:root {
    --surface: #f9f9f7;
    --surface-soft: #f4f4f2;
    --surface-raised: #ffffff;
    --surface-line: #e2e3e1;
    --ink: #000613;
    --muted: #43474e;
    --gold: #775a19;
    --gold-soft: #fed488;
    --olive: #535335;
    --navy: #001f3f;
    --shadow: 0 22px 55px -28px rgba(0, 31, 63, 0.35);
    --container: min(1280px, calc(100vw - 40px));
}

* {
    box-sizing: border-box;
}

html {
    scroll-behavior: smooth;
    overflow-x: hidden;
}

body {
    margin: 0;
    overflow-x: hidden;
    background: var(--surface);
    color: var(--ink);
    font-family: "Montserrat", Arial, sans-serif;
    font-size: 16px;
    font-weight: 300;
    line-height: 1.6;
}

::selection {
    background: var(--gold-soft);
    color: var(--ink);
}

img {
    display: block;
    max-width: 100%;
}

main,
section,
article,
div,
nav,
form {
    min-width: 0;
}

a {
    color: inherit;
    text-decoration: none;
}

button,
input,
select,
textarea {
    font: inherit;
}

.site-header {
    position: sticky;
    top: 0;
    z-index: 20;
    display: flex;
    align-items: center;
    justify-content: space-between;
    width: 100%;
    min-height: 80px;
    padding: 0 max(20px, calc((100vw - 1280px) / 2));
    background: rgba(249, 249, 247, 0.92);
    border-bottom: 1px solid var(--surface-line);
    backdrop-filter: blur(16px);
}

.brand {
    display: flex;
    align-items: center;
    gap: 12px;
    min-width: 168px;
}

.brand-logo {
    width: 168px;
    height: 72px;
    object-fit: contain;
    mix-blend-mode: darken;
    filter: contrast(1.08);
}

.primary-nav {
    display: flex;
    align-items: center;
    gap: 32px;
}

.primary-nav a {
    padding: 30px 0 26px;
    border-bottom: 3px solid transparent;
    color: var(--muted);
    font-size: 12px;
    font-weight: 600;
    letter-spacing: 0.1em;
    text-transform: uppercase;
    transition: border-color 180ms ease, color 180ms ease;
}

.primary-nav a:hover,
.primary-nav a.active {
    border-bottom-color: var(--gold);
    color: var(--ink);
}

.nav-toggle {
    display: none;
    width: 44px;
    height: 44px;
    border: 1px solid var(--surface-line);
    background: transparent;
}

.nav-toggle span {
    display: block;
    width: 20px;
    height: 1px;
    margin: 6px auto;
    background: var(--ink);
}

main {
    min-height: 70vh;
}

.hero,
.page-hero,
.contact-hero,
.split-section,
.process-section,
.featured-section,
.portfolio-section,
.contact-grid,
.legal-page,
.stats-band {
    width: var(--container);
    margin-inline: auto;
}

.hero {
    position: relative;
    display: grid;
    grid-template-columns: minmax(0, 1.35fr) minmax(320px, 0.65fr);
    gap: clamp(48px, 8vw, 120px);
    padding: clamp(72px, 11vw, 150px) 0 72px;
    align-items: end;
}

.hero-home {
    width: 100%;
    min-height: calc(100vh - 80px);
    padding-inline: max(20px, calc((100vw - 1280px) / 2));
    background:
        linear-gradient(rgba(0, 6, 19, 0.42), rgba(0, 6, 19, 0.58)),
        url("../img/portfolio/kerklaan-25.jpg") center / cover no-repeat;
    color: #fff;
    overflow: hidden;
}

.hero-home::after {
    content: "";
    position: absolute;
    inset: 0;
    background: rgba(249, 249, 247, 0.14);
    pointer-events: none;
}

.hero-home > * {
    position: relative;
    z-index: 1;
}

.hero-home .hero-copy {
    max-width: 900px;
}

.hero-home .eyebrow,
.hero-home .lead {
    color: rgba(255, 255, 255, 0.86);
}

.hero-home h1 {
    color: #fff;
    text-shadow: 0 18px 50px rgba(0, 0, 0, 0.28);
}

.hero-masthead {
    margin: 0 0 22px;
    color: rgba(255, 255, 255, 0.88);
    font-size: clamp(20px, 4vw, 44px);
    font-weight: 300;
    letter-spacing: 0.22em;
    line-height: 1.2;
    text-transform: uppercase;
}

.hero-home .button-primary {
    background: var(--olive);
    color: #fff;
}

.hero-home .button-ghost {
    border-color: rgba(255, 255, 255, 0.72);
    color: #fff;
}

.hero-home .button-ghost:hover {
    background: #fff;
    color: var(--ink);
}

.hero-home .hero-panel {
    background: rgba(255, 255, 255, 0.9);
    border-color: rgba(255, 255, 255, 0.35);
    color: var(--ink);
    backdrop-filter: blur(14px);
}

.hero-home .hero-panel p {
    color: var(--muted);
}

.eyebrow,
.panel-label,
.chip,
.portfolio-toolbar h2,
.contact-form span {
    color: var(--muted);
    font-size: 12px;
    font-weight: 600;
    letter-spacing: 0.1em;
    line-height: 1;
    text-transform: uppercase;
}

h1,
h2,
h3,
p {
    margin-top: 0;
    overflow-wrap: anywhere;
}

h1 {
    margin-bottom: 28px;
    max-width: 980px;
    font-size: clamp(42px, 7vw, 84px);
    font-weight: 800;
    letter-spacing: 0;
    line-height: 1.05;
}

h2 {
    margin-bottom: 22px;
    font-size: clamp(32px, 4vw, 52px);
    font-weight: 800;
    line-height: 1.16;
}

h3 {
    margin-bottom: 12px;
    font-size: 28px;
    font-weight: 800;
    line-height: 1.2;
}

.lead,
.page-hero p,
.text-stack p,
.form-intro p {
    max-width: 720px;
    color: var(--muted);
    font-size: 20px;
}

.hero-actions {
    display: flex;
    flex-wrap: wrap;
    gap: 16px;
    margin-top: 40px;
}

.button {
    display: inline-flex;
    align-items: center;
    justify-content: center;
    min-height: 48px;
    padding: 14px 24px;
    border: 1px solid transparent;
    border-radius: 4px;
    cursor: pointer;
    font-size: 12px;
    font-weight: 600;
    letter-spacing: 0.1em;
    text-align: center;
    text-transform: uppercase;
    max-width: 100%;
    transition: background 180ms ease, border-color 180ms ease, color 180ms ease, transform 180ms ease;
}

.button:hover {
    transform: translateY(-1px);
}

.button-primary {
    background: var(--navy);
    color: #fff;
}

.button-primary:hover {
    background: var(--olive);
}

.button-ghost,
.button-outline {
    border-color: var(--ink);
    background: transparent;
    color: var(--ink);
}

.button-outline {
    width: 100%;
}

.button-ghost:hover,
.button-outline:hover {
    background: var(--ink);
    color: #fff;
}

.hero-panel,
.contact-card,
.property-card,
.process-grid article {
    background: var(--surface-raised);
    border: 1px solid rgba(196, 198, 207, 0.65);
    border-radius: 6px;
}

.hero-panel {
    padding: 36px;
    box-shadow: var(--shadow);
}

.hero-panel strong {
    display: block;
    margin: 18px 0 26px;
    font-size: 26px;
    font-weight: 800;
    line-height: 1.25;
}

.panel-line,
.gold-rule {
    width: 96px;
    height: 1px;
    background: var(--gold);
}

.hero-panel .panel-line {
    margin-bottom: 24px;
}

.stats-band {
    display: grid;
    grid-template-columns: repeat(3, 1fr);
    border-top: 1px solid var(--surface-line);
    border-bottom: 1px solid var(--surface-line);
}

.stats-band article {
    padding: 32px;
    border-right: 1px solid var(--surface-line);
}

.stats-band article:last-child {
    border-right: 0;
}

.stats-band strong {
    display: block;
    font-size: clamp(34px, 5vw, 60px);
    font-weight: 800;
    line-height: 1;
}

.stats-band span {
    color: var(--muted);
}

.split-section,
.contact-grid {
    display: grid;
    grid-template-columns: 0.9fr 1.1fr;
    gap: clamp(40px, 8vw, 110px);
    padding: 120px 0;
}

.text-stack {
    border-left: 1px solid var(--surface-line);
    padding-left: clamp(32px, 5vw, 72px);
}

.process-section,
.featured-section,
.portfolio-section,
.legal-page {
    padding: 0 0 120px;
}

.process-grid,
.featured-grid,
.portfolio-grid {
    display: grid;
    gap: 32px;
}

.process-grid {
    grid-template-columns: repeat(3, 1fr);
    margin-top: 40px;
}

.process-grid article {
    padding: 32px;
}

.process-grid span {
    color: var(--gold);
    font-size: 12px;
    font-weight: 600;
    letter-spacing: 0.1em;
}

.featured-grid,
.portfolio-grid {
    grid-template-columns: repeat(2, minmax(0, 1fr));
}

.section-heading {
    margin-bottom: 32px;
}

.page-hero {
    padding: clamp(70px, 10vw, 135px) 0 72px;
}

.page-hero-copy {
    max-width: 780px;
}

.page-hero h1 {
    font-size: clamp(38px, 5.5vw, 64px);
}

.gold-rule {
    margin-bottom: 26px;
}

label {
    display: grid;
    gap: 10px;
}

input,
select,
textarea {
    width: 100%;
    border: 0;
    border-bottom: 1px solid var(--surface-line);
    border-radius: 0;
    background: transparent;
    color: var(--ink);
    outline: 0;
    padding: 9px 0 12px;
}

textarea {
    resize: vertical;
}

input:focus,
select:focus,
textarea:focus {
    border-color: var(--gold);
}

.portfolio-toolbar {
    display: flex;
    align-items: center;
    justify-content: space-between;
    margin-bottom: 48px;
    padding-bottom: 24px;
    border-bottom: 1px solid var(--surface-line);
}

.portfolio-toolbar h2 {
    margin: 0;
    font-size: 12px;
}

.view-controls {
    display: flex;
    gap: 8px;
}

.view-controls button {
    width: 34px;
    height: 34px;
    border: 1px solid transparent;
    background: transparent;
    color: var(--muted);
    cursor: pointer;
}

.view-controls button.active,
.view-controls button:hover {
    border-color: var(--surface-line);
    color: var(--ink);
}

.property-card {
    display: flex;
    flex-direction: column;
    overflow: hidden;
    transition: border-color 220ms ease, box-shadow 220ms ease, transform 220ms ease;
}

.property-card:hover {
    border-color: rgba(119, 90, 25, 0.45);
    box-shadow: var(--shadow);
    transform: translateY(-2px);
}

.property-card img {
    width: calc(100% - 64px);
    aspect-ratio: 1.49;
    object-fit: cover;
    margin: 32px 32px 0;
    border-radius: 4px;
    background: var(--surface-soft);
    filter: saturate(0.92) contrast(0.96);
    transition: filter 220ms ease, transform 500ms ease;
}

.property-card:hover img {
    filter: saturate(1.04) contrast(1);
    transform: scale(1.018);
}

.property-body {
    display: flex;
    flex: 1;
    flex-direction: column;
    padding: 28px 32px 32px;
}

.property-body .button,
.property-body .text-link {
    margin-top: auto;
}

.chip {
    display: inline-block;
    margin-bottom: 18px;
    padding: 6px 12px;
    background: var(--surface-soft);
    color: var(--gold);
    border-radius: 3px;
}

.property-body p {
    color: var(--muted);
}

.location {
    margin-bottom: 18px;
}

.portfolio-grid.list-view {
    grid-template-columns: 1fr;
}

.portfolio-grid.list-view .property-card {
    display: grid;
    grid-template-columns: 330px 1fr;
}

.portfolio-grid.list-view .property-card img {
    height: calc(100% - 64px);
}

.contact-hero {
    display: grid;
    grid-template-columns: 1fr 360px;
    gap: 64px;
    padding: clamp(70px, 10vw, 135px) 0 80px;
    align-items: end;
}

.contact-hero h1 {
    font-size: clamp(38px, 5vw, 66px);
}

.contact-card {
    display: grid;
    gap: 12px;
    padding: 32px;
}

.contact-card a {
    font-weight: 600;
}

.form-intro {
    position: sticky;
    top: 120px;
    align-self: start;
}

.contact-form {
    display: grid;
    gap: 24px;
    padding: 36px;
    background: var(--surface-raised);
    border: 1px solid var(--surface-line);
    border-radius: 6px;
}

.notice {
    padding: 16px;
    border: 1px solid;
    font-weight: 500;
}

.notice.success {
    border-color: rgba(39, 112, 73, 0.4);
    color: #1e5f3c;
    background: #f0f7f2;
}

.notice.error {
    border-color: rgba(186, 26, 26, 0.35);
    color: #93000a;
    background: #fff1ef;
}

.legal-page {
    padding-top: clamp(70px, 10vw, 135px);
}

.legal-heading {
    max-width: 820px;
    margin-bottom: 64px;
}

.legal-heading h1 {
    font-size: clamp(38px, 5.5vw, 64px);
}

.legal-heading p {
    color: var(--muted);
    font-size: 20px;
}

.legal-content {
    display: grid;
    gap: 0;
    max-width: 920px;
}

.legal-content article {
    padding: 32px 0;
    border-top: 1px solid var(--surface-line);
}

.legal-content h2 {
    margin-bottom: 12px;
    font-size: 24px;
}

.legal-content p {
    color: var(--muted);
}

.legal-content a {
    color: var(--gold);
    font-weight: 500;
}

.site-footer {
    display: grid;
    grid-template-columns: 1fr 1fr;
    gap: 40px;
    padding: 64px max(20px, calc((100vw - 1280px) / 2));
    background: #e2e3e1;
    border-top: 1px solid #c4c6cf;
}

.footer-brand p {
    max-width: 380px;
    margin: 24px 0;
    color: var(--muted);
}

.footer-logo {
    width: 140px;
    height: auto;
    object-fit: contain;
    mix-blend-mode: darken;
    filter: contrast(1.08);
}

.footer-brand small {
    font-size: 11px;
    font-weight: 600;
    letter-spacing: 0.1em;
    text-transform: uppercase;
}

.site-footer nav {
    display: grid;
    gap: 12px;
    justify-items: end;
}

.site-footer a {
    color: var(--muted);
}

.site-footer a:hover {
    color: var(--gold);
}

.text-link {
    color: var(--gold);
    font-size: 12px;
    font-weight: 600;
    letter-spacing: 0.1em;
    text-transform: uppercase;
}

@media (max-width: 980px) {
    .site-header {
        padding: 0 20px;
    }

    .nav-toggle {
        display: block;
    }

    .primary-nav {
        position: absolute;
        top: 80px;
        right: 20px;
        left: 20px;
        display: none;
        flex-direction: column;
        align-items: stretch;
        gap: 0;
        padding: 12px 22px 22px;
        background: var(--surface-raised);
        border: 1px solid var(--surface-line);
        box-shadow: var(--shadow);
    }

    .primary-nav.open {
        display: flex;
    }

    .primary-nav a {
        padding: 16px 0;
    }

    .hero,
    .split-section,
    .contact-grid,
    .contact-hero,
    .legal-page {
        grid-template-columns: 1fr;
    }

    .hero-home {
        min-height: auto;
        padding-top: 96px;
    }

    .process-grid,
    .featured-grid,
    .portfolio-grid {
        grid-template-columns: 1fr;
    }

    .portfolio-grid.list-view .property-card {
        display: block;
    }

    .portfolio-grid.list-view .property-card img {
        height: auto;
    }

    .text-stack {
        padding-left: 0;
        border-left: 0;
    }

    .form-intro {
        position: static;
    }
}

@media (max-width: 640px) {
    :root {
        --container: calc(100% - 32px);
    }

    .site-header {
        min-height: 72px;
        padding: 0 16px;
    }

    .brand {
        min-width: 112px;
    }

    .brand-logo {
        width: 112px;
        height: 52px;
    }

    .primary-nav {
        top: 72px;
        right: 16px;
        left: 16px;
    }

    h1 {
        font-size: clamp(34px, 11vw, 42px);
        line-height: 1.12;
    }

    h2 {
        font-size: clamp(28px, 8.5vw, 34px);
    }

    h3 {
        font-size: 24px;
    }

    .lead,
    .page-hero p,
    .text-stack p,
    .form-intro p,
    .legal-heading p {
        font-size: 17px;
    }

    .eyebrow,
    .panel-label,
    .chip,
    .portfolio-toolbar h2,
    .contact-form span,
    .process-grid span,
    .text-link,
    .button {
        letter-spacing: 0.06em;
    }

    .hero,
    .page-hero,
    .contact-hero,
    .split-section,
    .process-section,
    .featured-section,
    .portfolio-section,
    .contact-grid,
    .legal-page {
        padding-bottom: 72px;
    }

    .hero {
        padding-top: 56px;
    }

    .hero-home {
        min-height: calc(100svh - 72px);
        align-content: end;
        padding-inline: 16px;
        padding-top: 48px;
        padding-bottom: 40px;
    }

    .hero-masthead {
        margin-bottom: 14px;
        font-size: clamp(14px, 4.5vw, 18px);
        letter-spacing: 0.08em;
    }

    .hero-home h1 {
        margin-bottom: 18px;
        font-size: clamp(30px, 9vw, 38px);
    }

    .hero-home .lead {
        font-size: 16px;
        line-height: 1.55;
    }

    .hero-actions {
        gap: 12px;
        margin-top: 28px;
    }

    .hero-actions .button {
        width: 100%;
    }

    .hero-home .hero-panel {
        display: none;
    }

    .portfolio-toolbar {
        align-items: flex-start;
        gap: 16px;
    }

    .stats-band {
        grid-template-columns: 1fr;
    }

    .stats-band article {
        border-right: 0;
        border-bottom: 1px solid var(--surface-line);
    }

    .stats-band article:last-child {
        border-bottom: 0;
    }

    .property-card img {
        width: calc(100% - 40px);
        margin: 20px 20px 0;
    }

    .property-body,
    .hero-panel,
    .contact-card,
    .contact-form,
    .process-grid article {
        padding: 24px;
    }

    .site-footer {
        padding-inline: 16px;
    }

    .site-footer {
        grid-template-columns: 1fr;
    }

    .site-footer nav {
        justify-items: start;
    }
}