/* --- CSS RESET & BASE --- */
html {
  box-sizing: border-box;
  font-size: 100%;
}
*, *:before, *:after {
  box-sizing: inherit;
}
body {
  margin: 0;
  padding: 0;
  background: #fff;
  color: #18191A;
  font-family: 'Open Sans', Arial, Helvetica, sans-serif;
  font-size: 16px;
  line-height: 1.65;
  -webkit-font-smoothing: antialiased;
  -moz-osx-font-smoothing: grayscale;
  min-height: 100vh;
}
img {
  max-width: 100%;
  display: block;
  height: auto;
}
ul, ol {
  margin: 0 0 1.5em 1.25em;
  padding: 0;
}
ul li, ol li {
  margin-bottom: .5em;
}
h1, h2, h3, h4, h5, h6 {
  font-family: 'Montserrat', Arial, Helvetica, sans-serif;
  font-weight: 600;
  margin-top: 0;
  margin-bottom: .7em;
  line-height: 1.18;
  color: #131313;
}
h1 {
  font-size: 2.75rem;
  letter-spacing: -0.5px;
  margin-bottom: 1rem;
  line-height: 1.1;
}
h2 {
  font-size: 2rem;
}
h3 {
  font-size: 1.25rem;
  font-weight: 600;
}
h4, h5, h6 {
  font-size: 1rem;
  font-weight: 600;
}
p {
  margin: 0 0 1.2em 0;
  color: #18191A;
}
a {
  color: #28405A;
  text-decoration: none;
  transition: color 0.2s;
}
a:hover, a:focus {
  color: #C65339;
  text-decoration: underline;
}
strong {
  font-weight: 700;
}
hr {
  border: none;
  border-top: 1px solid #eee;
  margin: 2em 0;
}
button, input, select, textarea {
  font-family: inherit;
  font-size: 1rem;
}

/* --- CONTAINER --- */
.container {
  width: 100%;
  max-width: 1120px;
  margin: 0 auto;
  padding-right: 20px;
  padding-left: 20px;
}

/* --- FLEX UTILITIES --- */
.section {
  margin-bottom: 60px;
  padding: 40px 20px;
  background: transparent;
}
.content-wrapper {
  display: flex;
  flex-direction: column;
  gap: 24px;
  align-items: flex-start;
}
.content-grid {
  display: flex;
  flex-wrap: wrap;
  gap: 20px;
  justify-content: space-between;
}
.card-container {
  display: flex;
  flex-wrap: wrap;
  gap: 24px;
}
.card {
  margin-bottom: 20px;
  position: relative;
  background: #fff;
  border-radius: 14px;
  box-shadow: 0 2px 12px rgba(30,33,37,0.08);
  overflow: hidden;
  display: flex;
  flex-direction: column;
  transition: box-shadow 0.25s;
}
.card:hover {
  box-shadow: 0 6px 28px rgba(30,33,37,0.16);
  z-index: 1;
}
.card-content {
  display: flex;
  flex-direction: column;
  justify-content: center;
}
.text-image-section {
  display: flex;
  align-items: center;
  gap: 30px;
  flex-wrap: wrap;
}
.text-section {
  display: flex;
  flex-direction: column;
  gap: 16px;
}
.feature-item {
  display: flex;
  flex-direction: column;
  align-items: flex-start;
  gap: 15px;
  margin-bottom: 24px;
}

/* Feature grid (Index, Services) */
.feature-grid, .service-list-grid, .team-grid, .property-teaser-row, .property-list {
  display: flex;
  flex-wrap: wrap;
  gap: 24px;
  align-items: stretch;
}
.feature-grid > div, .service-list-grid > div, .team-member, .teaser-card, .property-card {
  background: #fff;
  border-radius: 12px;
  box-shadow: 0 2px 8px rgba(40,40,40, 0.10);
  padding: 28px 22px;
  flex: 1 1 220px;
  min-width: 220px;
  max-width: 360px;
  display: flex;
  flex-direction: column;
  justify-content: flex-start;
  margin-bottom: 0;
  transition: box-shadow 0.21s;
}
.feature-grid > div:hover, .service-list-grid > div:hover, .team-member:hover, .teaser-card:hover, .property-card:hover {
  box-shadow: 0 6px 28px rgba(48,50,54,0.14);
  z-index: 2;
}
.property-list {
  gap: 20px;
  margin-bottom: 24px;
}
.team-grid {
  gap: 24px;
  justify-content: flex-start;
}

/* --- BUTTONS --- */
.btn-primary,
.btn-secondary,
.cta-link {
  display: inline-block;
  padding: 12px 28px;
  border-radius: 25px;
  font-family: 'Montserrat', Arial, Helvetica, sans-serif;
  font-size: 1.1rem;
  font-weight: 600;
  letter-spacing: 0.02em;
  border: none;
  cursor: pointer;
  text-align: center;
  transition: background 0.2s, color 0.18s, box-shadow 0.17s;
  margin-top: 8px;
  text-decoration: none;
}
.btn-primary {
  background: #131313;
  color: #fff;
  box-shadow: 0 2px 8px rgba(40,41,43,0.10);
}
.btn-primary:hover, .btn-primary:focus {
  background: #28405A;
  color: #fff;
  box-shadow: 0 4px 16px rgba(50,40,50,0.14);
}
.btn-secondary {
  background: #fff;
  color: #28405A;
  border: 2px solid #28405A;
}
.btn-secondary:hover, .btn-secondary:focus {
  background: #28405A;
  color: #fff;
}
.cta-link {
  color: #C65339;
  background: transparent;
  padding: 0;
  font-weight: 700;
  border: none;
  box-shadow: none;
  text-decoration: underline;
  border-radius: 0;
}
.cta-link:hover, .cta-link:focus {
  color: #28405A;
  background: transparent;
  text-decoration: underline;
}

/* --- HEADER & NAVIGATION --- */
header {
  background: #fff;
  border-bottom: 1px solid #D9D9D9;
  padding-top: 0;
  position: sticky;
  top: 0;
  z-index: 1001;
}
header .container {
  display: flex;
  flex-direction: row;
  align-items: center;
  justify-content: space-between;
  padding: 14px 20px;
}
header nav {
  display: flex;
  flex-direction: row;
  align-items: center;
  gap: 22px;
}
header nav a {
  font-family: 'Montserrat', Arial, Helvetica, sans-serif;
  font-size: 1rem;
  color: #18191A;
  font-weight: 500;
  padding: 6px 10px;
  border-radius: 18px;
  transition: background 0.20s, color 0.20s;
}
header nav a:hover, header nav a:focus {
  background: #F4F5F7;
  color: #28405A;
}
header img {
  height: 40px;
  width: auto;
  margin-right: 15px;
}
.mobile-menu-toggle {
  display: none;
  background: #fff;
  border: none;
  padding: 9px 14px;
  border-radius: 5px;
  font-size: 1.75rem;
  color: #18191A;
  cursor: pointer;
  margin-left: 16px;
  transition: background 0.14s;
  z-index: 1202;
}
.mobile-menu-toggle:hover, .mobile-menu-toggle:focus {
  background: #18191A;
  color: #fff;
}

/* --- MOBILE MENU --- */
.mobile-menu {
  position: fixed;
  top: 0; left: 0; height: 100vh; width: 100vw;
  background: rgba(19, 19, 19, 0.98);
  color: #fff;
  z-index: 2000;
  transform: translateX(-100vw);
  transition: transform 0.32s cubic-bezier(0.7,0.15,0.4,1);
  display: flex;
  flex-direction: column;
  align-items: flex-start;
  padding-top: 28px;
  padding-bottom: 28px;
  overflow-y: auto;
  opacity: 0;
  pointer-events: none;
}
.mobile-menu.open {
  transform: translateX(0);
  opacity: 1;
  pointer-events: auto;
  transition: transform 0.37s cubic-bezier(0.63,0.01, 0.41,1), opacity 0.18s;
}
.mobile-menu-close {
  background: none;
  border: none;
  color: #fff;
  font-size: 2.35rem;
  font-weight: 500;
  align-self: flex-end;
  margin-right: 26px;
  margin-top: 8px;
  padding: 2px 8px;
  border-radius: 6px;
  cursor: pointer;
  transition: background 0.14s;
}
.mobile-menu-close:hover, .mobile-menu-close:focus {
  background: rgba(255,255,255,0.10);
  color: #C65339;
}
.mobile-nav {
  display: flex;
  flex-direction: column;
  gap: 16px;
  width: 100%;
  align-items: flex-start;
  padding: 30px 32px 0 38px;
}
.mobile-nav a {
  color: #fff;
  font-family: 'Montserrat', Arial, Helvetica, sans-serif;
  font-size: 1.18rem;
  padding: 11px 8px;
  border-radius: 7px;
  transition: background 0.15s, color 0.16s;
  font-weight: 500;
  width: 100%;
}
.mobile-nav a:hover, .mobile-nav a:focus {
  background: #C65339;
  color: #fff;
  text-decoration: none;
}

/* Hide nav for mobile, show burger */
@media (max-width: 991px) {
  header nav {
    display: none;
  }
  .mobile-menu-toggle {
    display: inline-block;
  }
}
@media (min-width: 992px) {
  .mobile-menu {
    display: none !important;
  }
}

/* --- MAIN SECTIONS --- */
main {
  background: #fff;
}
.section:first-of-type {
  margin-top: 0;
}

/* --- HERO / HEADINGS --- */
section .container > .content-wrapper > h1,
section .container > .content-wrapper > h2 {
  color: #131313;
}
section .content-wrapper > h1 + p, section .content-wrapper > h2 + p {
  font-size: 1.18rem;
  color: #444;
  font-family: 'Open Sans', Arial, Helvetica, sans-serif;
  margin-bottom: 12px;
}

/* --- TEASER CARDS --- */
.teaser-card {
  background: #F4F5F7;
  border-radius: 14px;
  box-shadow: 0 1px 6px rgba(40,40,41,.09);
  transition: box-shadow .17s;
  flex: 1 1 320px;
  padding: 28px 18px;
  display: flex;
  flex-direction: column;
  margin-bottom: 0;
}
.teaser-card h3 {
  color: #28405A;
  margin-bottom: 9px;
}
.teaser-card ul {
  margin-bottom: 14px;
}
.teaser-card a {
  color: #C65339;
  text-decoration: underline;
  font-weight: 500;
}

.property-list {
  gap: 20px;
}
.property-card {
  background: #fff;
  box-shadow: 0 2px 8px rgba(48,48,48,0.07);
  border-radius: 10px;
  padding: 22px 16px;
  margin-bottom: 0;
  transition: box-shadow 0.17s;
}
.property-card h3 {
  color: #28405A;
  margin-bottom: 8px;
}

.property-card ul {
  font-size: 1rem;
  padding-left: 1.1em;
}
.property-card li {
  margin-bottom: 0.4em;
}
.property-card:last-child {
  margin-bottom: 0;
}

/* --- FEATURES / SERVICES / TEAM --- */
.feature-grid img, .service-list-grid img {
  height: 42px;
  width: 42px;
  margin-bottom: 12px;
}
.feature-grid h3, .service-list-grid h3 {
  color: #131313;
}
.feature-grid p, .service-list-grid p {
  color: #222;
}

.team-member h3 {
  margin-bottom: 3px;
  color: #131313;
  font-size: 1.15rem;
}
.team-member p {
  font-size: 1rem;
}

/* --- TESTIMONIALS --- */
.testimonial-slider {
  display: flex;
  flex-wrap: wrap;
  gap: 24px;
  margin-bottom: 16px;
}
.testimonial-card {
  display: flex;
  align-items: center;
  gap: 20px;
  padding: 20px 24px;
  background: #f8f8f8;
  border-left: 4px solid #28405A;
  border-radius: 12px;
  box-shadow: 0 2px 8px rgba(20,20,20,0.07);
  color: #18191A;
  max-width: 430px;
  font-size: 1.1rem;
  flex: 1 1 330px;
}
.testimonial-card p {
  color: #18191A;
  margin: 0 0 0.5em 0;
  font-style: italic;
}
.testimonial-card strong {
  color: #18191A;
}


/* --- FOOTER --- */
footer {
  background: #131313;
  color: #ccc;
  font-size: 0.98rem;
  padding-top: 34px;
  margin-top: 60px;
}
.footer-main {
  display: flex;
  flex-wrap: wrap;
  gap: 32px;
  justify-content: space-between;
  align-items: flex-start;
  padding-bottom: 18px;
}
.footer-main a img {
  height: 38px;
  width: auto;
  display: block;
  margin-right: 6px;
}
.footer-main nav {
  display: flex;
  flex-direction: column;
  gap: 12px;
}
.footer-main nav a {
  color: #ccc;
  text-decoration: none;
  transition: color 0.17s;
  font-family: 'Montserrat', Arial, Helvetica, sans-serif;
  font-size: 1rem;
}
.footer-main nav a:hover, .footer-main nav a:focus {
  color: #fff;
  text-decoration: underline;
}
.footer-contact {
  display: flex;
  flex-direction: column;
  gap: 6px;
  color: #B5B5B5;
  font-size: 0.97rem;
}
.footer-contact img {
  vertical-align: middle;
  height: 18px;
  width: auto;
  margin-right: 6px;
}
.footer-contact p{
  color: #757575;
}
.footer-bottom {
  border-top: 1px solid #232323;
  text-align: center;
  padding: 14px 0 0 0;
  margin-top: 12px;
  color: #757575;
}

/* --- MAP PLACEHOLDER (Contact) --- */
.map-placeholder {
  background: #F4F5F7;
  border-radius: 16px;
  text-align: center;
  color: #1d1d1d;
  font-family: 'Open Sans', Arial, Helvetica, sans-serif;
  margin-top: 12px;
}
@media (max-width: 500px) {
  .map-placeholder {
    font-size: 0.96em;
    padding: 18px 4px;
  }
}

/* --- COOKIE CONSENT BANNER --- */
.cookie-banner {
  position: fixed;
  left: 0; right: 0; bottom: 0;
  width: 100vw;
  background: #fff;
  color: #18191A;
  box-shadow: 0 -4px 32px rgba(20,20,20,0.08);
  display: flex;
  flex-direction: row;
  align-items: center;
  gap: 20px;
  z-index: 4000;
  padding: 22px 18px 18px 22px;
  border-top: 2px solid #28405A;
  transition: transform 0.32s cubic-bezier(0.7,0.15,0.4,1), opacity 0.21s;
}
.cookie-banner.hide {
  transform: translateY(140%);
  opacity: 0;
}
.cookie-banner__message {
  flex: 1 1 auto;
  font-size: 1rem;
}
.cookie-banner__actions {
  display: flex;
  flex-direction: row;
  gap: 14px;
}
.cookie-banner__btn, .cookie-banner__btn-settings {
  font-family: 'Montserrat', Arial, Helvetica, sans-serif;
  border-radius: 18px;
  border: none;
  padding: 10px 22px;
  font-size: 1rem;
  cursor: pointer;
  transition: background 0.18s, color 0.13s;
}
.cookie-banner__btn {
  background: #28405A;
  color: #fff;
  font-weight: 600;
}
.cookie-banner__btn:hover, .cookie-banner__btn:focus {
  background: #C65339;
  color: #fff;
}
.cookie-banner__btn-reject {
  background: #fff;
  border: 2px solid #28405A;
  color: #28405A;
  font-weight: 600;
}
.cookie-banner__btn-reject:hover {
  background: #18191A;
  color: #fff;
}
.cookie-banner__btn-settings {
  background: #F4F5F7;
  color: #28405A;
  font-weight: 500;
}
.cookie-banner__btn-settings:hover, .cookie-banner__btn-settings:focus {
  background: #D1D4DA;
  color: #131313;
}

/* --- COOKIE MODAL --- */
.cookie-modal {
  position: fixed;
  left: 50%;
  top: 50%;
  transform: translate(-50%, -50%) scale(0.97);
  min-width: 320px;
  max-width: 94vw;
  background: #fff;
  color: #131313;
  border-radius: 18px;
  box-shadow: 0 12px 60px rgba(20,20,20,0.24);
  z-index: 5000;
  padding: 34px 30px 28px 30px;
  opacity: 0;
  pointer-events: none;
  transition: opacity 0.18s, transform 0.35s cubic-bezier(.44,1.7,.89,.79);
}
.cookie-modal.open {
  opacity: 1;
  pointer-events: auto;
  transform: translate(-50%, -50%) scale(1);
}
.cookie-modal__header {
  display: flex;
  flex-direction: row;
  align-items: center;
  justify-content: space-between;
  margin-bottom: 16px;
}
.cookie-modal__title {
  font-size: 1.45rem;
  font-family: 'Montserrat', Arial, Helvetica, sans-serif;
  font-weight: 600;
}
.cookie-modal__close {
  background: none;
  border: none;
  color: #131313;
  font-size: 1.8rem;
  cursor: pointer;
  padding: 2px 8px;
  border-radius: 5px;
  transition: background 0.13s;
}
.cookie-modal__close:hover, .cookie-modal__close:focus {
  background: #F4F5F7;
}
.cookie-modal__body {
  display: flex;
  flex-direction: column;
  gap: 24px;
}
.cookie-category {
  display: flex;
  align-items: center;
  gap: 18px;
  margin-bottom: 12px;
}
.cookie-category label {
  font-family: 'Montserrat', Arial, Helvetica, sans-serif;
  font-size: 1.08rem;
  font-weight: 500;
}
.cookie-toggle {
  display: inline-block;
  width: 44px;
  height: 24px;
  background: #D1D4DA;
  border-radius: 14px;
  position: relative;
  vertical-align: middle;
  transition: background 0.18s;
}
.cookie-toggle input {
  opacity: 0;
  width: 0;
  height: 0;
  pointer-events: none;
}
.cookie-toggle span {
  position: absolute;
  left: 3px;
  top: 3px;
  width: 18px;
  height: 18px;
  background: #fff;
  border-radius: 12px;
  transition: left 0.19s, background 0.19s;
  box-shadow: 0 1px 4px rgba(40,40,40,0.07);
}
.cookie-toggle input:checked + span {
  left: 23px;
  background: #28405A;
}
.cookie-toggle input:focus + span {
  outline: 2px solid #28405A;
}
.cookie-modal__actions {
  display: flex;
  flex-direction: row;
  justify-content: flex-end;
  gap: 14px;
  margin-top: 22px;
}
.cookie-modal__btn {
  font-family: 'Montserrat', Arial, Helvetica, sans-serif;
  border-radius: 16px;
  border: none;
  padding: 10px 22px;
  font-size: 1rem;
  cursor: pointer;
  font-weight: 600;
  background: #28405A;
  color: #fff;
  transition: background 0.18s;
}
.cookie-modal__btn:hover, .cookie-modal__btn:focus {
  background: #C65339;
}
.cookie-modal__btn-reject {
  background: #fff;
  border: 2px solid #28405A;
  color: #28405A;
}
.cookie-modal__btn-reject:hover {
  background: #18191A;
  color: #fff;
}

@media (max-width: 768px) {
  .section {
    margin-bottom: 38px;
    padding: 24px 2vw;
  }
  .container {
    padding-left: 10px;
    padding-right: 10px;
  }
  .footer-main {
    flex-direction: column;
    gap: 18px;
    align-items: flex-start;
  }
  .feature-grid, .service-list-grid, .team-grid, .property-list {
    flex-direction: column;
    gap: 20px;
  }
  .property-teaser-row {
    flex-direction: column;
  }
  .testimonial-slider {
    flex-direction: column;
    gap: 14px;
  }
  .content-grid {
    flex-direction: column;
    gap: 18px;
  }
  .text-image-section {
    flex-direction: column;
    align-items: flex-start;
    gap: 14px;
  }
}

@media (max-width: 560px) {
  h1 { font-size: 2rem; }
  h2 { font-size: 1.35rem; }
  .btn-primary, .btn-secondary {
    font-size: 0.97rem;
    padding: 10px 16px;
  }
}

/* --- SPECIAL COMPONENTS --- */
::-webkit-input-placeholder { color: #B0B0B0; }
::-moz-placeholder { color: #B0B0B0; }
:-ms-input-placeholder { color: #B0B0B0; }
::placeholder { color: #B0B0B0; }

/* --- VISUAL ENHANCEMENTS --- */
section {
  transition: background 0.28s;
}
.card, .teaser-card, .feature-grid > div, .service-list-grid > div, .team-member, .property-card {
  border: 1px solid #EFEFEF;
}
section, .card, .testimonial-card, .footer-main, .footer-contact, .service-list-grid > div, .feature-grid > div {
  box-sizing: border-box;
}

/* --- Scrollbar --- */
body::-webkit-scrollbar {
  width: 11px;
  background: #F4F5F7;
}
body::-webkit-scrollbar-thumb {
  background: #232323;
  border-radius: 10px;
}

/* --- Print styles --- */
@media print {
  nav, header, .btn-primary, .btn-secondary, .mobile-menu, .cookie-banner, .cookie-modal {
    display: none !important;
  }
}

/* --- Z-INDEX LAYERING --- */
header { z-index: 1001; }
.mobile-menu { z-index: 2000; }
.cookie-banner { z-index: 4000; }
.cookie-modal { z-index: 5000; }

/* --- ANIMATIONS --- */
@media (prefers-reduced-motion: no-preference) {
  .btn-primary, .btn-secondary, .cookie-banner__btn, .cookie-modal__btn {
    transition: background 0.22s cubic-bezier(0.49,0,0.37,1), color 0.17s cubic-bezier(0.62,0.05,0.38,1);
  }
  .card, .teaser-card, .feature-grid > div, .service-list-grid > div {
    transition: box-shadow 0.19s cubic-bezier(0.55,0.08,0.17,1);
  }
}

/* --- Accessible focus ring --- */
a:focus, button:focus, .btn-primary:focus, .btn-secondary:focus, .cookie-banner__btn:focus, .cookie-modal__btn:focus {
  outline: 2px solid #C65339;
  outline-offset: 2px;
}

/* --- Utility spacing --- */
.mt-0 { margin-top: 0 !important; }
.mb-0 { margin-bottom: 0 !important; }
.mb-24 { margin-bottom: 24px !important; }
.gap-20 { gap: 20px; }
.gap-24 { gap: 24px; }

/* --- ENSURE NO ABSOLUTE POSITION for content card/layout --- */
/* All absolute positioning only for decor, all .card, .property-card, etc. use only flex and margin/gap for spacing. */