/* =============================================================
   Fato Immobiliare — foglio di stile
   Boutique real estate, Molinella · Bologna
   Palette: carta calda, blu notte, pietra ardesia, oro (accento) — dal logo
   Type: Fraunces (display) + Instrument Sans (testo/UI)
   ============================================================= */

/* ---------- Font self-hosted ---------- */
@font-face {
  font-family: 'Fraunces';
  font-style: normal;
  font-weight: 300 600;
  font-display: swap;
  src: url('../fonts/fraunces-latin.woff2') format('woff2');
  unicode-range: U+0000-00FF, U+0131, U+0152-0153, U+02BB-02BC, U+02C6, U+02DA, U+02DC, U+2000-206F, U+20AC, U+2122, U+2212, U+2215, U+FEFF, U+FFFD;
}

@font-face {
  font-family: 'Fraunces';
  font-style: normal;
  font-weight: 300 600;
  font-display: swap;
  src: url('../fonts/fraunces-latin-ext.woff2') format('woff2');
  unicode-range: U+0100-024F, U+0259, U+1E00-1EFF, U+2020, U+20A0-20AB, U+20AD-20C0, U+2113, U+2C60-2C7F, U+A720-A7FF;
}
@font-face {
  font-family: 'Instrument Sans';
  font-style: normal;
  font-weight: 400 600;
  font-display: swap;
  src: url('../fonts/instrumentsans-latin.woff2') format('woff2');
  unicode-range: U+0000-00FF, U+0131, U+0152-0153, U+02BB-02BC, U+02C6, U+02DA, U+02DC, U+2000-206F, U+20AC, U+2122, U+2212, U+2215, U+FEFF, U+FFFD;
}
@font-face {
  font-family: 'Instrument Sans';
  font-style: normal;
  font-weight: 400 600;
  font-display: swap;
  src: url('../fonts/instrumentsans-latin-ext.woff2') format('woff2');
  unicode-range: U+0100-024F, U+0259, U+1E00-1EFF, U+2020, U+20A0-20AB, U+20AD-20C0, U+2113, U+2C60-2C7F, U+A720-A7FF;
}

/* ---------- Token ---------- */
:root {
  --paper:        #f3efe6;
  --paper-2:      #ece6da;
  --paper-3:      #e4ddce;
  --ink:          #16213e;   /* blu notte del logo, per il testo */
  --ink-2:        #2b3450;
  --stone:        #6e7488;   /* ardesia desaturata */
  --stone-2:      #8c92a2;
  --line:         rgba(22, 33, 62, 0.14);
  --line-soft:    rgba(22, 33, 62, 0.08);
  --gold:   #a97c33;         /* oro accento su carta (contrasto leggibile) */
  --gold-2: #c9a24e;         /* oro brillante su fondo scuro */
  --olive:        #5c6a4c;

  --dark:         #101a30;   /* blu notte profondo — sezioni/footer */
  --dark-2:       #17223f;   /* blu notte, un tono più chiaro */
  --on-dark:      #eee7d7;
  --on-dark-mut:  #9aa0b2;
  --line-dark:    rgba(238, 231, 215, 0.16);

  --serif: 'Fraunces', 'Iowan Old Style', Palatino, 'Palatino Linotype', Georgia, serif;
  --sans:  'Instrument Sans', system-ui, -apple-system, 'Segoe UI', Roboto, Helvetica, Arial, sans-serif;

  --wrap:      1280px;
  --wrap-wide: 1500px;
  --gutter:    clamp(1.25rem, 5vw, 4rem);
  --section:   clamp(4.5rem, 9vw, 9rem);

  --ease: cubic-bezier(0.22, 0.61, 0.36, 1);
}

/* ---------- Reset di base ---------- */
* { box-sizing: border-box; }
html { -webkit-text-size-adjust: 100%; scroll-behavior: smooth; }
@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
}
body {
  margin: 0;
  background: var(--paper);
  color: var(--ink);
  font-family: var(--sans);
  font-size: clamp(1rem, 0.97rem + 0.15vw, 1.075rem);
  line-height: 1.65;
  font-weight: 400;
  letter-spacing: 0.005em;
  -webkit-font-smoothing: antialiased;
  text-rendering: optimizeLegibility;
  overflow-x: hidden;
}
img { display: block; max-width: 100%; height: auto; }
figure { margin: 0; }
a { color: inherit; text-decoration: none; }
button { font: inherit; color: inherit; cursor: pointer; }
h1, h2, h3, h4 { margin: 0; font-weight: 400; }
p { margin: 0; }
ul { margin: 0; padding: 0; list-style: none; }

::selection { background: var(--gold); color: #fff; }

:focus-visible {
  outline: 2px solid var(--gold);
  outline-offset: 3px;
  border-radius: 1px;
}

/* ---------- Elementi tipografici ---------- */
.serif { font-family: var(--serif); }

.display {
  font-family: var(--serif);
  font-weight: 340;
  line-height: 1.02;
  letter-spacing: -0.018em;
  font-optical-sizing: auto;
}

.eyebrow {
  font-size: 0.72rem;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  font-weight: 500;
  color: var(--stone);
}
.eyebrow--accent { color: var(--gold); }

.index-tag {
  font-family: var(--serif);
  font-style: italic;
  font-size: 0.95rem;
  color: var(--gold);
}

/* ---------- Layout ---------- */
.wrap { width: 100%; max-width: var(--wrap); margin-inline: auto; padding-inline: var(--gutter); }
.wrap--wide { max-width: var(--wrap-wide); }
.section { padding-block: var(--section); }
.section--tight { padding-block: clamp(3rem, 6vw, 5.5rem); }

.rule { height: 1px; background: var(--line); border: 0; margin: 0; }

/* Intestazione di sezione editoriale */
.sec-head {
  display: grid;
  grid-template-columns: 1fr auto;
  align-items: end;
  gap: 1.5rem 2rem;
  margin-bottom: clamp(2.25rem, 4vw, 3.5rem);
}
.sec-head__label { display: flex; align-items: baseline; gap: 0.9rem; margin-bottom: 1.1rem; }
.sec-head h2 {
  font-family: var(--serif);
  font-weight: 340;
  font-size: clamp(1.85rem, 1.2rem + 2.6vw, 3.15rem);
  line-height: 1.05;
  letter-spacing: -0.02em;
  max-width: 18ch;
}
.sec-head p { color: var(--stone); max-width: 42ch; }

/* Suggerimento di scorrimento (solo mobile, gallerie a swipe) */
.rail-hint {
  display: none;
  align-items: center;
  gap: 0.5rem;
  margin: 0.4rem 0 1.5rem;
  font-size: 0.72rem;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--stone);
}
.rail-hint span { color: var(--gold); }

/* ---------- Pulsanti / link ---------- */
.btn {
  --bg: var(--ink);
  --fg: var(--paper);
  display: inline-flex;
  align-items: center;
  gap: 0.7em;
  padding: 0.95em 1.6em;
  background: var(--bg);
  color: var(--fg);
  font-size: 0.82rem;
  font-weight: 500;
  letter-spacing: 0.04em;
  border: 1px solid var(--bg);
  border-radius: 2px;
  transition: background .4s var(--ease), color .4s var(--ease), border-color .4s var(--ease), transform .4s var(--ease);
}
.btn:hover { --bg: var(--gold); border-color: var(--gold); }
.btn--ghost {
  --bg: transparent; --fg: var(--ink);
  border-color: var(--line);
}
.btn--ghost:hover { --bg: transparent; --fg: var(--gold); border-color: var(--gold); }
.btn--on-dark { --bg: var(--on-dark); --fg: var(--dark); }
.btn--on-dark:hover { --bg: var(--gold-2); --fg: #fff; border-color: var(--gold-2); }
.btn__arrow { transition: transform .4s var(--ease); }
.btn:hover .btn__arrow { transform: translateX(3px); }

/* link con freccia / sottolineato */
.link-arrow {
  display: inline-flex;
  align-items: center;
  gap: 0.55em;
  font-size: 0.8rem;
  font-weight: 500;
  letter-spacing: 0.06em;
  text-transform: uppercase;
  color: var(--ink);
  padding-bottom: 0.35em;
  border-bottom: 1px solid var(--line);
  transition: color .35s var(--ease), border-color .35s var(--ease);
  white-space: nowrap;
}
.link-arrow:hover { color: var(--gold); border-color: var(--gold); }
.link-arrow span { transition: transform .35s var(--ease); }
.link-arrow:hover span { transform: translateX(4px); }

/* =============================================================
   HEADER
   ============================================================= */
.site-header {
  position: fixed;
  inset: 0 0 auto 0;
  z-index: 100;
  transition: background .5s var(--ease), box-shadow .5s var(--ease), border-color .5s var(--ease);
  border-bottom: 1px solid transparent;
}
.site-header.is-scrolled {
  background: rgba(243, 239, 230, 0.86);
  backdrop-filter: saturate(1.2) blur(14px);
  -webkit-backdrop-filter: saturate(1.2) blur(14px);
  border-bottom-color: var(--line);
}
.header-inner {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 2rem;
  height: 88px;
  transition: height .5s var(--ease);
}
.is-scrolled .header-inner { height: 70px; }

/* Marchio */
.brand { display: flex; align-items: center; gap: 0.7rem; line-height: 1; }
.brand__logo {
  height: 30px; width: auto; flex: none;
  transition: height .5s var(--ease);
}
.is-scrolled .brand__logo { height: 26px; }
.brand__mark {
  width: 34px; height: 34px; flex: none;
  border: 1px solid currentColor;
  display: grid; place-items: center;
  font-family: var(--serif);
  font-size: 1.05rem;
  font-weight: 400;
  border-radius: 2px;
}
.brand__name { display: flex; flex-direction: column; gap: 2px; }
.brand__name b {
  font-family: var(--serif);
  font-weight: 420;
  font-size: 1.18rem;
  letter-spacing: 0.02em;
}
.brand__name small {
  font-size: 0.6rem;
  letter-spacing: 0.34em;
  text-transform: uppercase;
  color: var(--stone);
  font-weight: 500;
}

/* Navigazione */
.nav { display: flex; align-items: center; gap: clamp(1.4rem, 2.4vw, 2.6rem); }
.nav a {
  position: relative;
  font-size: 0.9rem;
  letter-spacing: 0.01em;
  color: var(--ink-2);
  padding: 0.4em 0;
}
.nav a::after {
  content: "";
  position: absolute; left: 0; bottom: 0.05em;
  width: 100%; height: 1px;
  background: var(--gold);
  transform: scaleX(0); transform-origin: left;
  transition: transform .4s var(--ease);
}
.nav a:hover::after { transform: scaleX(1); }

.header-cta { display: flex; align-items: center; gap: 1.15rem; }
.header-cta .btn { padding: 0.7em 1.15em; }
.header-ig {
  display: grid; place-items: center;
  width: 36px; height: 36px;
  color: var(--ink-2);
  border: 1px solid var(--line);
  border-radius: 50%;
  transition: color .3s var(--ease), border-color .3s var(--ease);
}
.header-ig:hover { color: var(--gold); border-color: var(--gold); }
.header-phone {
  display: inline-flex; align-items: center; gap: 0.45rem;
  font-size: 0.9rem; font-weight: 500; letter-spacing: 0.01em;
  color: var(--ink-2); white-space: nowrap;
  transition: color .3s var(--ease);
}
.header-phone::before {
  content: ""; width: 15px; height: 15px; flex: none;
  background: currentColor;
  -webkit-mask: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 24 24'%3E%3Cpath fill='black' d='M6.6 10.8c1.4 2.8 3.8 5.1 6.6 6.6l2.2-2.2c.3-.3.7-.4 1-.2 1.1.4 2.3.6 3.6.6.6 0 1 .4 1 1V20c0 .6-.4 1-1 1C10.6 21 3 13.4 3 4c0-.6.4-1 1-1h3.5c.6 0 1 .4 1 1 0 1.2.2 2.4.6 3.6.1.4 0 .8-.3 1z'/%3E%3C/svg%3E") center/contain no-repeat;
          mask: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 24 24'%3E%3Cpath fill='black' d='M6.6 10.8c1.4 2.8 3.8 5.1 6.6 6.6l2.2-2.2c.3-.3.7-.4 1-.2 1.1.4 2.3.6 3.6.6.6 0 1 .4 1 1V20c0 .6-.4 1-1 1C10.6 21 3 13.4 3 4c0-.6.4-1 1-1h3.5c.6 0 1 .4 1 1 0 1.2.2 2.4.6 3.6.1.4 0 .8-.3 1z'/%3E%3C/svg%3E") center/contain no-repeat;
}
.header-phone:hover { color: var(--gold); }
@media (max-width: 1180px) { .header-phone { display: none; } }

/* Hamburger */
.burger {
  display: none;
  width: 42px; height: 42px;
  background: none; border: 1px solid var(--line);
  border-radius: 2px;
  padding: 0;
  position: relative;
}
.burger span, .burger::before, .burger::after {
  content: "";
  position: absolute; left: 50%; top: 50%;
  width: 17px; height: 1.4px; background: var(--ink);
  transform: translate(-50%, -50%);
  transition: transform .35s var(--ease), opacity .3s var(--ease);
}
.burger::before { transform: translate(-50%, -6px); }
.burger::after  { transform: translate(-50%, 6px); }
.burger span { width: 17px; }
body.menu-open .burger span { opacity: 0; }
body.menu-open .burger::before { transform: translate(-50%, -50%) rotate(45deg); }
body.menu-open .burger::after  { transform: translate(-50%, -50%) rotate(-45deg); }

/* Menu mobile */
.mobile-menu {
  position: fixed; inset: 0; z-index: 90;
  background: var(--paper);
  padding: 104px var(--gutter) 2.5rem;
  display: flex; flex-direction: column;
  transform: translateY(-100%);
  transition: transform .55s var(--ease);
  visibility: hidden;
}
body.menu-open .mobile-menu { transform: translateY(0); visibility: visible; }
.mobile-menu a { font-family: var(--serif); font-size: 1.4rem; font-weight: 380; padding: 0.62rem 0; border-bottom: 1px solid var(--line-soft); }
.mobile-menu .btn { margin-top: 1.6rem; align-self: flex-start; font-size: 0.8rem; }
.mobile-menu__foot { margin-top: auto; color: var(--stone); font-size: 0.85rem; display: flex; flex-direction: column; gap: 0.35rem; }

/* =============================================================
   HERO
   ============================================================= */
.hero { padding-top: 88px; }
.hero__grid {
  display: grid;
  grid-template-columns: minmax(0, 0.86fr) minmax(0, 1.14fr);
  gap: clamp(2rem, 5vw, 5rem);
  align-items: center;
  padding-block: clamp(2.5rem, 6vw, 5rem);
}
.hero__copy { max-width: 34rem; }
.hero__eyebrow { display: flex; align-items: center; flex-wrap: wrap; gap: 0.5rem 0.8rem; margin-bottom: 1.75rem; }
.hero__eyebrow .dot { width: 5px; height: 5px; border-radius: 50%; background: var(--gold); flex: none; }
.hero h1 {
  font-family: var(--serif);
  font-weight: 330;
  font-size: clamp(2.5rem, 1.4rem + 4.4vw, 4.6rem);
  line-height: 1.0;
  letter-spacing: -0.026em;
}
.hero h1 em { font-style: italic; color: var(--gold); font-weight: 340; }
.hero__tag {
  margin-top: 1.3rem;
  font-family: var(--serif);
  font-style: italic;
  font-size: clamp(1.05rem, 0.95rem + 0.5vw, 1.3rem);
  color: var(--gold);
  letter-spacing: 0.01em;
}
.hero__tag em { font-style: italic; color: var(--ink); }
.hero__lead {
  margin-top: 1.2rem;
  font-size: clamp(1.02rem, 0.98rem + 0.3vw, 1.18rem);
  color: var(--ink-2);
  max-width: 40ch;
  line-height: 1.6;
}
.hero__actions { margin-top: 2.25rem; display: flex; flex-wrap: wrap; gap: 0.9rem; }

/* immagine hero */
.hero__media { position: relative; }
.hero__link { display: block; text-decoration: none; color: inherit; }
.hero__media figure { position: relative; margin: 0; overflow: hidden; border-radius: 3px; }
.hero__link:hover .hero__media img,
.hero__media:hover img { transform: scale(1.04); }
.hero__media img {
  width: 100%;
  aspect-ratio: 4 / 4.4;
  object-fit: cover;
  transform: scale(1.06);
  transition: transform 1.6s var(--ease);
}
.hero.is-ready .hero__media img { transform: scale(1); }
.hero__caption {
  position: absolute; left: 1.1rem; bottom: 1.1rem;
  background: rgba(23, 21, 17, 0.55);
  color: var(--on-dark);
  backdrop-filter: blur(6px);
  padding: 0.55rem 0.9rem;
  border-radius: 2px;
  font-size: 0.72rem;
  letter-spacing: 0.05em;
  display: flex; align-items: center; gap: 0.6rem;
}
.hero__caption .pin { width: 4px; height: 4px; border-radius: 50%; background: var(--gold-2); }
.hero__ref {
  position: absolute; top: 1.1rem; right: 1.1rem;
  writing-mode: vertical-rl;
  font-size: 0.62rem; letter-spacing: 0.28em; text-transform: uppercase;
  color: var(--on-dark); opacity: 0.85;
}

/* Modulo intenzione */
.intent {
  border-top: 1px solid var(--line);
  border-bottom: 1px solid var(--line);
  padding-block: clamp(1.5rem, 3vw, 2.25rem);
}
.intent__grid {
  display: grid;
  grid-template-columns: auto 1fr auto;
  align-items: center;
  gap: clamp(1.25rem, 3vw, 2.5rem);
}
.intent__q { font-family: var(--serif); font-style: italic; font-size: 1.2rem; color: var(--ink); white-space: nowrap; }
.intent__opts { display: flex; flex-wrap: wrap; gap: 0.4rem 1.6rem; }
.intent__opt {
  background: none; border: 0;
  padding: 0.35rem 0;
  font-size: 0.95rem;
  color: var(--stone);
  position: relative;
  letter-spacing: 0.01em;
  transition: color .3s var(--ease);
}
.intent__opt::after {
  content: ""; position: absolute; left: 0; bottom: -2px;
  height: 1px; width: 100%; background: var(--ink);
  transform: scaleX(0); transform-origin: left;
  transition: transform .35s var(--ease);
}
.intent__opt:hover { color: var(--ink); }
.intent__opt.is-active { color: var(--ink); }
.intent__opt.is-active::after { transform: scaleX(1); background: var(--gold); }
.intent__go {
  display: inline-flex; align-items: center; gap: 0.6rem;
  font-size: 0.8rem; letter-spacing: 0.06em; text-transform: uppercase;
  color: var(--gold); font-weight: 500; white-space: nowrap;
}
.intent__go span { transition: transform .35s var(--ease); }
.intent__go:hover span { transform: translateX(4px); }

/* =============================================================
   IMMOBILI SELEZIONATI
   ============================================================= */
.properties { background: var(--paper); }

/* riga in evidenza: immagine grande + dettagli */
.feature {
  display: grid;
  grid-template-columns: minmax(0, 1.4fr) minmax(0, 1fr);
  gap: clamp(1.75rem, 4vw, 4rem);
  align-items: center;
  margin-bottom: clamp(3rem, 6vw, 5rem);
}
.feature__media { position: relative; overflow: hidden; border-radius: 3px; }
.feature__media a { display: block; }
.feature__media img { width: 100%; aspect-ratio: 16 / 11; object-fit: cover; transition: transform 1.2s var(--ease); }
.feature:hover .feature__media img { transform: scale(1.035); }
.feature__body { max-width: 30rem; }
.feature__loc { display: flex; align-items: center; gap: 0.6rem; color: var(--stone); font-size: 0.82rem; letter-spacing: 0.08em; text-transform: uppercase; margin-bottom: 1rem; }
.feature__body h3 { font-family: var(--serif); font-weight: 350; font-size: clamp(1.6rem, 1.1rem + 1.8vw, 2.4rem); line-height: 1.08; letter-spacing: -0.015em; }
.feature__desc { margin-top: 1.1rem; color: var(--ink-2); max-width: 40ch; }
.feature__meta { margin-top: 1.75rem; display: flex; flex-wrap: wrap; gap: 1.75rem; padding-top: 1.4rem; border-top: 1px solid var(--line); }
.feature__meta div { display: flex; flex-direction: column; gap: 0.25rem; }
.feature__meta dt { font-size: 0.72rem; letter-spacing: 0.12em; text-transform: uppercase; color: var(--stone); }
.feature__meta dd { margin: 0; font-family: var(--serif); font-size: 1.15rem; }
.feature__foot { margin-top: 1.9rem; display: flex; align-items: center; justify-content: space-between; gap: 1rem; flex-wrap: wrap; }
.feature__price { font-family: var(--serif); font-size: clamp(1.4rem, 1.1rem + 1vw, 1.8rem); letter-spacing: -0.01em; }
.feature__price small { display: block; font-family: var(--sans); font-size: 0.7rem; letter-spacing: 0.1em; text-transform: uppercase; color: var(--stone); margin-top: 0.2rem; }

/* etichetta stato */
.tag {
  display: inline-flex; align-items: center; gap: 0.5em;
  font-size: 0.68rem; letter-spacing: 0.14em; text-transform: uppercase;
  font-weight: 500;
  padding: 0.42em 0.72em;
  border: 1px solid var(--line);
  border-radius: 2px;
  color: var(--ink-2);
  background: rgba(255,255,255,0.35);
}
.tag--accent { color: var(--gold); border-color: rgba(169,124,51,0.45); }
.tag .tag__dot { width: 5px; height: 5px; border-radius: 50%; background: currentColor; }

/* griglia carte (asimmetrica, non uniforme) */
.grid-cards {
  display: grid;
  grid-template-columns: repeat(12, 1fr);
  gap: clamp(1.5rem, 3vw, 2.75rem) clamp(1.5rem, 3vw, 2.5rem);
}
.card { grid-column: span 4; display: flex; flex-direction: column; }
.card--wide { grid-column: span 6; }
.card--tall .card__media img { aspect-ratio: 3 / 4; }
.card__media { position: relative; overflow: hidden; border-radius: 3px; margin-bottom: 1.1rem; }
.card__media img { width: 100%; aspect-ratio: 5 / 4; object-fit: cover; transition: transform 1.1s var(--ease); }
.card:hover .card__media img { transform: scale(1.045); }
.card__tag { position: absolute; top: 0.85rem; left: 0.85rem; }
.card__loc { display: flex; align-items: center; gap: 0.55rem; color: var(--stone); font-size: 0.76rem; letter-spacing: 0.08em; text-transform: uppercase; margin-bottom: 0.55rem; }
.card h3 { font-family: var(--serif); font-weight: 360; font-size: 1.4rem; line-height: 1.12; letter-spacing: -0.01em; }
.card__facts { margin-top: 0.7rem; color: var(--stone); font-size: 0.9rem; display: flex; flex-wrap: wrap; gap: 0.35rem 0.9rem; }
.card__facts span { display: inline-flex; align-items: center; gap: 0.45rem; }
.card__facts span + span::before { content: ""; }
.card__price { margin-top: 0.95rem; padding-top: 0.85rem; border-top: 1px solid var(--line); display: flex; align-items: baseline; justify-content: space-between; }
.card__price b { font-family: var(--serif); font-weight: 400; font-size: 1.25rem; }
.card__price em { font-style: normal; color: var(--stone); font-size: 0.8rem; letter-spacing: 0.04em; }
.card__price--ask b { font-size: 1.05rem; font-style: italic; color: var(--stone); }
.card a.card__overlay { position: absolute; inset: 0; z-index: 2; }

/* =============================================================
   VALUTAZIONE / VENDERE
   ============================================================= */
.valuation { background: var(--paper-2); }
.valuation__grid {
  display: grid;
  grid-template-columns: minmax(0, 1.05fr) minmax(0, 0.95fr);
  gap: clamp(2rem, 5vw, 5rem);
  align-items: center;
}
.valuation__copy h2 {
  font-family: var(--serif); font-weight: 330;
  font-size: clamp(1.9rem, 1.2rem + 2.8vw, 3.3rem);
  line-height: 1.06; letter-spacing: -0.02em;
  max-width: 16ch;
  margin-top: 1.4rem;
}
.valuation__copy > p { margin-top: 1.5rem; color: var(--ink-2); max-width: 44ch; }
.valuation__list { margin-top: 2rem; display: grid; gap: 0; }
.valuation__list li {
  display: grid; grid-template-columns: auto 1fr; gap: 1.1rem;
  padding: 1.05rem 0;
  border-top: 1px solid var(--line);
  align-items: baseline;
}
.valuation__list li:last-child { border-bottom: 1px solid var(--line); }
.valuation__list .n { font-family: var(--serif); font-style: italic; color: var(--gold); font-size: 0.95rem; }
.valuation__list .t b { font-weight: 500; display: block; margin-bottom: 0.15rem; }
.valuation__list .t span { color: var(--stone); font-size: 0.92rem; }

/* scheda / modulo valutazione */
.valuation__panel {
  background: var(--paper);
  border: 1px solid var(--line);
  border-radius: 4px;
  padding: clamp(1.6rem, 3vw, 2.5rem);
  position: relative;
}
.valuation__panel::before {
  content: "";
  position: absolute; inset: 0;
  border-radius: 4px;
  box-shadow: 0 30px 60px -40px rgba(33,31,26,0.5);
  pointer-events: none;
}
.valuation__panel h3 { font-family: var(--serif); font-weight: 360; font-size: 1.4rem; }
.valuation__panel .muted { color: var(--stone); font-size: 0.9rem; margin-top: 0.4rem; }
.field { display: flex; flex-direction: column; gap: 0.4rem; margin-top: 1.25rem; }
.field label { font-size: 0.72rem; letter-spacing: 0.1em; text-transform: uppercase; color: var(--stone); }
.field input, .field select, .field textarea {
  font: inherit; font-size: 0.95rem;
  padding: 0.8rem 0.9rem;
  background: var(--paper-2);
  border: 1px solid var(--line);
  border-radius: 2px;
  color: var(--ink);
  transition: border-color .3s var(--ease), background .3s var(--ease);
}
.field input:focus, .field select:focus, .field textarea:focus {
  outline: none; border-color: var(--gold); background: #fff;
}
.field-row { display: grid; grid-template-columns: 1fr 1fr; gap: 0.9rem; }
.valuation__panel .btn { width: 100%; justify-content: center; margin-top: 1.5rem; }
.valuation__panel .fineprint { margin-top: 1rem; font-size: 0.78rem; color: var(--stone); line-height: 1.5; }

/* pannello valutazione come invito (il form vive su contatti.html) */
.valuation__cta { display: flex; flex-direction: column; }
.valuation__cta .eyebrow--accent { margin-bottom: 0.9rem; }
.valuation__cta h3 { font-size: clamp(1.4rem, 1.1rem + 1vw, 1.85rem); line-height: 1.1; }
.valuation__cta .muted { margin-top: 0.7rem; line-height: 1.6; }
.valuation__cta-contacts {
  margin-top: 1.4rem; padding-top: 1.2rem;
  border-top: 1px solid var(--line);
  display: flex; gap: 1.5rem; align-items: center;
  font-size: 0.9rem;
}
.valuation__cta-contacts a { color: var(--ink); border-bottom: 1px solid var(--line); padding-bottom: 2px; transition: color .3s var(--ease), border-color .3s var(--ease); }
.valuation__cta-contacts a:hover { color: var(--gold); border-color: var(--gold); }

/* =============================================================
   PERCHÉ FATO — dichiarazioni numerate
   ============================================================= */
.principles { background: var(--paper); }
.principles__grid {
  display: grid;
  grid-template-columns: minmax(0, 0.7fr) minmax(0, 1.3fr);
  gap: clamp(2rem, 5vw, 5rem);
}
.principles__intro { position: sticky; top: 110px; align-self: start; }
.principles__intro h2 {
  font-family: var(--serif); font-weight: 330;
  font-size: clamp(1.8rem, 1.2rem + 2.4vw, 3rem);
  line-height: 1.07; letter-spacing: -0.02em; margin-top: 1.2rem;
}
.principles__intro p { margin-top: 1.3rem; color: var(--stone); max-width: 32ch; }
.principles__list { display: grid; }
.principles__list li {
  display: grid;
  grid-template-columns: auto 1fr;
  gap: clamp(1.25rem, 3vw, 2.5rem);
  padding: clamp(1.6rem, 3vw, 2.4rem) 0;
  border-top: 1px solid var(--line);
}
.principles__list li:last-child { border-bottom: 1px solid var(--line); }
.principles__list .num { font-family: var(--serif); font-size: 1.05rem; color: var(--gold); font-style: italic; padding-top: 0.35rem; }
.principles__list h3 { font-family: var(--serif); font-weight: 360; font-size: clamp(1.3rem, 1rem + 1.1vw, 1.75rem); line-height: 1.12; }
.principles__list p { margin-top: 0.7rem; color: var(--ink-2); max-width: 48ch; }

/* =============================================================
   TERRITORIO / COMPETENZA LOCALE
   ============================================================= */
.territory { background: var(--dark); color: var(--on-dark); }
.territory__grid {
  display: grid;
  grid-template-columns: minmax(0, 1fr) minmax(0, 1fr);
  gap: clamp(2rem, 5vw, 5rem);
  align-items: center;
}
.territory__media { position: relative; overflow: hidden; border-radius: 3px; }
.territory__media img { width: 100%; aspect-ratio: 4 / 3.4; object-fit: cover; }
.territory__media figcaption {
  position: absolute; left: 1rem; bottom: 1rem;
  font-size: 0.7rem; letter-spacing: 0.06em;
  color: var(--on-dark); background: rgba(20,18,14,0.5); backdrop-filter: blur(5px);
  padding: 0.45rem 0.75rem; border-radius: 2px;
}
.territory .eyebrow { color: var(--on-dark-mut); }
.territory h2 {
  font-family: var(--serif); font-weight: 330;
  font-size: clamp(1.9rem, 1.2rem + 2.6vw, 3.1rem);
  line-height: 1.08; letter-spacing: -0.02em; margin-top: 1.3rem;
  color: var(--on-dark);
}
.territory h2 em { font-style: italic; color: var(--gold-2); }
.territory__copy > p { margin-top: 1.4rem; color: var(--on-dark-mut); max-width: 46ch; }
.stats { margin-top: 2.5rem; display: grid; grid-template-columns: repeat(3, 1fr); gap: 1.5rem; }
.stats div { border-top: 1px solid var(--line-dark); padding-top: 1rem; }
.stats b { font-family: var(--serif); font-weight: 380; font-size: clamp(1.8rem, 1.3rem + 1.6vw, 2.6rem); display: block; line-height: 1; letter-spacing: -0.02em; }
.stats span { display: block; margin-top: 0.55rem; font-size: 0.8rem; color: var(--on-dark-mut); letter-spacing: 0.02em; line-height: 1.4; }

/* =============================================================
   BOUTIQUE / POSIZIONAMENTO
   ============================================================= */
.boutique { position: relative; background: var(--dark-2); color: var(--on-dark); overflow: hidden; }
.boutique__grid {
  display: grid;
  grid-template-columns: minmax(0, 1.25fr) minmax(0, 0.75fr);
  gap: clamp(2rem, 5vw, 5rem);
  align-items: center;
}
.boutique__statement {
  font-family: var(--serif); font-weight: 320;
  font-size: clamp(1.75rem, 1.1rem + 2.8vw, 3.2rem);
  line-height: 1.16; letter-spacing: -0.018em;
  color: var(--on-dark);
  max-width: 20ch;
}
.boutique__statement em { font-style: italic; color: var(--gold-2); }
.boutique__aside { border-left: 1px solid var(--line-dark); padding-left: clamp(1.5rem, 3vw, 2.25rem); }
.boutique__aside p { color: var(--on-dark-mut); }
.boutique__aside p + p { margin-top: 1.1rem; }
.boutique__img { margin-top: 2rem; overflow: hidden; border-radius: 3px; }
.boutique__img img { width: 100%; aspect-ratio: 4/3; object-fit: cover; opacity: 0.92; }

/* =============================================================
   PROCESSO
   ============================================================= */
.process { background: var(--paper-2); }
.process__grid { display: grid; grid-template-columns: repeat(4, 1fr); gap: clamp(1.5rem, 3vw, 2.5rem); margin-top: clamp(2.5rem, 4vw, 3.5rem); }
.step { position: relative; padding-top: 1.75rem; border-top: 1px solid var(--ink); }
.step__n { font-family: var(--serif); font-style: italic; font-size: 0.95rem; color: var(--gold); position: absolute; top: 1.75rem; }
.step h3 { font-family: var(--serif); font-weight: 360; font-size: 1.3rem; margin-top: 2.4rem; line-height: 1.1; }
.step p { margin-top: 0.8rem; color: var(--ink-2); font-size: 0.95rem; max-width: 26ch; }

/* =============================================================
   CHI SIAMO
   ============================================================= */
.about { background: var(--paper); }
.about__grid {
  display: grid;
  grid-template-columns: minmax(0, 0.9fr) minmax(0, 1.1fr);
  gap: clamp(2rem, 5vw, 5rem);
  align-items: center;
}
.about__media { position: relative; }
.about__media img { width: 100%; aspect-ratio: 4/5; object-fit: cover; border-radius: 3px; }
.about__badge {
  position: absolute; right: -12px; bottom: 28px;
  background: var(--paper); border: 1px solid var(--line);
  border-radius: 3px; padding: 0.9rem 1.1rem;
  font-family: var(--serif); font-style: italic; font-size: 0.95rem;
  box-shadow: 0 24px 40px -30px rgba(33,31,26,0.6);
}
.about__copy h2 {
  font-family: var(--serif); font-weight: 330;
  font-size: clamp(1.9rem, 1.2rem + 2.6vw, 3.1rem);
  line-height: 1.08; letter-spacing: -0.02em; margin-top: 1.3rem; max-width: 18ch;
}
.about__copy > p { margin-top: 1.5rem; color: var(--ink-2); max-width: 46ch; }
.about__copy > p + p { margin-top: 1.1rem; }
.about__sign { margin-top: 2rem; display: flex; align-items: center; gap: 1rem; }
.about__sign .name { font-family: var(--serif); font-size: 1.3rem; font-style: italic; }
.about__sign .role { font-size: 0.8rem; color: var(--stone); letter-spacing: 0.06em; text-transform: uppercase; border-left: 1px solid var(--line); padding-left: 1rem; }

/* =============================================================
   INSTAGRAM — banda "seguici"
   ============================================================= */
.insta-band { background: var(--paper-2); border-top: 1px solid var(--line-soft); }
.insta-band__inner {
  display: flex; align-items: center; justify-content: space-between;
  gap: clamp(1.5rem, 4vw, 3rem); flex-wrap: wrap;
  padding-block: clamp(2.5rem, 5vw, 4rem);
}
.insta-band__text h2 {
  font-family: var(--serif); font-weight: 340;
  font-size: clamp(1.7rem, 1.2rem + 2vw, 2.6rem);
  line-height: 1.08; letter-spacing: -0.02em; margin-top: 0.7rem;
}
.insta-band__text .serif-i { font-style: italic; color: var(--gold); }
.insta-band__text > p { margin-top: 0.9rem; color: var(--stone); max-width: 44ch; }
.insta-band__btn { flex: none; }

/* =============================================================
   CTA FINALE
   ============================================================= */
.cta-final { background: var(--dark-2); color: var(--on-dark); }
.cta-final .wrap { text-align: center; padding-block: clamp(4rem, 8vw, 7rem); }
.cta-final .eyebrow { color: var(--gold-2); }
.cta-final h2 {
  font-family: var(--serif); font-weight: 330;
  font-size: clamp(2rem, 1.3rem + 3.4vw, 3.8rem);
  line-height: 1.05; letter-spacing: -0.02em; margin-top: 1.4rem; max-width: 22ch; margin-inline: auto;
  color: var(--on-dark);
}
.cta-final h2 em { font-style: italic; color: var(--gold-2); }
.cta-final p { margin-top: 1.5rem; color: var(--on-dark-mut); max-width: 46ch; margin-inline: auto; }
.cta-final .btn { margin-top: 2.4rem; --bg: var(--gold); --fg: #fff; border-color: var(--gold); }
.cta-final .btn:hover { --bg: var(--gold-2); --fg: var(--dark); border-color: var(--gold-2); }

/* =============================================================
   FOOTER
   ============================================================= */
.site-footer { background: var(--dark); color: var(--on-dark-mut); padding-block: clamp(3.5rem, 6vw, 5.5rem) 2rem; }
.footer__top { display: grid; grid-template-columns: 1.4fr 1fr 1fr 1.2fr; gap: clamp(1.75rem, 3vw, 3rem); }
.footer__brand .brand { color: var(--on-dark); }
.footer__brand .brand__name small { color: var(--on-dark-mut); }
.brand__logo-full { height: 66px; width: auto; display: block; }
.footer__brand p { margin-top: 1.3rem; max-width: 34ch; font-size: 0.92rem; line-height: 1.6; }
.footer__tag { font-family: var(--serif); font-style: italic; color: var(--gold-2) !important; margin-top: 0.9rem !important; }
.footer__social { margin-top: 1.4rem; }
.footer__social a {
  display: inline-flex; align-items: center; gap: 0.6rem;
  color: var(--on-dark); font-size: 0.9rem;
  padding: 0.5rem 0.85rem 0.5rem 0.65rem;
  border: 1px solid var(--line-dark); border-radius: 40px;
  transition: color .3s var(--ease), border-color .3s var(--ease);
}
.footer__social a:hover { color: var(--gold-2); border-color: var(--gold-2); }
.footer__col h4 { font-size: 0.72rem; letter-spacing: 0.16em; text-transform: uppercase; color: var(--on-dark-mut); margin-bottom: 1.1rem; }
.footer__col ul { display: grid; gap: 0.65rem; }
.footer__col a, .footer__col address { color: var(--on-dark); font-style: normal; font-size: 0.95rem; line-height: 1.55; transition: color .3s var(--ease); }
.footer__col a:hover { color: var(--gold-2); }
.footer__col address span { display: block; color: var(--on-dark-mut); }
.footer__bottom {
  margin-top: clamp(2.5rem, 5vw, 4rem);
  padding-top: 1.75rem;
  border-top: 1px solid var(--line-dark);
  display: flex; flex-wrap: wrap; gap: 1rem 2rem; justify-content: space-between; align-items: center;
  font-size: 0.8rem;
}
.footer__legal { display: flex; flex-wrap: wrap; gap: 0.35rem 1.4rem; }
.footer__legal a { color: var(--on-dark); border-bottom: 1px solid var(--line-dark); transition: color .3s var(--ease); }
.footer__legal a:hover { color: var(--gold-2); }
.footer__bottom .credit { color: var(--on-dark-mut); }
.footer__bottom .credit a { color: var(--on-dark); border-bottom: 1px solid var(--line-dark); }

/* =============================================================
   PAGINA ELENCO IMMOBILI
   ============================================================= */
.listing-hero {
  padding-top: calc(88px + clamp(2rem, 5vw, 4rem));
  padding-bottom: clamp(1.5rem, 3vw, 2.5rem);
  background: var(--paper);
}
.listing-hero .eyebrow a:hover { color: var(--gold); }
.listing-hero h1 {
  font-family: var(--serif); font-weight: 330;
  font-size: clamp(2.2rem, 1.5rem + 3vw, 3.6rem);
  line-height: 1.02; letter-spacing: -0.024em; margin-top: 1rem;
}
.listing-hero__lead { margin-top: 1.1rem; color: var(--ink-2); max-width: 52ch; }
.listing { background: var(--paper); }

/* barra filtri */
.filters {
  display: flex; flex-wrap: wrap; gap: 1rem;
  align-items: flex-end;
  padding: clamp(1rem, 2vw, 1.4rem);
  background: var(--paper-2);
  border: 1px solid var(--line);
  border-radius: 4px;
}
.filters__search {
  display: flex; align-items: center; gap: 0.6rem;
  flex: 1 1 260px;
  background: var(--paper); border: 1px solid var(--line);
  border-radius: 2px; padding: 0.7rem 0.9rem; color: var(--stone);
  transition: border-color .3s var(--ease);
}
.filters__search:focus-within { border-color: var(--gold); }
.filters__search input {
  font: inherit; font-size: 0.95rem; border: 0; background: none;
  color: var(--ink); width: 100%; outline: none;
}
.filters__selects { display: flex; flex-wrap: wrap; gap: 0.8rem; }
.field-sel { display: flex; flex-direction: column; gap: 0.35rem; }
.field-sel span { font-size: 0.66rem; letter-spacing: 0.12em; text-transform: uppercase; color: var(--stone); }
.field-sel select {
  font: inherit; font-size: 0.9rem;
  padding: 0.62rem 2rem 0.62rem 0.8rem;
  background: var(--paper) url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='8' viewBox='0 0 12 8'%3E%3Cpath d='M1 1l5 5 5-5' fill='none' stroke='%236e7488' stroke-width='1.5'/%3E%3C/svg%3E") no-repeat right 0.75rem center;
  border: 1px solid var(--line); border-radius: 2px; color: var(--ink);
  -webkit-appearance: none; appearance: none; cursor: pointer;
  transition: border-color .3s var(--ease);
}
.field-sel select:focus { outline: none; border-color: var(--gold); }

.listing__bar {
  display: flex; align-items: center; justify-content: space-between;
  gap: 1rem; flex-wrap: wrap;
  margin: 1.5rem 0 1.75rem;
}
.listing__count { font-family: var(--serif); font-style: italic; font-size: 1.05rem; color: var(--ink); }
.listing__reset {
  background: none; border: 0; color: var(--stone);
  font-size: 0.8rem; letter-spacing: 0.04em;
  border-bottom: 1px solid var(--line); padding-bottom: 2px;
  transition: color .3s var(--ease), border-color .3s var(--ease);
}
.listing__reset:hover { color: var(--gold); border-color: var(--gold); }

/* griglia uniforme (sovrascrive la griglia editoriale a 12 colonne) */
.grid-cards--listing {
  grid-template-columns: repeat(auto-fill, minmax(275px, 1fr));
}
.grid-cards--listing .card,
.grid-cards--listing .card--wide { grid-column: auto; }

.listing__empty { text-align: center; padding: clamp(2.5rem, 6vw, 5rem) 0; }
.listing__empty p { color: var(--stone); margin-bottom: 1.5rem; }
.listing__note {
  margin-top: clamp(2.5rem, 4vw, 3.5rem);
  padding-top: 1.5rem; border-top: 1px solid var(--line);
  font-size: 0.85rem; color: var(--stone); max-width: 60ch;
}
.listing__note a { color: var(--gold); border-bottom: 1px solid var(--line); }
.listing__note a:hover { border-color: var(--gold); }

/* =============================================================
   SCHEDA IMMOBILE (immobile.html)
   ============================================================= */
.detail-hero {
  padding-top: calc(88px + clamp(1.5rem, 4vw, 3rem));
  padding-bottom: clamp(1rem, 2vw, 1.75rem);
  background: var(--paper);
}
.detail-crumb { margin-bottom: 1.2rem; }
.detail-crumb a { color: var(--stone); transition: color .3s var(--ease); }
.detail-crumb a:hover { color: var(--gold); }

/* galleria */
.gal__stage {
  position: relative; overflow: hidden; border-radius: 4px;
  aspect-ratio: 16 / 10; background: var(--paper-3);
}
.gal__stage > .card__tag { z-index: 3; }
.gal__stage img { width: 100%; height: 100%; object-fit: cover; }
.gal__nav {
  position: absolute; top: 50%; transform: translateY(-50%);
  width: 46px; height: 46px; border-radius: 50%;
  background: rgba(243,239,230,0.9); color: var(--ink);
  border: 1px solid var(--line); display: grid; place-items: center;
  font-size: 1.6rem; line-height: 1; padding-bottom: 3px;
  transition: background .3s var(--ease), color .3s var(--ease);
}
.gal__nav:hover { background: var(--gold); color: #fff; border-color: var(--gold); }
.gal__nav--prev { left: 0.9rem; }
.gal__nav--next { right: 0.9rem; }
.gal__count {
  position: absolute; right: 0.9rem; bottom: 0.9rem;
  background: rgba(16,26,48,0.72); color: var(--on-dark);
  font-size: 0.76rem; letter-spacing: 0.06em;
  padding: 0.32rem 0.7rem; border-radius: 40px; backdrop-filter: blur(4px);
}
.gal__thumbs {
  display: flex; gap: 0.6rem; margin-top: 0.8rem;
  overflow-x: auto; scrollbar-width: none; padding-bottom: 2px;
}
.gal__thumbs::-webkit-scrollbar { display: none; }
.gal__thumb {
  flex: 0 0 auto; width: 104px; height: 72px; padding: 0;
  border: 1px solid var(--line); border-radius: 3px; overflow: hidden;
  opacity: 0.55; transition: opacity .3s var(--ease), border-color .3s var(--ease);
}
.gal__thumb img { width: 100%; height: 100%; object-fit: cover; }
.gal__thumb:hover { opacity: 0.85; }
.gal__thumb.is-active { opacity: 1; border-color: var(--gold); }
.gal__note { margin-top: 0.8rem; font-size: 0.8rem; color: var(--stone); }

/* corpo scheda */
.detail-grid {
  display: grid; grid-template-columns: minmax(0, 1.55fr) minmax(0, 1fr);
  gap: clamp(2rem, 4vw, 4rem); align-items: start;
}
.detail-loc { color: var(--stone); font-size: 0.8rem; letter-spacing: 0.1em; text-transform: uppercase; margin-bottom: 0.7rem; }
.detail-main h1 {
  font-family: var(--serif); font-weight: 340;
  font-size: clamp(1.7rem, 1.2rem + 2vw, 2.7rem);
  line-height: 1.08; letter-spacing: -0.02em;
}
.detail-desc { margin-top: 1.3rem; color: var(--ink-2); max-width: 58ch; line-height: 1.7; }
.detail-h2 {
  font-family: var(--serif); font-weight: 360; font-size: 1.4rem;
  margin-top: 2.4rem; padding-top: 1.5rem; border-top: 1px solid var(--line);
}
.detail-facts { margin-top: 1.2rem; display: grid; grid-template-columns: 1fr 1fr; gap: 1.1rem 2rem; }
.detail-facts div { display: flex; flex-direction: column; gap: 0.25rem; }
.detail-facts dt { font-size: 0.72rem; letter-spacing: 0.12em; text-transform: uppercase; color: var(--stone); }
.detail-facts dd { margin: 0; font-family: var(--serif); font-size: 1.15rem; }
.detail-tech { margin-top: 1.4rem; font-size: 0.85rem; color: var(--stone); max-width: 52ch; }
.detail-map { margin-top: 1.3rem; overflow: hidden; border-radius: 4px; border: 1px solid var(--line); }
.detail-map iframe { width: 100%; height: clamp(260px, 32vw, 360px); display: block; filter: grayscale(0.2) contrast(1.02); }

/* colonna laterale */
.detail-side { position: sticky; top: 104px; }
.detail-card {
  background: var(--paper-2); border: 1px solid var(--line);
  border-radius: 5px; padding: clamp(1.4rem, 2.5vw, 2rem);
  box-shadow: 0 30px 60px -45px rgba(22,33,62,0.5);
}
.detail-card__price { display: flex; align-items: baseline; gap: 0.6rem; }
.detail-card__price b { font-family: var(--serif); font-weight: 400; font-size: clamp(1.7rem, 1.3rem + 1.4vw, 2.3rem); }
.detail-card__price span { color: var(--stone); font-size: 0.82rem; letter-spacing: 0.04em; }
.detail-card__price--ask b { font-size: clamp(1.35rem, 1.1rem + 0.8vw, 1.7rem); font-style: italic; color: var(--stone); }
.detail-card__type { margin-top: 0.5rem; color: var(--ink-2); font-size: 0.95rem; }
.detail-card__btn { width: 100%; justify-content: center; margin-top: 1.1rem; }
.detail-card__contacts {
  margin-top: 1.3rem; padding-top: 1.2rem; border-top: 1px solid var(--line);
  display: flex; gap: 1.4rem; font-size: 0.92rem;
}
.detail-card__contacts a { color: var(--ink); border-bottom: 1px solid var(--line); padding-bottom: 2px; transition: color .3s var(--ease), border-color .3s var(--ease); }
.detail-card__contacts a:hover { color: var(--gold); border-color: var(--gold); }

.detail-more { background: var(--paper-2); }
.detail-missing { text-align: center; padding: clamp(3rem, 8vw, 6rem) 0; }
.detail-missing h1 { font-family: var(--serif); font-weight: 340; font-size: clamp(1.8rem, 4vw, 2.6rem); }
.detail-missing p { color: var(--stone); margin: 1rem 0 1.8rem; }

/* =============================================================
   PAGINA CONTATTI
   ============================================================= */
.contact { background: var(--paper); }
.contact__grid {
  display: grid;
  grid-template-columns: minmax(0, 0.9fr) minmax(0, 1.1fr);
  gap: clamp(2rem, 5vw, 4.5rem);
  align-items: start;
}
.contact__list { display: grid; gap: 0; }
.contact__list li {
  display: flex; flex-direction: column; gap: 0.35rem;
  padding: 1.2rem 0;
  border-top: 1px solid var(--line);
}
.contact__list li:last-child { border-bottom: 1px solid var(--line); }
.contact__k { font-size: 0.68rem; letter-spacing: 0.14em; text-transform: uppercase; color: var(--stone); }
.contact__v { font-family: var(--serif); font-size: 1.3rem; color: var(--ink); line-height: 1.25; }
.contact__v--plain { font-size: 1.05rem; line-height: 1.5; }
a.contact__v { transition: color .3s var(--ease); }
a.contact__v:hover { color: var(--gold); }
.contact__sub { margin-top: 0.2rem; font-size: 0.82rem; letter-spacing: 0.03em; color: var(--gold); width: max-content; transition: opacity .3s var(--ease); }
.contact__sub:hover { opacity: 0.75; }
.contact__map {
  margin-top: 1.8rem; overflow: hidden; border-radius: 4px;
  border: 1px solid var(--line);
}
.contact__map iframe { width: 100%; height: clamp(240px, 30vw, 340px); display: block; filter: grayscale(0.2) contrast(1.02); }

/* =============================================================
   RIVELAZIONE AL SCROLL
   ============================================================= */
[data-reveal] {
  opacity: 0;
  transform: translateY(22px);
  transition: opacity 1s var(--ease), transform 1s var(--ease);
  will-change: opacity, transform;
}
[data-reveal].is-in { opacity: 1; transform: none; }
[data-reveal][data-delay="1"] { transition-delay: 0.08s; }
[data-reveal][data-delay="2"] { transition-delay: 0.16s; }
[data-reveal][data-delay="3"] { transition-delay: 0.24s; }
@media (prefers-reduced-motion: reduce) {
  [data-reveal] { opacity: 1; transform: none; transition: none; }
  .hero__media img { transform: none !important; transition: none; }
  * { animation: none !important; }
}

/* =============================================================
   LEGAL — pagine di testo (privacy)
   ============================================================= */
.legal { max-width: 46rem; }
.legal h2 {
  font-family: var(--serif);
  font-weight: 380;
  font-size: clamp(1.25rem, 1.8vw, 1.5rem);
  letter-spacing: -0.01em;
  margin-top: 2.5rem;
}
.legal h2:first-child { margin-top: 0; }
.legal p { margin-top: 0.9rem; color: var(--ink-2); }
.legal a { color: var(--gold); border-bottom: 1px solid rgba(169, 124, 51, 0.35); }
.legal a:hover { border-bottom-color: var(--gold); }

/* =============================================================
   FAQ — domande frequenti (index)
   ============================================================= */
.faq__list { margin-top: 2.5rem; border-top: 1px solid var(--line); }

.faq__item { border-bottom: 1px solid var(--line); }

.faq__item summary {
  list-style: none;
  cursor: pointer;
  display: flex;
  align-items: baseline;
  justify-content: space-between;
  gap: 1.5rem;
  padding: 1.35rem 0;
  font-family: var(--serif);
  font-size: clamp(1.1rem, 1.4vw, 1.3rem);
  font-weight: 380;
  letter-spacing: -0.01em;
  transition: color 0.25s var(--ease);
}
.faq__item summary::-webkit-details-marker { display: none; }
.faq__item summary::after {
  content: '+';
  flex: none;
  font-family: var(--serif);
  font-style: italic;
  color: var(--gold);
  transition: transform 0.25s var(--ease);
}
.faq__item[open] summary { color: var(--gold); }
.faq__item[open] summary::after { transform: rotate(45deg); }
.faq__item summary:hover { color: var(--gold); }

.faq__item p {
  margin: 0;
  padding: 0 0 1.5rem;
  max-width: 60ch;
  color: var(--ink-2);
  font-size: 0.97rem;
}

/* =============================================================
   RESPONSIVE
   ============================================================= */
@media (max-width: 1080px) {
  .footer__top { grid-template-columns: 1fr 1fr; row-gap: 2.5rem; }
  .footer__brand { grid-column: 1 / -1; }
}

@media (max-width: 900px) {
  .nav, .header-cta .btn { display: none; }
  .header-cta { display: none; }
  .burger { display: block; }

  .hero__grid { grid-template-columns: 1fr; gap: 2.25rem; }
  .hero__media { order: -1; }
  .hero__media img { aspect-ratio: 16/12; }
  .hero__copy { max-width: none; }

  .intent__grid { grid-template-columns: 1fr; gap: 1.25rem; text-align: left; }
  .intent__go { justify-self: start; }

  .feature { grid-template-columns: minmax(0, 1fr); gap: 1.5rem; }
  .valuation__grid, .principles__grid, .territory__grid, .boutique__grid, .about__grid, .contact__grid, .detail-grid {
    grid-template-columns: 1fr;
  }
  .detail-side { position: static; }
  .detail-card { max-width: 32rem; }
  .principles__intro { position: static; }
  .boutique__aside { border-left: 0; border-top: 1px solid var(--line-dark); padding-left: 0; padding-top: 1.5rem; }
  .process__grid { grid-template-columns: 1fr 1fr; row-gap: 2.25rem; }
  .about__media { max-width: 26rem; }

  /* carte: due colonne fluide (tablet) */
  .grid-cards { grid-template-columns: repeat(2, 1fr); }
  .card, .card--wide { grid-column: auto; }
}

/* =============================================================
   TELEFONO — meno scroll, più gesto. Le collezioni si sfogliano
   in orizzontale; gli elenchi diventano compatti, non ripetuti.
   ============================================================= */
@media (max-width: 640px) {
  :root { --section: clamp(2.75rem, 9vw, 4.5rem); }

  .sec-head { grid-template-columns: 1fr; align-items: start; gap: 0.85rem; }
  .field-row { grid-template-columns: 1fr; }
  .footer__top { grid-template-columns: 1fr; }
  .about__badge { right: 12px; }
  .about__media { max-width: none; }
  .feature__meta { gap: 1.1rem 1.5rem; }
  .hero__actions { flex-direction: column; align-items: stretch; }
  .hero__actions .btn { justify-content: center; }
  .hero__eyebrow.eyebrow { font-size: 0.64rem; letter-spacing: 0.16em; }

  /* ---- Galleria a swipe, riutilizzabile (immobili + processo) ---- */
  .grid-cards,
  .process__grid {
    display: flex;
    grid-template-columns: none;
    gap: 0.9rem;
    margin-top: 1.75rem;
    overflow-x: auto;
    overflow-y: hidden;
    scroll-snap-type: x mandatory;
    scroll-padding-left: var(--gutter);
    -webkit-overflow-scrolling: touch;
    margin-inline: calc(var(--gutter) * -1);
    padding-inline: var(--gutter);
    padding-bottom: 0.4rem;
    scrollbar-width: none;
    overscroll-behavior-x: contain;
  }
  .grid-cards::-webkit-scrollbar,
  .process__grid::-webkit-scrollbar { display: none; }

  /* elementi della galleria sempre visibili (niente reveal orizzontale bloccato) */
  .grid-cards > [data-reveal],
  .process__grid > [data-reveal] { opacity: 1; transform: none; }

  .card, .card--wide {
    flex: 0 0 80%;
    scroll-snap-align: start;
  }
  .card__media img,
  .card--tall .card__media img { aspect-ratio: 4 / 4.7; }

  /* la griglia della pagina elenco resta verticale, niente swipe */
  .grid-cards--listing {
    display: grid;
    grid-template-columns: 1fr;
    overflow: visible;
    margin-inline: 0;
    padding-inline: 0;
    gap: 1.25rem;
  }
  .grid-cards--listing .card { flex: none; }
  .grid-cards--listing .card__media img { aspect-ratio: 5 / 4; }
  .filters__selects { width: 100%; }
  .field-sel { flex: 1 1 44%; }
  .field-sel select { width: 100%; }

  .step {
    flex: 0 0 68%;
    scroll-snap-align: start;
    padding-top: 1.4rem;
  }
  .step h3 { margin-top: 2rem; }
  .step p { max-width: none; }

  .rail-hint { display: flex; }

  /* pulsante "vedi tutti" allineato alla galleria */
  .properties .wrap > div:last-child { justify-content: flex-start !important; margin-top: 1.75rem !important; }

  /* ---- Metodo: elenco compatto, non quattro blocchi ripetuti ---- */
  .principles__intro h2 { font-size: clamp(1.65rem, 6vw, 2.1rem); margin-top: 0.9rem; }
  .principles__intro p { margin-top: 0.85rem; }
  .principles__list { margin-top: 1.6rem; }
  .principles__list li { gap: 0.9rem; padding: 1rem 0; align-items: baseline; }
  .principles__list .num { padding-top: 0; font-size: 0.9rem; }
  .principles__list h3 { font-size: 1.18rem; }
  .principles__list p { margin-top: 0.35rem; font-size: 0.9rem; }

  /* ---- Valutazione: elenco compatto ---- */
  .valuation__list { margin-top: 1.5rem; }
  .valuation__list li { gap: 0.8rem; padding: 0.8rem 0; }
  .valuation__list .t span { font-size: 0.86rem; }

  /* ---- Territorio: statistiche in tre colonne compatte ---- */
  .stats { grid-template-columns: repeat(3, 1fr); gap: 0.85rem; margin-top: 2rem; }
  .stats div { padding-top: 0.75rem; }
  .stats b { font-size: clamp(1.35rem, 6vw, 1.9rem); }
  .stats span { font-size: 0.66rem; margin-top: 0.35rem; line-height: 1.35; }
}

/* =============================================================
   AREA RISERVATA / ADMIN
   ============================================================= */
[hidden] { display: none !important; }
.admin-page { background: var(--paper); color: var(--ink); min-height: 100vh; }
.admin-header { position: static; border-bottom: 1px solid var(--line); background: rgba(243,239,230,.96); }
.admin-header__inner { min-height: 88px; display: flex; align-items: center; justify-content: space-between; gap: 1rem; }
.admin-main { min-height: calc(100vh - 88px); }
.admin-login { min-height: calc(100vh - 88px); display: grid; place-items: center; padding: 3rem var(--gutter); }
.admin-login__card { width: min(100%, 480px); padding: clamp(2rem,5vw,3.5rem); background: var(--paper-2); border: 1px solid var(--line); box-shadow: 0 24px 70px rgba(5,17,51,.08); }
.admin-login__card h1 { margin-top: .65rem; font-size: clamp(2.2rem,6vw,3.6rem); }
.admin-login__card > p:not(.eyebrow):not(.admin-message) { margin-top: 1rem; color: var(--stone); }
.admin-form { display: grid; gap: 1.25rem; }
.admin-form--login { margin-top: 2rem; }
.admin-form label { display: grid; gap: .5rem; color: var(--ink); }
.admin-form label > span { font-size: .76rem; font-weight: 650; text-transform: uppercase; letter-spacing: .08em; }
.admin-form input,
.admin-form select,
.admin-form textarea { width: 100%; padding: .88rem 1rem; border: 1px solid var(--line); border-radius: 0; background: #fffdf8; color: var(--ink); font: inherit; }
.admin-form textarea { resize: vertical; line-height: 1.6; }
.admin-form input:focus,
.admin-form select:focus,
.admin-form textarea:focus { outline: 2px solid rgba(188,149,79,.28); border-color: var(--gold); }
.admin-form__grid { display: grid; grid-template-columns: repeat(4,minmax(0,1fr)); gap: 1rem; }
.admin-form__actions,
.admin-toolbar__actions { display: flex; flex-wrap: wrap; gap: .75rem; }
.admin-check { display: flex !important; align-items: center; grid-template-columns: auto 1fr; }
.admin-check input { width: 1.1rem; height: 1.1rem; accent-color: var(--gold); }
.admin-check span { text-transform: none !important; letter-spacing: 0 !important; font-size: .94rem !important; }
.admin-app { padding: clamp(2.5rem,6vw,5rem) 0 6rem; }
.admin-toolbar { display: flex; justify-content: space-between; align-items: flex-end; gap: 2rem; padding-bottom: 2rem; border-bottom: 1px solid var(--line); }
.admin-toolbar h1 { margin-top: .4rem; }
.admin-toolbar p:last-child { margin-top: .4rem; color: var(--stone); }
.admin-message { min-height: 1.5em; margin-top: 1rem; color: var(--stone); }
.admin-message.is-error { color: #9a2f2f; }
.admin-message.is-success { color: #2f6b4f; }
.admin-property-list { display: grid; gap: .75rem; margin-top: 1.25rem; }
.admin-property { display: grid; grid-template-columns: 140px minmax(0,1fr) auto; align-items: center; gap: 1.25rem; padding: .8rem; border: 1px solid var(--line); background: #fffdf8; }
.admin-property__image { aspect-ratio: 5/4; overflow: hidden; background: var(--paper-2); display: grid; place-items: center; color: var(--stone); font-size: .78rem; }
.admin-property__image img { width: 100%; height: 100%; object-fit: cover; }
.admin-property__body h2 { margin-top: .45rem; font-size: clamp(1.2rem,2vw,1.55rem); }
.admin-property__body p { margin-top: .3rem; color: var(--stone); font-size: .86rem; }
.admin-status,
.admin-featured { display: inline-flex; margin-right: .45rem; padding: .24rem .5rem; font-size: .67rem; font-weight: 700; letter-spacing: .07em; text-transform: uppercase; background: var(--paper-2); }
.admin-status--pubblicato { color: #2f6b4f; background: #e5f1e9; }
.admin-status--bozza { color: #715c2f; background: #f3ead5; }
.admin-status--venduto,
.admin-status--archiviato { color: #6f6f6f; background: #eceae5; }
.admin-featured { color: var(--dark); background: rgba(188,149,79,.25); }
.admin-property__actions { display: flex; flex-wrap: wrap; justify-content: flex-end; gap: .4rem; }
.admin-property__actions button,
.admin-image button { padding: .48rem .65rem; border: 1px solid var(--line); background: transparent; color: var(--ink); font: inherit; font-size: .76rem; cursor: pointer; }
.admin-property__actions button:hover,
.admin-image button:hover { border-color: var(--gold); }
.admin-property__actions .is-danger,
.admin-image .is-danger { color: #9a2f2f; }
.admin-empty { padding: 4rem 2rem; text-align: center; border: 1px dashed var(--line); }
.admin-empty p { margin-top: .6rem; color: var(--stone); }
.admin-editor { margin-top: 3rem; padding: clamp(1.25rem,4vw,3rem); border: 1px solid var(--line); background: var(--paper-2); scroll-margin-top: 1rem; }
.admin-editor__head { display: flex; justify-content: space-between; align-items: flex-start; gap: 1rem; margin-bottom: 2rem; }
.admin-editor__head h2 { margin-top: .4rem; }
.admin-close { border: 0; background: none; color: var(--ink); font-size: 2rem; cursor: pointer; }
.admin-upload { padding: 1.25rem; border: 1px dashed var(--line); }
.admin-upload p { margin-top: .6rem; color: var(--stone); font-size: .82rem; }
.admin-images { padding-top: 1.5rem; border-top: 1px solid var(--line); }
.admin-images > p { margin-top: .4rem; color: var(--stone); }
.admin-images__grid { display: grid; grid-template-columns: repeat(4,minmax(0,1fr)); gap: .8rem; margin-top: 1rem; }
.admin-image { border: 1px solid var(--line); background: #fffdf8; }
.admin-image img { width: 100%; aspect-ratio: 5/4; object-fit: cover; }
.admin-image__meta { display: flex; justify-content: space-between; align-items: center; gap: .5rem; padding: .55rem; font-size: .7rem; }
.admin-image__meta > div { display: flex; flex-wrap: wrap; justify-content: flex-end; gap: .25rem; }

@media (max-width: 1000px) {
  .admin-form__grid { grid-template-columns: repeat(2,minmax(0,1fr)); }
  .admin-images__grid { grid-template-columns: repeat(3,minmax(0,1fr)); }
}

@media (max-width: 700px) {
  .admin-header__inner .link-arrow { font-size: .78rem; }
  .admin-toolbar { align-items: flex-start; flex-direction: column; }
  .admin-property { grid-template-columns: 90px minmax(0,1fr); }
  .admin-property__actions { grid-column: 1/-1; justify-content: flex-start; }
  .admin-form__grid { grid-template-columns: 1fr; }
  .admin-images__grid { grid-template-columns: repeat(2,minmax(0,1fr)); }
}