:root{--ink:#16352f;--paper:#f4efe4;--cream:#fffaf0;--brick:#b54f32;--lime:#dce7a4;--blue:#bcd9df;--line:#c8c2b5}*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;background:var(--paper);color:var(--ink);font-family:'Trebuchet MS',sans-serif;line-height:1.62}a{color:inherit}.wrap{width:min(1160px,calc(100% - 40px));margin:auto}header{position:relative;z-index:4;border-bottom:1px solid var(--line);background:rgba(244,239,228,.94)}nav{height:82px;display:flex;align-items:center;justify-content:space-between}.brand{text-decoration:none;font:650 1.22rem Georgia;letter-spacing:-.02em}.brand small{display:block;font:500 .67rem 'Trebuchet MS';letter-spacing:.12em;text-transform:uppercase;color:#53716b}.navlinks{display:flex;gap:25px;align-items:center}.navlinks a{text-decoration:none;font-size:.9rem}.navlinks .pill,.pill{background:var(--ink);color:white;border-radius:99px;padding:11px 17px}.nav-toggle{display:none;background:none;border:0;font-size:1.4rem}.hero{min-height:690px;position:relative;display:grid;align-items:end;overflow:hidden;background:#334a44}.hero img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}.hero:after{content:'';position:absolute;inset:0;background:linear-gradient(90deg,rgba(18,42,37,.94) 0%,rgba(18,42,37,.68) 45%,rgba(18,42,37,.08) 75%)}.hero-copy{position:relative;z-index:2;color:white;padding:90px 0 78px;width:min(650px,90%)}.eyebrow{text-transform:uppercase;letter-spacing:.14em;font-size:.73rem;font-weight:600}.hero h1,h1,h2,h3{font-family:Georgia,serif;line-height:1.04;letter-spacing:-.025em}.hero h1{font-size:clamp(3.3rem,7vw,6.4rem);margin:.15em 0}.hero p{font-size:1.15rem;max-width:570px}.badge{position:absolute;right:22px;bottom:20px;z-index:3;background:rgba(255,250,240,.92);padding:6px 10px;font-size:.68rem;text-transform:uppercase;letter-spacing:.08em;color:var(--ink)}section{padding:88px 0}.intro{display:grid;grid-template-columns:.75fr 1.25fr;gap:70px}.intro h2,.page-head h1,.article h1{font-size:clamp(2.7rem,5vw,5rem);margin:0}.lead{font-size:1.3rem}.paths{display:grid;grid-template-columns:repeat(3,1fr);gap:15px;margin-top:42px}.path{min-height:310px;padding:30px;border:1px solid var(--line);display:flex;flex-direction:column;justify-content:space-between;text-decoration:none;transition:.25s}.path:nth-child(1){background:var(--lime)}.path:nth-child(2){background:var(--brick);color:white}.path:nth-child(3){background:var(--blue)}.path:hover{transform:translateY(-7px)}.path b{font:650 2rem Georgia}.path span:last-child{font-weight:600}.local-grid{display:grid;grid-template-columns:1fr 1fr;gap:50px}.local-grid .note{border-top:3px solid var(--brick);padding-top:22px}.article-link{background:var(--ink);color:white}.article-link .wrap{display:grid;grid-template-columns:1fr 1fr;gap:60px;align-items:center}.article-link h2{font-size:clamp(2.6rem,5vw,4.7rem);margin:.2em 0}.arrow{display:inline-block;margin-top:20px;color:var(--lime);font-weight:600}.page-head{padding:80px 0 55px;border-bottom:1px solid var(--line)}.page-head p{max-width:700px;font-size:1.2rem}.form-layout{display:grid;grid-template-columns:.82fr 1.18fr;gap:70px}.form-card{background:var(--cream);padding:38px;border:1px solid var(--line);box-shadow:12px 12px 0 var(--lime)}label{display:block;margin-top:15px;font-size:.87rem;font-weight:600}input,select,textarea{width:100%;padding:14px;border:1px solid #9c9a91;background:white;font:inherit;color:inherit}textarea{min-height:110px}.check{display:flex;gap:10px;font-size:.8rem}.check input{width:auto}.submit{width:100%;margin-top:22px;padding:15px;background:var(--brick);color:white;border:0;font:600 1rem inherit;cursor:pointer}.success{background:var(--lime);padding:25px;outline:none}.article{width:min(780px,calc(100% - 40px));margin:auto}.article .dek{font-size:1.35rem}.article h2{font-size:2.25rem;margin-top:2em}.article figure{margin:45px -150px}.article figure img{width:100%;display:block;max-height:520px;object-fit:cover}.article figcaption{font-size:.76rem;margin-top:7px}.decision{background:var(--cream);border-left:5px solid var(--brick);padding:25px;margin:35px 0}.sources{font-size:.85rem;border-top:1px solid var(--line)}footer{padding:55px 0;background:#102b26;color:white}.footer-grid{display:flex;justify-content:space-between;gap:30px}.footer-grid a{margin-left:20px}.legal{width:min(780px,calc(100% - 40px));margin:auto;padding:70px 0}.legal h1{font-size:4rem}.fine{font-size:.78rem;color:#5b6c68}@media(max-width:760px){.wrap{width:min(100% - 28px,1160px)}nav{height:68px}.nav-toggle{display:block}.navlinks{display:none;position:absolute;top:68px;left:0;right:0;background:var(--paper);padding:20px;flex-direction:column}.navlinks.open{display:flex}.hero{min-height:640px}.hero:after{background:linear-gradient(0deg,rgba(18,42,37,.95),rgba(18,42,37,.2))}.hero-copy{padding-bottom:45px}.intro,.local-grid,.article-link .wrap,.form-layout{grid-template-columns:1fr;gap:30px}.paths{grid-template-columns:1fr}.path{min-height:220px}.article figure{margin:35px 0}.page-head{padding-top:55px}.form-card{padding:24px;box-shadow:7px 7px 0 var(--lime)}.footer-grid{display:block}.footer-grid a{display:block;margin:10px 0}.article h2{font-size:1.85rem}}

.home-market{background:var(--brick);color:white}.market-stamp{background:var(--lime);color:var(--ink);padding:35px;display:flex;flex-direction:column;justify-content:center;min-height:230px}.market-stamp b{font:650 clamp(3rem,6vw,5rem) Georgia}.district-strip{display:flex;flex-wrap:wrap;gap:10px;margin:30px 0}.district-strip a{border:1px solid var(--line);padding:10px 15px;text-decoration:none;background:var(--cream)}.editorial-teaser{background:var(--blue)}.featured-resource{display:grid;grid-template-columns:1.4fr .6fr;gap:50px;background:var(--ink);color:white;padding:50px;margin-bottom:70px}.resource-group{margin-top:70px}.resource-group>h2{font-size:2.8rem;border-bottom:1px solid var(--line);padding-bottom:15px}.resource-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:16px}.resource-card{background:var(--cream);border:1px solid var(--line);padding:26px;text-decoration:none;display:flex;flex-direction:column;min-height:350px}.resource-card span{font-size:.7rem;letter-spacing:.12em;text-transform:uppercase}.resource-card h3{font-size:1.55rem}.resource-card p{flex:1}.resource-card b{color:var(--brick)}.stat-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:12px}.stat-grid div{padding:25px;background:var(--cream);border-top:4px solid var(--brick)}.stat-grid b{display:block;font:650 2.7rem Georgia}.stat-grid span{font-size:.84rem}.source-line{font-size:.76rem;margin:15px 0 70px}.market-copy{margin:70px 0}.market-table{overflow-x:auto}.market-table table{width:100%;border-collapse:collapse;background:var(--cream)}.market-table th,.market-table td{text-align:left;padding:16px;border-bottom:1px solid var(--line)}.district-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:14px}.district-card{padding:32px;background:var(--cream);border:1px solid var(--line);text-decoration:none;min-height:240px}.district-card span{color:var(--brick);font-weight:600}.district-card h2{font-size:2.4rem;margin:.3em 0}.district-facts li{margin:20px 0;padding-left:10px}.image-frame{position:relative}.article-full .option-list li{margin:18px 0}.funnel-head .brand{display:block;margin-bottom:65px}.legal h2{margin-top:2em}
@media(max-width:760px){.featured-resource,.resource-grid,.stat-grid,.district-grid{grid-template-columns:1fr}.featured-resource{padding:28px}.resource-card{min-height:280px}.stat-grid b{font-size:2.2rem}.navlinks{max-height:calc(100vh - 68px);overflow:auto}}
.article,.legal,.sources{overflow-wrap:anywhere}

/* Richter Immobilienbrief */
.newsletter{position:relative;overflow:hidden;padding:clamp(4.75rem,8vw,7.5rem) 0;background:linear-gradient(135deg,#102b26 0%,#16352f 62%,#294f47 100%);color:#fff;scroll-margin-top:1rem}
.newsletter:before{content:"";position:absolute;inset:0;background:radial-gradient(circle at 9% 16%,rgba(220,231,164,.14),transparent 25%),linear-gradient(112deg,transparent 0 63%,rgba(255,255,255,.04) 63% 64%,transparent 64%);pointer-events:none}
.newsletter-mark{position:absolute;right:-2rem;top:-10rem;width:27rem;height:27rem;display:grid;place-items:center;border:1px solid rgba(220,231,164,.16);border-radius:50%;color:rgba(220,231,164,.07);font:650 16rem/1 Georgia,serif;transform:rotate(8deg)}
.newsletter-wrap{position:relative;z-index:1;display:grid;grid-template-columns:minmax(0,1.08fr) minmax(360px,.92fr);gap:clamp(3rem,8vw,8rem);align-items:center}
.newsletter-story .eyebrow{color:var(--lime)}
.newsletter-story h1,.newsletter-story h2{max-width:690px;margin:.4rem 0 1.5rem;font:400 clamp(3.1rem,5vw,5.15rem)/.98 Georgia,serif;letter-spacing:-.04em}
.newsletter-story h1 em,.newsletter-story h2 em{display:block;color:var(--lime);font-weight:400}
.newsletter-lead{max-width:650px;font-size:1.16rem;color:rgba(255,255,255,.82)}
.newsletter-benefits{margin:2.2rem 0 0;padding:0;border-top:1px solid rgba(255,255,255,.2);list-style:none}
.newsletter-benefits li{display:grid;grid-template-columns:2.5rem 1fr;align-items:center;gap:1rem;padding:.85rem 0;border-bottom:1px solid rgba(255,255,255,.2)}
.newsletter-benefits span{color:var(--lime);font-size:.72rem;letter-spacing:.14em}
.newsletter-benefits strong{font-size:.97rem}
.newsletter-card{position:relative;padding:clamp(1.6rem,3.8vw,3.3rem);border-top:5px solid var(--brick);background:var(--cream);color:var(--ink);box-shadow:22px 24px 0 rgba(7,25,19,.36)}
.newsletter-card:after{content:"";position:absolute;inset:14px;border:1px solid rgba(22,53,47,.12);pointer-events:none}
.newsletter-card-head{position:relative;z-index:1;display:grid;grid-template-columns:auto 1fr;gap:1.2rem;align-items:start;margin-bottom:2rem}
.letter-seal{width:3.5rem;height:3.5rem;display:grid;place-items:center;border-radius:50%;background:var(--brick);color:white;font:650 1.75rem/1 Georgia,serif;box-shadow:0 0 0 5px rgba(181,79,50,.12)}
.newsletter-card-head p{margin:0 0 .3rem;color:var(--brick);font-size:.7rem;font-weight:700;letter-spacing:.14em;text-transform:uppercase}
.newsletter-card-head h2{margin:0;font:400 clamp(1.7rem,3vw,2.4rem)/1.04 Georgia,serif}
.newsletter-form{position:relative;z-index:1}
.newsletter-email{display:block;margin:0;font-size:.78rem;font-weight:700;letter-spacing:.08em;text-transform:uppercase}
.newsletter-email input{display:block;width:100%;margin-top:.55rem;padding:1rem;border:1px solid #87958f;background:#fff;color:var(--ink);font:400 1.04rem 'Trebuchet MS',sans-serif;outline:0;transition:border-color .18s,box-shadow .18s}
.newsletter-email input:focus{border-color:var(--ink);box-shadow:0 0 0 3px rgba(22,53,47,.18)}
.newsletter-submit{width:100%;margin-top:.85rem;padding:1rem 1.1rem;display:flex;justify-content:space-between;gap:1rem;border:0;background:var(--brick);color:#fff;font:700 1rem 'Trebuchet MS',sans-serif;cursor:pointer;transition:background .18s,transform .18s}
.newsletter-submit:hover{background:#923d28;transform:translateY(-1px)}
.newsletter-submit:focus-visible,.newsletter-actions button:focus-visible{outline:3px solid var(--ink);outline-offset:3px}
.newsletter-submit:disabled{cursor:not-allowed;opacity:.65;transform:none}
.newsletter-form[data-newsletter-configured="false"] .newsletter-email input:disabled{background:#e9e5db;color:#65726d;cursor:not-allowed}
.newsletter-trust{display:flex;justify-content:space-between;gap:.55rem;margin:1rem 0 .7rem;color:#4b6259;font-size:.73rem}
.newsletter-trust span:before{content:"✓";margin-right:.3rem;color:var(--brick);font-weight:700}
.newsletter-privacy{margin:.6rem 0 0;color:#53645d;font-size:.75rem;line-height:1.48}
.newsletter-privacy a{text-underline-offset:.15em}
.newsletter .honey{position:absolute;left:-9999px}
.newsletter-actions{display:flex;gap:.75rem;flex-wrap:wrap;margin-top:1rem}
.newsletter-actions button{padding:.65rem .85rem;border:1px solid var(--ink);background:transparent;color:var(--ink);font:700 .82rem 'Trebuchet MS',sans-serif;cursor:pointer}
.newsletter-status{margin:1rem 0 0;padding:1rem;border-left:4px solid #668265;background:#dce7a4;color:#16352f;font-weight:700}
.newsletter-status[data-state="error"]{border-left-color:var(--brick);background:#f1ddd5}
.newsletter-status:focus{outline:3px solid rgba(22,53,47,.42);outline-offset:2px}
@media(max-width:1050px){.newsletter-wrap{grid-template-columns:1fr;gap:3.4rem}.newsletter-card{max-width:680px}}
@media(max-width:760px){.newsletter{padding:4.5rem 0}.newsletter-mark{right:-11rem;top:-7rem}.newsletter-wrap{gap:2.75rem}.newsletter-story h1,.newsletter-story h2{font-size:clamp(2.75rem,13vw,3.35rem)}.newsletter-card{padding:1.5rem;box-shadow:10px 12px 0 rgba(7,25,19,.36)}.newsletter-card-head{grid-template-columns:1fr}.newsletter-trust{align-items:flex-start;flex-direction:column}.newsletter-benefits li{grid-template-columns:2rem 1fr}}