:root{
  --ink:#16201c; --ink-2:#2b3732; --mute:#55615b;
  --sand:#f3f2ee; --sand-2:#e6e4dd; --paper:#ffffff;
  --brass:#4f6b5e; --brass-2:#3b5248; --line:rgba(22,32,28,.12);
  --serif:"Cormorant Garamond",Georgia,serif; --sans:"Inter",system-ui,sans-serif;
  --r:18px; --wrap:1180px; --ease:cubic-bezier(.2,.7,.2,1);
}
*{box-sizing:border-box}
html{scroll-behavior:smooth;-webkit-text-size-adjust:100%}
body{margin:0;font-family:var(--sans);color:var(--ink);background:var(--paper);line-height:1.6;font-size:17px}
img{display:block;max-width:100%}
a{color:inherit}
h1,h2,h3{font-family:var(--serif);font-weight:500;line-height:1.05;margin:0 0 .5em;letter-spacing:0}
h1{font-size:clamp(2.6rem,4.9vw,4.4rem);letter-spacing:-.01em}
h2{font-size:clamp(2.2rem,3.8vw,3.4rem)}
h3{font-size:1.6rem}
p{margin:0 0 1em}
em{font-style:italic;font-weight:400;color:var(--brass-2)}
.wrap{width:min(var(--wrap),100% - 40px);margin-inline:auto}
.eyebrow{font-size:.78rem;letter-spacing:.18em;text-transform:uppercase;color:var(--brass);font-weight:600;margin-bottom:.8rem}
.eyebrow--light{color:#a9c4b5}
.section{padding:clamp(56px,6.5vw,92px) 0}
.section--sand{background:var(--sand);box-shadow:inset 0 1px 0 var(--line),inset 0 -1px 0 var(--line)}
.section__head{max-width:720px;margin-bottom:clamp(28px,4vw,48px)}
.section__sub{color:var(--mute);font-size:1.1rem;max-width:620px}
.grid-2{display:grid;grid-template-columns:1.05fr .95fr;gap:clamp(36px,5vw,72px);align-items:center}

/* buttons */
.btn{display:inline-flex;align-items:center;gap:.5rem;padding:.95rem 1.5rem;border-radius:999px;font-weight:500;text-decoration:none;font-size:.95rem;border:1px solid transparent;transition:transform .35s var(--ease),background .3s,color .3s,box-shadow .3s;cursor:pointer;font-family:var(--sans)}
.btn:hover{transform:translateY(-2px)}
.btn--dark{background:var(--ink);color:#fff}
.btn--dark:hover{background:var(--ink-2);box-shadow:0 14px 30px -12px rgba(22,32,28,.5)}
.btn--light{background:#fff;color:var(--ink)}
.btn--light:hover{background:var(--sand)}
.btn--ghost{background:transparent;color:#fff;border-color:rgba(255,255,255,.55)}
.btn--ghost:hover{background:rgba(255,255,255,.12)}
.btn--small{padding:.6rem 1.1rem;font-size:.85rem;background:var(--ink);color:#fff}
.btn--block{width:100%;justify-content:center}
.ico{width:18px;height:18px;fill:none;stroke:currentColor;stroke-width:2;stroke-linecap:round;stroke-linejoin:round}

/* nav */
.nav{position:fixed;inset:0 0 auto;z-index:50;padding:18px 0;transition:background .4s,padding .4s,box-shadow .4s;color:var(--ink)}
.nav.is-solid{background:rgba(255,255,255,.92);backdrop-filter:blur(14px);-webkit-backdrop-filter:blur(14px);padding:10px 0;color:var(--ink);box-shadow:0 1px 0 var(--line)}
.nav__inner{display:flex;align-items:center;justify-content:space-between;gap:24px}
.brand{display:flex;align-items:center;gap:12px;line-height:1;text-decoration:none;color:inherit}
.brand__tri{width:34px;height:34px;flex:none;color:var(--ink);transition:width .3s,height .3s}
.brand__txt{display:flex;flex-direction:column;align-items:flex-start}
.brand__name{font-family:var(--serif);font-style:italic;font-weight:300;font-size:2.5rem;letter-spacing:-.01em}
.brand__sub{font-family:var(--serif);font-weight:600;font-size:.64rem;letter-spacing:.34em;text-transform:uppercase;color:var(--brass);margin-top:1px;padding-left:.15em}
.nav.is-solid .brand__name{font-size:2.1rem}.nav.is-solid .brand__sub{font-size:.56rem}.nav.is-solid .brand__tri{width:28px;height:28px}
.brand--footer{color:#fff}.brand--footer .brand__tri{color:#fff}.brand--footer .brand__name{font-size:2.7rem}.brand--footer .brand__sub{color:#a9c4b5}
.nav__links{display:flex;align-items:center;gap:28px}
.nav__links a:not(.btn){text-decoration:none;font-size:.92rem;font-weight:500;opacity:.9;position:relative}
.nav__links a:not(.btn)::after{content:"";position:absolute;left:0;right:0;bottom:-5px;height:1px;background:currentColor;transform:scaleX(0);transform-origin:left;transition:transform .35s var(--ease)}
.nav__links a:not(.btn):hover::after{transform:scaleX(1)}
.nav .btn--small{background:var(--ink);color:#fff}
.burger{display:none;background:none;border:0;width:44px;height:44px;cursor:pointer;flex-direction:column;justify-content:center;gap:6px;align-items:center;color:inherit}
.burger span{display:block;width:24px;height:2px;background:currentColor;transition:transform .3s,opacity .3s}
.burger.is-open span:first-child{transform:translateY(4px) rotate(45deg)}
.burger.is-open span:last-child{transform:translateY(-4px) rotate(-45deg)}

/* hero */
.hero{position:relative;background:linear-gradient(180deg,var(--sand) 0%,#fff 100%);padding:128px 0 0;overflow:hidden}
.hero__grid{display:grid;grid-template-columns:1.05fr .95fr;gap:clamp(40px,6vw,88px);align-items:center}
.hero__content h1{color:var(--ink)}
.hero .lead{font-size:clamp(1.1rem,1.45vw,1.25rem);max-width:580px;color:var(--ink)}
.hero__cta{display:flex;gap:14px;flex-wrap:wrap;margin-top:1.8rem}
.hero__media{position:relative;isolation:isolate;margin:0;border-radius:var(--r);aspect-ratio:4/5;max-height:640px;background:var(--sand-2);box-shadow:0 2px 4px rgba(22,32,28,.06),0 24px 48px -24px rgba(22,32,28,.35),0 60px 90px -50px rgba(22,32,28,.35)}
.hero__media::before{content:"";position:absolute;inset:28px -28px -28px 28px;border-radius:var(--r);background:var(--sand-2);z-index:-1}
.hero__media::after{display:none}
.hero__media img{border-radius:var(--r)}
.hero__media img{position:relative;z-index:1;width:100%;height:100%;object-fit:cover;transform:scale(1.06);animation:heroZoom 8s var(--ease) forwards;clip-path:inset(0 round var(--r))}
@keyframes heroZoom{to{transform:scale(1)}}
.hero__stats{display:grid;grid-template-columns:repeat(4,1fr);gap:16px;padding:30px 0;margin-top:clamp(36px,5vw,64px);border-top:1px solid var(--line)}
.hero__stats div{display:flex;flex-direction:column}
.hero__stats strong{font-family:var(--serif);font-weight:500;font-size:2.6rem;line-height:1;color:var(--ink)}
.hero__stats div>span{font-size:.85rem;color:var(--mute);margin-top:6px;letter-spacing:.04em}
.hero__stats strong span{font:inherit;color:inherit;margin:0}
.btn--outline{background:transparent;color:var(--ink);border-color:rgba(22,32,28,.3)}
.btn--outline:hover{border-color:var(--ink);background:var(--sand)}

/* placeholders: finché la foto manca, mostra un blocco col nome del file atteso */
.ph{background:linear-gradient(135deg,#d9d0c0,#b9ad98);color:transparent;font-size:0}
.ph.is-missing{display:grid;place-items:center;width:100%;height:100%;min-height:100%}
.ph.is-missing::after{content:attr(data-ph);color:#4b443a;font:500 .8rem/1.3 var(--sans);text-align:center;padding:16px;max-width:260px;letter-spacing:.02em}

/* about */
.values{list-style:none;padding:0;margin:2rem 0 0;display:grid;gap:18px}
.values li{display:grid;grid-template-columns:40px 1fr;gap:10px;padding-top:18px;border-top:1px solid var(--line)}
.values span{font-family:var(--serif);color:var(--brass);font-size:1.25rem;font-weight:500}
.values strong{display:block;font-weight:600;margin-bottom:2px}
.values p{margin:0;color:var(--mute);font-size:1rem}
.about__media{position:relative;padding-bottom:70px}
.frame{margin:0;overflow:hidden;border-radius:var(--r);background:var(--sand-2);box-shadow:0 2px 4px rgba(22,32,28,.05),0 30px 60px -36px rgba(22,32,28,.4)}
.frame img{width:100%;height:100%;object-fit:cover;transition:transform 1.2s var(--ease)}
.frame:hover img{transform:scale(1.04)}
.frame--tall{aspect-ratio:4/5}
.frame--small{position:absolute;right:-24px;bottom:0;width:46%;aspect-ratio:1;box-shadow:0 30px 60px -30px rgba(22,32,28,.5);border:6px solid var(--paper)}
.frame--wide{aspect-ratio:21/9;margin-bottom:40px}

/* cards */
.cards{display:grid;grid-template-columns:repeat(4,1fr);gap:20px}
.card{background:#fff;border-radius:var(--r);padding:28px 24px;border:1px solid var(--line);box-shadow:0 1px 2px rgba(22,32,28,.04),0 18px 40px -28px rgba(22,32,28,.3);transition:transform .5s var(--ease),box-shadow .5s var(--ease)}
.card:hover{transform:translateY(-6px);box-shadow:0 30px 50px -30px rgba(22,32,28,.35)}
.card__icon{width:48px;height:48px;border-radius:14px;background:var(--sand);display:grid;place-items:center;margin-bottom:22px}
.card__icon svg{width:24px;height:24px;fill:none;stroke:var(--brass-2);stroke-width:1.8;stroke-linecap:round;stroke-linejoin:round}
.card h3{font-size:1.55rem;line-height:1.1}
.card p{color:var(--mute);font-size:1rem;margin:0}

/* immobili */
.immobili{display:grid;grid-template-columns:.9fr 1.1fr;gap:clamp(40px,6vw,80px);align-items:center}
.immobili__text .btn{margin-top:.5rem}
.note{font-size:.8rem;color:var(--mute);margin-top:.8rem}
.immobili__grid{display:grid;grid-template-columns:1fr 1fr;grid-template-rows:1fr 1fr;gap:16px;min-height:520px}
.tile{position:relative;border-radius:var(--r);overflow:hidden;text-decoration:none;color:#fff;background:var(--sand-2);display:block;min-height:200px;box-shadow:0 2px 4px rgba(22,32,28,.05),0 24px 50px -32px rgba(22,32,28,.45);transition:transform .5s var(--ease),box-shadow .5s var(--ease)}
.tile:hover{transform:translateY(-4px);box-shadow:0 2px 4px rgba(22,32,28,.05),0 34px 60px -30px rgba(22,32,28,.5)}
.tile--big{grid-row:1/3}
.tile img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;transition:transform 1.1s var(--ease)}
.tile:hover img{transform:scale(1.05)}
.tile::before{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(22,32,28,.05) 30%,rgba(22,32,28,.9));z-index:1}
.tile__label{position:absolute;left:22px;right:22px;bottom:20px;z-index:2;font-family:var(--serif);font-size:1.6rem;font-weight:500;line-height:1.15;display:flex;flex-direction:column;gap:4px}
.tile__label small{font-family:var(--sans);font-size:.72rem;letter-spacing:.16em;text-transform:uppercase;color:#a9c4b5;font-weight:600}
.tile::after{content:"→";position:absolute;top:18px;right:18px;z-index:2;width:38px;height:38px;border-radius:50%;background:rgba(255,255,255,.18);backdrop-filter:blur(6px);display:grid;place-items:center;transition:background .3s,transform .4s var(--ease)}
.tile:hover::after{background:var(--brass);transform:rotate(-45deg)}

/* band */
.band{background:linear-gradient(135deg,#16201c,#243029);color:#fff;padding:clamp(56px,7vw,96px) 0;position:relative;overflow:hidden}
.band::before{content:"";position:absolute;width:520px;height:520px;border-radius:50%;background:radial-gradient(circle,rgba(79,107,94,.35),transparent 65%);right:-120px;top:-200px}
.band__inner{display:flex;align-items:center;justify-content:space-between;gap:40px;position:relative}
.band h2{max-width:560px}
.band p{color:rgba(255,255,255,.75);max-width:520px;margin:0}
.band .btn{flex-shrink:0}

/* team */
.team{display:grid;grid-template-columns:repeat(3,1fr);gap:20px}
.member{padding:28px;border-radius:var(--r);background:#fff;border:1px solid var(--line);box-shadow:0 1px 2px rgba(22,32,28,.04),0 18px 40px -28px rgba(22,32,28,.25)}
.member h3{margin-bottom:2px;font-size:1.7rem}
.member__role{color:var(--mute);font-size:.9rem;margin-bottom:18px}
.member__links{display:flex;flex-wrap:wrap;gap:8px}
.member__links a{text-decoration:none;font-size:.85rem;padding:.45rem .9rem;border-radius:999px;border:1px solid var(--line);background:#fff;transition:background .3s,color .3s}
.member__links a:hover{background:var(--ink);color:#fff}

/* contatti */
.grid-2--contact{align-items:start}
.info{font-style:normal;display:grid;gap:18px;margin:1.5rem 0;color:var(--ink-2)}
.info strong{display:block;color:var(--ink);font-weight:600;margin-bottom:2px}
.info a{text-decoration:none;border-bottom:1px solid var(--brass)}
.map{border-radius:var(--r);overflow:hidden;aspect-ratio:16/9;background:var(--sand-2);filter:saturate(.75);box-shadow:0 2px 4px rgba(22,32,28,.05),0 24px 50px -32px rgba(22,32,28,.35)}
.map iframe{width:100%;height:100%;border:0}
.form{background:#fff;border-radius:var(--r);padding:36px;border:1px solid var(--line);box-shadow:0 2px 4px rgba(22,32,28,.04),0 40px 80px -40px rgba(22,32,28,.35)}
.form h3{margin-bottom:1.2rem;font-size:1.8rem}
.form label{display:block;font-size:.85rem;font-weight:500;margin-bottom:14px;color:var(--ink-2)}
.form input:not([type=checkbox]),.form select,.form textarea{display:block;width:100%;margin-top:6px;padding:.8rem .95rem;border:1px solid var(--line);border-radius:12px;font:inherit;font-size:.95rem;background:var(--paper);color:var(--ink);transition:border-color .3s,box-shadow .3s}
.form input:focus,.form select:focus,.form textarea:focus{outline:0;border-color:var(--brass);box-shadow:0 0 0 4px rgba(79,107,94,.15)}
.form__row{display:grid;grid-template-columns:1fr 1fr;gap:14px}
.check{display:flex!important;gap:10px;align-items:flex-start;font-weight:400!important;color:var(--mute)!important;font-size:.8rem!important}
.check input{margin-top:3px;accent-color:var(--brass)}
.hp{position:absolute;left:-9999px}
.form__alt{font-size:.85rem;color:var(--mute);text-align:center;margin:16px 0 0}
.form__alt a{color:var(--ink)}

/* footer */
.footer{background:var(--ink);color:rgba(255,255,255,.7);padding:40px 0;font-size:.85rem}
.footer__inner{display:flex;justify-content:space-between;gap:24px;flex-wrap:wrap;align-items:center}
.footer p{margin:6px 0 0}
.footer__links{display:flex;gap:22px;flex-wrap:wrap}
.footer__links a{color:rgba(255,255,255,.75);text-decoration:none}
.footer__links a:hover{color:#fff}

/* whatsapp */
.wa{position:fixed;right:22px;bottom:22px;width:56px;height:56px;border-radius:50%;background:#25d366;display:grid;place-items:center;box-shadow:0 14px 30px -10px rgba(0,0,0,.4);z-index:40;transition:transform .35s var(--ease)}
.wa:hover{transform:scale(1.08)}
.wa svg{width:30px;height:30px;fill:#fff}

/* reveal */
.reveal{opacity:0;transform:translateY(28px);transition:opacity .9s var(--ease),transform .9s var(--ease)}
.reveal.is-in{opacity:1;transform:none}
.d1{transition-delay:.12s}.d2{transition-delay:.24s}.d3{transition-delay:.36s}.d4{transition-delay:.5s}
@media (prefers-reduced-motion:reduce){.reveal{opacity:1;transform:none;transition:none}.hero__media img{animation:none;transform:none}}

/* thanks */
.thanks{min-height:100svh;display:grid;place-items:center;background:var(--sand)}
.thanks__box{max-width:560px;text-align:center;padding:40px}
.thanks h1{font-size:clamp(2rem,4vw,3rem)}

/* responsive */
@media (max-width:1024px){
  .cards{grid-template-columns:repeat(2,1fr)}
  .hero__stats{grid-template-columns:repeat(2,1fr)}
}
@media (max-width:860px){
  .nav__links{position:fixed;inset:0;background:#fff;color:var(--ink);flex-direction:column;justify-content:center;gap:28px;transform:translateX(100%);transition:transform .5s var(--ease);z-index:-1;padding:40px}
  .nav__links.is-open{transform:none}
  .nav__links a:not(.btn){font-family:var(--serif);font-size:2.1rem;font-weight:500}
  .nav.menu-open{color:var(--ink)}
  .burger{display:flex}
  .grid-2,.immobili{grid-template-columns:1fr}
  .about__media{padding-bottom:0;margin-top:10px}
  .frame--small{display:none}
  .immobili__grid{min-height:0;grid-template-rows:auto auto auto;grid-template-columns:1fr}
  .tile--big{grid-row:auto;min-height:260px}
  .band__inner{flex-direction:column;align-items:flex-start}
  .team{grid-template-columns:1fr}
  .form{padding:26px 20px}
  .form__row{grid-template-columns:1fr}
  .hero{padding-top:110px}
  .hero__grid{grid-template-columns:1fr}
  .hero__media{aspect-ratio:4/3;max-height:none}
  .hero__media::before{inset:16px -12px -16px 16px}
  .hero__media::after{display:none}
  .brand__name{font-size:2.1rem}
  .brand__tri{width:28px;height:28px}
  .frame--wide{aspect-ratio:4/3}
}
@media (max-width:560px){
  .cards{grid-template-columns:1fr}
  .hero__stats strong{font-size:1.6rem}
  .hero__cta .btn{width:100%;justify-content:center}
}