.eyebrow {
  display: inline-flex;
  align-items: center;
  gap: 8px;
  font-family: var(--ff-sans);
  font-size: 11px;
  font-weight: 600;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--gold);
  margin-bottom: 16px;
}
.eyebrow::before {
  content: '';
  width: 28px; height: 1px;
  background: var(--gold);
}

.btn-primary {
  display: inline-flex;
  align-items: center;
  gap: 10px;
  font-family: var(--ff-sans);
  font-size: 14px;
  font-weight: 500;
  letter-spacing: 0.04em;
  color: #000000;
  background: var(--gold-bright);
  padding: 14px 28px;
  border-radius: 100px;
  border: none;
  cursor: pointer;
  transition: background var(--dur) var(--ease), transform var(--dur) var(--ease);
}
.btn-primary:hover { background: var(--gold); transform: translateY(-2px); }
.btn-primary svg { width: 16px; height: 16px; transition: transform var(--dur) var(--ease); }
.btn-primary:hover svg { transform: translateX(4px); }

.btn-ghost {
  display: inline-flex;
  align-items: center;
  gap: 10px;
  font-family: var(--ff-sans);
  font-size: 14px;
  font-weight: 500;
  letter-spacing: 0.04em;
  color: var(--white);
  background: transparent;
  padding: 14px 28px;
  border-radius: 100px;
  border: 1px solid rgba(255,255,255,0.35);
  cursor: pointer;
  transition: background var(--dur) var(--ease), border-color var(--dur) var(--ease);
}
.btn-ghost:hover { background: rgba(255,255,255,0.1); border-color: rgba(255,255,255,0.6); }

/* HERO */
.hero {
  position: relative;
  min-height: 101vh;
  display: flex;
  align-items: stretch;
  background: var(--navy);
  overflow: hidden;
}

/* animated background layers */
.hero-bg {
  position: absolute;
  inset: 0;
  background:
    radial-gradient(ellipse 80% 60% at 70% 40%, rgba(30,61,107,0.9) 0%, transparent 70%),
    radial-gradient(ellipse 50% 70% at 20% 80%, rgba(201,151,42,0.12) 0%, transparent 60%),
    linear-gradient(160deg, #0b1c35 0%, #162d50 50%, #0b1c35 100%);
}

/* subtle geometric grid overlay */
.hero-grid {
  position: absolute;
  inset: 0;
  background-image:
    linear-gradient(rgba(255,255,255,0.025) 1px, transparent 1px),
    linear-gradient(90deg, rgba(255,255,255,0.025) 1px, transparent 1px);
  background-size: 80px 80px;
  mask-image: linear-gradient(to bottom, transparent, rgba(0,0,0,0.4) 30%, rgba(0,0,0,0.4) 70%, transparent);
}

/* large serif watermark */
.hero-watermark {
  position: absolute;
  right: 200px;
  top: 50%;
  transform: translateY(-50%);
  font-family: var(--ff-serif);
  font-size: clamp(140px, 18vw, 260px);
  font-weight: 600;
  color: rgba(255,255,255,0.025);
  white-space: nowrap;
  user-select: none;
  pointer-events: none;
  letter-spacing: -0.04em;
}

/* gold accent line left */
.hero-line {
  position: absolute;
  left: 0; top: 0; bottom: 0;
  width: 3px;
  background: linear-gradient(to bottom, transparent, var(--gold) 30%, var(--gold) 70%, transparent);
  opacity: 0.5;
}

.hero-content {
  position: relative;
  z-index: 2;
  padding: 0px 32px 80px;
  max-width: 1200px;
  margin: 0 auto;
  width: 100%;
  display: grid;
  grid-template-columns: 1fr 1fr;
  align-items: center;
  gap: 60px;
}

.hero-left { padding-bottom: 20px; }

.hero-tag {
  display: inline-flex;
  align-items: center;
  gap: 8px;
  font-size: 11px;
  font-weight: 600;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--gold-bright);
  margin-bottom: 28px;
}
.hero-tag-dot {
  width: 6px; height: 6px;
  border-radius: 50%;
  background: var(--gold-bright);
  animation: pulse 2s infinite;
}
@keyframes pulse {
  0%, 100% { opacity: 1; transform: scale(1); }
  50% { opacity: 0.5; transform: scale(0.7); }
}

.hero-h1 {
  font-family: var(--ff-serif);
  font-size: clamp(48px, 6vw, 86px);
  font-weight: 300;
  line-height: 1.05;
  color: var(--white);
  margin-bottom: 28px;
}
.hero-h1 strong {
  font-weight: 600;
  display: block;
}
.hero-h1 em {
  font-style: italic;
  color: var(--gold-bright);
}

.hero-sub {
  font-size: 16px;
  font-weight: 300;
  line-height: 1.7;
  color: rgba(255,255,255,0.65);
  max-width: 440px;
  margin-bottom: 40px;
}

.hero-actions {
  display: flex;
  align-items: center;
  gap: 16px;
  flex-wrap: wrap;
}

/* right side stats */
.hero-stats {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 1px;
  background: rgba(255,255,255,0.08);
  border-radius: var(--r-lg);
  overflow: hidden;
  border: 1px solid rgba(255,255,255,0.08);
}
.hero-stat {
  background: rgba(11,28,53,0.6);
  backdrop-filter: blur(8px);
  padding: 32px 28px;
  transition: background var(--dur) var(--ease);
}
.hero-stat:hover { background: rgba(22,45,80,0.8); }
.hero-stat-num {
  font-family: var(--ff-serif);
  font-size: 48px;
  font-weight: 600;
  color: var(--gold-bright);
  line-height: 1;
  margin-bottom: 8px;
}
.hero-stat-label {
  font-size: 12px;
  font-weight: 400;
  color: rgba(255,255,255,0.5);
  letter-spacing: 0.06em;
  text-transform: uppercase;
}

/* scroll hint */
.hero-scroll {
  position: absolute;
  bottom: 36px;
  left: 50%;
  transform: translateX(-50%);
  z-index: 2;
  display: flex;
  flex-direction: column;
  align-items: center;
  gap: 8px;
  color: rgba(255,255,255,0.35);
  font-size: 10px;
  letter-spacing: 0.15em;
  text-transform: uppercase;
}
.hero-scroll-bar {
  width: 1px;
  height: 40px;
  background: rgba(255,255,255,0.2);
  position: relative;
  overflow: hidden;
}
.hero-scroll-bar::after {
  content: '';
  position: absolute;
  top: -100%;
  left: 0;
  width: 100%;
  height: 100%;
  background: var(--gold-bright);
  animation: scrollbar 1.8s ease-in-out infinite;
}
@keyframes scrollbar {
  0% { top: -100%; }
  100% { top: 100%; }
}

@media (max-width: 900px) {
  .hero-content {
    grid-template-columns: 1fr;
    gap: 48px;
    padding: 60px 32px 80px;
  }
  .hero-stats { max-width: 480px; }
}
@media (max-width: 600px) {
  .hero-content { padding: 48px 20px 80px; }
  .hero-stats { grid-template-columns: 1fr 1fr; }
  .hero-stat { padding: 24px 20px; }
  .hero-stat-num { font-size: 36px; }
}

/* ═══════════════════════════════════════
   PROPERTIES (OBJEKTE) SECTION
═══════════════════════════════════════ */
.properties {
  background: var(--white);
  padding: 100px 0 120px;
}

.section-header {
  display: flex;
  align-items: flex-end;
  justify-content: space-between;
  margin-bottom: 56px;
  gap: 24px;
  flex-wrap: wrap;
}
.section-title {
  font-family: var(--ff-serif);
  font-size: clamp(34px, 4vw, 54px);
  font-weight: 400;
  line-height: 1.1;
  color: var(--navy);
}
.section-title em { font-style: italic; color: var(--gold); }
.section-link {
  font-size: 13px;
  font-weight: 500;
  letter-spacing: 0.06em;
  text-transform: uppercase;
  color: var(--gold);
  border-bottom: 1px solid var(--gold);
  padding-bottom: 2px;
  white-space: nowrap;
  transition: color var(--dur), border-color var(--dur);
}
.section-link:hover { color: var(--navy); border-color: var(--navy); }

/* Property grid: 1 large left + 2 stacked right */
.prop-grid {
  display: grid;
  grid-template-columns: 1.4fr 1fr;
  grid-template-rows: auto auto;
  gap: 20px;
}
.prop-card {
  position: relative;
  border-radius: var(--r-lg);
  overflow: hidden;
  background: var(--navy);
  cursor: pointer;
}
.prop-card-featured { grid-row: 1 / 3; }

.prop-img {
  width: 100%;
  height: 100%;
  min-height: 280px;
  object-fit: cover;
  transition: transform 0.6s var(--ease);
  filter: brightness(0.75);
}
.prop-card-featured .prop-img { min-height: 560px; }
.prop-card:hover .prop-img { transform: scale(1.04); filter: brightness(0.6); }

.prop-overlay {
  position: absolute;
  inset: 0;
  background: linear-gradient(to top, rgba(11,28,53,0.9) 0%, rgba(11,28,53,0.1) 60%, transparent 100%);
  display: flex;
  flex-direction: column;
  justify-content: flex-end;
  padding: 28px;
  transition: padding var(--dur) var(--ease);
}

.prop-badge {
  display: inline-block;
  font-size: 10px;
  font-weight: 600;
  letter-spacing: 0.15em;
  text-transform: uppercase;
  color: var(--navy);
  background: var(--gold-bright);
  padding: 5px 12px;
  border-radius: 100px;
  margin-bottom: 12px;
  width: fit-content;
}
.prop-title {
  font-family: var(--ff-serif);
  font-size: 24px;
  font-weight: 600;
  color: var(--white);
  margin-bottom: 6px;
}
.prop-card-featured .prop-title { font-size: 32px; }
.prop-location {
  font-size: 13px;
  color: rgba(255,255,255,0.6);
  display: flex;
  align-items: center;
  gap: 6px;
}
.prop-location svg { width: 12px; height: 12px; stroke: var(--gold-bright); fill: none; stroke-width: 2; }

.prop-arrow {
  position: absolute;
  top: 24px; right: 24px;
  width: 40px; height: 40px;
  border-radius: 50%;
  background: rgba(255,255,255,0.12);
  display: flex; align-items: center; justify-content: center;
  opacity: 0;
  transform: translateY(8px);
  transition: opacity var(--dur) var(--ease), transform var(--dur) var(--ease), background var(--dur) var(--ease);
}
.prop-arrow svg { width: 16px; height: 16px; stroke: white; fill: none; stroke-width: 2; }
.prop-card:hover .prop-arrow { opacity: 1; transform: translateY(0); background: var(--gold); }

@media (max-width: 768px) {
  .prop-grid {
    grid-template-columns: 1fr;
    grid-template-rows: auto;
  }
  .prop-card-featured { grid-row: auto; }
  .prop-card-featured .prop-img { min-height: 360px; }
  .prop-card-featured .prop-title { font-size: 26px; }
}

/* ═══════════════════════════════════════
   WHY US SECTION
═══════════════════════════════════════ */
.why {
  background: var(--cream);
  padding: 100px 0 120px;
}

.why-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 80px;
  align-items: center;
}

.why-left {}
.why-desc {
  font-size: 16px;
  line-height: 1.75;
  color: var(--muted);
  margin-bottom: 48px;
  max-width: 440px;
}

.why-features {
  display: flex;
  flex-direction: column;
  gap: 0;
}
.why-feature {
  display: flex;
  align-items: flex-start;
  gap: 20px;
  padding: 24px 0;
  border-bottom: 1px solid var(--border);
  cursor: default;
  transition: padding-left var(--dur) var(--ease);
}
.why-feature:first-child { border-top: 1px solid var(--border); }
.why-feature:hover { padding-left: 8px; }
.why-icon {
  width: 44px; height: 44px;
  border-radius: 12px;
  background: var(--navy);
  display: flex; align-items: center; justify-content: center;
  flex-shrink: 0;
  transition: background var(--dur) var(--ease);
}
.why-feature:hover .why-icon { background: var(--gold); }
.why-icon svg { width: 20px; height: 20px; stroke: var(--gold-bright); fill: none; stroke-width: 1.6; stroke-linecap: round; }
.why-feature:hover .why-icon svg { stroke: var(--navy); }
.why-feature-body {}
.why-feature-title {
  font-family: var(--ff-serif);
  font-size: 20px;
  font-weight: 600;
  color: var(--navy);
  margin-bottom: 4px;
}
.why-feature-text {
  font-size: 14px;
  line-height: 1.65;
  color: var(--muted);
}

/* right large visual block */
.why-right {
  position: relative;
}
.why-visual {
  border-radius: var(--r-xl);
  overflow: hidden;
  background: var(--navy);
  aspect-ratio: 4/5;
  position: relative;
}
.why-visual-img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  filter: brightness(0.7);
}
/* floating card over image */
.why-float-card {
  position: absolute;
  bottom: 32px;
  left: -32px;
  background: var(--white);
  border-radius: var(--r-md);
  padding: 20px 24px;
  box-shadow: 0 16px 48px rgba(11,28,53,0.18);
  display: flex;
  align-items: center;
  gap: 16px;
  min-width: 220px;
}
.why-float-icon {
  width: 48px; height: 48px;
  border-radius: 12px;
  background: var(--gold-pale);
  display: flex; align-items: center; justify-content: center;
  flex-shrink: 0;
}
.why-float-icon svg { width: 22px; height: 22px; stroke: var(--gold); fill: none; stroke-width: 1.8; }
.why-float-num {
  font-family: var(--ff-serif);
  font-size: 28px;
  font-weight: 600;
  color: var(--navy);
  line-height: 1;
}
.why-float-label {
  font-size: 12px;
  color: var(--muted);
  margin-top: 2px;
}

/* gold tag top-right — shimmer + pulse animation */
.why-tag {
  position: absolute;
  top: 28px; right: -16px;
  background: var(--gold-bright);
  color: var(--navy);
  font-family: var(--ff-serif);
  font-size: 15px;
  font-weight: 600;
  padding: 10px 20px;
  border-radius: 100px;
  white-space: nowrap;
  overflow: hidden;
  animation: tagPulse 3s ease-in-out infinite;
}
.why-tag::after {
  content: '';
  position: absolute;
  top: 0; left: -75%;
  width: 50%; height: 100%;
  background: linear-gradient(90deg, transparent, rgba(255,255,255,0.45), transparent);
  animation: tagShimmer 3s ease-in-out infinite;
}
@keyframes tagPulse {
  0%, 100% { box-shadow: 0 8px 24px rgba(201,151,42,0.35); }
  50% { box-shadow: 0 8px 32px rgba(201,151,42,0.65), 0 0 0 4px rgba(240,180,41,0.15); }
}
@keyframes tagShimmer {
  0% { left: -75%; }
  60%, 100% { left: 125%; }
}

@media (max-width: 900px) {
  .why-grid { grid-template-columns: 1fr; gap: 60px; }
  .why-right { order: -1; }
  .why-float-card { left: 16px; bottom: 16px; }
  .why-tag { right: 16px; }
  .why-desc { max-width: 100%; }
}

/* ═══════════════════════════════════════
   SERVICES SECTION
═══════════════════════════════════════ */
.services {
  background: var(--navy);
  padding: 100px 0 120px;
  position: relative;
  overflow: hidden;
}
.services::before {
  content: '';
  position: absolute;
  top: -200px; right: -200px;
  width: 600px; height: 600px;
  border-radius: 50%;
  background: radial-gradient(circle, rgba(201,151,42,0.08) 0%, transparent 70%);
  pointer-events: none;
}
.services::after {
  content: '';
  position: absolute;
  bottom: -100px; left: -100px;
  width: 400px; height: 400px;
  border-radius: 50%;
  background: radial-gradient(circle, rgba(30,61,107,0.6) 0%, transparent 70%);
  pointer-events: none;
}

.services .eyebrow { color: var(--gold-bright); }
.services .section-title { color: var(--white); }
.services .section-title em { color: var(--gold-bright); }
.svc-intro {
  margin-top: 20px;
  max-width: 680px;
  font-size: 16px;
  line-height: 1.7;
  color: rgba(255, 255, 255, 0.72);
}
.svc-intro em { font-style: normal; color: var(--gold-bright); font-weight: 600; }

.services-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 20px;
  position: relative;
  z-index: 1;
}

.svc-card {
  background: rgba(255,255,255,0.04);
  border: 1px solid rgba(255,255,255,0.08);
  border-radius: var(--r-lg);
  padding: 40px 32px;
  transition: background var(--dur) var(--ease), border-color var(--dur) var(--ease), transform var(--dur) var(--ease);
  position: relative;
  overflow: hidden;
}
.svc-card::before {
  content: '';
  position: absolute;
  top: 0; left: 0; right: 0;
  height: 2px;
  background: var(--gold);
  transform: scaleX(0);
  transform-origin: left;
  transition: transform 0.4s var(--ease);
}
.svc-card:hover { background: rgba(255,255,255,0.07); border-color: rgba(255,255,255,0.15); transform: translateY(-4px); }
.svc-card:hover::before { transform: scaleX(1); }

.svc-num {
  font-family: var(--ff-serif);
  font-size: 72px;
  font-weight: 600;
  color: rgba(255,255,255,0.85);
  line-height: 1;
  margin-bottom: 24px;
  transition: color var(--dur) var(--ease);
}

.svc-card:hover .svc-num { color: #f0b429; }

.svc-icon {
  width: 48px; height: 48px;
  border-radius: 12px;
  background: rgba(240,180,41,0.12);
  display: flex; align-items: center; justify-content: center;
  margin-bottom: 20px;
}
.svc-icon svg { width: 22px; height: 22px; stroke: var(--gold-bright); fill: none; stroke-width: 1.6; stroke-linecap: round; }

.svc-title {
  font-family: var(--ff-serif);
  font-size: 22px;
  font-weight: 600;
  color: var(--white);
  margin-bottom: 12px;
}
.svc-text {
  font-size: 14px;
  line-height: 1.7;
  color: rgba(255,255,255,0.5);
}

@media (max-width: 900px) {
  .services-grid { grid-template-columns: 1fr 1fr; }
}
@media (max-width: 600px) {
  .services-grid { grid-template-columns: 1fr; }
  .svc-card { padding: 32px 24px; }
}

/* ═══════════════════════════════════════
   ABOUT / CTA SECTION
═══════════════════════════════════════ */
.about {
  background: var(--cream);
  padding: 100px 0 120px;
}
.about-inner {
  background: var(--navy);
  border-radius: var(--r-xl);
  overflow: hidden;
  display: grid;
  grid-template-columns: 1fr 1fr;
  min-height: 480px;
}
.about-img-side {
  position: relative;
  overflow: hidden;
}
.about-img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  filter: brightness(0.65);
  transition: transform 0.6s var(--ease);
}
.about-inner:hover .about-img { transform: scale(1.03); }
.about-img-overlay {
  position: absolute;
  inset: 0;
  background: linear-gradient(to right, transparent 50%, var(--navy) 100%);
}

.about-content {
  padding: 60px 56px;
  display: flex;
  flex-direction: column;
  justify-content: center;
}
.about-content .eyebrow { color: var(--gold-bright); }
.about-h2 {
  font-family: var(--ff-serif);
  font-size: clamp(30px, 3vw, 44px);
  font-weight: 400;
  color: var(--white);
  line-height: 1.15;
  margin-bottom: 20px;
}
.about-h2 em { font-style: italic; color: var(--gold-bright); }
.about-text {
  font-size: 15px;
  line-height: 1.75;
  color: rgba(255,255,255,0.6);
  margin-bottom: 36px;
}
.about-contact {
  display: flex;
  align-items: center;
  gap: 16px;
  margin-top: 8px;
  flex-wrap: wrap;
}
.about-contact-info {
  font-size: 14px;
  color: rgba(255,255,255,0.5);
}
.about-contact-info strong {
  display: block;
  font-size: 15px;
  font-weight: 500;
  color: rgba(255,255,255,0.85);
  margin-bottom: 2px;
}

@media (max-width: 768px) {
  .about-inner { grid-template-columns: 1fr; }
  .about-img-side { height: 280px; }
  .about-img-overlay { background: linear-gradient(to top, var(--navy) 0%, transparent 60%); }
  .about-content { padding: 40px 32px 48px; }
}
@media (max-width: 600px) {
  .about-content { padding: 32px 24px 40px; }
}

/* ═══════════════════════════════════════
   SCROLL ANIMATIONS
═══════════════════════════════════════ */
.js-ready .fade-up {
  opacity: 0;
  transform: translateY(32px);
  transition: opacity 0.7s var(--ease), transform 0.7s var(--ease);
}
.fade-up.visible {
  opacity: 1;
  transform: translateY(0);
}
.fade-up-d1 { transition-delay: 0.1s; }
.fade-up-d2 { transition-delay: 0.2s; }
.fade-up-d3 { transition-delay: 0.3s; }
.fade-up-d4 { transition-delay: 0.4s; }

/* ═══════════════════════════════════════
   COUNTER + ANIMATION
═══════════════════════════════════════ */
#stat-einheiten .plus-sign {
  opacity: 0;
  transition: opacity 0.4s ease;
  display: inline;
}
#stat-einheiten .plus-sign.show {
  opacity: 1;
}