/* BrightBear Group — hub for Realty, Residential & Commercial */
:root{
  --paper:#f6f3ec; --paper-2:#eee9de; --white:#fffdf9;
  --ink:#191f1c; --ink-2:#3a423d; --muted:#646c66; --line:#e0d9cc; --line-2:#cdc4b4;
  --forest:#1f3a2e; --forest-2:#15281f;
  --gold:#c08a2c; --gold-l:#f2a93b; --green:#2c5a45; --slate:#3f4b58;
  --f-serif:'Gambetta',Georgia,serif; --f-sans:'General Sans',system-ui,-apple-system,'Segoe UI',sans-serif;
  --t-xs:clamp(.75rem,.72rem + .12vw,.82rem); --t-sm:clamp(.88rem,.86rem + .12vw,.95rem);
  --t-base:clamp(1rem,.97rem + .15vw,1.08rem); --t-lg:clamp(1.12rem,1.04rem + .35vw,1.3rem);
  --t-xl:clamp(1.5rem,1.2rem + 1.3vw,2.25rem); --t-2xl:clamp(2.1rem,1.4rem + 2.8vw,3.9rem);
  --t-hero:clamp(3rem,1.2rem + 6vw,7.6rem);
  --r:24px; --max:1320px; --ease:cubic-bezier(.2,.8,.2,1);
  --shadow:0 1px 2px rgba(25,31,28,.05),0 18px 50px -20px rgba(25,31,28,.25);
}
*,*::before,*::after{box-sizing:border-box}
html{-webkit-text-size-adjust:100%;scroll-behavior:smooth}
html,body{overflow-x:clip}
body{margin:0;background:var(--paper);color:var(--ink);font:400 var(--t-base)/1.65 var(--f-sans);-webkit-font-smoothing:antialiased}
img{display:block;max-width:100%}
svg{display:block}
a{color:inherit}
h1,h2,h3{font-family:var(--f-serif);font-weight:400;line-height:1.02;letter-spacing:-.02em;margin:0 0 .5em;text-wrap:balance}
em{font-style:italic}
p{margin:0 0 1em;max-width:60ch;text-wrap:pretty}
:focus-visible{outline:2px solid var(--gold);outline-offset:3px;border-radius:6px}
.skip{position:absolute;left:-9999px;top:0;z-index:999;background:var(--forest);color:#fff;padding:.7rem 1rem;border-radius:8px}
.skip:focus{left:1rem;top:1rem}
.wrap{width:100%;max-width:var(--max);margin:0 auto;padding:0 clamp(1.2rem,4vw,2.5rem)}
.eyebrow{display:inline-flex;align-items:center;gap:.6rem;font-size:var(--t-xs);font-weight:500;letter-spacing:.16em;text-transform:uppercase;color:var(--muted);margin-bottom:1.2rem}
.eyebrow i{display:inline-flex;gap:3px}
.eyebrow i b{width:6px;height:6px;border-radius:50%}
.c-gold{--c:var(--gold)}.c-green{--c:var(--green)}.c-slate{--c:var(--slate)}
.dots b:nth-child(1){background:var(--gold)}.dots b:nth-child(2){background:var(--green)}.dots b:nth-child(3){background:var(--slate)}

/* nav */
.nav{position:sticky;top:0;z-index:50;background:rgba(246,243,236,.85);backdrop-filter:saturate(1.4) blur(14px);-webkit-backdrop-filter:saturate(1.4) blur(14px);border-bottom:1px solid transparent;transition:border-color .3s}
.nav.scrolled{border-color:var(--line)}
.nav-in{display:flex;align-items:center;justify-content:space-between;gap:1rem;height:78px}
.brand{display:flex;align-items:center;gap:.7rem;text-decoration:none;color:var(--forest)}
.brand svg{width:40px;height:40px;flex:none}
.brand-t{display:flex;flex-direction:column;line-height:1}
.brand-t b{font-weight:600;font-size:1.22rem;letter-spacing:-.02em}
.brand-t small{font-size:.62rem;font-weight:500;letter-spacing:.34em;text-transform:uppercase;color:var(--gold);margin-top:.32rem}
.menu{display:flex;align-items:center;gap:.2rem;list-style:none;margin:0;padding:0}
.menu a{display:block;padding:.55rem .9rem;border-radius:999px;font-size:var(--t-sm);font-weight:500;color:var(--ink-2);text-decoration:none;transition:background .2s}
.menu a:hover{background:var(--paper-2)}
.menu .cta a{background:var(--forest);color:#fff;padding:.75rem 1.25rem;margin-left:.5rem}
.menu .cta a:hover{background:var(--forest-2)}
@media (max-width:760px){.menu li:not(.cta){display:none}.menu .cta a{padding:.7rem 1rem}}

/* hero */
.hero{padding:clamp(3rem,7vw,6rem) 0 0;text-align:center}
.hero h1{font-size:var(--t-hero);margin:0 auto .35em;max-width:16ch;line-height:.98}
.hero h1 em{color:var(--forest)}
.hero .lead{margin:0 auto;font-size:var(--t-lg);color:var(--ink-2);max-width:44ch}
.rope{position:relative;margin-top:clamp(2rem,5vw,3.5rem);height:clamp(120px,14vw,190px)}
.rope canvas{position:absolute;inset:0;width:100%;height:100%}
.legend{display:flex;justify-content:center;flex-wrap:wrap;gap:.5rem 1.6rem;margin-top:1rem}
.legend button{all:unset;cursor:pointer;display:inline-flex;align-items:center;gap:.55rem;font-size:var(--t-sm);font-weight:500;color:var(--ink-2);padding:.35rem .2rem;border-bottom:1px solid transparent;transition:color .2s,border-color .2s}
.legend button i{width:22px;height:4px;border-radius:4px;background:var(--c)}
.legend button:hover,.legend button.on{color:var(--ink);border-color:var(--c)}
.legend button:focus-visible{outline:2px solid var(--c);outline-offset:4px;border-radius:4px}

/* triptych */
.tri{display:flex;gap:clamp(.6rem,1vw,1rem);height:clamp(560px,82vh,860px);margin-top:clamp(2.5rem,5vw,4rem);padding:0 clamp(.6rem,1.2vw,1rem)}
.door{position:relative;flex:1 1 0;min-width:0;border-radius:var(--r);overflow:hidden;color:#fff;text-decoration:none;display:flex;flex-direction:column;justify-content:flex-end;transition:flex-grow .8s var(--ease);isolation:isolate;container-type:inline-size}
.door img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;z-index:-2;transform:scale(1.06);transition:transform 1.4s var(--ease)}
.door::before{content:"";position:absolute;inset:0;z-index:-1;background:linear-gradient(180deg,rgba(10,14,12,.15) 0%,rgba(10,14,12,.05) 35%,rgba(10,14,12,.78) 100%);transition:background .6s}
.door::after{content:"";position:absolute;left:0;right:0;top:0;height:5px;background:var(--c);transform:scaleX(0);transform-origin:left;transition:transform .7s var(--ease)}
.tri:hover .door,.tri.focus .door{flex-grow:.75}
.tri .door:hover,.tri .door:focus-visible,.tri .door.on{flex-grow:1.9}
.door:hover img,.door.on img{transform:scale(1)}
.door:hover::after,.door.on::after,.door:focus-visible::after{transform:none}
.door-top{position:absolute;top:1.4rem;left:1.5rem;right:1.5rem;display:flex;justify-content:space-between;align-items:center;font-size:var(--t-xs);font-weight:500;letter-spacing:.14em;text-transform:uppercase}
.door-top .num{display:inline-flex;align-items:center;gap:.55rem}
.door-top .num i{width:9px;height:9px;border-radius:50%;background:var(--c);box-shadow:0 0 0 3px rgba(255,255,255,.25)}
.door-top .dom{padding:.45rem .8rem;border-radius:999px;background:rgba(255,253,249,.16);backdrop-filter:blur(8px);-webkit-backdrop-filter:blur(8px);letter-spacing:.04em;text-transform:none}
.door-body{padding:clamp(1.4rem,2.6vw,2.4rem)}
.door .mk{width:54px;height:54px;border-radius:16px;display:grid;place-items:center;background:var(--c);color:#fff;margin-bottom:1.2rem}
.door .mk svg{width:26px;height:26px}
.door h2{font-size:clamp(1.7rem,12cqi,3.4rem);color:#fff;margin:0 0 .35rem;white-space:nowrap}
.door h2 small{display:block;font-family:var(--f-sans);font-size:var(--t-xs);font-weight:500;letter-spacing:.2em;text-transform:uppercase;color:rgba(255,255,255,.8);margin-bottom:.6rem}
.door p{color:rgba(255,255,255,.88);margin:0;font-size:var(--t-base);max-width:34ch}
.door .more{display:grid;grid-template-rows:0fr;transition:grid-template-rows .7s var(--ease),opacity .5s;opacity:0}
.door .more>div{overflow:hidden}
.door:hover .more,.door.on .more,.door:focus-visible .more{grid-template-rows:1fr;opacity:1}
.door .tags{display:flex;flex-wrap:wrap;gap:.45rem;padding-top:1.1rem}
.door .tags span{font-size:var(--t-xs);padding:.4rem .75rem;border-radius:999px;border:1px solid rgba(255,255,255,.35);white-space:nowrap}
.door .go{display:inline-flex;align-items:center;gap:.6rem;margin-top:1.4rem;padding:.85rem 1.3rem;border-radius:999px;background:#fff;color:var(--ink);font-weight:500;font-size:var(--t-sm);white-space:nowrap}
.door .go svg{width:16px;height:16px;transition:transform .3s var(--ease)}
.door:hover .go svg{transform:translate(2px,-2px)}
@media (max-width:900px){
  .tri{flex-direction:column;height:auto;padding:0 clamp(1.2rem,4vw,2.5rem)}
  .door{min-height:440px;flex:none!important}
  .door .more{grid-template-rows:1fr;opacity:1}
  .door::after{transform:none}
  .door h2{white-space:normal}
}

/* chooser */
.sec{padding:clamp(4.5rem,10vw,8.5rem) 0}
.s-head{display:grid;grid-template-columns:1fr 1fr;gap:1.5rem 4rem;align-items:end;margin-bottom:clamp(2.2rem,4.5vw,3.5rem)}
.s-head h2{font-size:var(--t-2xl);margin:0}
.s-head p{margin:0;font-size:var(--t-lg);color:var(--ink-2)}
@media (max-width:860px){.s-head{grid-template-columns:1fr}}
.choose{list-style:none;margin:0;padding:0;border-top:1px solid var(--ink)}
.choose a{position:relative;display:grid;grid-template-columns:1fr auto auto;align-items:center;gap:1.5rem;padding:clamp(1.3rem,2.4vw,1.9rem) 0;border-bottom:1px solid var(--line);text-decoration:none;overflow:hidden}
.choose a::before{content:"";position:absolute;left:0;top:0;bottom:0;width:4px;background:var(--c);transform:scaleY(0);transition:transform .45s var(--ease)}
.choose a:hover::before,.choose a:focus-visible::before{transform:none}
.choose .q{font-family:var(--f-serif);font-size:clamp(1.35rem,1rem + 1.4vw,2.3rem);line-height:1.15;transition:transform .45s var(--ease)}
.choose a:hover .q{transform:translateX(1.2rem)}
.choose .to{display:inline-flex;align-items:center;gap:.5rem;font-size:var(--t-sm);font-weight:500;color:var(--c);white-space:nowrap}
.choose .to i{width:8px;height:8px;border-radius:50%;background:var(--c)}
.choose .arr{width:46px;height:46px;border-radius:50%;display:grid;place-items:center;border:1px solid var(--line-2);transition:background .3s,color .3s,border-color .3s}
.choose .arr svg{width:18px;height:18px}
.choose a:hover .arr{background:var(--c);border-color:var(--c);color:#fff}
@media (max-width:640px){.choose a{grid-template-columns:1fr auto;gap:.6rem 1rem}.choose .to{grid-column:1;grid-row:2}.choose .arr{grid-row:1/3;grid-column:2}}

/* blanche */
.meet{background:var(--forest);color:#e8eee9;border-radius:clamp(0px,2vw,28px);margin:0 clamp(0rem,1.2vw,1rem)}
.meet .wrap{display:grid;grid-template-columns:.8fr 1.2fr;gap:clamp(2rem,6vw,6rem);align-items:center}
.meet-h h2{margin:0}
.portrait img{object-position:50% 20%}
.meet h2{color:#fff;font-size:var(--t-2xl)}
.meet h2 em{color:var(--gold-l)}
.meet p{color:#c9d5cc;font-size:var(--t-lg);line-height:1.6}
.meet .eyebrow{color:#a9bcb0}
.meet .sig{margin-top:1.8rem;padding-top:1.4rem;border-top:1px solid rgba(255,255,255,.14)}
.meet .sig b{display:block;font-family:var(--f-serif);font-weight:400;font-size:1.5rem;color:#fff}
.meet .sig span{font-size:var(--t-xs);letter-spacing:.14em;text-transform:uppercase;color:#9fb3a6}
.trio{display:flex;flex-wrap:wrap;gap:.5rem;margin-top:1.4rem}
.trio a{display:inline-flex;align-items:center;gap:.5rem;padding:.55rem .95rem;border-radius:999px;border:1px solid rgba(255,255,255,.2);font-size:var(--t-xs);text-decoration:none;color:#fff;transition:background .3s,border-color .3s}
.trio a i{width:8px;height:8px;border-radius:50%;background:var(--c)}
.trio a.c-green i{background:#6fb08f}.trio a.c-slate i{background:#9fb0c2}
.trio a:hover{background:rgba(255,255,255,.1);border-color:rgba(255,255,255,.4)}
@media (max-width:900px){.meet .wrap{grid-template-columns:1fr}}
.portrait{position:relative;margin:0;aspect-ratio:4/5;border-radius:var(--r);overflow:hidden}
.portrait img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;z-index:2}
.portrait-ph{position:absolute;inset:0;display:grid;place-items:center;background:radial-gradient(120% 80% at 30% 20%,rgba(242,169,59,.18),transparent 60%),linear-gradient(160deg,#2c4d3e,#16291f)}
.portrait-ph .mono{font-family:var(--f-serif);font-size:clamp(5rem,3rem + 8vw,10rem);color:var(--gold-l);line-height:1;letter-spacing:-.04em}
.portrait-ph .cap{position:absolute;left:1.4rem;bottom:1.3rem;font-size:var(--t-xs);letter-spacing:.14em;text-transform:uppercase;color:#cfdad2}

/* contact */
.contact{display:grid;grid-template-columns:1fr 1.1fr;gap:clamp(2rem,6vw,6rem);align-items:start}
@media (max-width:900px){.contact{grid-template-columns:1fr}}
.contact h2{font-size:var(--t-2xl)}
.c-list{list-style:none;margin:2rem 0 0;padding:0;border-top:1px solid var(--line)}
.c-list a{display:flex;justify-content:space-between;align-items:center;gap:1rem;padding:1.3rem 0;border-bottom:1px solid var(--line);text-decoration:none}
.c-list small{display:block;font-size:var(--t-xs);letter-spacing:.12em;text-transform:uppercase;color:var(--muted);margin-bottom:.2rem}
.c-list b{font-family:var(--f-serif);font-weight:400;font-size:clamp(1.25rem,1rem + .8vw,1.7rem);overflow-wrap:anywhere}
.c-list i{flex:none;width:44px;height:44px;border-radius:50%;display:grid;place-items:center;background:var(--paper-2);transition:background .3s,color .3s}
.c-list i svg{width:18px;height:18px}
.c-list a:hover i{background:var(--forest);color:#fff}
.box{background:var(--white);border:1px solid var(--line);border-radius:var(--r);padding:clamp(1.6rem,4vw,2.6rem);box-shadow:var(--shadow)}
.box h3{font-size:var(--t-xl);margin-bottom:1rem}
.form{display:grid;gap:1.1rem}
.row2{display:grid;grid-template-columns:1fr 1fr;gap:1.1rem}
@media (max-width:620px){.row2{grid-template-columns:1fr}}
.field label{display:block;font-size:var(--t-sm);font-weight:500;margin-bottom:.4rem}
.field input,.field select,.field textarea{width:100%;min-height:52px;font:inherit;font-size:16px;color:var(--ink);background:var(--paper);border:1px solid var(--line-2);border-radius:14px;padding:.85rem 1rem;-webkit-appearance:none;appearance:none;transition:border-color .2s,box-shadow .2s,background .2s}
.field select{background:var(--paper) url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 24 24' fill='none' stroke='%23191f1c' stroke-width='2'%3E%3Cpath d='M6 9l6 6 6-6'/%3E%3C/svg%3E") right 1rem center/16px no-repeat;padding-right:2.6rem}
.field textarea{min-height:130px;resize:vertical}
.field input:focus,.field select:focus,.field textarea:focus{outline:none;background:#fff;border-color:var(--forest);box-shadow:0 0 0 4px rgba(31,58,46,.12)}
.field.bad input,.field.bad select,.field.bad textarea{border-color:#a3312a}
.err{display:none;color:#a3312a;font-size:var(--t-xs);margin-top:.35rem}
.field.bad .err{display:block}
.btn{display:inline-flex;align-items:center;justify-content:center;gap:.6rem;min-height:52px;padding:.9rem 1.5rem;border-radius:999px;font:500 var(--t-sm)/1 var(--f-sans);text-decoration:none;border:0;cursor:pointer;background:var(--forest);color:#fff;transition:background .25s;justify-self:start}
.btn:hover{background:var(--forest-2)}
.btn svg{width:17px;height:17px}
.alert{display:none;padding:1rem 1.2rem;border-radius:14px;font-size:var(--t-sm)}
.alert.show{display:block}.alert.ok{background:#e6f0e8;color:#1d4a2b}.alert.info{background:#f8eedb;color:#5a4214}
.note{font-size:var(--t-xs);color:var(--muted);margin:0}

/* footer */
.foot{background:var(--forest-2);color:#b8c6bc;padding:clamp(4rem,8vw,6rem) 0 2rem;font-size:var(--t-sm);margin-top:clamp(2rem,6vw,4rem)}
.foot a{color:#e9efe9;text-decoration:none}
.foot a:hover{color:var(--gold-l)}
.foot .brand{color:#fff}
.foot-cos{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:1px;background:rgba(255,255,255,.1);border:1px solid rgba(255,255,255,.1);border-radius:18px;overflow:hidden;margin:2.5rem 0 3rem}
.foot-cos a{display:block;padding:1.5rem;background:var(--forest-2);transition:background .3s}
.foot-cos a:hover{background:#1b3328;color:#fff}
.foot-cos small{display:flex;align-items:center;gap:.5rem;font-size:var(--t-xs);letter-spacing:.14em;text-transform:uppercase;color:#9fb3a6;margin-bottom:.5rem}
.foot-cos small i{width:8px;height:8px;border-radius:50%;background:var(--c)}
.foot-cos .c-green small i{background:#6fb08f}.foot-cos .c-slate small i{background:#9fb0c2}
.foot-cos b{font-family:var(--f-serif);font-weight:400;font-size:1.35rem;display:block;color:#fff}
.foot-cos span{color:#9fb3a6}
@media (max-width:760px){.foot-cos{grid-template-columns:1fr}}
.foot-bottom{padding-top:1.5rem;border-top:1px solid rgba(255,255,255,.1);display:flex;flex-wrap:wrap;justify-content:space-between;gap:.8rem 1.5rem;font-size:var(--t-xs);color:#8fa396}
.foot-top{display:flex;flex-wrap:wrap;justify-content:space-between;align-items:center;gap:1.5rem}

/* motion */
.rv{opacity:0;transform:translateY(24px);transition:opacity .9s var(--ease),transform .9s var(--ease)}
.rv.in{opacity:1;transform:none}
.d1{transition-delay:.08s}.d2{transition-delay:.16s}.d3{transition-delay:.24s}
.split-l .ln{display:block;overflow:hidden;padding-bottom:.08em;margin-bottom:-.08em}
.split-l .ln>span{display:inline-block;transform:translateY(105%);transition:transform 1.1s var(--ease)}
.split-l.in .ln>span{transform:none}
.split-l .ln:nth-child(2)>span{transition-delay:.1s}
.no-js .rv{opacity:1;transform:none}.no-js .split-l .ln>span{transform:none}
@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*::before,*::after{transition:none!important;animation:none!important}.rv{opacity:1;transform:none}.split-l .ln>span{transform:none}}
@media (max-width:900px){.meet .portrait{max-width:440px}}

/* meet — revamp */
.meet .portrait figcaption{position:absolute;left:1rem;right:1rem;bottom:1rem;z-index:3;display:flex;justify-content:space-between;align-items:center;gap:1rem;padding:.9rem 1.1rem;border-radius:16px;background:rgba(21,40,31,.72);backdrop-filter:blur(10px);-webkit-backdrop-filter:blur(10px);color:#fff}
.meet .portrait figcaption b{font-family:var(--f-serif);font-weight:400;font-size:1.15rem}
.meet .portrait figcaption span{font-size:var(--t-xs);letter-spacing:.12em;text-transform:uppercase;color:var(--gold-l)}
.meet-b h2{font-size:clamp(2.6rem,1.6rem + 3.6vw,5rem);margin:0 0 .6rem}
.meet-role{font-size:var(--t-xs)!important;letter-spacing:.16em;text-transform:uppercase;color:var(--gold-l)!important;margin:0 0 1.8rem!important}
.meet-b p.meet-lead{font-family:var(--f-serif);font-size:clamp(1.25rem,1rem + .8vw,1.65rem);line-height:1.45;color:#fff}
.facts{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:0 2rem;margin:2rem 0 0;border-top:1px solid rgba(255,255,255,.14)}
.facts div{padding:1.1rem 0;border-bottom:1px solid rgba(255,255,255,.14)}
.facts dt{font-size:var(--t-xs);letter-spacing:.14em;text-transform:uppercase;color:#9fb3a6;margin-bottom:.3rem}
.facts dd{margin:0;font-family:var(--f-serif);font-size:1.2rem;color:#fff}
.meet-cta{display:inline-flex;align-items:center;gap:.6rem;margin-top:2rem;padding:.95rem 1.4rem;border-radius:999px;background:var(--gold-l);color:var(--forest-2);font-weight:500;font-size:var(--t-sm);text-decoration:none;transition:background .25s}
.meet-cta:hover{background:#f7bd62}
.meet-cta svg{width:17px;height:17px}
@media (max-width:520px){.facts{grid-template-columns:1fr}}

.door .dom2{display:block;margin-top:.9rem;font-size:var(--t-xs);letter-spacing:.04em;color:rgba(255,255,255,.78);white-space:nowrap}
@media (max-width:900px){.door{padding-top:3.6rem}}