:root{
  --forest:#34463c;--forest-d:#26362e;--forest-l:#4c6558;
  --sand:#f6f4ef;--paper:#fffdf9;--cream:#efe9dc;
  --gold:#b08d4c;--gold-d:#8a6b32;--gold-l:#e6d3a8;
  --clay:#b5573f;
  --text:#25322b;--muted:#66736b;--line:#e3ddcf;--ok:#2c7a52;--err:#a83a2b;
  --radius:14px;--shadow:0 2px 14px rgba(52,70,60,.09);--shadow-l:0 12px 32px rgba(38,54,46,.18);
  --serif:"Iowan Old Style","Palatino Linotype",Palatino,"Book Antiqua",Georgia,serif;
  --sans:system-ui,-apple-system,"Segoe UI",Roboto,"Helvetica Neue",sans-serif;
}
*{box-sizing:border-box}
html{scroll-behavior:smooth;-webkit-text-size-adjust:100%}
body{margin:0;font:17px/1.7 var(--sans);color:var(--text);background:var(--sand)}
img{max-width:100%;height:auto;display:block}
a{color:var(--forest);text-underline-offset:3px}
a:hover{color:var(--gold-d)}
h1,h2,h3,.serif{font-family:var(--serif);font-weight:600;line-height:1.2;color:var(--forest-d);letter-spacing:-.01em}
h1{font-size:clamp(2.1rem,4.6vw,3.4rem);margin:0 0 .45em}
h2{font-size:clamp(1.55rem,2.6vw,2.05rem);margin:1.5em 0 .5em}
h3{font-size:1.2rem;margin:0 0 .4em}
p{margin:0 0 1em}
:focus-visible{outline:3px solid var(--gold);outline-offset:3px;border-radius:4px}
.wrap{max-width:1160px;margin:0 auto;padding:0 22px}
.skip{position:absolute;left:-999px;top:0}.skip:focus{left:10px;top:10px;background:#fff;padding:10px 14px;z-index:99;border-radius:8px}
.muted{color:var(--muted)}
.eyebrow{font:600 .8rem/1 var(--sans);letter-spacing:.14em;text-transform:uppercase;color:var(--gold-d);margin:0 0 12px}
.dark .eyebrow,.hero .eyebrow{color:var(--gold-l)}

/* Header */
.site-header{background:var(--forest-d);position:sticky;top:0;z-index:30;box-shadow:0 1px 0 rgba(255,255,255,.06)}
.bar{display:flex;align-items:center;justify-content:space-between;min-height:70px;gap:16px}
.brand{display:flex;align-items:center;color:#fff;text-decoration:none;flex:none}
.brand:hover{color:#fff}
.brand img{height:50px;width:auto;display:block}
.footer-logo{width:min(250px,100%);height:auto;margin:0 0 14px}
@media(max-width:480px){.brand img{height:34px}.bar{gap:8px}.burger{padding:7px 14px;font-size:.9rem}}
nav{display:flex;align-items:center;gap:2px;flex-wrap:wrap}
nav a{color:#e8ece8;text-decoration:none;padding:9px 13px;border-radius:999px;font-size:.96rem}
nav a:hover,nav a.on{background:rgba(255,255,255,.12);color:#fff}
nav .btn{margin-left:8px}
.burger{display:none;background:none;border:1px solid rgba(255,255,255,.45);color:#fff;border-radius:999px;font:600 .95rem var(--sans);padding:8px 18px;cursor:pointer}
@media(max-width:1120px){.burger{display:block}nav{display:none;position:absolute;top:70px;left:0;right:0;background:var(--forest-d);flex-direction:column;align-items:stretch;padding:10px 22px 22px;gap:2px;box-shadow:var(--shadow-l)}nav.open{display:flex}nav a{border-radius:10px}nav .btn{margin:10px 0 0;text-align:center}}

/* Buttons */
.btn{display:inline-block;background:var(--forest);color:#fff;border:2px solid var(--forest);border-radius:999px;padding:13px 26px;font:600 1rem/1.2 var(--sans);text-decoration:none;cursor:pointer;transition:background .15s,transform .15s}
.btn:hover{background:var(--forest-d);border-color:var(--forest-d);color:#fff}
.btn:active{transform:translateY(1px)}
.btn.sm{padding:9px 20px;font-size:.92rem}
.btn.gold,nav .btn,.site-header .btn{background:var(--gold);border-color:var(--gold);color:var(--forest-d)}
.btn.gold:hover,nav .btn:hover{background:var(--gold-l);border-color:var(--gold-l);color:var(--forest-d)}
.btn.ghost{background:transparent;color:var(--forest);border-color:var(--forest)}
.btn.ghost:hover{background:var(--forest);color:#fff}
.dark .btn.ghost,.hero .btn.ghost{color:#fff;border-color:rgba(255,255,255,.7)}
.dark .btn.ghost:hover,.hero .btn.ghost:hover{background:#fff;color:var(--forest-d);border-color:#fff}
button.link{background:none;border:0;color:var(--forest);text-decoration:underline;cursor:pointer;font:inherit;padding:2px 0}
button.danger,a.danger,.danger{color:var(--err)}

/* Hero */
.hero{position:relative;color:#fff;min-height:min(82vh,760px);display:flex;align-items:center;overflow:hidden;background:var(--forest-d)}
.hero>img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:50% 55%}
.hero::after{content:"";position:absolute;inset:0;background:linear-gradient(95deg,rgba(33,48,40,.94) 0%,rgba(33,48,40,.78) 42%,rgba(33,48,40,.22) 100%)}
.hero .wrap{position:relative;z-index:2;padding-top:72px;padding-bottom:110px}
.hero h1{color:#fff;max-width:14ch;text-wrap:balance}
.hero h1 em{font-style:italic;color:var(--gold-l)}
.lead{font-size:1.22rem;max-width:40ch;color:#eef1ec;line-height:1.6}
.lead-dark{font-size:1.15rem;color:var(--muted);max-width:62ch}
.cta-row{display:flex;gap:12px;flex-wrap:wrap;margin-top:28px}
@media(max-width:700px){
  .hero{min-height:0;display:block}
  .hero>img{position:relative;height:auto;aspect-ratio:4/3;object-position:50% 70%}
  .hero::after{display:none}
  .hero .wrap{padding-top:30px;padding-bottom:28px}
  .page-hero .wrap{padding-top:48px;padding-bottom:44px}
}
.hero-credit,.credit{font-size:.74rem;color:var(--muted);margin-top:6px}
.hero-credit{position:absolute;right:14px;bottom:10px;z-index:3;color:rgba(255,255,255,.75)}
.promise{display:flex;gap:24px;flex-wrap:wrap;margin-top:34px;padding:0;list-style:none;color:#e4e9e3;font-size:.95rem}
.promise li::before{content:"";display:inline-block;width:8px;height:8px;border-radius:50%;background:var(--gold);margin-right:9px}

.page-hero{position:relative;background:var(--forest-d);color:#fff;overflow:hidden}
.page-hero>img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;opacity:.7}
.page-hero::before{content:"";position:absolute;inset:0;z-index:1;background:linear-gradient(90deg,rgba(33,48,40,.92) 0%,rgba(33,48,40,.7) 55%,rgba(33,48,40,.35) 100%)}
.page-hero .wrap{position:relative;z-index:2;padding-top:60px;padding-bottom:60px}
.page-hero .hero-credit{z-index:3}
.page-hero h1{color:#fff}
.page-hero .lead{color:#eef1ec}

/* Sections */
.section{padding:64px 22px}
.section.tight{padding-top:40px}
.section-head{display:flex;justify-content:space-between;align-items:baseline;gap:14px;margin-bottom:24px;flex-wrap:wrap}
.section-head h2{margin:0}
.grid{display:grid;gap:24px;grid-template-columns:repeat(auto-fill,minmax(300px,1fr))}
.grid.three{grid-template-columns:repeat(auto-fill,minmax(280px,1fr))}
.grid.two{grid-template-columns:repeat(auto-fit,minmax(300px,1fr))}
.card{background:var(--paper);border:1px solid var(--line);border-radius:var(--radius);box-shadow:var(--shadow);text-decoration:none;color:inherit;overflow:hidden;display:block;transition:transform .2s,box-shadow .2s}
a.card:hover{transform:translateY(-4px);box-shadow:var(--shadow-l);color:inherit}
.card .body{padding:20px 22px}
.card p{margin:.3em 0}
.loc{color:var(--muted);font-size:.9rem}
.guide h3{font-size:1.15rem}

/* Intent photo cards (Startseite) */
.intents{display:grid;gap:20px;grid-template-columns:repeat(4,1fr);margin-top:-72px;position:relative;z-index:5}
@media(max-width:1000px){.intents{grid-template-columns:repeat(2,1fr);margin-top:-48px}}
@media(max-width:560px){.intents{grid-template-columns:1fr}}
.intent .ph{aspect-ratio:4/3;overflow:hidden;background:var(--cream)}
.intent .ph img{width:100%;height:100%;object-fit:cover;transition:transform .5s}
.intent:hover .ph img{transform:scale(1.05)}
.intent .body{padding:18px 20px 22px}
.intent h2{margin:0 0 6px;font-size:1.45rem}
.intent p{font-size:.95rem;color:var(--muted)}
.intent span.go{color:var(--gold-d);font-weight:600;font-size:.95rem}

/* Split sections */
.split{display:grid;gap:48px;grid-template-columns:1fr 1fr;align-items:center}
.split.rev .media{order:2}
@media(max-width:860px){.split{grid-template-columns:1fr;gap:24px}.split.rev .media{order:0}}
.media img{width:100%;border-radius:var(--radius);box-shadow:var(--shadow-l);aspect-ratio:4/3;object-fit:cover}
.media.tall img{aspect-ratio:1/1}
.dark{background:var(--forest);color:#eef1ec}
.dark h2,.dark h3{color:#fff}
.dark a{color:var(--gold-l)}
.band{position:relative;overflow:hidden;background:var(--forest-d);color:#fff;padding:72px 0}
.band>img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;opacity:.33}
.band .wrap{position:relative}
.band h2{color:#fff;margin-top:0}
.band .two{display:grid;gap:40px;grid-template-columns:1.2fr 1fr;align-items:center}
@media(max-width:860px){.band .two{grid-template-columns:1fr}}
.ticks{list-style:none;padding:0;margin:0}
.ticks li{padding:7px 0 7px 32px;position:relative}
.ticks li::before{content:"";position:absolute;left:2px;top:14px;width:14px;height:8px;border-left:3px solid var(--gold);border-bottom:3px solid var(--gold);transform:rotate(-45deg)}
.more{margin-top:28px;display:flex;gap:12px;flex-wrap:wrap}

/* Typen-Zeilen */
.type-row{padding:44px 0;border-bottom:1px solid var(--line)}
.type-row:last-of-type{border-bottom:0}
.type-row h2{margin-top:0}
.type-facts{display:flex;flex-wrap:wrap;gap:8px;padding:0;margin:16px 0 0;list-style:none}
.type-facts li{background:var(--cream);border-radius:999px;padding:5px 14px;font-size:.88rem;color:var(--forest-d)}

/* Listing card */
.listing .thumb{position:relative;aspect-ratio:4/3;background:var(--cream);display:grid;place-items:center;color:var(--muted)}
.listing .thumb img{width:100%;height:100%;object-fit:cover}
.tag{position:absolute;top:12px;left:12px;background:var(--forest-d);color:#fff;border-radius:999px;padding:4px 13px;font-size:.78rem;font-weight:600;letter-spacing:.03em}
.tag.status{left:auto;right:12px;background:var(--clay)}
.price{font:600 1.3rem/1.2 var(--serif);color:var(--forest-d)}
.facts{color:var(--muted);font-size:.95rem}
.filters{display:grid;gap:14px;grid-template-columns:repeat(auto-fit,minmax(150px,1fr));align-items:end;background:var(--paper);border:1px solid var(--line);border-radius:var(--radius);padding:18px;margin:18px 0 28px;box-shadow:var(--shadow)}
.filters label{display:grid;gap:5px;font-size:.85rem;font-weight:600;color:var(--forest-d)}
.filters .q{grid-column:span 2}
@media(max-width:560px){.filters .q{grid-column:auto}}

/* Detail */
.crumbs{font-size:.9rem;color:var(--muted)}
.detail-head{display:flex;justify-content:space-between;gap:20px;flex-wrap:wrap;align-items:flex-start}
.pricebox{text-align:right}
.pricebox strong{display:block;font:600 2rem/1.2 var(--serif);color:var(--forest-d)}
.gallery .main{width:100%;max-height:600px;object-fit:cover;border-radius:var(--radius);box-shadow:var(--shadow)}
.gthumbs{display:flex;gap:8px;margin-top:10px;flex-wrap:wrap}
.gthumbs button{border:2px solid transparent;border-radius:10px;padding:0;background:none;cursor:pointer;overflow:hidden}
.gthumbs button:hover,.gthumbs button.on{border-color:var(--gold)}
.gthumbs img{width:96px;height:70px;object-fit:cover}
.two-col{display:grid;gap:40px;grid-template-columns:1.6fr 1fr;margin-top:32px}
@media(max-width:900px){.two-col{grid-template-columns:1fr}}
dl.facts{display:grid;grid-template-columns:repeat(auto-fit,minmax(200px,1fr));gap:1px;background:var(--line);border:1px solid var(--line);border-radius:var(--radius);overflow:hidden;margin:0 0 8px}
dl.facts div{background:var(--paper);padding:12px 16px}
dl.facts dt{font-size:.8rem;color:var(--muted)}dl.facts dd{margin:0;font-weight:600}
.side{background:var(--paper);border:1px solid var(--line);border-radius:var(--radius);padding:24px;align-self:start;position:sticky;top:92px;box-shadow:var(--shadow)}
.side h2{margin-top:0}
.prose{max-width:70ch}
.pill{display:inline-block;border-radius:999px;padding:2px 12px;font-size:.8rem;font-weight:600;background:#e7e2d4;color:var(--forest-d)}

/* Steps */
.steps{list-style:none;counter-reset:s;padding:0;display:grid;gap:14px}
.steps li{counter-increment:s;background:var(--paper);border:1px solid var(--line);border-radius:var(--radius);padding:18px 18px 18px 72px;position:relative;display:grid;box-shadow:var(--shadow)}
.steps li::before{content:counter(s);position:absolute;left:18px;top:16px;width:38px;height:38px;border-radius:50%;background:var(--forest);color:var(--gold-l);display:grid;place-items:center;font:600 1.15rem var(--serif)}
.steps span{color:var(--muted)}
.checklist{list-style:none;padding:0;margin:0;display:grid;gap:10px}
.checklist li{display:flex;gap:12px;align-items:flex-start;background:var(--paper);border:1px solid var(--line);border-radius:12px;padding:12px 16px}
.checklist li::before{content:"✓";color:var(--gold-d);font-weight:700}

/* Articles */
.article{max-width:800px;padding-top:44px;padding-bottom:64px}
.article ul,.article ol{padding-left:1.3em}
.article li{margin:.3em 0}
.stand{font-size:.88rem;color:var(--muted);margin:-.4em 0 1.4em}
.ratgeber-tools{display:flex;gap:14px;flex-wrap:wrap;align-items:end;margin:22px 0 10px}
.ratgeber-tools label{display:grid;gap:5px;font-size:.85rem;font-weight:600}
.cats{display:flex;gap:8px;flex-wrap:wrap;margin:14px 0 4px}
.cats a{padding:6px 16px;border-radius:999px;border:1px solid var(--line);background:var(--paper);text-decoration:none;font-size:.92rem}
.cats a.on,.cats a:hover{background:var(--forest);color:#fff;border-color:var(--forest)}
.cat{margin-top:40px}
.cta-box{background:var(--forest);color:#fff;border-radius:var(--radius);padding:32px;margin-top:40px}
.cta-box h2{color:#fff;margin-top:0}
.narrow-page{padding:70px 22px}

/* Über mich */
.about-hero{background:linear-gradient(135deg,var(--forest-d) 0%,var(--forest) 100%);color:#fff;padding:64px 0 72px;overflow:hidden}
.about-grid{display:grid;grid-template-columns:1.25fr 1fr;gap:56px;align-items:center}
.about-hero h1{color:#fff;margin-bottom:.3em}
.about-hero .eyebrow{color:var(--gold-l)}
.about-hero .btn.ghost{color:#fff;border-color:rgba(255,255,255,.7)}
.about-hero .btn.ghost:hover{background:#fff;color:var(--forest-d);border-color:#fff}
.about-hero .lead{max-width:34ch}
.about-facts{display:flex;gap:10px;flex-wrap:wrap;padding:0;margin:22px 0 0;list-style:none}
.about-facts li{border:1px solid rgba(224,200,143,.55);color:var(--gold-l);border-radius:999px;padding:6px 16px;font-size:.92rem}
.portrait{margin:0;position:relative;justify-self:center;width:min(100%,400px)}
.portrait::before{content:"";position:absolute;inset:18px -18px -18px 18px;border:2px solid var(--gold);border-radius:var(--radius)}
.portrait img{position:relative;width:100%;aspect-ratio:3/4;object-fit:cover;object-position:50% 20%;border-radius:var(--radius);box-shadow:var(--shadow-l)}
@media(max-width:860px){.about-grid{grid-template-columns:1fr;gap:36px}.portrait{order:-1;width:min(78%,320px)}.about-hero{padding:40px 0 56px}}
.band-light{background:var(--cream);border-block:1px solid var(--line);padding:56px 0}
.about-narrow{max-width:760px}
.about-narrow p{font-size:1.08rem}
.principles{display:grid;gap:18px;grid-template-columns:repeat(auto-fit,minmax(210px,1fr));margin:28px 0 36px}
.principles .num{display:grid;place-items:center;width:34px;height:34px;border-radius:50%;background:var(--forest);color:var(--gold-l);font:600 1.05rem var(--serif);margin-bottom:10px}
.principles p{font-size:.95rem;color:var(--muted)}
.process{margin-top:8px}
.mini-steps{padding-left:1.2em;margin:.6em 0 1em}
.mini-steps li{margin:.5em 0}
.teaser-person{display:grid;grid-template-columns:150px 1fr;gap:28px;align-items:center}
.teaser-person img{width:150px;height:150px;object-fit:cover;object-position:50% 18%;border-radius:50%;border:3px solid var(--gold)}
@media(max-width:560px){.teaser-person{grid-template-columns:1fr;text-align:left}}

/* Forms */
.form{display:grid;gap:16px}
.form label{display:grid;gap:5px;font-weight:600;font-size:.92rem;color:var(--forest-d)}
.form input,.form select,.form textarea,.filters input,.filters select,.ratgeber-tools input,.ratgeber-tools select{font:inherit;font-weight:400;padding:11px 13px;border:1px solid #cdc6b4;border-radius:10px;background:#fff;width:100%;color:var(--text)}
.form input:focus,.form select:focus,.form textarea:focus,.filters input:focus,.filters select:focus{outline:3px solid var(--gold);outline-offset:0;border-color:var(--gold-d)}
.form .check{display:flex;gap:12px;align-items:flex-start;font-weight:400}
.form .check input{width:auto;margin-top:5px;flex:none}
.row2,.row3,.row4{display:grid;gap:16px}
.row2{grid-template-columns:1fr 1fr}.row3{grid-template-columns:repeat(3,1fr)}.row4{grid-template-columns:repeat(4,1fr)}
@media(max-width:700px){.row2,.row3,.row4{grid-template-columns:1fr}}
.hp{position:absolute;left:-9999px;height:0;overflow:hidden}
.narrow{max-width:440px}
.hint{color:var(--muted);font-size:.85rem;margin:0}
.notice{border-radius:12px;padding:15px 20px;margin:18px 0;border:1px solid}
.notice.ok{background:#e9f4ec;border-color:#a3cfb0}
.notice.err{background:#fbeceb;border-color:#e8b5ae}
.notice.info{background:#f1ecdd;border-color:#dccfa9}
.notice ul{margin:.4em 0 0;padding-left:1.2em}
.warn{color:var(--err);font-weight:600}

/* Admin */
.admin{padding-top:34px;padding-bottom:64px}
.admin-bar{display:flex;justify-content:space-between;align-items:center;gap:16px;flex-wrap:wrap;margin-bottom:18px}
.admin-bar h1{margin:0;font-size:2rem}
.admin-bar nav{display:flex;gap:16px;align-items:center}
.admin-bar nav a{color:var(--forest);padding:0;border-radius:0}.admin-bar nav a:hover{background:none;color:var(--gold-d)}.admin-bar nav .btn{color:var(--forest-d);padding:9px 20px}
.tabs{display:flex;gap:8px;flex-wrap:wrap;margin:0 0 16px}
.tabs a{padding:7px 16px;border-radius:999px;border:1px solid var(--line);background:var(--paper);text-decoration:none;font-size:.92rem}
.tabs a span{color:var(--muted);font-size:.85rem}
.tabs a.on{background:var(--forest);color:#fff;border-color:var(--forest)}.tabs a.on span{color:var(--gold-l)}
.inline{display:inline}
.table-wrap{overflow-x:auto}
.tbl{width:100%;border-collapse:collapse;background:var(--paper);border:1px solid var(--line)}
.tbl th,.tbl td{padding:13px 15px;text-align:left;border-bottom:1px solid var(--line);vertical-align:top}
.tbl th{font-size:.78rem;text-transform:uppercase;letter-spacing:.06em;color:var(--muted)}
.tbl .act{white-space:nowrap}.tbl .act>*{margin-right:12px}
.pill.veroeffentlicht{background:#dcefe2;color:#1d5c3b}.pill.entwurf{background:#f7eccb;color:#7a5a00}.pill.archiviert{background:#e6e3dc;color:#5b5a54}
.pill.verkauft,.pill.vermietet{background:#f6dcd6;color:#8c3422}.pill.reserviert{background:#e3e7f3;color:#2b4180}
.admin-form fieldset{border:1px solid var(--line);border-radius:var(--radius);background:var(--paper);padding:20px;margin:0 0 20px;display:grid;gap:16px}
.admin-form legend{font:600 1.1rem var(--serif);color:var(--forest-d);padding:0 8px}
.thumbs{display:flex;gap:14px;flex-wrap:wrap}
.thumbs figure{margin:0;width:150px}.thumbs img{width:150px;height:108px;object-fit:cover;border-radius:10px}
.actions{display:flex;gap:20px;align-items:center}
.inq{margin-bottom:14px}.inq.done{opacity:.55}
.purge{margin-top:32px}

/* Footer */
.site-footer{background:var(--forest-d);color:#dde4dd;margin-top:0;padding-top:52px}
.site-footer .cols{display:grid;gap:32px;grid-template-columns:1.6fr 1fr 1fr 1fr}
@media(max-width:860px){.site-footer .cols{grid-template-columns:1fr 1fr}}
@media(max-width:520px){.site-footer .cols{grid-template-columns:1fr}}
.site-footer strong{display:block;color:#fff;margin-bottom:8px;font-size:1.05rem}
.site-footer a{display:block;color:#dde4dd;text-decoration:none;padding:3px 0}.site-footer a:hover{color:var(--gold-l);text-decoration:underline}
.site-footer address{font-style:normal;line-height:1.7}
.site-footer address a{display:inline}
.site-footer p{margin:.3em 0 1em}
.site-footer .small{font-size:.83rem;color:#aab6ad;padding-top:26px;padding-bottom:30px;margin-top:10px;border-top:1px solid rgba(255,255,255,.1)}

/* Mobile Schnellkontakt */
.mobile-bar{display:none}
@media(max-width:700px){
  body{padding-bottom:64px}
  .mobile-bar{display:grid;grid-template-columns:1fr 1fr 1fr;position:fixed;left:0;right:0;bottom:0;z-index:40;background:var(--forest-d);border-top:1px solid rgba(255,255,255,.14)}
  .mobile-bar a{color:#fff;text-align:center;padding:16px 4px;text-decoration:none;font-weight:600;font-size:.95rem}
  .mobile-bar a.primary{background:var(--gold);color:var(--forest-d)}
}
@media(max-width:700px){.intents{margin-top:28px}.hero .hero-credit{position:static;padding:0 22px 14px;text-align:right;color:rgba(255,255,255,.7)}.band .hero-credit{position:relative;z-index:2;text-align:left;padding:0 22px}}
@media(prefers-reduced-motion:reduce){*{transition:none!important;scroll-behavior:auto!important}}