/* =========================================================================
   PLUTUS REAL ESTATE — Design System
   Editorial · Swiss · Schwarz / Weiß / Grau · Typografie-getrieben
   ========================================================================= */

/* ----------  Reset  ---------- */
*, *::before, *::after { box-sizing: border-box; }
* { margin: 0; padding: 0; }
html { -webkit-text-size-adjust: 100%; scroll-behavior: smooth; }
@media (prefers-reduced-motion: reduce) { html { scroll-behavior: auto; } }
img { display: block; max-width: 100%; }
a { color: inherit; text-decoration: none; }
button { font: inherit; color: inherit; background: none; border: none; cursor: pointer; }
ul { list-style: none; }

/* ----------  Tokens  ---------- */
:root {
  /* Color — neutral, low chroma */
  --paper:    #ffffff;
  --paper-2:  #f4f4f2;   /* subtle warm grey */
  --paper-3:  #ebebe8;
  --ink:      #0b0b0a;
  --ink-2:    #56564f;   /* muted text */
  --ink-3:    #8d8d85;   /* faint */
  --line:     #e2e2dd;
  --line-2:   #cfcfc8;
  --inv:      #f6f6f3;   /* text on dark */
  --inv-2:    #9a9a92;

  /* Type */
  --sans: 'Archivo', 'Helvetica Neue', Helvetica, Arial, sans-serif;
  --serif: 'Newsreader', Georgia, 'Times New Roman', serif;
  --mono: 'IBM Plex Mono', ui-monospace, 'SF Mono', Menlo, monospace;

  /* Layout */
  --maxw: 1320px;
  --pad: clamp(20px, 5vw, 80px);
  --gutter: clamp(24px, 4vw, 64px);

  /* Motion */
  --ease: cubic-bezier(0.22, 1, 0.36, 1);
}

/* ----------  Base  ---------- */
html, body { background: var(--paper); }
body {
  font-family: var(--sans);
  color: var(--ink);
  font-size: 17px;
  line-height: 1.5;
  font-weight: 400;
  -webkit-font-smoothing: antialiased;
  text-rendering: optimizeLegibility;
  font-feature-settings: "kern" 1, "ss01" 1;
  overflow-x: hidden;
}

/* ----------  Layout helpers  ---------- */
.wrap { max-width: var(--maxw); margin-inline: auto; padding-inline: var(--pad); }
.section { padding-block: clamp(72px, 11vw, 160px); }
.section--tight { padding-block: clamp(56px, 8vw, 110px); }
.dark { background: var(--ink); color: var(--inv); }

/* ----------  Typography primitives  ---------- */
.eyebrow {
  font-family: var(--mono);
  font-size: 12px;
  font-weight: 500;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--ink-2);
  display: inline-flex;
  align-items: center;
  gap: 0.7em;
}
.eyebrow::before {
  content: "";
  width: 26px; height: 1px;
  background: var(--ink-2);
  display: inline-block;
}
.eyebrow--plain::before { display: none; }

.display {
  font-family: var(--sans);
  font-weight: 800;
  line-height: 0.96;
  letter-spacing: -0.035em;
  font-size: clamp(2.9rem, 8.5vw, 8.4rem);
  text-wrap: balance;
}
.h-xl {
  font-family: var(--sans);
  font-weight: 700;
  line-height: 1.0;
  letter-spacing: -0.03em;
  font-size: clamp(2.2rem, 5.5vw, 4.6rem);
  text-wrap: balance;
}
.h-lg {
  font-family: var(--sans);
  font-weight: 700;
  line-height: 1.05;
  letter-spacing: -0.025em;
  font-size: clamp(1.7rem, 3.2vw, 2.7rem);
  text-wrap: balance;
}
.lead {
  font-family: var(--serif);
  font-weight: 400;
  font-size: clamp(1.25rem, 2vw, 1.7rem);
  line-height: 1.4;
  color: var(--ink);
  letter-spacing: -0.005em;
  text-wrap: pretty;
}
.prose {
  font-family: var(--serif);
  font-size: clamp(1.08rem, 1.3vw, 1.26rem);
  line-height: 1.62;
  color: var(--ink);
  text-wrap: pretty;
}
.prose p + p { margin-top: 1.5em; }
.prose strong { font-weight: 600; }
.muted { color: var(--ink-2); }

/* ----------  Buttons / links  ---------- */
.btn {
  display: inline-flex;
  align-items: center;
  gap: 0.6em;
  font-family: var(--sans);
  font-size: 14px;
  font-weight: 600;
  letter-spacing: 0.01em;
  padding: 15px 26px;
  white-space: nowrap;
  border: 1px solid var(--ink);
  background: var(--ink);
  color: var(--inv);
  transition: background .35s var(--ease), color .35s var(--ease), transform .35s var(--ease);
}
.btn:hover { background: transparent; color: var(--ink); }
.dark .btn { background: var(--inv); border-color: var(--inv); color: var(--ink); }
.dark .btn:hover { background: transparent; color: var(--inv); }
.btn--ghost { background: transparent; color: var(--ink); }
.btn--ghost:hover { background: var(--ink); color: var(--inv); }

.tlink {
  display: inline-flex;
  align-items: center;
  gap: 0.5em;
  font-family: var(--mono);
  font-size: 13px;
  font-weight: 500;
  letter-spacing: 0.04em;
  text-transform: uppercase;
  position: relative;
  padding-bottom: 2px;
}
.tlink::after {
  content: ""; position: absolute; left: 0; bottom: 0;
  width: 100%; height: 1px; background: currentColor;
  transform: scaleX(0); transform-origin: left;
  transition: transform .4s var(--ease);
}
.tlink:hover::after { transform: scaleX(1); }
.tlink .ar { transition: transform .4s var(--ease); }
.tlink:hover .ar { transform: translateX(4px); }

/* ----------  Header  ---------- */
.site-head {
  position: sticky; top: 0; z-index: 100;
  background: color-mix(in srgb, var(--paper) 82%, transparent);
  backdrop-filter: saturate(1.2) blur(14px);
  -webkit-backdrop-filter: saturate(1.2) blur(14px);
  border-bottom: 1px solid transparent;
  transition: border-color .4s var(--ease), background .4s var(--ease);
}
.site-head.scrolled { border-bottom-color: var(--line); }
.head-row {
  display: flex; align-items: center; justify-content: space-between;
  height: 76px;
}
.brand { display: inline-flex; align-items: center; }
.brand img { height: 21px; width: auto; }
.nav { display: flex; align-items: center; gap: clamp(20px, 3vw, 44px); }
.nav-link {
  font-size: 14px; font-weight: 500; letter-spacing: 0.01em;
  color: var(--ink); position: relative; padding: 6px 0;
  transition: color .3s var(--ease);
}
.nav-link::after {
  content: ""; position: absolute; left: 0; bottom: 0; height: 1px; width: 100%;
  background: var(--ink); transform: scaleX(0); transform-origin: left;
  transition: transform .35s var(--ease);
}
.nav-link:hover::after { transform: scaleX(1); }

/* dropdown */
.nav-item { position: relative; }
.nav-trigger { display: inline-flex; align-items: center; gap: 6px; }
.nav-trigger .chev { transition: transform .3s var(--ease); width: 9px; }
.nav-item:hover .nav-trigger .chev { transform: rotate(180deg); }
.dropdown {
  position: absolute; top: 100%; left: 50%; transform: translate(-50%, 8px);
  min-width: 290px; background: var(--paper); border: 1px solid var(--line);
  padding: 8px; opacity: 0; visibility: hidden; pointer-events: none;
  transition: opacity .28s var(--ease), transform .28s var(--ease);
  box-shadow: 0 24px 60px -28px rgba(0,0,0,0.28);
}
.nav-item:hover .dropdown { opacity: 1; visibility: visible; pointer-events: auto; transform: translate(-50%, 6px); }
.dd-item { display: block; padding: 13px 14px; transition: background .25s var(--ease); }
.dd-item:hover { background: var(--paper-2); }
.dd-num { font-family: var(--mono); font-size: 11px; color: var(--ink-3); letter-spacing: .1em; }
.dd-title { font-size: 15px; font-weight: 600; margin-top: 3px; letter-spacing: -0.01em; }
.dd-desc { font-size: 12.5px; color: var(--ink-2); margin-top: 2px; }

.head-cta { display: inline-flex; }
.burger { display: none; width: 30px; height: 16px; position: relative; }
.burger span { position: absolute; left: 0; width: 100%; height: 1.5px; background: var(--ink); transition: transform .35s var(--ease), opacity .25s var(--ease); }
.burger span:nth-child(1) { top: 0; }
.burger span:nth-child(2) { bottom: 0; }
.burger.open span:nth-child(1) { top: 7px; transform: rotate(45deg); }
.burger.open span:nth-child(2) { bottom: 7px; transform: rotate(-45deg); }

/* mobile drawer */
.drawer {
  position: fixed; inset: 76px 0 0 0; z-index: 99;
  background: var(--paper); padding: 28px var(--pad) 40px;
  transform: translateY(-12px); opacity: 0; visibility: hidden;
  transition: opacity .35s var(--ease), transform .35s var(--ease), visibility .35s;
  display: flex; flex-direction: column;
}
.drawer.open { opacity: 1; visibility: visible; transform: none; }
.drawer a { padding: 16px 0; font-size: 24px; font-weight: 600; letter-spacing: -0.02em; border-bottom: 1px solid var(--line); }
.drawer .sub { font-size: 17px; font-weight: 500; padding-left: 18px; color: var(--ink-2); }

/* =========================================================================
   HERO
   ========================================================================= */
.hero { position: relative; padding-top: clamp(40px, 7vw, 90px); padding-bottom: clamp(48px, 8vw, 110px); }
.hero-grid { display: grid; gap: clamp(28px, 4vw, 56px); }
.hero .display { margin-top: clamp(22px, 3vw, 38px); }
.hero-foot {
  display: flex; flex-wrap: wrap; align-items: flex-end; justify-content: space-between;
  gap: 28px; margin-top: clamp(34px, 5vw, 64px);
}
.hero-actions { display: flex; flex-wrap: wrap; gap: 14px; align-items: center; }
.hero-lead { max-width: 30ch; }
.loctag {
  font-family: var(--mono); font-size: 11.5px; letter-spacing: .08em;
  color: var(--inv); background: var(--ink); padding: 8px 13px; text-transform: uppercase;
}

/* ticker / value statements row under hero */
.creed { border-block: 1px solid var(--line); }
.creed-inner { display: grid; grid-template-columns: 1fr; }
.creed-row {
  display: grid; grid-template-columns: 64px 1fr; gap: clamp(16px, 3vw, 40px);
  align-items: baseline; padding: clamp(22px, 3vw, 34px) 0;
  border-top: 1px solid var(--line);
}
.creed-row:first-child { border-top: none; }
.creed-num { font-family: var(--mono); font-size: 13px; color: var(--ink-3); letter-spacing: .06em; }
.creed-text {
  font-family: var(--sans); font-weight: 600; letter-spacing: -0.02em;
  font-size: clamp(1.35rem, 2.7vw, 2.35rem); line-height: 1.16; color: var(--ink-2);
  text-wrap: balance; transition: color .4s var(--ease);
}
.creed-text strong { color: var(--ink); font-weight: 700; }
.creed-row:hover .creed-text { color: var(--ink); }

/* =========================================================================
   GENERIC SECTION HEAD (sticky label + content)
   ========================================================================= */
.split { display: grid; grid-template-columns: 1fr; gap: clamp(36px, 5vw, 72px); }
@media (min-width: 900px) {
  .split { grid-template-columns: minmax(190px, 0.42fr) 1fr; }
  .split--wide { grid-template-columns: minmax(220px, 0.55fr) 1fr; }
}
.split-aside { align-self: start; }
@media (min-width: 900px) { .split-aside.sticky { position: sticky; top: 110px; } }
.aside-title { font-size: clamp(1.6rem,2.4vw,2.2rem); font-weight: 700; letter-spacing: -0.03em; line-height: 1.04; margin-top: 18px; }

.facts { margin-top: clamp(30px, 4vw, 52px); border-top: 1px solid var(--line); }
.fact { display: grid; grid-template-columns: 1fr 1.4fr; gap: 20px; padding: 16px 0; border-bottom: 1px solid var(--line); }
.fact dt { font-family: var(--mono); font-size: 11.5px; letter-spacing: .08em; text-transform: uppercase; color: var(--ink-3); }
.fact dd { font-size: 15px; font-weight: 500; }

/* =========================================================================
   LEISTUNGEN — editorial rows
   ========================================================================= */
.svc-list { border-top: 1px solid var(--ink); }
.svc {
  display: grid; grid-template-columns: 88px 1fr auto; align-items: center;
  gap: clamp(16px, 3vw, 40px);
  padding: clamp(28px, 4vw, 48px) 0;
  border-bottom: 1px solid var(--line-2);
  position: relative; isolation: isolate;
  transition: padding .45s var(--ease);
}
.svc::before {
  content: ""; position: absolute; inset: 0; background: var(--ink);
  transform: scaleY(0); transform-origin: bottom; z-index: -1;
  transition: transform .5s var(--ease);
}
.svc:hover::before { transform: scaleY(1); }
.svc-num { font-family: var(--mono); font-size: 14px; color: var(--ink-3); letter-spacing: .05em; transition: color .45s var(--ease); }
.svc-main { display: flex; flex-direction: column; gap: 8px; }
.svc-name { font-size: clamp(2rem, 4.6vw, 3.6rem); font-weight: 700; letter-spacing: -0.035em; line-height: 0.98; transition: color .45s var(--ease); }
.svc-desc { font-family: var(--serif); font-size: clamp(1.02rem, 1.3vw, 1.18rem); color: var(--ink-2); max-width: 52ch; transition: color .45s var(--ease); }
.svc-go {
  width: 58px; height: 58px; border: 1px solid var(--line-2); border-radius: 50%;
  display: grid; place-items: center; flex: none;
  transition: border-color .45s var(--ease), background .45s var(--ease), transform .45s var(--ease);
}
.svc-go svg { width: 18px; height: 18px; transition: transform .45s var(--ease); }
.svc:hover .svc-name, .svc:hover .svc-num, .svc:hover .svc-desc { color: var(--inv); }
.svc:hover .svc-desc { color: var(--inv-2); }
.svc:hover .svc-go { border-color: var(--inv); background: var(--inv); }
.svc:hover .svc-go svg { transform: translate(3px, -3px); }
.svc:hover .svc-go svg path { stroke: var(--ink); }
@media (max-width: 720px) {
  .svc { grid-template-columns: 54px 1fr; }
  .svc-go { display: none; }
}

/* =========================================================================
   CONTACT
   ========================================================================= */
.bigmail {
  display: inline-block;
  font-weight: 700; letter-spacing: -0.04em; line-height: 1;
  font-size: clamp(2.1rem, 7vw, 5.6rem);
  position: relative; padding-bottom: 6px;
}
.bigmail::after { content:""; position:absolute; left:0; bottom:0; height:2px; width:100%; background: currentColor; transform: scaleX(0); transform-origin:left; transition: transform .5s var(--ease); }
.bigmail:hover::after { transform: scaleX(1); }

.contact-grid { display: grid; grid-template-columns: 1fr; gap: 1px; background: var(--inv-2); border: 1px solid var(--inv-2); margin-top: clamp(36px,5vw,60px); }
@media (min-width: 700px) { .contact-grid { grid-template-columns: repeat(2, 1fr); } }
.cblock { background: var(--ink); padding: clamp(24px,3vw,38px); }
.cblock dt { font-family: var(--mono); font-size: 11.5px; letter-spacing: .1em; text-transform: uppercase; color: var(--inv-2); }
.cblock dd { font-size: clamp(1.05rem,1.6vw,1.35rem); font-weight: 500; margin-top: 12px; letter-spacing: -0.01em; }
.cblock dd a { transition: opacity .3s var(--ease); }
.cblock dd a:hover { opacity: 0.6; }

/* =========================================================================
   FOOTER
   ========================================================================= */
.foot { background: var(--ink); color: var(--inv); padding-top: clamp(56px,7vw,96px); padding-bottom: 34px; }
.foot-logo { height: 26px; width: auto; filter: invert(1); }
.foot-top { display: grid; grid-template-columns: 1fr; gap: clamp(40px,5vw,64px); padding-bottom: clamp(48px,6vw,80px); border-bottom: 1px solid #2a2a26; }
@media (min-width: 820px) { .foot-top { grid-template-columns: 1.4fr 1fr 1fr; } }
.foot-tag { font-family: var(--serif); font-size: clamp(1.2rem,1.7vw,1.5rem); line-height: 1.4; max-width: 30ch; margin-top: 22px; color: var(--inv); }
.foot-col h4 { font-family: var(--mono); font-size: 11.5px; letter-spacing: .12em; text-transform: uppercase; color: var(--inv-2); margin-bottom: 18px; }
.foot-col li { margin-bottom: 11px; }
.foot-col a, .foot-col span { font-size: 15px; color: var(--inv); transition: color .3s var(--ease); }
.foot-col a:hover { color: var(--inv-2); }
.foot-bot { display: flex; flex-wrap: wrap; gap: 16px; justify-content: space-between; align-items: center; padding-top: 28px; }
.foot-bot, .foot-bot a { font-family: var(--mono); font-size: 11.5px; letter-spacing: .04em; color: var(--inv-2); text-transform: uppercase; }
.foot-bot a:hover { color: var(--inv); }
.foot-legal { display: flex; gap: 22px; flex-wrap: wrap; }

/* =========================================================================
   DETAIL PAGE
   ========================================================================= */
.page-hero { padding-top: clamp(48px,7vw,96px); padding-bottom: clamp(40px,6vw,72px); border-bottom: 1px solid var(--line); }
.crumb { font-family: var(--mono); font-size: 12px; letter-spacing: .06em; text-transform: uppercase; color: var(--ink-3); margin-bottom: 26px; display:flex; gap:10px; align-items:center; }
.crumb a:hover { color: var(--ink); }
.page-lead { margin-top: clamp(22px,3vw,34px); max-width: 46ch; }

.block-head { font-family: var(--mono); font-size: 12px; letter-spacing: .1em; text-transform: uppercase; color: var(--ink-2); margin-bottom: 14px; }
.levels { display: grid; grid-template-columns: 1fr; gap: 1px; background: var(--line); border: 1px solid var(--line); }
.level { background: var(--paper); padding: clamp(26px,3vw,40px); }
.level-k { font-family: var(--mono); font-size: 12px; letter-spacing:.08em; text-transform: uppercase; color: var(--ink-3); }
.level h3 { font-size: clamp(1.5rem,2.4vw,2.1rem); font-weight: 700; letter-spacing: -0.03em; margin: 14px 0 12px; }

/* other services */
.more-list { border-top: 1px solid var(--ink); margin-top: 28px; }
.more { display: flex; align-items: center; justify-content: space-between; gap: 24px; padding: clamp(22px,3vw,34px) 0; border-bottom: 1px solid var(--line-2); transition: padding-left .4s var(--ease); }
.more:hover { padding-left: 14px; }
.more-name { font-size: clamp(1.4rem,3vw,2.2rem); font-weight: 700; letter-spacing: -0.03em; }
.more .ar { transition: transform .4s var(--ease); }
.more:hover .ar { transform: translateX(6px); }

/* =========================================================================
   REVEAL animation
   ========================================================================= */
.reveal { opacity: 0; transform: translateY(22px); transition: opacity .9s var(--ease), transform .9s var(--ease); }
.reveal.in { opacity: 1; transform: none; }
@media (prefers-reduced-motion: reduce) { .reveal { opacity: 1; transform: none; transition: none; } }

/* =========================================================================
   RESPONSIVE
   ========================================================================= */
@media (max-width: 860px) {
  .nav { display: none; }
  .head-cta { display: none; }
  .burger { display: block; }
}
@media (min-width: 861px) { .drawer { display: none; } }