@font-face{font-family:Montserrat;src:url("assets/montserrat-regular.woff2") format("woff2");font-style:normal;font-weight:400;font-display:swap}
@font-face{font-family:Inter;src:url("assets/inter-medium.woff2") format("woff2");font-style:normal;font-weight:500;font-display:swap}

:root{
  --red:#640000;
  --red-bright:#640000;
  --silver:#cccccc;
  --ink:#1a1a1a;
  --muted:rgba(26,26,26,.64);
  --line:rgba(204,204,204,.82);
  --soft:rgba(204,204,204,.35);
  --warm:rgba(204,204,204,.16);
  --white:#fff;
  --shell:min(1180px,calc(100vw - 48px));
  --ease:cubic-bezier(.22,1,.36,1);
}

*{box-sizing:border-box}
html{scroll-behavior:smooth;scroll-padding-top:88px}
body{margin:0;background:var(--white);color:var(--ink);font-family:Montserrat,Arial,sans-serif;font-size:16px;line-height:1.7;-webkit-font-smoothing:antialiased;overflow-x:hidden}
img{display:block;max-width:100%}
a{color:inherit;text-decoration:none}
button,input,select,textarea{font:inherit}
.shell{width:var(--shell);margin-inline:auto}
.sr-only{position:absolute;width:1px;height:1px;padding:0;margin:-1px;overflow:hidden;clip:rect(0,0,0,0);white-space:nowrap;border:0}
.skip-link{position:fixed;left:16px;top:-80px;z-index:1000;background:var(--white);color:var(--ink);padding:10px 16px;transition:top .2s}
.skip-link:focus{top:16px}

.site-header{position:absolute;inset:0 0 auto;z-index:20;color:#fff;background:rgba(26,26,26,.76);backdrop-filter:blur(8px);border-bottom:1px solid rgba(204,204,204,.3)}
.site-header.scrolled{position:fixed;background:rgba(26,26,26,.96);backdrop-filter:blur(12px);box-shadow:0 6px 24px rgba(0,0,0,.16)}
.header-inner{height:88px;display:flex;align-items:center;gap:34px}
.brand{display:inline-flex;align-items:center;gap:12px;letter-spacing:.1em;line-height:1}
.brand img{width:26px;height:36px;object-fit:contain;filter:brightness(0) invert(1)}
.brand-copy{display:grid;gap:5px}
.brand-copy strong{font:700 1.12rem/1 Inter,Arial,sans-serif;letter-spacing:.18em}
.brand-copy small{font-size:.62rem;letter-spacing:.34em;color:rgba(255,255,255,.72)}
.main-nav{display:flex;align-items:center;gap:28px;margin-left:auto}
.main-nav a{font-size:.78rem;font-weight:600;letter-spacing:.08em;text-transform:uppercase;position:relative}
.main-nav a::after{content:"";position:absolute;left:0;right:100%;bottom:-8px;height:2px;background:var(--silver);transition:right .25s var(--ease)}
.main-nav a:hover::after,.main-nav a:focus-visible::after{right:0}
.header-cta{border:1px solid rgba(255,255,255,.55);padding:12px 18px;font-size:.75rem;font-weight:600;letter-spacing:.09em;text-transform:uppercase;transition:.25s}
.header-cta:hover,.header-cta:focus-visible{background:#fff;color:var(--ink)}
.menu-toggle{display:none;margin-left:auto;width:44px;height:44px;background:none;border:0;padding:7px;color:#fff;align-items:center;justify-content:center;flex-direction:column}
.menu-toggle span:not(.sr-only){display:block;width:25px;height:2px;background:currentColor;margin:5px}

.hero{position:relative;min-height:780px;height:100svh;max-height:960px;background:var(--ink);color:#fff;display:flex;align-items:center;overflow:hidden}
.hero-image,.hero-shade{position:absolute;inset:0}
.hero-image{background:url("assets/proma-stuttgart-hero-original.png") center center/cover no-repeat;transform:scale(1.01)}
.hero-shade{background:linear-gradient(90deg,rgba(26,26,26,.94) 0%,rgba(26,26,26,.77) 30%,rgba(26,26,26,.22) 67%,rgba(26,26,26,.06) 100%),linear-gradient(0deg,rgba(26,26,26,.46),transparent 32%)}
.hero-inner{position:relative;z-index:2;padding-top:86px}
.hero-copy{max-width:690px}
.eyebrow{margin:0 0 20px;color:var(--red);font:600 .74rem/1.3 Inter,Arial,sans-serif;letter-spacing:.19em;text-transform:uppercase;display:flex;align-items:center;gap:13px}
.eyebrow::before{content:"";width:38px;height:2px;background:currentColor}
.eyebrow.light{color:var(--silver)}
h1,h2,h3,p{margin-top:0}
h1,h2{font-family:Montserrat,Arial,sans-serif;letter-spacing:-.035em}
h1{font-size:clamp(3.1rem,6.2vw,6.3rem);line-height:.99;margin-bottom:28px;font-weight:400}
h1 span{color:var(--silver)}
.hero-lead{font-size:clamp(1.02rem,1.4vw,1.2rem);line-height:1.75;color:rgba(255,255,255,.78);max-width:650px;margin-bottom:38px}
.hero-actions{display:flex;flex-wrap:wrap;gap:14px}
.button{display:inline-flex;justify-content:center;align-items:center;min-height:52px;padding:0 24px;border:1px solid transparent;font:600 .77rem/1 Inter,Arial,sans-serif;letter-spacing:.1em;text-transform:uppercase;cursor:pointer;transition:transform .25s var(--ease),background .25s,color .25s,border-color .25s}
.button:hover,.button:focus-visible{transform:translateY(-2px)}
.button-primary{background:var(--red);color:#fff}
.button-primary:hover,.button-primary:focus-visible{background:var(--ink);border-color:var(--silver)}
.button-ghost{border-color:rgba(255,255,255,.55);color:#fff;background:rgba(0,0,0,.08)}
.button-ghost:hover,.button-ghost:focus-visible{background:#fff;color:var(--ink)}
.hero-foot{position:absolute;z-index:2;inset:auto 0 0;border-top:1px solid rgba(255,255,255,.2)}
.hero-facts{min-height:82px;display:grid;grid-template-columns:repeat(3,1fr);align-items:center}
.hero-facts span{font:500 .78rem/1.4 Inter,Arial,sans-serif;letter-spacing:.13em;text-transform:uppercase;color:rgba(255,255,255,.74)}
.hero-facts span+span{border-left:1px solid rgba(255,255,255,.22);padding-left:36px}

.valuation-banner{background:var(--red);color:#fff;padding:62px 0}
.valuation-banner-grid{display:grid;grid-template-columns:1fr 1fr;gap:90px;align-items:center}
.valuation-banner h2{font-size:clamp(2rem,3.7vw,3.65rem);margin:0}
.valuation-banner-copy p{color:rgba(255,255,255,.78);font-size:1rem;margin-bottom:24px}
.valuation-banner-copy small{display:block;color:rgba(255,255,255,.58);font-size:.72rem;margin-top:13px}
.button-light{background:#fff;color:var(--red)}
.button-light:hover,.button-light:focus-visible{background:var(--silver);color:var(--ink)}

.section{padding:120px 0}
.split-heading{display:grid;grid-template-columns:1.05fr .95fr;gap:100px;align-items:start}
h2{font-size:clamp(2.35rem,4.5vw,4.5rem);line-height:1.09;font-weight:400;margin-bottom:24px}
.intro-copy{font-size:1.05rem;color:rgba(26,26,26,.72);padding-top:38px}
.intro-copy p:last-child{margin-bottom:0}
.service-grid{display:grid;grid-template-columns:repeat(4,1fr);margin-top:74px;border-top:1px solid var(--line);border-bottom:1px solid var(--line)}
.service-card{padding:34px 25px 36px;border-right:1px solid var(--line);min-height:330px;display:flex;flex-direction:column}
.service-card:last-child{border-right:0}
.service-card.featured{background:var(--red);color:#fff;margin-top:-18px;margin-bottom:-18px;border:0;box-shadow:0 18px 45px rgba(100,0,0,.24)}
.card-number{font:600 .72rem/1 Inter,Arial,sans-serif;letter-spacing:.13em;color:var(--red);margin-bottom:70px}
.featured .card-number{color:var(--silver)}
.service-card h3{font-size:1.15rem;line-height:1.35;margin-bottom:16px}
.service-card p{font-size:.92rem;color:rgba(26,26,26,.68);line-height:1.7;margin-bottom:0}
.featured p{color:rgba(255,255,255,.78)}

.sales-support{display:grid;grid-template-columns:.92fr 1.08fr;gap:90px;background:var(--red);color:#fff;padding:58px 64px;margin-top:76px}
.sales-support h2{font-size:clamp(2rem,3.6vw,3.5rem);margin-bottom:0}
.sales-support-copy>p{color:rgba(255,255,255,.8)}
.sales-support-copy ul{list-style:none;margin:25px 0;padding:0;border-top:1px solid rgba(204,204,204,.35)}
.sales-support-copy li{padding:14px 0 14px 27px;border-bottom:1px solid rgba(204,204,204,.28);position:relative;font-size:.9rem}
.sales-support-copy li::before{content:"";position:absolute;left:2px;top:23px;width:9px;height:2px;background:var(--silver)}
.sales-support-copy .legal-hint{font-size:.73rem;color:rgba(255,255,255,.57);margin-bottom:0}
.light-link{color:#fff;margin-top:22px}

.section-dark{background:var(--ink);color:#fff;padding:120px 0}
.advantage-grid{display:grid;grid-template-columns:1fr 1fr;gap:110px}
.advantage-lead h2{max-width:580px}
.large-copy{font-size:1.18rem;color:rgba(255,255,255,.74);margin-bottom:42px}
.advantage-list{border-top:1px solid rgba(255,255,255,.2)}
.advantage-list div{display:grid;grid-template-columns:150px 1fr;gap:24px;padding:19px 0;border-bottom:1px solid rgba(255,255,255,.16)}
.advantage-list strong{font-size:.84rem;letter-spacing:.08em;text-transform:uppercase;color:#fff}
.advantage-list span{font-size:.92rem;color:rgba(255,255,255,.64)}

.section-heading.centered{text-align:center;max-width:820px;margin:0 auto 72px}
.section-heading.centered .eyebrow{justify-content:center}
.process-list{list-style:none;margin:0;padding:0;display:grid;grid-template-columns:repeat(5,1fr);border-top:1px solid var(--line)}
.process-list li{padding:32px 28px 0 0;min-height:265px;border-right:1px solid var(--line)}
.process-list li+li{padding-left:28px}
.process-list li:last-child{border-right:0;padding-right:0}
.process-list>li>span{display:block;color:var(--red);font:600 .72rem/1 Inter,Arial,sans-serif;letter-spacing:.13em;margin-bottom:64px}
.process-list h3{font-size:1rem;margin-bottom:13px}
.process-list p{font-size:.88rem;line-height:1.65;color:rgba(26,26,26,.68);margin:0}

.property-types{background:var(--red);color:#fff;padding:110px 0}
.property-grid{display:grid;grid-template-columns:.85fr 1.15fr;gap:110px}
.property-heading h2{font-size:clamp(2.25rem,4vw,4rem)}
.property-items{border-top:1px solid rgba(255,255,255,.26)}
.property-items article{display:grid;grid-template-columns:52px 210px 1fr;gap:24px;align-items:start;padding:24px 0;border-bottom:1px solid rgba(255,255,255,.2)}
.property-items article>span{font-size:.7rem;color:var(--silver)}
.property-items h3{font-size:.95rem;margin:0}
.property-items p{font-size:.88rem;color:rgba(255,255,255,.72);margin:0;line-height:1.65}
.region-copy{color:rgba(255,255,255,.72);font-size:.92rem;max-width:480px}

.valuation{background:var(--warm)}
.valuation-grid{display:grid;grid-template-columns:1.15fr .85fr;gap:100px;align-items:center}
.valuation-grid>div:last-child{font-size:1.05rem;color:rgba(26,26,26,.72)}
.text-link{display:inline-flex;gap:12px;align-items:center;color:var(--red);font:600 .78rem/1 Inter,Arial,sans-serif;letter-spacing:.1em;text-transform:uppercase;margin-top:18px}
.text-link span{font-size:1.2rem;transition:transform .2s}
.text-link:hover span{transform:translateX(5px)}

.contact-grid{display:grid;grid-template-columns:.8fr 1.2fr;gap:100px}
.contact-copy>p:not(.eyebrow){color:rgba(255,255,255,.7);font-size:1.04rem;max-width:480px}
.direct-contact{display:grid;gap:18px;margin-top:48px}
.direct-contact a{font:500 1.02rem/1.5 Inter,Arial,sans-serif}
.direct-contact small{display:block;color:var(--silver);font-size:.65rem;letter-spacing:.14em;text-transform:uppercase;margin-bottom:3px}
.contact-form{background:#fff;color:var(--ink);padding:42px}
.form-row{display:grid;grid-template-columns:1fr 1fr;gap:22px}
.contact-form label{display:grid;gap:7px;margin-bottom:20px;font:600 .72rem/1.4 Inter,Arial,sans-serif;letter-spacing:.06em;text-transform:uppercase}
.contact-form label>span,.contact-form label span{font-weight:400;text-transform:none;letter-spacing:0;color:rgba(26,26,26,.68)}
.contact-form input,.contact-form select,.contact-form textarea{width:100%;border:0;border-bottom:1px solid var(--silver);background:var(--white);color:var(--ink);border-radius:0;padding:11px 2px;outline:none;transition:border-color .2s}
.contact-form textarea{border:1px solid var(--silver);padding:12px;resize:vertical;margin-top:6px}
.contact-form input:focus,.contact-form select:focus,.contact-form textarea:focus{border-color:var(--red);box-shadow:0 1px 0 var(--red)}
.form-hint{font-size:.77rem;line-height:1.55;color:var(--muted);margin:-2px 0 18px}
.check-label{display:flex!important;grid-template:none!important;align-items:flex-start;gap:10px!important;text-transform:none!important;letter-spacing:0!important;line-height:1.55!important;font-weight:400!important}
.check-label input{width:17px;height:17px;margin-top:3px;accent-color:var(--red);flex:0 0 auto}
.check-label a{text-decoration:underline;color:var(--red)}
.form-submit{width:100%;border:0;margin-top:6px}
.form-status{font-size:.82rem;color:var(--red);margin:14px 0 0;min-height:1.4em}

.faq-grid{display:grid;grid-template-columns:.65fr 1.35fr;gap:110px}
.faq-list{border-top:1px solid var(--line)}
.faq-list details{border-bottom:1px solid var(--line)}
.faq-list summary{list-style:none;cursor:pointer;padding:24px 48px 24px 0;font-weight:600;position:relative}
.faq-list summary::-webkit-details-marker{display:none}
.faq-list summary::after{content:"+";position:absolute;right:3px;top:19px;font-size:1.5rem;font-weight:400;color:var(--red)}
.faq-list details[open] summary::after{content:"−"}
.faq-list details p{color:rgba(26,26,26,.68);font-size:.92rem;padding:0 50px 22px 0;margin:0}

.site-footer{background:var(--ink);color:#fff;padding:72px 0 26px}
.footer-grid{display:grid;grid-template-columns:1.25fr .75fr .75fr;gap:80px;padding-bottom:55px}
.footer-brand{margin-bottom:22px}
.footer-grid p{font-size:.82rem;line-height:1.75;color:rgba(255,255,255,.58);max-width:390px}
.footer-grid h3{font-size:.7rem;letter-spacing:.14em;text-transform:uppercase;color:var(--silver);margin-bottom:17px}
.footer-grid a:hover{text-decoration:underline;color:#fff}
.draft-note{color:var(--silver)!important;font-size:.72rem!important}
.footer-bottom{border-top:1px solid rgba(255,255,255,.15);padding-top:24px;display:flex;justify-content:space-between;gap:20px;color:rgba(255,255,255,.45);font-size:.72rem;letter-spacing:.04em}

:focus-visible{outline:3px solid var(--silver);outline-offset:4px}

@media (max-width:980px){
  :root{--shell:min(100% - 36px,760px)}
  .header-inner{height:78px}
  .main-nav,.header-cta{display:none}
  .menu-toggle{display:flex}
  .main-nav.open{position:absolute;display:grid;inset:78px 0 auto;background:#1a1a1a;padding:26px calc((100vw - var(--shell))/2) 34px;gap:20px;border-top:1px solid rgba(255,255,255,.15)}
  .main-nav.open a{min-height:44px;display:flex;align-items:center}
  .hero{min-height:760px;max-height:none}
  .hero-image{background-position:61% center}
  .hero-shade{background:linear-gradient(90deg,rgba(10,10,10,.88),rgba(10,10,10,.45) 72%,rgba(10,10,10,.25))}
  .split-heading,.advantage-grid,.valuation-grid,.valuation-banner-grid,.contact-grid,.faq-grid,.property-grid,.sales-support{grid-template-columns:1fr;gap:50px}
  .intro-copy{padding-top:0}
  .service-grid{grid-template-columns:1fr 1fr}
  .service-card:nth-child(2){border-right:0}
  .service-card.featured{margin:0}
  .process-list{grid-template-columns:1fr 1fr}
  .process-list li{border-bottom:1px solid var(--line)}
  .process-list li:nth-child(2n){border-right:0}
  .property-items article{grid-template-columns:45px 185px 1fr}
  .sales-support{padding:48px}
}

@media (max-width:640px){
  :root{--shell:calc(100% - 32px)}
  body{line-height:1.65}
  .brand-copy strong{font-size:1rem}
  .hero{height:auto;min-height:760px;padding:130px 0 120px;align-items:center}
  .hero-image{background-position:68% center}
  .hero-shade{background:linear-gradient(90deg,rgba(26,26,26,.94),rgba(26,26,26,.50)),linear-gradient(0deg,rgba(26,26,26,.55),transparent 50%)}
  h1{font-size:clamp(2.65rem,13vw,4.2rem)}
  h2{font-size:clamp(2.1rem,10vw,3rem)}
  .hero-lead{font-size:.98rem}
  .hero-actions{display:grid}
  .hero-actions .button{width:100%}
  .hero-facts{grid-template-columns:1fr;gap:5px;padding:16px 0}
  .hero-facts span+span{border:0;padding-left:0}
  .section,.section-dark{padding:84px 0}
  .service-grid{grid-template-columns:1fr;margin-top:50px}
  .service-card,.service-card:nth-child(2){border-right:0;border-bottom:1px solid var(--line);min-height:0}
  .card-number{margin-bottom:34px}
  .process-list{grid-template-columns:1fr}
  .process-list li,.process-list li+li{padding:24px 0;min-height:0;border-right:0;display:grid;grid-template-columns:45px 1fr;gap:18px}
  .process-list>li>span{margin:5px 0 0}
  .property-items article{grid-template-columns:38px 1fr;gap:10px 15px}
  .property-items article p{grid-column:2}
  .valuation-banner{padding:52px 0}
  .sales-support{padding:38px 24px;margin-top:50px}
  .contact-form{padding:28px 22px}
  .contact-form input,.contact-form select,.contact-form textarea{font-size:1rem;min-height:48px}
  .contact-form textarea{min-height:120px}
  .form-row{grid-template-columns:1fr;gap:0}
  .footer-grid{grid-template-columns:1fr;gap:34px}
  .footer-bottom{display:grid}
}

@media (prefers-reduced-motion:reduce){*{scroll-behavior:auto!important;transition:none!important}}