:root {
  --fm-ink-950: #061826;
  --fm-ink-900: #0B2239;
  --fm-ink-800: #0F2D4A;
  --fm-ink-700: #143A5E;
  --fm-ink-600: #1A4872;
  --fm-primary: #0B3D5C;
  --fm-primary-hover: #082E47;
  --fm-accent:  #C9A46B;
  --fm-accent-hover: #B38F58;
  --fm-accent-soft: #E8D4A8;
  --fm-bg:      #F7F4EF;
  --fm-bg-alt:  #FAF7F2;
  --fm-bg-card: #FFFFFF;
  --fm-border:  #EAE5DE;
  --fm-border-strong: #D8D1C6;
  --fm-text:    #1A1A1A;
  --fm-text-muted: #6B7280;
  --fm-text-soft: #94938E;
  --fm-radius-xl: 24px;
  --fm-radius:    16px;
  --fm-radius-sm: 10px;
  --fm-shadow-sm:  0 1px 2px rgba(11, 34, 57, 0.04), 0 1px 3px rgba(11, 34, 57, 0.06);
  --fm-shadow:     0 4px 24px rgba(11, 34, 57, 0.07);
  --fm-shadow-lg:  0 24px 60px rgba(11, 34, 57, 0.14);
  --fm-transition: 0.3s cubic-bezier(.22,.61,.36,1);
  --fm-transition-slow: 0.6s cubic-bezier(.22,.61,.36,1);
}

* { -webkit-font-smoothing: antialiased; -moz-osx-font-smoothing: grayscale; }

/* ============== BASE ============== */
html { scroll-behavior: smooth; }
.fm-body {
  font-family: 'Poppins', system-ui, -apple-system, sans-serif;
  color: var(--fm-text);
  background: var(--fm-bg);
  font-feature-settings: "cv11", "ss01", "ss03";
  line-height: 1.6;
}
.fm-body h1, .fm-body h2, .fm-body h3,
.fm-body .immo-h1, .fm-body .immo-h2, .fm-body .immo-h3,
.fm-body .fm-section-title {
  font-family: 'Poppins', system-ui, sans-serif;
  font-weight: 700;
  color: var(--fm-ink-900);
  letter-spacing: -0.03em;
  line-height: 1.1;
}
.immo-h1 { font-size: clamp(2rem, 3vw + 1rem, 3rem); }
.immo-h2 { font-size: clamp(1.4rem, 1.6vw + 1rem, 2.1rem); margin-bottom: 1rem; }
.immo-h3 { font-size: 1.25rem; }

a { color: var(--fm-primary); text-decoration: none; transition: color var(--fm-transition); }
a:hover { color: var(--fm-primary-hover); }

::selection { background: var(--fm-accent); color: var(--fm-ink-900); }

main#main-content { min-height: 60vh; padding-top: 112px; }
body:has(#fm-promo) main#main-content { padding-top: 152px; }
body:has(#fm-promo) .fm-header { top: 40px; }
body:has(#fm-promo) .fm-hero { margin-top: -152px; padding-top: 200px; }

/* ============== PROMO BANNER ============== */
.fm-promo {
  position: fixed; top: 0; left: 0; right: 0;
  z-index: 1040;
  background: var(--fm-ink-950);
  color: #fff;
  font-size: 0.88rem;
  min-height: 40px;
}
.fm-promo-msg {
  text-align: center;
  letter-spacing: 0.01em;
}
.fm-promo-msg strong { color: var(--fm-accent-soft); font-weight: 700; }
.fm-promo-countdown { display: inline-flex; gap: 0.6rem; }
.fm-promo-countdown .unit {
  display: inline-flex; flex-direction: column; align-items: center;
  min-width: 34px;
  line-height: 1;
}
.fm-promo-countdown .unit strong {
  font-family: 'Poppins', system-ui, sans-serif;
  font-size: 1.05rem; font-weight: 700; color: #fff;
}
.fm-promo-countdown .unit small {
  font-size: 0.62rem;
  text-transform: uppercase; letter-spacing: 0.1em;
  color: rgba(255,255,255,0.55);
  margin-top: 2px;
}
.fm-promo-cta {
  display: inline-flex; align-items: center;
  background: #fff; color: var(--fm-ink-950);
  font-weight: 600; font-size: 0.85rem;
  padding: 0.45rem 1.1rem;
  border-radius: 999px;
  text-decoration: none;
  transition: all var(--fm-transition);
}
.fm-promo-cta:hover { background: var(--fm-accent); color: var(--fm-ink-900); transform: translateY(-1px); }
.fm-promo-close {
  position: absolute; right: 16px; top: 50%;
  transform: translateY(-50%);
  background: transparent; border: 0;
  color: rgba(255,255,255,0.6);
  padding: 6px;
  cursor: pointer;
  transition: color var(--fm-transition);
}
.fm-promo-close:hover { color: #fff; }

img { max-width: 100%; }

/* ============== BUTTONS ============== */
.btn {
  border-radius: 999px;
  font-weight: 500;
  padding: 0.7rem 1.4rem;
  display: inline-flex;
  align-items: center;
  gap: 0.5rem;
  transition: all var(--fm-transition);
  border-width: 1.5px;
  position: relative;
  overflow: hidden;
}
.btn-primary { background: var(--fm-primary); border-color: var(--fm-primary); color: #fff; }
.btn-primary:hover, .btn-primary:focus {
  background: var(--fm-primary-hover);
  border-color: var(--fm-primary-hover);
  transform: translateY(-2px);
  box-shadow: 0 10px 25px -10px var(--fm-primary);
}
.btn-outline-primary { color: var(--fm-primary); border-color: var(--fm-border-strong); background: transparent; }
.btn-outline-primary:hover { background: var(--fm-primary); color: #fff; border-color: var(--fm-primary); transform: translateY(-2px); }
.btn-lg { padding: 1rem 2rem; font-size: 1rem; }
.btn-sm { padding: 0.45rem 1rem; font-size: 0.85rem; }
.btn i[data-lucide] { width: 18px; height: 18px; }

/* ============== HEADER ============== */
.fm-header {
  position: fixed;
  top: 0; left: 0; right: 0;
  z-index: 1030;
  background: rgba(255,255,255,0);
  backdrop-filter: saturate(140%) blur(6px);
  -webkit-backdrop-filter: saturate(140%) blur(6px);
  border-bottom: 1px solid transparent;
  transition: background var(--fm-transition), backdrop-filter var(--fm-transition), border-color var(--fm-transition), box-shadow var(--fm-transition);
}
.fm-header--transparent .fm-topbar {
  background: rgba(6,24,38,0.6);
  backdrop-filter: blur(10px);
  -webkit-backdrop-filter: blur(10px);
}
.fm-header--transparent .fm-cta {
  background: rgba(255,255,255,0.95) !important;
  border-color: rgba(255,255,255,0.95) !important;
  color: var(--fm-ink-900) !important;
  box-shadow: 0 4px 20px -8px rgba(0,0,0,0.4);
}
.fm-header--transparent .fm-cta:hover {
  background: var(--fm-accent) !important;
  border-color: var(--fm-accent) !important;
}
.fm-header--transparent .fm-brand-logo { filter: brightness(0) invert(1); }
.fm-header--transparent .fm-nav .nav-link { color: #fff; }
.fm-header--transparent .fm-nav .nav-link:hover { background: rgba(255,255,255,0.12); color: #fff; }

/* stato solido (attivato quando scrolli o pagina senza hero) */
.fm-header--scrolled,
.fm-header--solid {
  background: rgba(255,255,255,0.95) !important;
  backdrop-filter: saturate(180%) blur(20px);
  -webkit-backdrop-filter: saturate(180%) blur(20px);
  border-bottom-color: var(--fm-border);
  box-shadow: 0 4px 24px -10px rgba(11,34,57,0.12);
}
.fm-header--scrolled .fm-brand-logo,
.fm-header--solid .fm-brand-logo { filter: none; }
.fm-header--scrolled .fm-nav .nav-link,
.fm-header--solid .fm-nav .nav-link { color: var(--fm-ink-900); }
.fm-header--scrolled .fm-topbar,
.fm-header--solid .fm-topbar { background: var(--fm-ink-950); }

/* hamburger icon */
.fm-hamburger {
  background: rgba(255,255,255,0.12);
  border: 1px solid rgba(255,255,255,0.2);
  border-radius: 12px;
  width: 44px; height: 44px;
  display: inline-flex; flex-direction: column;
  align-items: center; justify-content: center;
  gap: 5px;
  padding: 0;
  cursor: pointer;
  transition: all var(--fm-transition);
}
.fm-hamburger span {
  display: block; width: 20px; height: 2px;
  background: #fff; border-radius: 2px;
  transition: all var(--fm-transition);
}
.fm-header--scrolled .fm-hamburger,
.fm-header--solid .fm-hamburger {
  background: var(--fm-bg);
  border-color: var(--fm-border);
}
.fm-header--scrolled .fm-hamburger span,
.fm-header--solid .fm-hamburger span { background: var(--fm-ink-900); }
.fm-hamburger:hover { transform: translateY(-1px); }

/* ============== MOBILE DRAWER ============== */
.fm-drawer {
  position: fixed;
  top: 0; bottom: 0;
  left: 0;
  width: min(88vw, 380px);
  background: #fff;
  z-index: 1060;
  transform: translateX(-100%);
  transition: transform 0.45s cubic-bezier(.22,.61,.36,1);
  box-shadow: 20px 0 60px -20px rgba(11,34,57,0.3);
  display: flex; flex-direction: column;
  overflow-y: auto;
  visibility: hidden;
}
.fm-drawer.is-open { transform: translateX(0); visibility: visible; }

.fm-drawer-backdrop {
  position: fixed; inset: 0;
  background: rgba(6,24,38,0.5);
  backdrop-filter: blur(4px);
  -webkit-backdrop-filter: blur(4px);
  opacity: 0;
  visibility: hidden;
  z-index: 1050;
  transition: opacity 0.35s ease, visibility 0s linear 0.35s;
}
.fm-drawer-backdrop.is-open {
  opacity: 1;
  visibility: visible;
  transition: opacity 0.35s ease, visibility 0s;
}

.fm-drawer-head {
  display: flex; align-items: center; justify-content: space-between;
  padding: 1.25rem 1.5rem;
  border-bottom: 1px solid var(--fm-border);
}
.fm-drawer-head .fm-brand-logo { height: 46px; filter: none; }
.fm-drawer-close {
  width: 40px; height: 40px;
  background: var(--fm-bg);
  border: 1px solid var(--fm-border);
  border-radius: 12px;
  color: var(--fm-ink-900);
  display: inline-flex; align-items: center; justify-content: center;
  cursor: pointer;
  transition: all var(--fm-transition);
}
.fm-drawer-close:hover { background: var(--fm-ink-900); color: #fff; border-color: var(--fm-ink-900); transform: rotate(90deg); }

.fm-drawer-nav {
  display: flex; flex-direction: column;
  padding: 1.5rem 0.75rem;
  flex: 1;
}
.fm-drawer-nav a {
  display: flex; align-items: center; justify-content: space-between;
  padding: 1rem 1.25rem;
  font-size: 1.05rem;
  font-weight: 500;
  color: var(--fm-ink-900);
  border-radius: 12px;
  transition: all var(--fm-transition);
  text-decoration: none;
  opacity: 0;
  transform: translateX(-20px);
}
.fm-drawer-nav a i {
  width: 18px; height: 18px;
  color: var(--fm-text-muted);
  opacity: 0;
  transform: translateX(-4px);
  transition: all var(--fm-transition);
}
.fm-drawer-nav a:hover {
  background: var(--fm-bg);
  color: var(--fm-primary);
  padding-left: 1.75rem;
}
.fm-drawer-nav a:hover i { opacity: 1; color: var(--fm-primary); transform: translateX(0); }

/* entrata staggered degli item */
.fm-drawer.is-open .fm-drawer-nav a {
  animation: fm-drawer-item 0.5s cubic-bezier(.22,.61,.36,1) forwards;
  animation-delay: calc(0.1s + var(--i, 0) * 0.06s);
}
@keyframes fm-drawer-item {
  to { opacity: 1; transform: translateX(0); }
}

.fm-drawer-cta { padding: 1rem 1.5rem; }
.fm-drawer-contacts {
  padding: 1rem 1.5rem 1.5rem;
  border-top: 1px solid var(--fm-border);
  display: flex; flex-direction: column; gap: 0.5rem;
}
.fm-drawer-contacts a {
  display: flex; align-items: center; gap: 0.6rem;
  color: var(--fm-text-muted);
  font-size: 0.9rem;
  text-decoration: none;
  transition: color var(--fm-transition);
}
.fm-drawer-contacts a:hover { color: var(--fm-primary); }
.fm-drawer-contacts i { width: 16px; height: 16px; color: var(--fm-accent); }

/* body lock quando drawer aperto */
body.fm-drawer-open { overflow: hidden; }

.fm-topbar {
  background: var(--fm-ink-950);
  color: rgba(255,255,255,0.85);
  font-size: 0.8rem;
  letter-spacing: 0.01em;
}
.fm-topbar a { color: rgba(255,255,255,0.82); transition: color var(--fm-transition); }
.fm-topbar a:hover { color: var(--fm-accent-soft); }
.fm-topbar-contacts i, .fm-topbar-actions i { vertical-align: -2px; margin-right: 4px; }
.fm-topbar-link { position: relative; }
.fm-topbar-link::before {
  content: ''; position: absolute; left: 0; bottom: -2px; width: 0;
  height: 1px; background: var(--fm-accent);
  transition: width var(--fm-transition);
}
.fm-topbar-link:hover::before { width: 100%; }

.fm-navbar { background: transparent; padding: 0.9rem 0; transition: padding var(--fm-transition); }
.fm-header--scrolled .fm-navbar { padding: 0.5rem 0; }

.fm-brand { display: inline-flex; align-items: center; text-decoration: none; }
.fm-brand-logo {
  height: 65px;
  max-height: 65px;
  width: auto;
  max-width: 240px;
  object-fit: contain;
  transition: height var(--fm-transition), filter var(--fm-transition);
}
.fm-header--scrolled .fm-brand-logo { height: 48px; }
.fm-brand-logo--footer { height: 65px; max-height: 65px; filter: brightness(0) invert(1); }

.fm-nav {
  list-style: none;
  padding-left: 0;
  gap: 0.15rem;
  margin-left: 120px;
}
.fm-nav > li { list-style: none; }
.fm-nav .nav-link {
  color: var(--fm-ink-900);
  font-weight: 500;
  font-size: 0.95rem;
  padding: 0.55rem 0.95rem !important;
  border-radius: 999px;
  transition: all var(--fm-transition);
  position: relative;
  text-decoration: none;
}
.fm-nav .nav-link:hover { color: var(--fm-primary); background: rgba(11,61,92,0.06); }
.fm-nav .nav-link.active { color: var(--fm-primary); background: rgba(11,61,92,0.06); }

/* transparent mode: link bianchi più leggibili */
.fm-header--transparent .fm-nav .nav-link {
  color: #fff;
  font-weight: 600;
  text-shadow: 0 1px 12px rgba(0,0,0,0.35);
}
.fm-header--transparent .fm-nav .nav-link:hover,
.fm-header--transparent .fm-nav .nav-link.active {
  color: #fff;
  background: rgba(255,255,255,0.18);
  text-shadow: 0 1px 12px rgba(0,0,0,0.35);
}
.fm-nav .dropdown-menu {
  border: 1px solid var(--fm-border);
  border-radius: var(--fm-radius);
  padding: 0.5rem;
  box-shadow: var(--fm-shadow-lg);
  margin-top: 0.5rem;
}
.fm-nav .dropdown-item { border-radius: 8px; padding: 0.5rem 1rem; font-size: 0.92rem; }
.fm-nav .dropdown-item:hover { background: var(--fm-bg); color: var(--fm-primary); }

.fm-cta {
  background: var(--fm-ink-900) !important;
  border-color: var(--fm-ink-900) !important;
  color: #fff !important;
  font-weight: 600;
  padding: 0.6rem 1.3rem !important;
  border-radius: 999px !important;
  display: inline-flex !important;
  align-items: center;
  gap: 0.5rem;
}
.fm-cta:hover { background: var(--fm-accent) !important; border-color: var(--fm-accent) !important; color: var(--fm-ink-900) !important; transform: translateY(-2px); }

/* ============== HERO ============== */
.fm-hero {
  position: relative;
  min-height: min(71vh, 667px);
  display: flex;
  align-items: flex-end;
  justify-content: center;
  color: #fff;
  overflow: visible;
  margin-top: -112px;
  padding-top: 120px;
  padding-bottom: 110px;
  isolation: isolate;
  text-align: center;
  filter: drop-shadow(0 18px 40px rgba(11, 34, 57, 0.25));
}
.fm-hero::before {
  content: '';
  position: absolute; inset: 0;
  overflow: hidden;
  z-index: -3;
  background: var(--fm-ink-900);
  border-radius: 0 0 28px 28px;
}
.fm-hero-video {
  position: absolute; inset: 0;
  width: 100%; height: 100%;
  object-fit: cover;
  object-position: center;
  z-index: -2;
  pointer-events: none;
  border-radius: 0 0 28px 28px;
}
.fm-hero::after {
  content: '';
  position: absolute; inset: 0;
  z-index: -1;
  background:
    radial-gradient(ellipse at 30% 30%, rgba(11,34,57,0.32) 0%, rgba(11,34,57,0.18) 45%, rgba(6,24,38,0.14) 100%),
    linear-gradient(180deg, rgba(6,24,38,0.2) 0%, rgba(6,24,38,0.04) 40%, rgba(6,24,38,0.5) 100%);
  border-radius: 0 0 28px 28px;
}

/* search pill che fuoriesce dall'hero */
.fm-hero-searchbar-wrapper {
  position: absolute;
  left: 0; right: 0;
  bottom: 0;
  transform: translateY(50%);
  z-index: 10;
}

/* stats strip sotto l'hero, con padding-top extra per compensare la pill che fuoriesce */
.fm-stats-strip {
  background: #fff;
  padding: 6rem 0 3rem;
  border-bottom: 1px solid var(--fm-border);
}
.fm-stats-grid {
  display: grid;
  grid-template-columns: repeat(auto-fit, minmax(180px, 1fr));
  gap: 2rem;
  text-align: center;
}
.fm-stats-grid .stat { display: flex; flex-direction: column; align-items: center; }
.fm-stats-grid .stat strong {
  font-family: 'Poppins', system-ui, sans-serif;
  font-size: clamp(2rem, 2.5vw + 1rem, 3rem);
  color: var(--fm-primary);
  line-height: 1;
  font-weight: 700;
  margin-bottom: 0.5rem;
  letter-spacing: -0.02em;
}
.fm-stats-grid .stat span {
  font-size: 0.8rem;
  color: var(--fm-text-muted);
  text-transform: uppercase;
  letter-spacing: 0.12em;
  font-weight: 500;
}

/* CTA nel hero */
.fm-hero-ctas { display: inline-flex; flex-wrap: wrap; gap: 0.75rem; justify-content: center; }
.fm-hero-btn-primary {
  background: var(--fm-accent); border: 1.5px solid var(--fm-accent);
  color: var(--fm-ink-900); font-weight: 600;
}
.fm-hero-btn-primary:hover {
  background: #fff; border-color: #fff;
  color: var(--fm-ink-900);
  transform: translateY(-2px);
  box-shadow: 0 10px 30px -10px rgba(255,255,255,0.5);
}
.fm-hero-btn-ghost {
  background: rgba(255,255,255,0.1); border: 1.5px solid rgba(255,255,255,0.3);
  color: #fff; font-weight: 500;
  backdrop-filter: blur(8px);
}
.fm-hero-btn-ghost:hover {
  background: rgba(255,255,255,0.2); border-color: #fff; color: #fff;
  transform: translateY(-2px);
}
.fm-hero-content { position: relative; z-index: 1; }

.fm-hero-kicker {
  display: inline-flex;
  align-items: center;
  gap: 0.5rem;
  background: rgba(255,255,255,0.08);
  border: 1px solid rgba(255,255,255,0.15);
  padding: 0.5rem 1.1rem;
  border-radius: 999px;
  font-size: 0.82rem;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  backdrop-filter: blur(8px);
  color: var(--fm-accent-soft);
}
.fm-hero-kicker .dot {
  width: 6px; height: 6px; border-radius: 50%;
  background: var(--fm-accent); box-shadow: 0 0 10px var(--fm-accent);
  animation: fm-pulse 2s ease-in-out infinite;
}
@keyframes fm-pulse { 0%, 100% { opacity: 1; } 50% { opacity: 0.4; } }

.fm-hero h1 {
  color: #fff !important;
  font-family: 'Poppins', system-ui, sans-serif;
  font-size: clamp(1.6rem, 2.6vw + 0.8rem, 3rem);
  line-height: 1.05;
  font-weight: 700;
  margin: 0 0 0.6rem;
  letter-spacing: -0.035em;
  text-shadow: 0 2px 30px rgba(0,0,0,0.3);
}
.fm-hero h1 em {
  font-weight: 300;
  font-style: italic;
  letter-spacing: -0.02em;
}
.fm-hero p.lead {
  font-size: 0.92rem;
  line-height: 1.4;
  margin: 0 auto;
  max-width: 480px;
  color: rgba(255,255,255,0.9);
}
.fm-hero-ctas { margin-top: 1.25rem !important; }
.fm-hero h1 em {
  font-style: italic;
  color: var(--fm-accent-soft);
  background: linear-gradient(180deg, #F2E1BA 0%, #C9A46B 100%);
  -webkit-background-clip: text;
  background-clip: text;
  -webkit-text-fill-color: transparent;
}
.fm-hero p.lead {
  font-size: 1.2rem;
  color: rgba(255,255,255,0.88);
  max-width: 620px;
  font-weight: 400;
  line-height: 1.6;
  margin-left: auto;
  margin-right: auto;
}

/* ============== HERO SEARCH PILL (stile WeRoad) ============== */
.fm-hero-searchpill {
  background: #fff;
  color: var(--fm-text);
  border-radius: 999px;
  padding: 8px 8px 8px 28px;
  margin: 3rem auto 0;
  max-width: 960px;
  display: flex;
  align-items: center;
  gap: 1rem;
  box-shadow: 0 24px 70px -20px rgba(11,34,57,0.45), 0 0 0 1px rgba(255,255,255,0.4);
  backdrop-filter: blur(20px);
  transition: all var(--fm-transition);
}
.fm-hero-searchpill:focus-within {
  box-shadow: 0 32px 90px -20px rgba(11,34,57,0.55), 0 0 0 2px var(--fm-accent);
  transform: translateY(-2px);
}
.fm-hsp-field {
  flex: 1;
  display: flex;
  flex-direction: column;
  padding: 0.5rem 0.75rem;
  min-width: 0;
  text-align: left;
}
.fm-hsp-field label {
  font-size: 0.72rem;
  font-weight: 700;
  color: var(--fm-ink-900);
  text-transform: uppercase;
  letter-spacing: 0.1em;
  margin-bottom: 2px;
  line-height: 1;
}
.fm-hsp-input {
  border: 0;
  background: transparent;
  padding: 0;
  font-size: 0.98rem;
  color: var(--fm-text);
  outline: none;
  width: 100%;
  font-weight: 500;
  appearance: none;
  -webkit-appearance: none;
  cursor: pointer;
  background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='12' viewBox='0 0 24 24' fill='none' stroke='%236B7280' stroke-width='2.5' stroke-linecap='round' stroke-linejoin='round'%3E%3Cpolyline points='6 9 12 15 18 9'%3E%3C/polyline%3E%3C/svg%3E");
  background-repeat: no-repeat;
  background-position: right 0 center;
  padding-right: 18px;
}
.fm-hsp-input:focus { outline: none; }
.fm-hsp-divider {
  width: 1px; height: 36px;
  background: var(--fm-border);
  flex: 0 0 auto;
}
.fm-hsp-btn {
  flex: 0 0 auto;
  background: var(--fm-accent);
  border: 0;
  color: var(--fm-ink-900);
  font-weight: 700;
  padding: 0.9rem 1.75rem;
  border-radius: 999px;
  display: inline-flex;
  align-items: center;
  gap: 0.5rem;
  font-size: 0.95rem;
  cursor: pointer;
  transition: all var(--fm-transition);
  box-shadow: 0 4px 20px -4px rgba(201,164,107,0.6);
}
.fm-hsp-btn:hover {
  background: var(--fm-ink-900);
  color: #fff;
  transform: translateY(-1px);
  box-shadow: 0 8px 24px -4px rgba(11,34,57,0.6);
}
.fm-hsp-btn svg { stroke-width: 2.5; }

.fm-hero-search {
  background: rgba(255,255,255,0.98);
  color: var(--fm-text);
  padding: 1.5rem;
  border-radius: var(--fm-radius);
  box-shadow: var(--fm-shadow-lg), 0 0 0 1px rgba(255,255,255,0.1);
  margin-top: 2.5rem;
  backdrop-filter: blur(20px);
}
.fm-hero-search .form-select,
.fm-hero-search .form-control {
  border: 1px solid var(--fm-border);
  border-radius: var(--fm-radius-sm);
  padding: 0.75rem 0.95rem;
  font-size: 0.95rem;
  background: var(--fm-bg-alt);
  transition: all var(--fm-transition);
}
.fm-hero-search .form-select:focus,
.fm-hero-search .form-control:focus {
  border-color: var(--fm-primary);
  box-shadow: 0 0 0 3px rgba(11,61,92,0.1);
  background: #fff;
}

.fm-hero-scroll-hint {
  position: absolute;
  bottom: 30px; left: 50%;
  transform: translateX(-50%);
  color: rgba(255,255,255,0.6);
  font-size: 0.75rem;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  display: flex;
  flex-direction: column;
  align-items: center;
  gap: 8px;
  pointer-events: none;
}
.fm-hero-scroll-hint::after {
  content: ''; width: 1px; height: 40px;
  background: linear-gradient(180deg, rgba(255,255,255,0.5) 0%, transparent 100%);
  animation: fm-scroll-hint 2s ease-in-out infinite;
}
@keyframes fm-scroll-hint { 0%,100% { transform: scaleY(0.6); transform-origin: top; } 50% { transform: scaleY(1); transform-origin: top; } }

/* ============== SECTIONS ============== */
.fm-section { padding: 6rem 0; position: relative; }
.fm-section-kicker {
  display: inline-flex;
  align-items: center;
  gap: 8px;
  font-size: 0.78rem;
  text-transform: uppercase;
  letter-spacing: 0.2em;
  color: var(--fm-accent-hover);
  font-weight: 600;
  margin-bottom: 0.75rem;
}
.fm-section-kicker::before {
  content: ''; width: 24px; height: 1px; background: currentColor;
}
.fm-section-title {
  font-size: clamp(1.8rem, 2.8vw + 1rem, 3rem);
  margin-bottom: 1rem;
  letter-spacing: -0.02em;
}
.fm-section-intro { color: var(--fm-text-muted); max-width: 680px; font-size: 1.05rem; line-height: 1.7; }

/* ============== CATEGORIES ============== */
.fm-categories {
  padding: 4rem 0;
  background: #fff;
  border-bottom: 1px solid var(--fm-border);
}
.fm-category {
  display: flex; flex-direction: column; align-items: center; justify-content: center;
  padding: 2rem 1rem;
  background: var(--fm-bg-alt);
  border-radius: var(--fm-radius);
  text-align: center;
  color: var(--fm-text);
  border: 1px solid var(--fm-border);
  transition: all var(--fm-transition);
  height: 100%;
  position: relative;
  overflow: hidden;
}
.fm-category::before {
  content: ''; position: absolute; inset: 0;
  background: linear-gradient(135deg, var(--fm-primary) 0%, var(--fm-ink-900) 100%);
  opacity: 0; transition: opacity var(--fm-transition);
}
.fm-category > * { position: relative; z-index: 1; }
.fm-category:hover::before { opacity: 1; }
.fm-category:hover {
  color: #fff;
  transform: translateY(-6px);
  box-shadow: var(--fm-shadow-lg);
  border-color: transparent;
}
.fm-category i {
  width: 36px; height: 36px; margin-bottom: 0.75rem;
  color: var(--fm-primary);
  transition: all var(--fm-transition);
}
.fm-category:hover i { color: var(--fm-accent); transform: scale(1.1); }
.fm-category span { font-weight: 500; font-size: 0.95rem; }

/* ============== PROPERTY CARDS ============== */
.immo-card {
  background: var(--fm-bg-card);
  border-radius: var(--fm-radius);
  overflow: hidden;
  border: 1px solid var(--fm-border);
  transition: all var(--fm-transition);
  display: flex; flex-direction: column;
  height: 100%;
  position: relative;
}
.immo-card:hover {
  transform: translateY(-8px);
  box-shadow: var(--fm-shadow-lg);
  border-color: transparent;
}
.immo-card-media {
  position: relative;
  display: block;
  aspect-ratio: 4/3;
  overflow: hidden;
  background: var(--fm-bg);
}
.immo-card-media::after {
  content: ''; position: absolute; inset: 0;
  background: linear-gradient(180deg, transparent 60%, rgba(0,0,0,0.3));
  pointer-events: none; opacity: 0;
  transition: opacity var(--fm-transition);
  z-index: 1;
}
.immo-card:hover .immo-card-media::after { opacity: 1; }

/* stack immagini: tutte assolute, solo .is-active visibile con cross-fade */
.immo-card-img {
  position: absolute; inset: 0;
  width: 100%; height: 100%; object-fit: cover;
  opacity: 0;
  transition: opacity 0.6s ease, transform var(--fm-transition-slow);
}
.immo-card-img.is-active { opacity: 1; }
.immo-card:hover .immo-card-img.is-active { transform: scale(1.05); }

/* dots indicatori */
.immo-card-dots {
  position: absolute;
  bottom: 12px; left: 50%;
  transform: translateX(-50%);
  display: flex; gap: 6px;
  z-index: 2;
  opacity: 0;
  transition: opacity var(--fm-transition);
}
.immo-card:hover .immo-card-dots { opacity: 1; }
.immo-card-dot {
  width: 22px; height: 3px;
  border-radius: 2px;
  background: rgba(255,255,255,0.45);
  transition: all 0.3s ease;
  cursor: pointer;
}
.immo-card-dot.is-active {
  background: #fff;
  width: 28px;
}
.immo-card-placeholder {
  display: flex; align-items: center; justify-content: center;
  width: 100%; height: 100%;
  color: var(--fm-text-muted);
}
.immo-card-badges {
  position: absolute; top: 14px; left: 14px; right: 14px;
  display: flex; flex-wrap: wrap; gap: 6px;
  z-index: 2;
}
.immo-badge {
  display: inline-flex; align-items: center; gap: 4px;
  padding: 5px 12px;
  border-radius: 999px;
  font-size: 0.72rem;
  font-weight: 600;
  text-transform: uppercase;
  letter-spacing: 0.06em;
  background: rgba(255,255,255,0.95);
  color: var(--fm-ink-900);
  backdrop-filter: blur(10px);
  box-shadow: var(--fm-shadow-sm);
}
.immo-badge-vendita { background: var(--fm-primary); color: #fff; }
.immo-badge-affitto { background: var(--fm-accent); color: var(--fm-ink-900); }
.immo-badge-featured { background: var(--fm-ink-900); color: var(--fm-accent-soft); margin-left: auto; }

.immo-card-body { padding: 1.5rem; display: flex; flex-direction: column; flex: 1; }
.immo-card-meta { display: flex; flex-wrap: wrap; gap: 6px; margin-bottom: 0.75rem; align-items: center; }
.immo-chip {
  font-size: 0.72rem;
  font-weight: 500;
  padding: 3px 10px;
  border-radius: 6px;
  background: var(--fm-accent-soft);
  color: var(--fm-ink-900);
}
.immo-chip-soft {
  display: inline-flex; align-items: center; gap: 4px;
  font-size: 0.8rem;
  color: var(--fm-text-muted);
}
.immo-card-title {
  font-family: 'Poppins', system-ui, sans-serif;
  font-size: 1.25rem;
  line-height: 1.3;
  margin: 0.25rem 0 0.6rem;
  font-weight: 700;
}
.immo-card-title a { color: var(--fm-ink-900); transition: color var(--fm-transition); }
.immo-card-title a:hover { color: var(--fm-primary); }
.immo-card-excerpt {
  color: var(--fm-text-muted);
  font-size: 0.9rem;
  margin-bottom: 1.25rem;
  display: -webkit-box;
  -webkit-line-clamp: 2;
  -webkit-box-orient: vertical;
  overflow: hidden;
}
.immo-card-specs {
  list-style: none; padding: 0; margin: 0 0 1.25rem;
  display: flex; flex-wrap: wrap; gap: 1rem;
  color: var(--fm-text-muted);
  font-size: 0.85rem;
}
.immo-card-specs li {
  display: inline-flex; align-items: center; gap: 6px;
}
.immo-card-specs i { width: 16px; height: 16px; color: var(--fm-primary); stroke-width: 2; }
.immo-card-footer {
  padding-top: 1rem;
  border-top: 1px solid var(--fm-border);
  margin-top: auto;
}
.immo-card-price {
  font-family: 'Poppins', system-ui, sans-serif;
  font-size: 1.5rem;
  font-weight: 700;
  color: var(--fm-primary);
  letter-spacing: -0.01em;
}

/* ============== DETAIL PAGE ============== */
.immo-detail { padding-bottom: 5rem; }
.immo-breadcrumb { font-size: 0.85rem; color: var(--fm-text-muted); }
.immo-breadcrumb a { color: var(--fm-text-muted); transition: color var(--fm-transition); }
.immo-breadcrumb a:hover { color: var(--fm-primary); }
.immo-price-big {
  font-family: 'Poppins', system-ui, sans-serif;
  font-size: clamp(2rem, 3.2vw + 1rem, 3.2rem);
  font-weight: 700;
  color: var(--fm-primary);
  letter-spacing: -0.02em;
  line-height: 1;
}
.immo-chip-row { display: flex; flex-wrap: wrap; gap: 6px; }
.immo-location i { width: 16px; height: 16px; color: var(--fm-primary); margin-right: 4px; vertical-align: -3px; }

.immo-gallery-main .carousel-inner { border-radius: var(--fm-radius); box-shadow: var(--fm-shadow); }
.immo-gallery-main .carousel-item img { aspect-ratio: 16/9; object-fit: cover; }
.immo-gallery-main .carousel-control-prev,
.immo-gallery-main .carousel-control-next { width: 10%; opacity: 0.7; }
.immo-gallery-thumbs {
  display: flex; gap: 0.6rem; margin-top: 0.9rem;
  overflow-x: auto; padding-bottom: 6px;
  scrollbar-width: thin;
}
.immo-thumb {
  border: 2px solid transparent;
  border-radius: 10px;
  overflow: hidden;
  padding: 0; background: none;
  flex: 0 0 130px;
  aspect-ratio: 4/3;
  opacity: 0.65;
  transition: all var(--fm-transition);
  cursor: pointer;
}
.immo-thumb img { width: 100%; height: 100%; object-fit: cover; display: block; }
.immo-thumb:hover, .immo-thumb.active { opacity: 1; border-color: var(--fm-primary); transform: translateY(-2px); }

.immo-block {
  background: #fff;
  border-radius: var(--fm-radius);
  padding: 2.25rem;
  margin-bottom: 1.5rem;
  border: 1px solid var(--fm-border);
}
.immo-specs-grid { display: grid; grid-template-columns: repeat(auto-fit, minmax(140px, 1fr)); gap: 1rem; }
.immo-spec {
  display: flex; flex-direction: column;
  padding: 1.25rem;
  background: var(--fm-bg-alt);
  border-radius: var(--fm-radius-sm);
  border: 1px solid var(--fm-border);
  transition: all var(--fm-transition);
}
.immo-spec:hover {
  border-color: var(--fm-primary);
  background: #fff;
  transform: translateY(-2px);
}
.immo-spec i { width: 22px; height: 22px; color: var(--fm-primary); margin-bottom: 0.6rem; }
.immo-spec .lbl { font-size: 0.72rem; color: var(--fm-text-muted); text-transform: uppercase; letter-spacing: 0.08em; }
.immo-spec .val { font-weight: 700; font-size: 1.05rem; color: var(--fm-ink-900); margin-top: 4px; font-family: 'Poppins', system-ui, sans-serif; }
.val.energy-a4, .val.energy-a3, .val.energy-a2, .val.energy-a1 { color: #1a7c3f; }
.val.energy-b, .val.energy-c { color: #c89400; }
.val.energy-d, .val.energy-e, .val.energy-f, .val.energy-g { color: #b84016; }

.immo-description { color: var(--fm-text); line-height: 1.8; font-size: 1.05rem; }
.immo-description p { margin-bottom: 1rem; }
.immo-features-list {
  list-style: none; padding: 0; margin: 0;
  display: grid;
  grid-template-columns: repeat(auto-fill, minmax(220px, 1fr));
  gap: 0.5rem;
}
.immo-features-list li {
  display: flex; align-items: center; gap: 0.6rem;
  padding: 0.65rem 0.8rem;
  color: var(--fm-text);
  background: var(--fm-bg-alt);
  border-radius: var(--fm-radius-sm);
  font-size: 0.9rem;
  transition: all var(--fm-transition);
}
.immo-features-list li:hover { background: var(--fm-accent-soft); transform: translateX(2px); }
.immo-features-list i { width: 18px; height: 18px; color: #1a7c3f; flex: 0 0 auto; }

.immo-sidebar { display: flex; flex-direction: column; gap: 1rem; }
.immo-agent-card {
  background: #fff;
  border-radius: var(--fm-radius);
  padding: 1.75rem;
  border: 1px solid var(--fm-border);
}
.immo-agent-photo {
  width: 72px; height: 72px;
  border-radius: 50%;
  object-fit: cover;
  border: 3px solid var(--fm-accent-soft);
}
.immo-agent-photo--fallback { background: var(--fm-accent-soft); display: inline-flex; align-items: center; justify-content: center; color: var(--fm-ink-900); }
.immo-agent-photo--fallback i { width: 32px; height: 32px; }
.immo-agent-name { font-family: 'Poppins', system-ui, sans-serif; font-weight: 700; font-size: 1.2rem; color: var(--fm-ink-900); }

.immo-inquiry {
  background: linear-gradient(165deg, var(--fm-ink-900) 0%, var(--fm-ink-800) 60%, var(--fm-ink-700) 100%);
  color: #fff;
  border-radius: var(--fm-radius);
  padding: 1.75rem;
  position: relative;
  overflow: hidden;
}
.immo-inquiry::before {
  content: ''; position: absolute;
  top: -30px; right: -30px;
  width: 160px; height: 160px;
  background: radial-gradient(circle, rgba(201,164,107,0.3) 0%, transparent 70%);
  border-radius: 50%;
}
.immo-inquiry .immo-h3 {
  color: #fff;
  font-family: 'Poppins', sans-serif;
  font-weight: 600;
  display: flex;
  align-items: center;
  gap: 0.5rem;
  position: relative;
}
.immo-inquiry .form-control {
  background: rgba(255,255,255,0.08);
  border: 1px solid rgba(255,255,255,0.15);
  color: #fff;
  border-radius: var(--fm-radius-sm);
  padding: 0.75rem 1rem;
}
.immo-inquiry .form-control::placeholder { color: rgba(255,255,255,0.45); }
.immo-inquiry .form-control:focus {
  background: rgba(255,255,255,0.15);
  border-color: var(--fm-accent);
  box-shadow: 0 0 0 3px rgba(201,164,107,0.2);
  color: #fff;
}
.immo-inquiry .form-check-label { color: rgba(255,255,255,0.75); font-size: 0.85rem; }
.immo-inquiry .form-check-label a { color: var(--fm-accent-soft); text-decoration: underline; }
.immo-inquiry .btn-primary { background: var(--fm-accent); border-color: var(--fm-accent); color: var(--fm-ink-900); }
.immo-inquiry .btn-primary:hover { background: var(--fm-accent-hover); border-color: var(--fm-accent-hover); color: #fff; }

.immo-map-wrapper { border: 1px solid var(--fm-border); }

/* ============== SEARCH FORM ============== */
.immo-search-form .form-select,
.immo-search-form .form-control {
  border: 1px solid var(--fm-border);
  border-radius: var(--fm-radius-sm);
  padding: 0.8rem 1rem;
  font-size: 0.95rem;
}
.immo-list-wrapper .pagination .page-link {
  color: var(--fm-primary);
  border-radius: 10px;
  margin: 0 3px;
  border: 1px solid var(--fm-border);
  font-weight: 500;
  min-width: 40px;
  text-align: center;
  padding: 0.5rem 0.85rem;
  transition: all var(--fm-transition);
}
.immo-list-wrapper .pagination .page-link:hover { background: var(--fm-bg); border-color: var(--fm-primary); }
.immo-list-wrapper .pagination .page-item.active .page-link {
  background: var(--fm-primary);
  border-color: var(--fm-primary);
  color: #fff;
}

/* ============== FOOTER ============== */
.fm-footer { background: var(--fm-ink-950); color: rgba(255,255,255,0.78); margin-top: 6rem; }
.fm-footer-title {
  color: #fff;
  font-family: 'Poppins', system-ui, sans-serif;
  font-size: 1.1rem;
  margin-bottom: 1.25rem;
  font-weight: 700;
  letter-spacing: -0.01em;
}
.fm-footer-links, .fm-footer-contact { list-style: none; padding: 0; margin: 0; }
.fm-footer-links li { margin-bottom: 0.6rem; }
.fm-footer-links a { color: rgba(255,255,255,0.6); font-size: 0.92rem; transition: all var(--fm-transition); display: inline-flex; align-items: center; gap: 4px; }
.fm-footer-links a::before {
  content: ''; width: 0; height: 1px; background: var(--fm-accent);
  transition: width var(--fm-transition);
}
.fm-footer-links a:hover { color: var(--fm-accent); padding-left: 10px; }
.fm-footer-links a:hover::before { width: 6px; }
.fm-footer-contact li { display: flex; gap: 0.8rem; margin-bottom: 0.8rem; font-size: 0.9rem; color: rgba(255,255,255,0.72); }
.fm-footer-contact i { width: 18px; height: 18px; color: var(--fm-accent); flex: 0 0 auto; margin-top: 2px; }
.fm-footer-contact a { color: rgba(255,255,255,0.72); }
.fm-footer-contact a:hover { color: var(--fm-accent); }

.fm-footer-social a {
  display: inline-flex; width: 42px; height: 42px;
  align-items: center; justify-content: center;
  border-radius: 50%;
  background: rgba(255,255,255,0.06);
  color: #fff;
  margin-right: 0.5rem;
  transition: all var(--fm-transition);
  border: 1px solid rgba(255,255,255,0.08);
}
.fm-footer-social a:hover {
  background: var(--fm-accent);
  color: var(--fm-ink-900);
  transform: translateY(-3px);
  border-color: var(--fm-accent);
  box-shadow: 0 8px 20px -8px var(--fm-accent);
}
.fm-footer-social i { width: 18px; height: 18px; }
.fm-footer-bottom { border-top: 1px solid rgba(255,255,255,0.08); }

/* ============== FLASH ============== */
.fm-flash {
  position: fixed;
  bottom: 24px; right: 24px;
  padding: 1rem 1.5rem;
  border-radius: var(--fm-radius);
  box-shadow: var(--fm-shadow-lg);
  z-index: 2000;
  background: #fff;
  animation: fm-flash-in 0.3s cubic-bezier(.22,.61,.36,1);
}
@keyframes fm-flash-in { from { opacity: 0; transform: translateY(16px); } to { opacity: 1; transform: none; } }
.fm-flash-success { border-left: 4px solid #1a7c3f; }
.fm-flash-error { border-left: 4px solid #b84016; }

/* ============== UTILITY ============== */
.rounded-4 { border-radius: var(--fm-radius) !important; }

/* ============== RESPONSIVE ============== */
@media (max-width: 991.98px) {
  main#main-content { padding-top: 100px; }
  .fm-hero { padding-top: 130px; padding-bottom: 70px; min-height: auto; }
  .fm-hero h1 { margin: 1.25rem 0; }
  .fm-nav { gap: 0.25rem; }
  .fm-section { padding: 4rem 0; }
  .fm-brand-logo { height: 52px; }
  .fm-header--scrolled .fm-brand-logo { height: 42px; }
}
@media (max-width: 991.98px) {
  .fm-hero-searchpill {
    flex-direction: column;
    border-radius: var(--fm-radius);
    padding: 1rem;
    gap: 0.5rem;
  }
  .fm-hsp-field { width: 100%; padding: 0.6rem 1rem; border-bottom: 1px solid var(--fm-border); }
  .fm-hsp-divider { display: none; }
  .fm-hsp-btn { width: 100%; padding: 1rem; justify-content: center; }
}
@media (max-width: 767.98px) {
  .fm-promo {
    font-size: 0.78rem;
    padding-right: 40px;
  }
  .fm-promo-msg { width: 100%; order: 1; }
  .fm-promo-countdown { order: 2; }
  .fm-promo-cta { order: 3; }
  body:has(#fm-promo) .fm-header { top: 90px; }
  body:has(#fm-promo) main#main-content { padding-top: 200px; }
  body:has(#fm-promo) .fm-hero { margin-top: -200px; padding-top: 240px; }
}
@media (max-width: 991.98px) {
  /* search pill mobile: non fuoriesce, resta contenuta nell'hero */
  .fm-hero { padding-bottom: 180px; padding-top: 120px; }
  .fm-hero-searchbar-wrapper { transform: translateY(40%); }
  .fm-stats-strip { padding-top: 9rem; }
}
@media (max-width: 575.98px) {
  .immo-h1 { font-size: 1.7rem; }
  .fm-stats-grid { gap: 1.5rem; }
  .fm-stats-grid .stat strong { font-size: 2rem; }
  .fm-topbar .fm-topbar-actions { display: none; }
  .fm-topbar-contacts { font-size: 0.72rem; }
  .immo-block { padding: 1.5rem; }
  .fm-section { padding: 3rem 0; }
  .fm-brand-logo { height: 48px; max-width: 180px; }
  .fm-promo-countdown .unit strong { font-size: 0.95rem; }
  .fm-promo-countdown .unit small { font-size: 0.58rem; }
  .fm-hero { padding-bottom: 240px; padding-top: 110px; min-height: auto; }
  .fm-hero-searchbar-wrapper { transform: translateY(30%); }
  .fm-stats-strip { padding-top: 11rem; }
  .fm-hero-ctas { flex-direction: column; width: 100%; }
  .fm-hero-ctas .btn { width: 100%; justify-content: center; }
}

/* ============== REVEAL ANIMATIONS ============== */
.fm-fade-in { opacity: 0; transform: translateY(20px); transition: opacity 0.8s, transform 0.8s; }
.fm-fade-in.is-visible { opacity: 1; transform: none; }

/* ============== PRINT ============== */
@media print {
  .fm-header, .fm-footer, .fm-hero-search, .immo-inquiry, .btn { display: none !important; }
  .fm-body { background: #fff; color: #000; }
  a { color: #000; text-decoration: underline; }
}