/* Luxury Real Estate by Jess — versione HTML statica */
:root{
  --gold:#C5975B; --gold-d:#a87c42; --dark:#2D2E2F; --ink:#1d1d1d; --muted:#6b6660;
  --cream:#F5F2ED; --tan:#BEB09E; --line:#e6e0d6; --white:#fff;
  --f-title:"Syncopate",sans-serif; --f-text:"Cormorant Garamond",Georgia,serif; --f-ui:"Poppins",system-ui,sans-serif;
  --wrap:1200px; --gut:24px;
}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{margin:0;background:#fff;color:var(--ink);font-family:var(--f-text);font-size:19px;line-height:1.55;-webkit-font-smoothing:antialiased}
img{max-width:100%;height:auto;display:block}
a{color:inherit}
.ic{width:18px;height:18px;flex:none;vertical-align:-3px}
.wrap{max-width:var(--wrap);margin:0 auto;padding:0 var(--gut)}
.wrap.narrow{max-width:860px}

/* ---------- header ---------- */
.top{position:sticky;top:0;z-index:50;background:rgba(18,18,18,.97);color:#fff}
.top-in{max-width:1320px;margin:0 auto;display:flex;align-items:center;gap:24px;padding:10px var(--gut)}
.brand img{height:58px;width:auto}
.nav{margin-left:auto}
.menu{list-style:none;margin:0;padding:0;display:flex;gap:4px;font-family:var(--f-ui);font-size:13px;letter-spacing:.08em;text-transform:uppercase}
.menu>li{position:relative}
.menu>li>a,.dd-t{display:flex;align-items:center;gap:4px;padding:12px 12px;color:#fff;text-decoration:none;background:none;border:0;font:inherit;letter-spacing:inherit;text-transform:inherit;cursor:pointer}
.menu>li>a:hover,.dd-t:hover{color:var(--gold)}
.dd-t .ic{width:14px;height:14px}
.dd ul{list-style:none;margin:0;padding:8px 0;position:absolute;left:0;top:100%;min-width:230px;background:#fff;color:var(--dark);box-shadow:0 14px 40px rgba(0,0,0,.18);opacity:0;visibility:hidden;transform:translateY(6px);transition:.18s}
.dd:hover ul,.dd:focus-within ul{opacity:1;visibility:visible;transform:none}
.dd ul a{display:block;padding:9px 18px;text-decoration:none;text-transform:none;letter-spacing:.02em;font-size:14px}
.dd ul a:hover{background:var(--cream);color:var(--gold-d)}
.btn-talk{margin-left:8px}
.burger{display:none;margin-left:auto;background:none;border:0;padding:8px;cursor:pointer}
.burger span{display:block;width:26px;height:2px;background:#fff;margin:5px 0;transition:.2s}

/* ---------- bottoni ---------- */
.btn{display:inline-block;background:var(--tan);color:var(--dark);font-family:var(--f-ui);font-size:13px;font-weight:500;letter-spacing:.1em;text-transform:uppercase;text-decoration:none;padding:13px 26px;border:0;border-radius:2px;cursor:pointer;transition:.2s}
.btn:hover{background:var(--gold);color:#fff}
.btn-sm{padding:9px 16px;font-size:12px}
.w-btn{margin:14px 0}
.col:has(> .w-btn:only-child){text-align:center}

/* ---------- sezioni Elementor ---------- */
.sec{padding:64px 0;background-size:cover;background-position:center;position:relative}
.sec.cream,.col.cream,.row.cream{background-color:var(--cream)}
.sec.tan,.col.tan,.row.tan{background-color:var(--tan)}
.sec.hero,.sec.band{color:#fff;isolation:isolate}
.sec.hero::before,.sec.band::before{content:"";position:absolute;inset:0;background:rgba(0,0,0,.5);z-index:-1}
.sec.hero{min-height:72vh;display:flex;align-items:center;padding:90px 0}
.sec.hero.small{min-height:44vh}
.sec.hero>.wrap,.sec.band>.wrap{width:100%}
.row{display:flex;flex-wrap:wrap;gap:0 28px;align-items:stretch}
.row.inner{margin:10px 0}
.row.inner.cream,.row.inner.tan{padding:30px}
.col{flex:0 0 calc(var(--w) - 28px);min-width:0;background-size:cover;background-position:center;text-align:left}
.row>.col:only-child{flex-basis:100%}
.col[style*="--w:100%"]{text-align:center}
.col[style*="--w:100%"] .rich,.col[style*="--w:100%"] .ilist{text-align:left}
.col[style*="--w:25%"],.col[style*="--w:20%"],.col[style*="--w:33%"],.col[style*="--w:34%"]{text-align:center}
.col.cream,.col.tan{padding:28px}

.t-xl{font-family:var(--f-title);font-weight:400;text-transform:uppercase;letter-spacing:.04em;font-size:clamp(26px,3.6vw,42px);line-height:1.2;margin:0 0 18px;color:var(--dark)}
.t-lg{font-family:var(--f-title);font-weight:400;text-transform:uppercase;letter-spacing:.03em;font-size:clamp(20px,2.4vw,30px);line-height:1.25;margin:22px 0 14px;color:var(--dark)}
.t-gold{font-family:var(--f-title);font-weight:400;text-transform:uppercase;letter-spacing:.06em;font-size:17px;color:var(--gold);margin:20px 0 10px}
.hero .t-xl,.band .t-xl,.hero .t-lg,.band .t-lg,.imgcard .t-lg,.imgcard .t-xl{color:#fff}
.hero .t-gold,.band .t-gold{color:#e8c99b}
.lead{font-size:20px;margin:0 0 14px}
.kicker{font-family:var(--f-ui);font-size:13px;letter-spacing:.14em;text-transform:uppercase;color:#e8c99b;margin:0 0 10px}
.rich{font-size:19px}
.rich h2,.rich h3{font-family:var(--f-title);font-weight:400;text-transform:uppercase;letter-spacing:.03em;color:var(--dark);font-size:22px;line-height:1.3;margin:30px 0 12px}
.rich h3{font-size:18px;color:var(--gold-d)}
.rich img{margin:20px auto;border-radius:3px}
.rich a{color:var(--gold-d)}
.w-img{margin:10px 0}
.w-img .pic{width:100%;border-radius:2px;object-fit:cover}
.w-img .logo-img{max-width:min(320px,70%);margin:0 auto}
.hero .w-img .logo-img{max-width:230px}
.spacer{height:24px}
hr.div{border:0;border-top:1px solid var(--gold);width:80px;margin:20px auto}
.ilist{list-style:none;padding:0;margin:14px 0}
.ilist li{display:flex;gap:10px;margin:8px 0;align-items:flex-start}
.ilist .ic{color:var(--gold);margin-top:5px}
.map iframe,.video iframe{width:100%;border:0;display:block}
.map iframe{height:380px}
.video{position:relative;aspect-ratio:16/9}.video iframe{height:100%}
.strip{display:flex;gap:12px;overflow-x:auto;scroll-snap-type:x mandatory;padding-bottom:10px}
.strip img{height:300px;width:auto;scroll-snap-align:start;border-radius:2px}

/* schede con foto (Buyers / Sellers / Investors) */
.imgcard{display:flex;align-items:center;justify-content:center;min-height:300px;background-size:cover;background-position:center;position:relative;text-decoration:none;color:#fff;isolation:isolate;margin:10px 0;overflow:hidden}
.imgcard::before{content:"";position:absolute;inset:0;background:rgba(0,0,0,.35);z-index:-1;transition:.3s}
a.imgcard:hover::before{background:rgba(197,151,91,.55)}
.imgcard-in{padding:28px;width:100%}
.imgcard .t-gold,.imgcard h1{color:#fff;font-size:26px;margin:0}
.imgcard .t-lg{font-size:clamp(16px,1.7vw,21px);margin:10px 0}
.imgcard .lead{font-size:18px;margin:4px 0 12px}

/* ---------- card immobili ---------- */
.pgrid{display:grid;grid-template-columns:repeat(auto-fill,minmax(270px,1fr));gap:24px;margin:28px 0;text-align:left}
.pcard{background:#fff;border:1px solid var(--line);display:flex;flex-direction:column;transition:.2s}
.pcard:hover{box-shadow:0 16px 40px rgba(0,0,0,.1);transform:translateY(-2px)}
.pcard-img{position:relative;display:block;aspect-ratio:4/3;overflow:hidden;background:var(--cream)}
.pcard-img img{width:100%;height:100%;object-fit:cover}
.tags{display:flex;gap:6px;flex-wrap:wrap}
.pcard .tags{position:absolute;top:12px;left:12px}
.tag{background:var(--dark);color:#fff;font-family:var(--f-ui);font-size:11px;letter-spacing:.06em;text-transform:uppercase;padding:4px 9px}
.tag+.tag{background:var(--gold)}
.pcard-price{position:absolute;left:12px;bottom:12px;color:#fff;font-family:var(--f-ui);font-weight:500;font-size:18px;text-shadow:0 1px 8px rgba(0,0,0,.6)}
.pcard-body{padding:16px 18px 20px;display:flex;flex-direction:column;flex:1}
.pcard h3{font-family:var(--f-ui);font-weight:500;font-size:15px;line-height:1.35;margin:0 0 6px}
.pcard h3 a{text-decoration:none}
.pcard h3 a:hover{color:var(--gold-d)}
.pcard-addr{font-family:var(--f-ui);font-size:12px;color:var(--muted);margin:0 0 10px}
.pcard-stats{list-style:none;padding:0;margin:0 0 8px;display:flex;gap:14px;font-family:var(--f-ui);font-size:13px}
.pcard-stats li{display:flex;gap:5px;align-items:center}
.pcard-stats .ic{width:16px;height:16px;color:var(--gold)}
.pcard-type{font-family:var(--f-ui);font-size:11px;text-transform:uppercase;letter-spacing:.06em;color:var(--muted);margin:0 0 14px}
.pcard .btn{margin-top:auto;align-self:flex-start}
.chips{display:flex;gap:8px;flex-wrap:wrap;justify-content:center}
.chip{font-family:var(--f-ui);font-size:12px;letter-spacing:.06em;text-transform:uppercase;background:#fff;border:1px solid var(--line);padding:8px 16px;cursor:pointer}
.chip.on,.chip:hover{background:var(--dark);color:#fff;border-color:var(--dark)}

/* ---------- blog ---------- */
.bgrid{display:grid;grid-template-columns:repeat(auto-fill,minmax(290px,1fr));gap:26px;margin:28px 0;text-align:left}
.bcard{background:#fff;border:1px solid var(--line);display:flex;flex-direction:column}
.bcard-img{aspect-ratio:16/10;overflow:hidden}.bcard-img img{width:100%;height:100%;object-fit:cover;transition:.4s}
.bcard:hover .bcard-img img{transform:scale(1.04)}
.bcard-body{padding:18px 20px 22px}
.bcard-date{font-family:var(--f-ui);font-size:12px;color:var(--muted);margin:0 0 6px}
.bcard h3{font-family:var(--f-title);font-weight:400;text-transform:uppercase;font-size:16px;line-height:1.35;margin:0 0 10px}
.bcard h3 a{text-decoration:none}
.bcard p{margin:0 0 10px;font-size:18px}
.more{font-family:var(--f-ui);font-size:13px;color:var(--gold-d);text-decoration:none}
.post{font-size:20px}
.post-cta{text-align:center;margin-top:40px}
.iggrid{display:grid;grid-template-columns:repeat(auto-fill,minmax(300px,1fr));gap:18px;margin:24px 0}
.iggrid .ig{width:100%;height:520px;border:1px solid var(--line);background:#fff}

/* ---------- moduli ---------- */
.jform{margin:18px 0;text-align:left}
.fgrid{display:flex;flex-wrap:wrap;gap:12px 14px}
.fg{flex:1 1 calc(var(--fw) - 14px);min-width:180px}
.fg label{display:block;font-family:var(--f-ui);font-size:12px;letter-spacing:.04em;text-transform:uppercase;margin:0 0 5px;color:inherit;opacity:.85}
.fg input,.fg select,.fg textarea{width:100%;font:16px var(--f-ui);padding:11px 12px;border:1px solid #d6cfc4;background:#fff;color:var(--ink);border-radius:2px}
.fg input:focus,.fg select:focus,.fg textarea:focus{outline:2px solid var(--gold);outline-offset:0;border-color:var(--gold)}
.opts{display:flex;flex-wrap:wrap;gap:6px 16px;font-family:var(--f-ui);font-size:14px}
.opt{display:flex;gap:6px;align-items:center;text-transform:none;letter-spacing:0;font-size:14px}
.opt input{width:auto}
.jform .btn{margin-top:16px}
.hp{position:absolute;left:-9999px;width:1px;height:1px;opacity:0}
.form-msg{font-family:var(--f-ui);font-size:14px;margin:10px 0 0}
.form-msg.ok{color:#2f7d4f}.form-msg.err{color:#b3261e}
.hero .jform .fg label,.band .jform .fg label{color:#fff}

/* ---------- pagina immobile ---------- */
.ptop{background:var(--cream);padding:24px 0 30px}
.crumbs{font-family:var(--f-ui);font-size:12px;color:var(--muted);margin:0 0 14px}
.crumbs a{text-decoration:none}
.ptitle{display:flex;justify-content:space-between;align-items:flex-end;gap:20px;flex-wrap:wrap;margin-bottom:20px}
.ptitle h1{font-family:var(--f-title);font-weight:400;text-transform:uppercase;font-size:clamp(20px,2.6vw,30px);line-height:1.3;margin:10px 0 6px;color:var(--dark)}
.paddr{font-family:var(--f-ui);font-size:14px;color:var(--muted);margin:0;display:flex;gap:6px}
.pprice{font-family:var(--f-ui);font-size:28px;font-weight:500;color:var(--dark)}
.gal{display:grid;grid-template-columns:2fr 1fr;gap:10px;height:min(62vh,560px)}
.g-side{display:grid;grid-template-rows:1fr 1fr;gap:10px}
.g-i{position:relative;padding:0;border:0;cursor:zoom-in;overflow:hidden;background:#ddd}
.g-i img{width:100%;height:100%;object-fit:cover;transition:.4s}
.g-i:hover img{transform:scale(1.03)}
.more-ph{position:absolute;inset:0;display:flex;align-items:center;justify-content:center;background:rgba(0,0,0,.45);color:#fff;font-family:var(--f-ui);font-size:16px}
.pgrid2{display:grid;grid-template-columns:minmax(0,1fr) 360px;gap:34px;padding-top:34px;padding-bottom:60px}
.pbox{border-bottom:1px solid var(--line);padding:0 0 26px;margin:0 0 26px}
.pbox h2{font-family:var(--f-title);font-weight:400;text-transform:uppercase;font-size:18px;letter-spacing:.05em;color:var(--dark);margin:0 0 16px}
.pbox-h{display:flex;justify-content:space-between;align-items:center;gap:10px;flex-wrap:wrap;margin-bottom:12px}.pbox-h h2{margin:0}
.ostats{list-style:none;padding:0;margin:0;display:flex;flex-wrap:wrap;gap:12px}
.ostats li{border:1px solid var(--line);padding:12px 16px;display:grid;grid-template-columns:auto auto;column-gap:8px;align-items:center;font-family:var(--f-ui)}
.ostats li b{font-weight:500;font-size:15px}
.ostats li span{grid-column:1/-1;font-size:11px;text-transform:uppercase;letter-spacing:.06em;color:var(--muted)}
.ostats .ic{color:var(--gold)}
.dlist{list-style:none;padding:0;margin:0;display:grid;grid-template-columns:1fr 1fr;gap:0 28px;font-family:var(--f-ui);font-size:14px}
.dlist li{display:flex;justify-content:space-between;gap:12px;padding:9px 0;border-bottom:1px dashed var(--line)}
.dlist strong{font-weight:500}
.small{font-family:var(--f-ui);font-size:12px;color:var(--muted);margin:-8px 0 10px}
.flist{list-style:none;padding:0;margin:0;display:grid;grid-template-columns:repeat(3,1fr);gap:8px 18px;font-family:var(--f-ui);font-size:14px}
.flist li{display:flex;gap:8px;align-items:center}.flist .ic{color:var(--gold)}
.pbox .map{margin-top:16px}
.pside .agent{position:sticky;top:96px;border:1px solid var(--line);padding:22px;background:#fff}
.agent-h{display:flex;gap:14px;align-items:center;font-family:var(--f-ui);font-size:14px}
.agent-h img{width:72px;height:72px;object-fit:contain;background:var(--dark);border-radius:50%;padding:8px}
.agent-h div{display:flex;flex-direction:column}
.agent-h a{color:var(--gold-d);text-decoration:none}
.agent h3{font-family:var(--f-title);font-weight:400;text-transform:uppercase;font-size:15px;margin:20px 0 4px}
.calc-out{font-family:var(--f-ui);font-size:16px;margin:16px 0 0}.calc-out b{font-size:20px;color:var(--gold-d)}
.lb{position:fixed;inset:0;z-index:100;background:rgba(10,10,10,.94);display:flex;align-items:center;justify-content:center}
.lb[hidden]{display:none}
.lb img{max-width:92vw;max-height:86vh;object-fit:contain}
.lb button{position:absolute;background:none;border:0;color:#fff;font-size:46px;cursor:pointer;padding:10px 18px;line-height:1}
.lb-x{top:10px;right:14px}.lb-p{left:8px}.lb-n{right:8px}
.lb-c{position:absolute;bottom:16px;color:#ccc;font-family:var(--f-ui);font-size:13px}

/* ---------- footer ---------- */
.foot{background:#141414;color:#d9d4cc;padding:60px 0 0;font-size:17px}
.foot-grid{display:grid;grid-template-columns:1.1fr .8fr .8fr 1.3fr;gap:34px}
.foot h4{font-family:var(--f-title);font-weight:400;text-transform:uppercase;letter-spacing:.06em;font-size:14px;color:var(--gold);margin:0 0 16px}
.foot ul{list-style:none;padding:0;margin:0}.foot li{margin:6px 0}
.foot a{text-decoration:none}.foot a:hover{color:var(--gold)}
.foot p{margin:0 0 10px;display:flex;gap:8px}
.foot-logo{height:80px;width:auto;margin-bottom:14px}
.foot-realtor{height:46px;width:auto;margin-top:14px;filter:invert(1) brightness(1.4)}
.social{display:flex;gap:10px;margin-top:14px;justify-content:inherit}
.social a{width:38px;height:38px;display:flex;align-items:center;justify-content:center;border:1px solid rgba(197,151,91,.6);border-radius:50%;color:var(--gold)}
.social a:hover{background:var(--gold);color:#fff}
.col .social{justify-content:center}
.copy{border-top:1px solid #2a2a2a;margin-top:44px;padding:18px var(--gut);text-align:center;font-family:var(--f-ui);font-size:12px;letter-spacing:.06em;color:#8d877e}
.totop{position:fixed;right:18px;bottom:18px;width:42px;height:42px;display:flex;align-items:center;justify-content:center;background:var(--dark);color:#fff;border-radius:2px;opacity:0;pointer-events:none;transition:.2s;z-index:40}
.totop.show{opacity:1;pointer-events:auto}

/* ---------- responsive ---------- */
@media (max-width:1100px){
  .btn-talk{display:none}
  .menu>li>a,.dd-t{padding:12px 9px}
}
@media (max-width:960px){
  .burger{display:block}
  .nav{position:fixed;inset:78px 0 0 0;background:#141414;overflow-y:auto;transform:translateX(100%);transition:.25s;margin:0}
  .nav.open{transform:none}
  .menu{flex-direction:column;padding:12px var(--gut) 40px;font-size:14px}
  .menu>li>a,.dd-t{padding:14px 4px;width:100%;justify-content:space-between;border-bottom:1px solid #2a2a2a}
  .dd ul{position:static;opacity:1;visibility:visible;transform:none;box-shadow:none;background:none;color:#ddd;display:none;padding:4px 0 8px 12px}
  .dd.open ul{display:block}
  .dd ul a:hover{background:none}
  .burger[aria-expanded=true] span:nth-child(1){transform:translateY(7px) rotate(45deg)}
  .burger[aria-expanded=true] span:nth-child(2){opacity:0}
  .burger[aria-expanded=true] span:nth-child(3){transform:translateY(-7px) rotate(-45deg)}
  .col{flex-basis:100% !important}
  .col[style*="--w:25%"],.col[style*="--w:20%"]{flex-basis:calc(50% - 14px) !important}
  .pgrid2{grid-template-columns:1fr}
  .pside .agent{position:static}
  .foot-grid{grid-template-columns:1fr 1fr}
  .sec{padding:48px 0}
}
@media (max-width:620px){
  :root{--gut:16px}
  body{font-size:18px}
  .brand img{height:48px}
  .nav{inset:68px 0 0 0}
  .col[style*="--w:25%"],.col[style*="--w:20%"]{flex-basis:100% !important}
  .gal{grid-template-columns:1fr;height:auto}
  .g-main{aspect-ratio:4/3}
  .g-side{grid-template-rows:none;grid-template-columns:1fr 1fr;height:120px}
  .dlist{grid-template-columns:1fr}
  .flist{grid-template-columns:1fr 1fr}
  .foot-grid{grid-template-columns:1fr}
  .sec.hero{min-height:60vh}
  .iggrid .ig{height:460px}
}