/* ==========================================================
   TERRAS — Real estate. Quiet luxury minimal.
   Warm stone + charcoal + faded gold. Italiana + Jost + Fragment Mono
   ========================================================== */

*,*::before,*::after{box-sizing:border-box}
html{-webkit-text-size-adjust:100%;scroll-behavior:smooth}
html,body{margin:0;padding:0;overflow-x:clip}

:root{
  --bg:#F0EDE6;
  --bg-2:#E6E1D5;
  --paper:#F8F6EF;
  --ink:#1C1B17;
  --ink-2:#3A3833;
  --ink-3:#6E6B61;
  --ink-4:#A09C8E;
  --gold:#9C8550;
  --gold-d:#7A6638;
  --line:rgba(28,27,23,.14);
  --line-s:rgba(28,27,23,.3);

  --f-d:"Italiana",Georgia,serif;
  --f-b:"Jost",system-ui,sans-serif;
  --f-m:"Fragment Mono",ui-monospace,monospace;

  --pad-x:clamp(20px,4vw,80px);
  --sec-y:clamp(88px,10vw,150px);
  --ease:cubic-bezier(.22,.9,.3,1);
}

body{background:var(--bg);color:var(--ink);font-family:var(--f-b);font-size:16px;line-height:1.6;font-weight:300;-webkit-font-smoothing:antialiased}
img,svg,video,iframe{display:block;max-width:100%}
a{color:inherit;text-decoration:none}
button{font:inherit;background:none;border:0;padding:0;color:inherit;cursor:pointer}
ul,ol{margin:0;padding:0;list-style:none}
h1,h2,h3,h4,p,dl,dt,dd,figure,blockquote{margin:0;padding:0;border:0}
address{font-style:normal}

::selection{background:var(--ink);color:var(--bg)}
:focus-visible{outline:1px solid var(--gold);outline-offset:4px}

/* HEADER */
.hdr{position:fixed;top:0;left:0;right:0;z-index:30;padding:18px var(--pad-x);display:flex;align-items:center;gap:22px;justify-content:space-between;background:rgba(240,237,230,0);transition:background .35s var(--ease),border-color .35s var(--ease);border-bottom:1px solid transparent}
.hdr.is-solid{background:rgba(240,237,230,.96);backdrop-filter:blur(10px);border-bottom-color:var(--line)}
.hero .hdr,.hdr:not(.is-solid){color:var(--paper)}
.lg{display:inline-flex;align-items:baseline;gap:10px}
.lg-w{font-family:var(--f-d);font-size:26px;letter-spacing:.16em;line-height:1}
.lg-s{font-family:var(--f-m);font-size:10px;letter-spacing:.14em;text-transform:uppercase;opacity:.7}
.nv{display:flex;gap:30px;font-family:var(--f-b);font-size:13px;font-weight:400;letter-spacing:.06em;text-transform:uppercase}
.nv a{position:relative;padding:4px 0;transition:opacity .25s var(--ease)}
.nv a:hover{opacity:.6}
.cta{font-family:var(--f-b);font-size:12px;font-weight:400;letter-spacing:.08em;text-transform:uppercase;padding:12px 24px;border:1px solid currentColor;transition:background .3s var(--ease),color .3s var(--ease)}
.hdr.is-solid .cta{color:var(--ink)}
.cta:hover{background:var(--ink);color:var(--bg);border-color:var(--ink)}
.mb{display:none;width:42px;height:42px;align-items:center;justify-content:center;border:1px solid currentColor}
.drawer{position:fixed;inset:0;z-index:80;background:var(--ink);color:var(--paper);padding:24px var(--pad-x);display:flex;flex-direction:column;gap:32px;opacity:0;pointer-events:none;transition:opacity .4s var(--ease)}
body.dr-open .drawer{opacity:1;pointer-events:auto}
.dr-x{align-self:flex-end;width:42px;height:42px;color:var(--paper);border:1px solid rgba(248,246,239,.3);display:inline-flex;align-items:center;justify-content:center}
.drawer nav{flex:1;display:flex;flex-direction:column;justify-content:center;gap:4px}
.drawer nav a{padding:16px 0;border-bottom:1px solid rgba(248,246,239,.16);font-family:var(--f-d);font-size:clamp(32px,8vw,56px);letter-spacing:.04em;color:var(--paper)}

/* HERO */
.hero{position:relative;min-height:100svh;display:flex;flex-direction:column;justify-content:flex-end;overflow:hidden}
.hero-bg{position:absolute;inset:0;z-index:0}
.hero-bg img{width:100%;height:100%;object-fit:cover;filter:saturate(.85) brightness(.78);transform:scale(1.03);animation:hb 20s var(--ease) infinite alternate}
@keyframes hb{from{transform:scale(1.03)}to{transform:scale(1.1)}}
.hero-tint{position:absolute;inset:0;z-index:1;background:linear-gradient(to bottom,rgba(28,27,23,.4) 0%,rgba(28,27,23,0) 35%,rgba(28,27,23,.78) 100%)}
.hero-cont{position:relative;z-index:2;padding:0 var(--pad-x) clamp(36px,4vw,64px);max-width:1400px;margin:0 auto;width:100%;display:flex;flex-direction:column;gap:20px;color:var(--paper)}
.rb{font-family:var(--f-m);font-size:11px;letter-spacing:.14em;text-transform:uppercase;color:rgba(248,246,239,.7)}
.hh{font-family:var(--f-d);font-size:clamp(48px,7vw,128px);line-height:1;letter-spacing:.01em;color:var(--paper)}
.hh span{display:block}
.hh em{font-family:var(--f-b);font-style:italic;font-weight:300;color:rgba(248,246,239,.6)}
.hp{font-family:var(--f-b);font-size:16px;line-height:1.7;color:rgba(248,246,239,.82);max-width:60ch;font-weight:300}
.cta-r{display:flex;gap:14px;flex-wrap:wrap;margin-top:8px}
.btn{display:inline-flex;align-items:center;gap:10px;padding:15px 28px;font-family:var(--f-b);font-size:12px;font-weight:400;letter-spacing:.08em;text-transform:uppercase;cursor:pointer;border:1px solid transparent;transition:background .3s var(--ease),color .3s var(--ease),border-color .3s var(--ease)}
.btn-light{background:var(--paper);color:var(--ink)}
.btn-light:hover{background:var(--gold);color:var(--paper)}
.btn-ghost{background:transparent;color:var(--paper);border-color:rgba(248,246,239,.5)}
.btn-ghost:hover{background:var(--paper);color:var(--ink);border-color:var(--paper)}
.btn-dark{background:var(--ink);color:var(--paper)}
.btn-dark:hover{background:var(--gold)}
.btn-big{padding:18px 34px;font-size:13px}

.hero-strip{position:relative;z-index:2;display:grid;grid-template-columns:repeat(4,1fr);background:var(--ink);color:var(--paper)}
.hero-strip div{padding:24px var(--pad-x);border-right:1px solid rgba(248,246,239,.14);display:flex;flex-direction:column;gap:5px}
.hero-strip div:last-child{border-right:0}
.hero-strip b{font-family:var(--f-d);font-size:clamp(32px,3.6vw,48px);letter-spacing:.02em;line-height:1}
.hero-strip span{font-family:var(--f-m);font-size:10px;letter-spacing:.1em;text-transform:uppercase;color:rgba(248,246,239,.6)}

/* SECTION HEAD */
.sh{display:flex;flex-direction:column;gap:16px;padding:0 var(--pad-x) clamp(40px,5vw,72px);max-width:1400px;margin:0 auto}
.sh .rb{color:var(--gold-d)}
.sh-h{font-family:var(--f-d);font-size:clamp(40px,5.4vw,92px);line-height:1.05;letter-spacing:.01em;color:var(--ink);max-width:18ch}
.sh-h em{font-family:var(--f-b);font-style:italic;font-weight:300;color:var(--gold-d)}
.sh-p{font-family:var(--f-b);font-size:16px;line-height:1.7;color:var(--ink-2);max-width:60ch;font-weight:300}

/* LISTINGS */
.listings{padding:var(--sec-y) 0;max-width:1400px;margin:0 auto}
.ls-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(18px,2vw,32px);margin:0 var(--pad-x)}
.ls{display:flex;flex-direction:column;gap:0;background:var(--paper);border:1px solid var(--line);transition:transform .4s var(--ease),box-shadow .4s var(--ease)}
.ls:hover{transform:translateY(-5px);box-shadow:0 24px 50px rgba(28,27,23,.1)}
.ls figure{margin:0;position:relative;aspect-ratio:4/3;overflow:hidden}
.ls figure img{width:100%;height:100%;object-fit:cover;transition:transform 1.3s var(--ease)}
.ls:hover figure img{transform:scale(1.05)}
.ls-tag{position:absolute;top:14px;left:14px;padding:5px 12px;background:var(--paper);color:var(--ink);font-family:var(--f-m);font-size:10px;letter-spacing:.08em;text-transform:uppercase}
.ls-tag--rent{background:var(--gold);color:var(--paper)}
.ls-tag--com{background:var(--ink);color:var(--paper)}
.ls-b{padding:20px 22px;display:flex;flex-direction:column;gap:10px}
.ls-no{font-family:var(--f-m);font-size:10px;letter-spacing:.08em;text-transform:uppercase;color:var(--ink-4)}
.ls-b h3{font-family:var(--f-d);font-size:24px;letter-spacing:.01em;color:var(--ink);line-height:1.15}
.ls-b dl{display:flex;gap:18px;padding-top:10px;border-top:1px solid var(--line)}
.ls-b dl div{display:flex;flex-direction:column;gap:1px}
.ls-b dt{font-family:var(--f-m);font-size:9.5px;letter-spacing:.08em;text-transform:uppercase;color:var(--ink-4)}
.ls-b dd{font-family:var(--f-b);font-size:14px;color:var(--ink);font-weight:400}
.ls-px{font-family:var(--f-d);font-size:22px;letter-spacing:.02em;color:var(--gold-d);padding-top:8px;border-top:1px solid var(--line)}

/* SERVICES */
.srv{padding:var(--sec-y) 0;background:var(--bg-2);border-top:1px solid var(--line);border-bottom:1px solid var(--line)}
.sv-list{display:flex;flex-direction:column;margin:0 var(--pad-x);max-width:1400px;border-top:1px solid var(--line-s)}
.sv{display:grid;grid-template-columns:70px 1fr 140px;gap:28px;align-items:center;padding:30px 0;border-bottom:1px solid var(--line);transition:padding-left .3s var(--ease)}
.sv:hover{padding-left:14px}
.sv-n{font-family:var(--f-d);font-size:30px;color:var(--gold-d);letter-spacing:.02em}
.sv h3{font-family:var(--f-d);font-size:clamp(24px,2.8vw,38px);letter-spacing:.01em;color:var(--ink);line-height:1.1}
.sv p{font-family:var(--f-b);font-size:14.5px;line-height:1.6;color:var(--ink-3);margin-top:6px;max-width:64ch;font-weight:300}
.sv-c{font-family:var(--f-m);font-size:11px;letter-spacing:.08em;text-transform:uppercase;color:var(--ink-4);text-align:right}

/* PROCESS */
.proc{padding:var(--sec-y) 0;max-width:1400px;margin:0 auto}
.pr-list{display:grid;grid-template-columns:repeat(5,1fr);gap:0;margin:0 var(--pad-x);border-left:1px solid var(--line)}
.pr-list li{padding:24px 22px;border-right:1px solid var(--line);display:flex;flex-direction:column;gap:10px}
.pr-list span{font-family:var(--f-d);font-size:24px;color:var(--gold-d);letter-spacing:.04em}
.pr-list h3{font-family:var(--f-d);font-size:21px;letter-spacing:.01em;color:var(--ink)}
.pr-list p{font-family:var(--f-b);font-size:13.5px;line-height:1.6;color:var(--ink-3);font-weight:300}

/* TEAM */
.team{padding:var(--sec-y) 0;background:var(--ink);color:var(--paper)}
.team .rb{color:var(--gold)}
.team .sh-h{color:var(--paper)}
.team .sh-h em{color:rgba(248,246,239,.55)}
.team .sh-p{color:rgba(248,246,239,.7)}
.tm-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:18px;margin:0 var(--pad-x);max-width:1400px}
.tm{display:flex;flex-direction:column;gap:12px}
.tm figure{margin:0;aspect-ratio:4/5;overflow:hidden}
.tm figure img{width:100%;height:100%;object-fit:cover;filter:grayscale(.5) contrast(1.04);transition:filter .4s var(--ease),transform 1s var(--ease)}
.tm:hover figure img{filter:grayscale(0);transform:scale(1.03)}
.tm h3{font-family:var(--f-d);font-size:23px;letter-spacing:.02em;color:var(--paper)}
.tm span{font-family:var(--f-m);font-size:10.5px;letter-spacing:.08em;text-transform:uppercase;color:var(--gold)}

/* CONTACT */
.cont{padding:var(--sec-y) 0;max-width:1400px;margin:0 auto;display:flex;flex-direction:column;gap:28px}
.ct-grid{display:grid;grid-template-columns:1fr 1.3fr;gap:clamp(24px,3vw,64px);padding:0 var(--pad-x);align-items:start}
.ct-l{display:flex;flex-direction:column;border-top:1px solid var(--line-s)}
.ct-l div{display:grid;grid-template-columns:110px 1fr;gap:14px;align-items:baseline;padding:16px 0;border-bottom:1px solid var(--line)}
.ct-l dt{display:inline-flex;align-items:center;gap:6px;font-family:var(--f-m);font-size:10.5px;letter-spacing:.08em;text-transform:uppercase;color:var(--ink-4)}
.ct-l dt svg{color:var(--gold-d)}
.ct-l dd{font-family:var(--f-d);font-size:19px;letter-spacing:.01em;color:var(--ink)}
.ct-l dd a{color:var(--gold-d)}
.ct-map{position:relative;min-height:clamp(380px,50vh,500px);overflow:hidden;border:1px solid var(--line-s)}
.ct-map iframe{position:absolute;inset:0;width:100%;height:100%;border:0;filter:grayscale(.6) saturate(.7) contrast(1.04)}
.cont .btn-big{align-self:flex-start;margin:0 var(--pad-x)}

/* FOOTER */
.ft{padding:clamp(56px,6vw,96px) var(--pad-x) clamp(22px,2vw,30px);background:var(--bg-2);display:flex;flex-direction:column;gap:clamp(40px,5vw,72px);border-top:1px solid var(--line)}
.ft-mark{text-align:center;font-family:var(--f-d);font-size:clamp(70px,16vw,220px);letter-spacing:.12em;color:var(--ink)}
.ft-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(24px,3vw,48px);max-width:1200px;margin:0 auto;width:100%}
.ft-grid > div{display:flex;flex-direction:column;gap:8px}
.ft-l{font-family:var(--f-m);font-size:10.5px;letter-spacing:.08em;text-transform:uppercase;color:var(--gold-d);margin-bottom:6px}
.ft-grid a,.ft-grid address{font-family:var(--f-d);font-size:19px;letter-spacing:.02em;color:var(--ink);transition:color .25s var(--ease)}
.ft-grid a:hover{color:var(--gold-d)}
.ft-base{display:flex;justify-content:space-between;flex-wrap:wrap;gap:12px;padding-top:20px;border-top:1px solid var(--line);font-family:var(--f-m);font-size:10.5px;letter-spacing:.04em;color:var(--ink-3);max-width:1200px;margin:0 auto;width:100%}

.fab{position:fixed;right:24px;bottom:24px;z-index:50;width:54px;height:54px;border-radius:50%;display:inline-flex;align-items:center;justify-content:center;background:var(--ink);color:var(--paper);box-shadow:0 12px 30px rgba(28,27,23,.3);opacity:0;transform:translateY(16px);pointer-events:none;transition:opacity .3s var(--ease),transform .3s var(--ease),background .25s var(--ease)}
.fab.is-on{opacity:1;transform:none;pointer-events:auto}
.fab:hover{background:var(--gold)}

/* RESPONSIVE */
@media (max-width:1023px){
  :root{--pad-x:24px;--sec-y:clamp(64px,8vw,100px)}
  .nv{display:none}.cta{display:none}.mb{display:inline-flex}
  .ls-grid{grid-template-columns:1fr 1fr}
  .pr-list{grid-template-columns:1fr 1fr}
  .tm-grid{grid-template-columns:1fr 1fr}
  .ct-grid{grid-template-columns:1fr;gap:24px}
}

@media (max-width:767px){
  :root{--pad-x:18px;--sec-y:64px}
  .hdr{padding:14px 18px}
  .lg-w{font-size:22px}.lg-s{display:none}
  .hh{font-size:clamp(40px,11vw,60px)}
  .hp{font-size:14.5px}
  .cta-r{flex-direction:column;align-items:stretch}.cta-r .btn{justify-content:center;min-height:48px}
  .hero-strip{grid-template-columns:1fr 1fr}
  .hero-strip div{border-right:1px solid rgba(248,246,239,.14)}
  .hero-strip div:nth-child(2),.hero-strip div:nth-child(4){border-right:0}
  .hero-strip div:nth-child(1),.hero-strip div:nth-child(2){border-bottom:1px solid rgba(248,246,239,.14)}
  .hero-strip b{font-size:28px}
  .sh-h{font-size:34px}
  .ls-grid{grid-template-columns:1fr;margin:0 18px}
  .sv{grid-template-columns:50px 1fr;gap:14px;row-gap:4px;padding:22px 0}
  .sv-c{grid-column:2;text-align:left}
  .sv h3{font-size:24px}
  .pr-list{grid-template-columns:1fr;margin:0 18px;border-left:0;border-top:1px solid var(--line)}
  .pr-list li{border-right:0;border-bottom:1px solid var(--line)}
  .pr-list li:last-child{border-bottom:0}
  .tm-grid{grid-template-columns:1fr 1fr;margin:0 18px}
  .tm h3{font-size:20px}
  .ct-l div{grid-template-columns:90px 1fr;padding:13px 0}
  .ct-l dd{font-size:16px}
  .ct-map{min-height:300px}
  .btn-big{width:calc(100% - 36px);justify-content:center;min-height:48px}
  .ft-grid{grid-template-columns:1fr;gap:18px}
  .ft-mark{font-size:clamp(56px,18vw,110px)}
  .ft-base{flex-direction:column;gap:6px;font-size:10px}
  .fab{right:14px;bottom:14px;width:48px;height:48px}
}

@media (hover:none) and (pointer:coarse){.btn,.cta,.mb,.dr-x,.fab{min-height:44px}}
@media (prefers-reduced-motion:reduce){*,*::before,*::after{animation-duration:.01ms !important;transition-duration:.01ms !important}.hero-bg img{animation:none}}