tint: #F3F7F6;
  --tint-2: #E8EFEE;
  --serif: Fraunces, Georgia, serif;
  --sans: 'IBM Plex Sans', system-ui, -apple-system, sans-serif;
  --gutter: clamp(16px, 5vw, 24px);
  --header-h: 72px;
}

/* Basis */
*, *::before, *::after { box-sizing: border-box; }
html {
  -webkit-text-size-adjust: 100%;
  text-size-adjust: 100%;
  scroll-padding-top: calc(var(--header-h) + 8px);
}
@media (prefers-reduced-motion: no-preference) {
  html { scroll-behavior: smooth; }
}
body {
  margin: 0;
  background: #FFFFFF;
  color: var(--text);
  font-family: var(--sans);
  font-size: 16px;
  line-height: 1.5;
  overflow-x: hidden;
  -webkit-tap-highlight-color: rgba(31, 85, 96, 0.15);
}
img { max-width: 100%; display: block; }
a { color: var(--accent); }
a:hover { color: var(--accent-dark); }
h1, h2, h3, p, figure, dl, dd { margin: 0; }
:focus-visible { outline: 3px solid var(--accent); outline-offset: 2px; }

.wrap { max-width: 1200px; margin: 0 auto; padding-left: var(--gutter); padding-right: var(--gutter); }
.stack { display: flex; flex-direction: column; }

.eyebrow {
  font-size: 15px;
  font-weight: 600;
  color: var(--accent);
}
.h1, .h2, .h3 { font-family: var(--serif); font-weight: 600; }
.h1 { font-size: clamp(2rem, 1.3rem + 3.2vw, 3rem); line-height: 1.1; letter-spacing: -0.01em; text-wrap: balance; }
.h2 { font-size: clamp(1.65rem, 1.3rem + 1.6vw, 2.2rem); line-height: 1.15; text-wrap: balance; }
.h3 { font-size: clamp(1.4rem, 1.2rem + 1vw, 1.8rem); line-height: 1.2; text-wrap: balance; }
.lead { font-size: clamp(1.05rem, 1rem + 0.3vw, 1.15rem); line-height: 1.6; color: var(--text-3); }
.copy { font-size: 1.05rem; line-height: 1.6; color: var(--text-3); }
.caption { font-size: 14px; color: var(--muted); }

/* Buttons */
.btn {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  min-height: 48px;
  padding: 12px 22px;
  border-radius: 4px;
  font-weight: 600;
  font-size: 16px;
  text-decoration: none;
  text-align: center;
  touch-action: manipulation;
}
.btn-primary { background: var(--accent); color: #FFFFFF; }
.btn-primary:hover { background: var(--accent-dark); color: #FFFFFF; }
.btn-outline { color: var(--accent); border: 1.5px solid var(--accent); }
.btn-outline:hover { color: var(--accent-dark); border-color: var(--accent-dark); }

/* Header */
.site-header {
  position: sticky;
  top: 0;
  z-index: 50;
  background: rgba(255, 255, 255, 0.96);
  -webkit-backdrop-filter: saturate(180%) blur(8px);
  backdrop-filter: saturate(180%) blur(8px);
  border-bottom: 1px solid var(--line);
}
.site-header .wrap {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 16px;
  min-height: var(--header-h);
  padding-top: 10px;
  padding-bottom: 10px;
}
.brand { display: flex; flex-direction: column; text-decoration: none; color: var(--text); }
.brand:hover { color: var(--text); }
.brand-name { font-family: var(--serif); font-size: clamp(19px, 4.6vw, 22px); font-weight: 600; line-height: 1.1; }
.brand-region { font-size: 12px; font-weight: 600; letter-spacing: 0.16em; text-transform: uppercase; color: var(--accent); }

.nav { display: flex; align-items: center; gap: 8px 24px; font-size: 15px; }
.nav a:not(.btn) { color: var(--text); text-decoration: none; padding: 12px 0; }
.nav a:not(.btn):hover { color: var(--accent); }
.nav .btn { min-height: 44px; padding: 10px 18px; font-size: 15px; }

.menu-toggle { display: none; }

@media (max-width: 860px) {
  .nav-links { display: none; }
  .menu-toggle {
    display: inline-flex;
    align-items: center;
    justify-content: center;
    width: 44px;
    height: 44px;
    margin-right: -8px;
    padding: 0;
    border: 0;
    border-radius: 4px;
    background: transparent;
    color: var(--text);
    cursor: pointer;
  }
  .menu-toggle .icon-close { display: none; }
  .menu-open .menu-toggle .icon-open { display: none; }
  .menu-open .menu-toggle .icon-close { display: block; }
  .menu-open .nav-links {
    display: flex;
    flex-direction: column;
    align-items: stretch;
    gap: 0;
    position: absolute;
    top: 100%;
    left: 0;
    right: 0;
    padding: 4px var(--gutter) 12px;
    background: #FFFFFF;
    border-bottom: 1px solid var(--line);
    box-shadow: 0 12px 24px rgba(30, 38, 41, 0.08);
  }
  .menu-open .nav-links a {
    padding: 14px 0;
    font-size: 17px;
    border-bottom: 1px solid var(--line);
  }
  .menu-open .nav-links a:last-child { border-bottom: 0; }
}
.nav .btn { white-space: nowrap; }
.nav-mobile-only { display: none; }
@media (max-width: 860px) {
  .menu-open .nav-links .nav-mobile-only { display: block; }
}
@media (max-width: 600px) {
  .nav > .btn { display: none; }
}

/* Hero */
.hero { background: var(--tint); }
.hero .wrap {
  display: flex;
  flex-wrap: wrap;
  align-items: center;
  gap: clamp(28px, 5vw, 48px);
  padding-top: clamp(32px, 7vw, 64px);
  padding-bottom: clamp(40px, 7vw, 64px);
}
.hero-text { flex: 1 1 420px; min-width: 0; gap: 20px; }
.hero-media { flex: 1 1 480px; min-width: 0; }
.badge {
  align-self: flex-start;
  font-size: 14px;
  font-weight: 600;
  color: #FFFFFF;
  background: var(--accent);
  padding: 6px 12px;
  border-radius: 4px;
}
.actions { display: flex; flex-wrap: wrap; gap: 12px; padding-top: 4px; }
.availability { font-size: 14px; color: var(--muted); }
.availability::before {
  content: "";
  display: inline-block;
  width: 8px;
  height: 8px;
  margin-right: 8px;
  border-radius: 50%;
  background: #2E8B57;
  vertical-align: 1px;
}

.photo { gap: 8px; }
.photo img { width: 100%; object-fit: cover; border-radius: 6px; background: var(--tint-2); }
.photo-hero img { height: 420px; border-radius: 8px; }

@media (max-width: 600px) {
  .actions .btn { flex: 1 1 100%; }
  .photo-hero img { height: auto; aspect-ratio: 4 / 3; }
}

/* Abschnitte */
.section { padding-top: clamp(48px, 9vw, 72px); gap: 24px; }
.section-head { gap: 10px; }

.benefits {
  display: grid;
  grid-template-columns: repeat(auto-fit, minmax(min(300px, 100%), 1fr));
  gap: 20px 40px;
  padding: 0;
  margin: 0;
  list-style: none;
}
.benefits li { display: flex; gap: 12px; align-items: flex-start; font-size: 16px; line-height: 1.5; }
.benefits svg { flex-shrink: 0; margin-top: 3px; }
.benefits strong { font-weight: 600; }

.cards {
  display: grid;
  grid-template-columns: repeat(auto-fit, minmax(min(230px, 100%), 1fr));
  gap: 14px;
}
.card { background: var(--tint-2); border-radius: 6px; padding: 20px; gap: 8px; }
.card h3 { font-family: var(--serif); font-size: 20px; font-weight: 600; color: var(--accent); }
.card ul { margin: 0; padding: 0; list-style: none; font-size: 15px; line-height: 1.65; color: var(--text-2); }

@media (max-width: 600px) {
  .cards { grid-template-columns: 1fr 1fr; gap: 10px; }
  .card { padding: 16px; }
  .card h3 { font-size: 18px; }
  .card ul { font-size: 14px; line-height: 1.6; }
}
@media (max-width: 480px) {
  .cards { grid-template-columns: 1fr; }
  .card ul { font-size: 15px; }
}

/* Angebot */
.offer { margin-top: clamp(56px, 10vw, 80px); background: var(--tint); border-top: 1px solid var(--line); }
.offer > .wrap { padding-top: clamp(44px, 8vw, 64px); padding-bottom: clamp(48px, 8vw, 72px); gap: clamp(44px, 8vw, 56px); }
.offer-intro { gap: 10px; max-width: 760px; }

.facts {
  display: grid;
  grid-template-columns: repeat(auto-fit, minmax(min(170px, 100%), 1fr));
  gap: 12px;
}
.fact { background: #FFFFFF; border-radius: 6px; padding: 16px 18px; gap: 2px; }
.fact-value { font-family: var(--serif); font-size: 26px; font-weight: 600; line-height: 1.2; color: var(--accent); }
.fact-label { font-size: 14px; color: var(--text-3); }

@media (max-width: 600px) {
  .facts { grid-template-columns: 1fr 1fr; gap: 10px; }
  .fact { padding: 14px; }
  .fact-value { font-size: clamp(18px, 5.4vw, 21px); }
  .fact-label { font-size: 13px; }
  .fact:last-child:nth-child(odd) { grid-column: 1 / -1; }
}

.gallery {
  display: grid;
  grid-template-columns: repeat(auto-fit, minmax(min(320px, 100%), 1fr));
  gap: 16px;
}
.gallery img { height: 340px; }
.photo-labeled { position: relative; }
.photo-label {
  position: absolute;
  left: 12px;
  bottom: 12px;
  padding: 4px 10px;
  border-radius: 4px;
  background: rgba(30, 38, 41, 0.72);
  color: #FFFFFF;
  font-size: 13px;
  font-weight: 500;
  line-height: 1.4;
}
@media (max-width: 600px) {
  .gallery img { height: auto; aspect-ratio: 4 / 3; }
}

.split { display: flex; flex-wrap: wrap; gap: clamp(28px, 5vw, 40px); }
.split-top { align-items: flex-start; }
.split-center { align-items: center; }

.plan {
  flex: 1 1 320px;
  min-width: 0;
  gap: 8px;
  background: #FFFFFF;
  border: 1px solid var(--line);
  border-radius: 6px;
  padding: 20px;
}
.plan img { width: 100%; height: 380px; object-fit: contain; }
@media (max-width: 600px) {
  .plan { padding: 14px; }
  .plan img { height: auto; }
}
.terms { flex: 1 1 420px; min-width: 0; gap: 22px; }

.price { background: var(--accent); color: #FFFFFF; border-radius: 6px; padding: clamp(18px, 4vw, 22px) clamp(18px, 5vw, 26px); gap: 4px; }
.price-label { font-size: 15px; font-weight: 600; color: #D7E6E4; }
.price-value { font-family: var(--serif); font-size: clamp(32px, 8vw, 40px); font-weight: 600; line-height: 1.1; }
.price-value span { font-size: clamp(17px, 4.2vw, 20px); font-weight: 500; }
.price-note { font-size: 15px; color: #E9F1F0; }

.conditions {
  display: grid;
  grid-template-columns: 150px minmax(0, 1fr);
  gap: 10px 16px;
  font-size: 16px;
  line-height: 1.45;
}
.conditions dt { color: var(--muted); }
@media (max-width: 480px) {
  .conditions { grid-template-columns: 1fr; gap: 0; }
  .conditions dt { font-size: 14px; padding-top: 12px; border-top: 1px solid var(--line); }
  .conditions dt:first-of-type { padding-top: 0; border-top: 0; }
  .conditions dd { padding-bottom: 12px; }
  .conditions dd:last-of-type { padding-bottom: 0; }
}

.house-photo { flex: 1 1 380px; min-width: 0; }
.house-photo img { height: 320px; object-position: 30% 50%; }
@media (max-width: 600px) {
  .house-photo img { height: auto; aspect-ratio: 3 / 2; }
}
.house-text { flex: 1 1 420px; min-width: 0; gap: 12px; }
.address { font-size: 15px; color: var(--muted); }

/* Kontakt */
.contact { background: var(--accent); color: #FFFFFF; }
.contact .wrap {
  display: flex;
  flex-wrap: wrap;
  gap: clamp(28px, 5vw, 40px);
  align-items: center;
  justify-content: space-between;
  padding-top: clamp(48px, 8vw, 64px);
  padding-bottom: clamp(48px, 8vw, 64px);
}
.contact-text { flex: 1 1 420px; min-width: 0; gap: 12px; }
.contact-text .h2 { color: #FFFFFF; }
.contact-text p { font-size: 1.05rem; line-height: 1.6; color: #E9F1F0; }
.contact-card {
  flex: 0 1 420px;
  min-width: 0;
  background: #FFFFFF;
  color: var(--text);
  border-radius: 8px;
  padding: clamp(20px, 5vw, 26px) clamp(18px, 5vw, 28px);
  gap: 14px;
}
@media (max-width: 860px) {
  .contact-card { flex-basis: 100%; }
}
.contact-name { font-family: var(--serif); font-size: 22px; font-weight: 600; line-height: 1.25; }
.contact-link {
  display: flex;
  gap: 12px;
  align-items: center;
  min-height: 44px;
  font-size: 17px;
  color: var(--text);
  text-decoration: none;
  overflow-wrap: anywhere;
}
.contact-link:hover { color: var(--accent); }
.contact-link svg { flex-shrink: 0; }
.contact-small { font-size: 16px; }
.nowrap { white-space: nowrap; }
@media (max-width: 400px) {
  .contact-link { font-size: 16px; gap: 10px; }
  .contact-small { font-size: 15px; }
}
.contact-tenants { border-top: 1px solid var(--line); padding-top: 12px; gap: 4px; }
.contact-card .btn { margin-top: 4px; }

/* Footer */
.site-footer { border-top: 1px solid var(--line); }
.site-footer .wrap {
  display: flex;
  flex-wrap: wrap;
  align-items: center;
  justify-content: space-between;
  gap: 4px 12px;
  padding-top: 16px;
  padding-bottom: 16px;
  font-size: 14px;
  color: var(--muted);
}
.footer-links { display: flex; gap: 20px; }
.footer-links a { display: inline-flex; align-items: center; min-height: 44px; color: var(--muted); }

/* Schnellkontakt-Leiste (nur Handy) */
.quick-contact { display: none; }
@media (max-width: 600px) {
  .quick-contact {
    display: grid;
    grid-template-columns: 1fr 1fr;
    gap: 8px;
    position: fixed;
    left: 0;
    right: 0;
    bottom: 0;
    z-index: 40;
    padding: 8px var(--gutter) calc(8px + env(safe-area-inset-bottom));
    background: rgba(255, 255, 255, 0.97);
    border-top: 1px solid var(--line);
    box-shadow: 0 -6px 18px rgba(30, 38, 41, 0.08);
  }
  .quick-contact .btn { gap: 8px; min-height: 48px; padding: 10px 12px; }
  .has-quick-contact { padding-bottom: calc(64px + env(safe-area-inset-bottom)); }
}

/* Textseiten (Impressum, Datenschutz) */
.legal {
  max-width: 760px;
  margin: 0 auto;
  padding: clamp(36px, 8vw, 56px) var(--gutter) clamp(48px, 9vw, 72px);
  gap: 28px;
  font-size: 16px;
  line-height: 1.6;
  overflow-wrap: break-word;
}
.legal .h1 { font-size: clamp(1.9rem, 1.4rem + 2.4vw, 2.4rem); line-height: 1.15; hyphens: auto; }
.legal section { display: flex; flex-direction: column; gap: 6px; }
.legal h2 { font-size: clamp(1.1rem, 1rem + 0.5vw, 1.2rem); font-weight: 600; line-height: 1.35; }
.legal a { overflow-wrap: anywhere; }
.back-link { display: inline-flex; align-items: center; min-height: 44px; font-size: 15px; }