/*! normalize.css v7.0.0 | MIT License | github.com/necolas/normalize.css */button,hr,input{overflow:visible}audio,canvas,progress,video{display:inline-block}progress,sub,sup{vertical-align:baseline}[type=checkbox],[type=radio],legend{box-sizing:border-box;padding:0}html{line-height:1.15;-ms-text-size-adjust:100%;-webkit-text-size-adjust:100%}body{margin:0}article,aside,details,figcaption,figure,footer,header,main,menu,nav,section{display:block}h1{font-size:2em;margin:.67em 0}figure{margin:1em 40px}hr{box-sizing:content-box;height:0}code,kbd,pre,samp{font-family:monospace,monospace;font-size:1em}a{background-color:transparent;-webkit-text-decoration-skip:objects}abbr[title]{border-bottom:none;text-decoration:underline;text-decoration:underline dotted}b,strong{font-weight:bolder}dfn{font-style:italic}mark{background-color:#ff0;color:#000}small{font-size:80%}sub,sup{font-size:75%;line-height:0;position:relative}sub{bottom:-.25em}sup{top:-.5em}audio:not([controls]){display:none;height:0}img{border-style:none}svg:not(:root){overflow:hidden}button,input,optgroup,select,textarea{font-family:sans-serif;font-size:100%;line-height:1.15;margin:0}button,select{text-transform:none}[type=reset],[type=submit],button,html [type=button]{-webkit-appearance:button}[type=button]::-moz-focus-inner,[type=reset]::-moz-focus-inner,[type=submit]::-moz-focus-inner,button::-moz-focus-inner{border-style:none;padding:0}[type=button]:-moz-focusring,[type=reset]:-moz-focusring,[type=submit]:-moz-focusring,button:-moz-focusring{outline:ButtonText dotted 1px}fieldset{padding:.35em .75em .625em}legend{color:inherit;display:table;max-width:100%;white-space:normal}textarea{overflow:auto}[type=number]::-webkit-inner-spin-button,[type=number]::-webkit-outer-spin-button{height:auto}[type=search]{-webkit-appearance:textfield;outline-offset:-2px}[type=search]::-webkit-search-cancel-button,[type=search]::-webkit-search-decoration{-webkit-appearance:none}::-webkit-file-upload-button{-webkit-appearance:button;font:inherit}summary{display:list-item}[hidden],template{display:none}

/* LightBox */ .lb-loader,.lightbox{text-align:center;line-height:0}.lb-dataContainer:after,.lb-outerContainer:after{content:"";clear:both}html.lb-disable-scrolling{overflow:hidden;position:fixed;height:100vh;width:100vw}.lightboxOverlay{position:absolute;top:0;left:0;z-index:9999;background-color:#000;filter:alpha(Opacity=80);opacity:.8;display:none}.lightbox{position:absolute;left:0;width:100%;z-index:10000;font-weight:400}.lightbox .lb-image{display:block;height:auto;max-width:inherit;max-height:none;border-radius:3px;border:4px solid #fff}.lightbox a img{border:none}.lb-outerContainer{position:relative;width:250px;height:250px;margin:0 auto;border-radius:4px;background-color:#fff}.lb-loader,.lb-nav{position:absolute;left:0}.lb-outerContainer:after{display:table}.lb-loader{top:43%;height:25%;width:100%}.lb-cancel{display:block;width:32px;height:32px;margin:0 auto;background:url(/img/loading.gif) no-repeat}.lb-nav{top:0;height:100%;width:100%;z-index:10}.lb-container>.nav{left:0}.lb-nav a{outline:0;background-image:url(data:image/gif;base64,R0lGODlhAQABAPAAAP///wAAACH5BAEAAAAALAAAAAABAAEAAAICRAEAOw==)}.lb-next,.lb-prev{height:100%;cursor:pointer;display:block}.lb-nav a.lb-prev{width:34%;left:0;float:left;background:url(/img/prev.png) left 48% no-repeat;filter:alpha(Opacity=0);opacity:0;-webkit-transition:opacity .6s;-moz-transition:opacity .6s;-o-transition:opacity .6s;transition:opacity .6s}.lb-nav a.lb-prev:hover{filter:alpha(Opacity=100);opacity:1}.lb-nav a.lb-next{width:64%;right:0;float:right;background:url(/img/next.png) right 48% no-repeat;filter:alpha(Opacity=0);opacity:0;-webkit-transition:opacity .6s;-moz-transition:opacity .6s;-o-transition:opacity .6s;transition:opacity .6s}.lb-nav a.lb-next:hover{filter:alpha(Opacity=100);opacity:1}.lb-dataContainer{margin:0 auto;padding-top:5px;width:100%;border-bottom-left-radius:4px;border-bottom-right-radius:4px}.lb-dataContainer:after{display:table}.lb-data{padding:0 4px;color:#ccc}.lb-data .lb-details{width:85%;float:left;text-align:left;line-height:1.1em}.lb-data .lb-caption{font-size:13px;font-weight:700;line-height:1em}.lb-data .lb-caption a{color:#4ae}.lb-data .lb-number{display:block;clear:left;padding-bottom:1em;font-size:12px;color:#999}.lb-data .lb-close{display:block;float:right;width:30px;height:30px;background:url(/img/close.png) top right no-repeat;text-align:right;outline:0;filter:alpha(Opacity=70);opacity:.7;-webkit-transition:opacity .2s;-moz-transition:opacity .2s;-o-transition:opacity .2s;transition:opacity .2s}.lb-data .lb-close:hover{cursor:pointer;filter:alpha(Opacity=100);opacity:1}

/*! HTML5 Boilerplate v6.0.1 | MIT License | https://html5boilerplate.com/ */

/*
 * What follows is the result of much research on cross-browser styling.
 * Credit left inline and big thanks to Nicolas Gallagher, Jonathan Neal,
 * Kroc Camen, and the H5BP dev community and team.
 */

/* ==========================================================================
   Base styles: opinionated defaults
   ========================================================================== */

* {
    box-sizing:border-box;
    -moz-box-sizing:border-box;
    -webkit-box-sizing:border-box;
    -o-box-sizing:border-box;
}

html {
    color: #383838;
    font-size: 1em;
    line-height: 1.4;
}

#mask{
    position: fixed;
    top: 0;
    right: 0;
    bottom: 0;
    left: 0;
    background: rgba(0,0,0,0.6);
    z-index: 10;
    cursor: pointer;
}

/*
 * Remove text-shadow in selection highlight:
 * https://twitter.com/miketaylr/status/12228805301
 *
 * Vendor-prefixed and regular ::selection selectors cannot be combined:
 * https://stackoverflow.com/a/16982510/7133471
 *
 * Customize the background color to match your design.
 */

::-moz-selection {
    background: #b3d4fc;
    text-shadow: none;
}

::selection {
    background: #b3d4fc;
    text-shadow: none;
}

/*
 * A better looking default horizontal rule
 */

hr {
    display: block;
    height: 1px;
    border: 0;
    border-top: 1px solid #ccc;
    margin: 1em 0;
    padding: 0;
}

/*
 * Remove the gap between audio, canvas, iframes,
 * images, videos and the bottom of their containers:
 * https://github.com/h5bp/html5-boilerplate/issues/440
 */

audio,
canvas,
iframe,
img,
svg,
video {
    vertical-align: middle;
}

/*
 * Remove default fieldset styles.
 */

fieldset {
    border: 0;
    margin: 0;
    padding: 0;
}

/*
 * Allow only vertical resizing of textareas.
 */

textarea {
    resize: vertical;
}

section {
    width: 100%;
    overflow: hidden;
}

#mask {
    background-color: rgba(41, 47, 51, 0.9);
    position: fixed;
    top: 0;
    right: 0;
    bottom: 0;
    left: 0;
    width: 100%;
    height: 120%;
    z-index: 50;
    display: none;
}

    .content {
        margin: 0 auto;
        max-width: 1400px;
        width: 90%;
    }


/* ==========================================================================
   Browser Upgrade Prompt
   ========================================================================== */

.browserupgrade {
    margin: 0.2em 0;
    background: #ccc;
    color: #000;
    padding: 0.2em 0;
}

/* TYPOGRAPHY #################################################################################################### */ 



h1 {
    font-family: 'Ubuntu', sans-serif;
}

h2 {
    color: #810202;
    font-family: 'Ubuntu', sans-serif;
    font-weight: 400;
    text-transform: uppercase;
    font-size: 2.5em;
}

h3 {
    color: #810202;
    font-family: 'Ubuntu', sans-serif;
    font-size: 1.3em;
}

h4 {
    font-family: 'Ubuntu', sans-serif;
}
h5 {
    font-family: 'Ubuntu', sans-serif;
}
h6 {
    font-family: 'Ubuntu', sans-serif;
}

p, ul {
    line-height: 1.7em;
    font-family: 'Roboto', sans-serif;
}

p a {
    color: #810202;
    text-decoration: none;
    font-weight: bold;
}

ul {}

ul li {
    line-height: 1.7em;
}

ul li a {}

strong {}

/* FLEX BOX GRID LAYOUT #################################################################################################### */ 

.grid {
    display: -webkit-box;
    display: -webkit-flex;
    display: flex;
    -webkit-flex-wrap: wrap;
    flex-wrap: wrap;
    list-style: none;
    margin: 0;
    padding: 0;
}

.grid-cell {
    -webkit-box-flex: 1 1 auto;
    -webkit-flex: 1 1 auto;
    flex: 1 1 auto;
}

.grid--half>.grid-cell {
    -webkit-box-flex: 0;
    -webkit-flex: 0 0 50%;
    flex: 0 0 50%;
}
.grid--third>.grid-cell {
    -webkit-box-flex: 0;
    -webkit-flex: 0 0 33.3333%;
    flex: 0 0 33.3333%;
}
.grid--quarter>.grid-cell {
    -webkit-box-flex: 0;
    -webkit-flex: 0 0 25%;
    flex: 0 0 25%;
}

.grid--gutters {
    margin: -1em 0 1em -1em;
}

    .grid--gutters>.grid-cell {
        padding: 1em 0 0 1em;
    }

.double--gutters {
    margin: -2em 0 2em -2em;
}

    .double--gutters>.grid-cell {
        padding: 2em 0 0 2em;
    }

.gs-half {
    width: 50%!important;
}

.gs-third {
    width: 33.3333%!important;
}

.gs-third, .gs-twothirds {
    -webkit-box-flex: 0!important;
    -webkit-flex: none!important;
    flex: none!important;
}

.gs-twothirds {
    width: 66.6667%!important;
}

.gs-quarter {
    width: 25%!important;
}

.gs-quarter, .gs-threequarters {
    -webkit-box-flex: 0!important;
    -webkit-flex: none!important;
    flex: none!important;
}

.gs-threequarters {
    width: 75%!important;
}

.demo {
    background-color: rgba(0,0,0,0.2);
    text-align: center;
}

/* ==========================================================================
   Author's custom styles
   ========================================================================== */
/*========== All Pages ==========*/
/*===== Header =====*/
.header{
    background: #810202;
    color: #fff;
    position: relative;
    padding: 25px 0 35px;
}

    .header .content{
        display: flex;
        display: -moz-flex;
        display: -webkit-flex;
        display: -o-flex;
        display: -ms-flex;
        justify-content: space-between;
        -moz-justify-content: space-between;
        -webkit-justify-content: space-between;
        -o-justify-content: space-between;
        -ms-justify-content: space-between;
    }

        .logo-container{
            width: 30%;
            min-width: 200px;
        }

            .logo{
                width: 100%;
                max-width: 400px;
                min-width: 200px;
                height: auto;
            }

        .menu-btn{
            height: 20px;
            cursor: pointer;
            display: none;
        }

        nav{
            float: right;
            display: flex;
            display: -moz-flex;
            display: -webkit-flex;
            display: -o-flex;
            display: -ms-flex;
            flex-direction: column;
            -moz-flex-direction: column;
            -webkit-flex-direction: column;
            -o-flex-direction: column;
            -ms-flex-direction: column;
            justify-content: flex-end;
            -moz-justify-content: flex-end;
            -webkit-justify-content: flex-end;
            -o-justify-content: flex-end;
            -ms-justify-content: flex-end;
        }

            nav ul{
                font-family: 'Ubuntu', sans-serif;
                list-style: none;
                text-align: right;
                margin: 0;
                padding-left: 0;
            }

                nav li{
                    display: inline-block;
                    margin-left: 60px;
                }

                nav li:first-of-type{
                    margin-left: 0;
                }

                    nav ul li a{
                        color: #fff;
                        text-decoration: none;
                        font-size: 1.1em;
                    }

/*===== Mobile Menu =====*/
.mobile-menu{
    position: fixed;
    top: 0;
    right: -250px;
    bottom: 0;
    z-index: 100;
    background: #fff;
    width: 250px;
    background: #810202;
    color: #fff;
    padding: 25px;
    transition: all ease-in-out 0.3s;
    -moz-transition: all ease-in-out 0.3s;
    -webkit-transition: all ease-in-out 0.3s;
    -o-transition: all ease-in-out 0.3s;
    -ms-transition: all ease-in-out 0.3s;
}

    .menu-close{
        position: absolute;
        top: 0;
        right: 0;
        height: 35px;
        padding: 10px;
        cursor: pointer;
    }

    .mobile-menu-logo{
        width: 190px;
        margin-top: 10px;
        position: absolute;
        bottom: 30px;
        left: 30px;
        right: 30px;
    }

    .mobile-menu ul{
        margin: 20px 0 0;
        padding: 0;
        list-style: none;
    }

        .mobile-menu li{
            margin: 5px 0;
            border-bottom: 1px solid;
        }

            .mobile-menu li a{
                color: #fff;
                text-decoration: none;
                padding: 5px 0;
                display: block;
            }

/*===== Hero =====*/
.hero{
    position: relative;
}

    .hero-image{
        width: 100%;
        height: 800px;
        object-fit: cover;
        -moz-object-fit: cover;
        -webkit-object-fit: cover;
        -o-object-fit: cover;
        -ms-object-fit: cover;
    }

    .inner-hero .hero-image{
        height: 400px;
    }

    .hero-overlay{
        position: absolute;
        top: 0;
        right: 0;
        bottom: 0;
        left: 0;
        background-color: #810202;
        opacity: 0.14;
        z-index: 1;
    }

    .hero .content{
        position: absolute;
        top: 0;
        /*bottom: 0;*/
        right: 0;
        left: 0;
        display: flex;
        display: -moz-flex;
        display: -webkit-flex;
        display: -o-flex;
        display: -ms-flex;
        justify-content: center;
        -moz-justify-content: center;
        -webkit-justify-content: center;
        -o-justify-content: center;
        -ms-justify-content: center;
        flex-direction: column;
        -moz-flex-direction: column;
        -webkit-flex-direction: column;
        -o-flex-direction: column;
        -ms-flex-direction: column;
        text-align: center;
        color: #fff;
        z-index: 2;
        font-size: 2em;
        max-width: 1100px;
    }

        .hero h1{
            font-weight: normal;
            text-shadow: 0px 0px 5px rgba(0, 0, 0, 1);
        }

#title-pad{
    padding-top: 100px;
}

/*===== Footer =====*/
footer{
    background: #810202;
    color: #fff;
    overflow: hidden;
    padding: 2em 0;
}

    footer .content{
        display: flex;
        display: -moz-flex;
        display: -webkit-flex;
        display: -o-flex;
        display: -ms-flex;
        flex-flow: row wrap;
        -moz-flex-flow: row wrap;
        -webkit-flex-flow: row wrap;
        -o-flex-flow: row wrap;
        -ms-flex-flow: row wrap;
        justify-content: space-between;
        -moz-justify-content: space-between;
        -webkit-justify-content: space-between;
        -o-justify-content: space-between;
        -ms-justify-content: space-between;
    }

        footer .content > div{
            flex: 1 1 50%;
            -moz-flex: 1 1 50%;
            -webkit-flex: 1 1 50%;
            -o-flex: 1 1 50%;
            -ms-flex: 1 1 50%;
            max-width: 50%;
        }

            .foot-logo{}

                .foot-logo img{
                    width: 100%;
                    max-width: 375px;
                }

            .foot-nav{
                display: flex;
                display: -moz-flex;
                display: -webkit-flex;
                display: -o-flex;
                display: -ms-flex;
                justify-content: flex-end;
                -moz-justify-content: flex-end;
                -webkit-justify-content: flex-end;
                -o-justify-content: flex-end;
                -ms-justify-content: flex-end;
                flex-direction: column;
                -moz-flex-direction: column;
                -webkit-flex-direction: column;
                -o-flex-direction: column;
                -ms-flex-direction: column;
            }

                .foot-nav ul{
                    margin: 0;
                    padding-left: 0;
                    text-align: right;
                }

                    .foot-nav li{
                        margin-left: 50px;
                        display: inline-block;
                    }

                    .foot-nav li:first-of-type{
                        margin-left: 0;
                    }

                        .foot-nav li a{
                            color: #fff;
                            text-decoration: none;
                            font-size: 1.3em;
                        }

            .foot-credit{
                text-align: right;
            }

                footer p{
                    margin: 2em 0 0;
                }

                footer p a{
                    color: #fff;
                    text-decoration: none;
                    font-weight: normal;
                }

/*========== Home Page ==========*/
/*===== Intro =====*/
.hp-intro{
    padding: 6em 0;
}

.intro-container{
    display: flex;
    display: -moz-flex;
    display: -webkit-flex;
    display: -o-flex;
    display: -ms-flex;
}

    .intro-text{
        width: 50%;
        padding-right: 5%;
        display: flex;
        display: -moz-flex;
        display: -webkit-flex;
        display: -o-flex;
        display: -ms-flex;
        flex-direction: column;
        -moz-flex-direction: column;
        -webkit-flex-direction: column;
        -o-flex-direction: column;
        -ms-flex-direction: column;
        justify-content: center;
        -moz-justify-content: center;
        -webkit-justify-content: center;
        -o-justify-content: center;
        -ms-justify-content: center;
        position: relative;
    }

    .intro-text:after{
        display: block;
        content: "";
        position: absolute;
        bottom: 0;
        left: 0;
        right: 0;
        height: 1px;
        background: rgba(129,2,2,0.3);
        max-width: 600px;
    }

        .intro-text p{
            max-width: 585px;
            padding-bottom: 1.5em;
        }

    .intro-image{
        width: 45%;
        margin-left: 5%;
        background: url(/img/temp/home-intro.jpg);
        background-size: cover;
        background-position: center center;
        position: relative;
    }

        .intro-image div{
            position: absolute;
            top: 0;
            right: 0;
            bottom: 0;
            left: 0;
            background: #810202;
            opacity: 0.36;
        }

        .intro-image img{
            width: 100%;
            display: none;
        }

/*===== Team =====*/
.hp-team{
    padding: 7em 0 2em;
    display: flex;
    display: -moz-flex;
    display: -webkit-flex;
    display: -o-flex;
    display: -ms-flex;
    justify-content: space-between;
    -moz-justify-content: space-between;
    -webkit-justify-content: space-between;
    -o-justify-content: space-between;
    -ms-justify-content: space-between;
}

    .hp-team-member{
        max-width: 45%;
        display: flex;
        display: -moz-flex;
        display: -webkit-flex;
        display: -o-flex;
        display: -ms-flex;
    }

    .team-grid .hp-team-member{
        display: block;
        position: relative;
        padding-bottom: 35px;
    }

        .hp-team-image{
            display: flex;
            display: -moz-flex;
            display: -webkit-flex;
            display: -o-flex;
            display: -ms-flex;
            justify-content: center;
            -moz-justify-content: center;
            -webkit-justify-content: center;
            -o-justify-content: center;
            -ms-justify-content: center;
            flex-direction: column;
            -moz-flex-direction: column;
            -webkit-flex-direction: column;
            -o-flex-direction: column;
            -ms-flex-direction: column;
        }

            .hp-team-image > div{
                position: relative;
            }

                .hp-team-overlay{
                    position: absolute;
                    top: 0;
                    right: 0;
                    bottom: 0;
                    left: 0;
                    /*background: #810202;
                    opacity: 0.36;*/
                }

                .team-grid .hp-team-image img{
                    margin-bottom: 1em;
                    max-width: 200px;
                }

        .hp-team-text{
            padding-left: 5%;
            display: flex;
            display: -moz-flex;
            display: -webkit-flex;
            display: -o-flex;
            display: -ms-flex;
            justify-content: center;
            -moz-justify-content: center;
            -webkit-justify-content: center;
            -o-justify-content: center;
            -ms-justify-content: center;
            flex-direction: column;
            -moz-flex-direction: column;
            -webkit-flex-direction: column;
            -o-flex-direction: column;
            -ms-flex-direction: column;
        }

        .team-grid .hp-team-text{
            padding-left: 0;
        }

            .team-grid .fa-linkedin{
                position: relative;
                margin-right: 10px;
            }

            .hp-team-text div{
                position: relative;
            }

            .team-grid .hp-team-text div{
                /*padding-bottom: 35px;*/
                position: initial;
            }

                .hp-team-text div a{
                    color: #810202;
                }

                .fa-linkedin{
                    position: absolute;
                    top: 0;
                    right: 0;
                    font-size: 2em;
                }

                .hp-team-name{
                    font-size: 2em;
                    margin: 0;
                    line-height: 1em;
                    color: #810202;
                    font-family: 'Ubuntu', sans-serif;
                }

                .hp-team-title{
                    margin-top: 0;
                    font-size: 0.9em;
                    color: #810202;
                    font-family: 'Ubuntu', sans-serif;
                }

                .hp-team-text p:last-of-type{
                    margin-bottom: 0;
                }

                .team-contact{
                    position: absolute;
                    bottom: 0;
                    left: 2em;
                }

/*===== Home Boxes =====*/
.hp-boxes{}

    .hp-boxes .content{
        /*border-top: 1px solid rgba(129,2,2,0.5);*/
        padding: 7em 0;
    }

        .hp-box-container{
            display: flex;
            display: -moz-flex;
            display: -webkit-flex;
            display: -o-flex;
            display: -ms-flex;
            justify-content: space-between;
            -moz-justify-content: space-between;
            -webkit-justify-content: space-between;
            -o-justify-content: space-between;
            -ms-justify-content: space-between;
        }

            .hp-box{
                flex: 1 1 0;
                -moz-flex: 1 1 0;
                -webkit-flex: 1 1 0;
                -o-flex: 1 1 0;
                -ms-flex: 1 1 0;
                max-width: 29%;
            }

                .hp-box img{
                    width: 75px;
                }

                .hp-box h3{
                    
                }

/*===== Featured Properties =====*/
.featured-properties{}

    .featured-properties .content{
        padding: 8em 0;
        border-top: 1px solid rgba(129,2,2,0.5);
    }

        .featured-properties h2{
            text-align: center;
            margin-top: 0;
        }

        .featured-properties-container{
            display: flex;
            display: -moz-flex;
            display: -webkit-flex;
            display: -o-flex;
            display: -ms-flex;
            justify-content: space-between;
            -moz-justify-content: space-between;
            -webkit-justify-content: space-between;
            -o-justify-content: space-between;
            -ms-justify-content: space-between;
            width: 95%;
            margin-left: 2.5%;
            padding-top: 1em;
        }

            .featured-property{
                flex: 1 1 30%;
                -moz-flex: 1 1 30%;
                -webkit-flex: 1 1 30%;
                -o-flex: 1 1 30%;
                -ms-flex: 1 1 30%;
                max-width: 30%;
                text-align: center;
            }

                .featured-property img{
                    width: 100%;
                    max-height: 250px;
                    object-fit: cover;
                    -moz-object-fit: cover;
                    -webkit-object-fit: cover;
                    -o-object-fit: cover;
                    -ms-object-fit: cover;
                }

                .featured-property h3 + p{
                    width: 90%;
                    margin: 0 5%;
                    font-size: 0.95em;
                }

/*========== Properties Page ==========*/
.properties-section, .inner-section{
    padding: 6em 0;
}

    .properties-sub-menu{
        background: #810202;
    }

        .properties-sub-menu ul{
            padding: 0;
            list-style: none;
            display: flex;
            display: -moz-flex;
            display: -webkit-flex;
            display: -o-flex;
            display: -ms-flex;
            justify-content: space-around;
            -moz-justify-content: space-around;
            -webkit-justify-content: space-around;
            -o-justify-content: space-around;
            -ms-justify-content: space-around;
            max-width: 800px;
            margin: 0 auto;
        }

            .properties-sub-menu li{
                flex: 1 1 0;
                -moz-flex: 1 1 0;
                -webkit-flex: 1 1 0;
                -o-flex: 1 1 0;
                -ms-flex: 1 1 0;
                text-align: center;
                transition: all ease-in-out 0.3s;
                -moz-transition: all ease-in-out 0.3s;
                -webkit-transition: all ease-in-out 0.3s;
                -o-transition: all ease-in-out 0.3s;
                -ms-transition: all ease-in-out 0.3s;
            }

            .properties-sub-menu li:hover, .properties-sub-menu .active{
                background: #fff;
            }

                .properties-sub-menu a{
                    color: #fff;
                    text-decoration: none;
                    transition: all ease-in-out 0.3s;
                    -moz-transition: all ease-in-out 0.3s;
                    -webkit-transition: all ease-in-out 0.3s;
                    -o-transition: all ease-in-out 0.3s;
                    -ms-transition: all ease-in-out 0.3s;
                    padding: 15px 0;
                    display: block;
                }

                .properties-sub-menu li:hover a, .properties-sub-menu .active a{
                    color: #810202;
                    font-weight: bold;
                }

    .properties-grid{
        display: flex;
        display: -moz-flex;
        display: -webkit-flex;
        display: -o-flex;
        display: -ms-flex;
        flex-flow: row wrap;
        -moz-flex-flow: row wrap;
        -webkit-flex-flow: row wrap;
        -o-flex-flow: row wrap;
        -ms-flex-flow: row wrap;
    }

        .property{
            flex: 1 1 30%;
            -moz-flex: 1 1 30%;
            -webkit-flex: 1 1 30%;
            -o-flex: 1 1 30%;
            -ms-flex: 1 1 30%;
            max-width: 30%;
            margin: 10px 1.5%;
        }

            .property img{
                width: 100%;
                height: 300px;
                object-fit: cover;
                -moz-object-fit: cover;
                -webkit-object-fit: cover;
                -o-object-fit: cover;
                -ms-object-fit: cover;
            }

            .property h3{
                margin: 0.5em 0 0;
                text-align: center;
                font-size: 1em;
            }

            .property h3 a{
                color: inherit;
            }

            .property p{
                text-align: center;
                margin-top: 0;
            }

                .property p a{
                    color: inherit;
                    text-decoration: underline;
                }

            .hidden{
                display: none;
            }

        .lb-data{
            overflow: hidden;
            background: #222;
            padding: 15px;
            color: #fff;
        }

            .lb-data p{
                margin-top: 0;
            }

            .lb-data .lb-number{
                padding-bottom: 0;
                color: #fff;
            }

/*========== About Page ==========*/
.about-section{
    padding: 6em 0;
}

    .about-section h2{
        margin-bottom: 0.3em;
        margin-top: 0;
    }

    .about-container{
        display: flex;
        display: -moz-flex;
        display: -webkit-flex;
        display: -o-flex;
        display: -ms-flex;
        padding-bottom: 5em;
    }

        .about-left, .about-right{
            flex: 1 1 0;
            -moz-flex: 1 1 0;
            -webkit-flex: 1 1 0;
            -o-flex: 1 1 0;
            -ms-flex: 1 1 0;
            display: flex;
            display: -moz-flex;
            display: -webkit-flex;
            display: -o-flex;
            display: -ms-flex;
            justify-content: center;
            -moz-justify-content: center;
            -webkit-justify-content: center;
            -o-justify-content: center;
            -ms-justify-content: center;
            flex-direction: column;
            -moz-flex-direction: column;
            -webkit-flex-direction: column;
            -o-flex-direction: column;
            -ms-flex-direction: column;
        }

        .about-left{
            padding-right: 5%;
            display: block;
        }

        .about-right{
            padding-left: 5%;   
        }

    .about-section .hp-team{
        border-top: 1px solid rgba(129,2,2,0.5);
    }

/*========== Environmental Page ==========*/
.env-images{
    text-align: center;
}

    .env-images img{
        max-width: 100%;
        margin: 0 0 2em;
    }

.env-container{
    display: flex;
    display: -moz-flex;
    display: -webkit-flex;
    display: -o-flex;
    display: -ms-flex;
}

    .env-left{
        min-width: 70%;
        max-width: 70%;
        padding-right: 4em;
    }

    .env-right{
        min-width: 30%;
        max-width: 30%;
    }

        .env-right img{
            width: 100%!important;
            height: auto!important;
        }

/*========== Contact Page ==========*/
.ro-desktop{

}

.ro-mobile{
    display: none;
}

/*============================= Responsive Styling ==============================*/
@media only screen and (max-width: 1200px) {

    /*========== All Pages ==========*/
    /*=== Nav ===*/
    nav ul{
        display: none;
    }

    .menu-btn{
        display: block;
    }
    
    /*=== Footer ===*/
    .foot-nav li{
        margin-left: 40px;
    }

        .foot-nav li a{
            font-size: 1.1em;
        }

    /*========== Home Page ==========*/
    /*=== Team ===*/
    .hp-team-member{
        flex-direction: column;
        -moz-flex-direction: column;
        -webkit-flex-direction: column;
        -o-flex-direction: column;
        -ms-flex-direction: column;
    }

        .hp-team-overlay{
            width: 202px;
        }

        .hp-team-text{
            padding-left: 0;
            margin-top: 2em;
        }

        .team-grid .hp-team-text{
            margin-top: 0;
        }

}

@media only screen and (max-width: 1024px) {

    /*========== All Pages ==========*/

    /*========== Home Page ==========*/
    /*=== Team ===*/
    .hp-team-member{
        max-width: 47%;
    }

    /*========== Properties Page ==========*/
    .property img{
        height: 250px;
    }

}

@media only screen and (max-width: 1000px) {

    .team-grid{
        flex-flow: row wrap;
        -moz-flex-flow: row wrap;
        -webkit-flex-flow: row wrap;
        -o-flex-flow: row wrap;
        -ms-flex-flow: row wrap;
    }

        .team-grid .gs-third{
            width: 100%!important;
            max-width: 100%;
        }

        .team-grid .hp-team-member{
            padding-bottom: 15px;
        }

            .team-grid .hp-team-text{
                margin-bottom: 1em;
            }

}

@media only screen and (max-width: 900px) {

    /*========== All Pages ==========*/
    /*=== Nav ===*/
    nav ul{
        display: none;
    }

    .menu-btn{
        display: block;
    }

    /*=== Hero ===*/
    .hero-image{
        height: 650px;
    }

    .hero .content{
        font-size: 1.5em;
    }

    /*=== Footer ===*/
    footer .content > div{
        flex: 1 1 100%;
        -moz-flex: 1 1 100%;
        -webkit-flex: 1 1 100%;
        -o-flex: 1 1 100%;
        -ms-flex: 1 1 100%;
        max-width: 100%;
        text-align: center;
    }

    .foot-logo{
        margin-bottom: 20px;
    }

        .foot-logo img{
            max-width: 300px;
        }

    .foot-nav{
        display: none;
    }

        footer p{
            margin: 0.5em 0 0;
            font-size: 0.9em;
        }

    /*========== Home Page ==========*/
    /*=== Intro ===*/
    .intro-container{
        flex-flow: column-reverse;
        -moz-flex-flow: column-reverse;
        -webkit-flex-flow: column-reverse;
        -o-flex-flow: column-reverse;
        -ms-flex-flow: column-reverse;
    }

        .intro-text{
            width: 100%;
            padding-right: 0;
        }

            .intro-text p{
                max-width: 100%;
            }

            .intro-text:after{
                max-width: 100%;
            }

        .intro-image{
            width: 100%;
            margin-left: 0;
            background: none;
            max-width: 500px;
            margin: 0 auto;
        }

            .intro-image img{
                display: block;
            }

    /*========== About Page ==========*/
    .about-container{
        flex-direction: column;
        -moz-flex-direction: column;
        -webkit-flex-direction: column;
        -o-flex-direction: column;
        -ms-flex-direction: column;
    }

        .about-left{
            padding-right: 0;
        }

        .about-right{
            padding-left: 0;
        }

        .about-left, .about-right{
            flex: 1 1 100%;
            -moz-flex: 1 1 100%;
            -webkit-flex: 1 1 100%;
            -o-flex: 1 1 100%;
            -ms-flex: 1 1 100%;
            overflow: hidden;
        }

        .ro-desktop{
            display: none;
        }

        .ro-mobile{
            display: block;
        }

    /*========== Properties Page ==========*/
    .property{
        flex: 1 1 47%;
        -moz-flex: 1 1 47%;
        -webkit-flex: 1 1 47%;
        -o-flex: 1 1 47%;
        -ms-flex: 1 1 47%;
        max-width: 47%;
    }

    /*========== Environmental Page ==========*/
    .env-container{
        display: block;
    }

        .env-left{
            min-width: 100%;
            max-width: 100%;
            padding-right: 0;
        }

        .env-right{
            min-width: 100%;
            max-width: 100%;
            display: flex;
            display: -moz-flex;
            display: -webkit-flex;
            display: -o-flex;
            display: -ms-flex;
            flex-flow: row wrap;
            -moz-flex-flow: row wrap;
            -webkit-flex-flow: row wrap;
            -o-flex-flow: row wrap;
            -ms-flex-flow: row wrap;
        }

            .env-right p{
                width: 50%;
                margin: 0;
                padding: 20px;
            }

            .env-right p:nth-of-type(odd){
                padding-left: 0;
            }

            .env-right p:nth-of-type(even){
                padding-right: 0;
            }

}

@media only screen and (max-width: 768px) {

    /*========== All Pages ==========*/
    /*=== Hero ===*/
    .inner-hero .hero-image{
        height: 250px;
    }

    /*========== Home Page ==========*/
    /*=== Boxes ===*/
    .hp-box-container{
        flex-direction: column;
        -moz-flex-direction: column;
        -webkit-flex-direction: column;
        -o-flex-direction: column;
        -ms-flex-direction: column;
        max-width: 400px;
        margin: 0 auto;
    }

        .hp-box{
            max-width: 100%;
            margin: 20px 0;
            text-align: center;
        }

    /*========== Featured Properties ==========*/
    .featured-properties .content{
        padding: 6em 0 3em;
    }

        .featured-properties-container{
            flex-direction: column;
            -moz-flex-direction: column;
            -webkit-flex-direction: column;
            -o-flex-direction: column;
            -ms-flex-direction: column;
        }

            .featured-property{
                max-width: 100%;
                margin: 20px 0;
            }

            div.featured-property:first-of-type{
                margin-top: 0;
            }

            div.featured-property:last-of-type{
                margin-bottom: 0;
            }

                .featured-property img{
                    max-width: 500px;
                }

    /*=== Team ===*/
    .hp-team{
        flex-direction: column;
        -moz-flex-direction: column;
        -webkit-flex-direction: column;
        -o-flex-direction: column;
        -ms-flex-direction: column;
    }

        .hp-team-member{
            max-width: 100%;
        }

        div.hp-team-member:first-of-type{
            margin-bottom: 50px;
        }

}

@media only screen and (max-width: 667px) {

    /*========== All Pages ==========*/
    /*=== Hero ===*/
    .hero-image{
        height: 500px;
    }

    .hero .content{
        font-size: 1.3em;
    }

    /*========== Home Page ==========*/
    /*=== Intro ===*/
    .hp-intro{
        padding: 6em 0 3em;
    }

    /*=== Boxes ===*/
    .hp-boxes .content{
        padding: 4em 0 3em;
    }

    /*=== Featured Properties ===*/
    .featured-properties .content{
        padding: 4em 0 3em;
    }

    #title-pad{
        padding-top: 60px;
    }

}

@media only screen and (max-width: 480px) {

    /*========== All Pages ==========*/
    h2{
        font-size: 2em;
    }

    /*=== Header ===*/
    .header{
        padding: 20px 0 25px;
    }

    /*=== Hero ===*/
    .hero .content{
        font-size: 1em;
    }

        .hero-image{
            height: 400px;
        }

    /*========== Home Page ==========*/
    /*=== Team ===*/
    .hp-team{
        padding: 4em 0 1em;
    }

    /*=== Featured Properties ===*/
    .featured-property h3 + p{
        width: 100%;
        margin: 0;
    }

    /*========== About Page ==========*/
    .about-section{
        padding: 4em 0;
    }

        .about-container{
            padding-bottom: 2em;
        }

    /*========== Properties Page ==========*/
    .properties-section, .inner-section{
        padding: 4em 0;
    }

        .property{
            flex: 1 1 100%;
            -moz-flex: 1 1 100%;
            -webkit-flex: 1 1 100%;
            -o-flex: 1 1 100%;
            -ms-flex: 1 1 100%;
            max-width: 100%;
            margin: 10px 0;
        }

}

@media only screen and (max-width: 375px) {

    /*========== All Pages ==========*/
    h2{
        font-size: 1.7em;
    }

}

@media only screen and (max-width: 320px) {

    /*=== Hero ===*/
    .hero-image{
        height: 400px;
    }

}

/* ==========================================================================
   Helper classes
   ========================================================================== */

/*
 * Hide visually and from screen readers
 */

.hidden {
    display: none !important;
}

/*
 * Hide only visually, but have it available for screen readers:
 * https://snook.ca/archives/html_and_css/hiding-content-for-accessibility
 *
 * 1. For long content, line feeds are not interpreted as spaces and small width
 *    causes content to wrap 1 word per line:
 *    https://medium.com/@jessebeach/beware-smushed-off-screen-accessible-text-5952a4c2cbfe
 */

.visuallyhidden {
    border: 0;
    clip: rect(0 0 0 0);
    -webkit-clip-path: inset(50%);
    clip-path: inset(50%);
    height: 1px;
    margin: -1px;
    overflow: hidden;
    padding: 0;
    position: absolute;
    width: 1px;
    white-space: nowrap; /* 1 */
}

/*
 * Extends the .visuallyhidden class to allow the element
 * to be focusable when navigated to via the keyboard:
 * https://www.drupal.org/node/897638
 */

.visuallyhidden.focusable:active,
.visuallyhidden.focusable:focus {
    clip: auto;
    -webkit-clip-path: none;
    clip-path: none;
    height: auto;
    margin: 0;
    overflow: visible;
    position: static;
    width: auto;
    white-space: inherit;
}

/*
 * Hide visually and from screen readers, but maintain layout
 */

.invisible {
    visibility: hidden;
}

/*
 * Clearfix: contain floats
 *
 * For modern browsers
 * 1. The space content is one way to avoid an Opera bug when the
 *    `contenteditable` attribute is included anywhere else in the document.
 *    Otherwise it causes space to appear at the top and bottom of elements
 *    that receive the `clearfix` class.
 * 2. The use of `table` rather than `block` is only necessary if using
 *    `:before` to contain the top-margins of child elements.
 */

.clearfix:before,
.clearfix:after {
    content: " "; /* 1 */
    display: table; /* 2 */
}

.clearfix:after {
    clear: both;
}

/* ==========================================================================
   EXAMPLE Media Queries for Responsive Design.
   These examples override the primary ('mobile first') styles.
   Modify as content requires.
   ========================================================================== */

@media only screen and (min-width: 35em) {
    /* Style adjustments for viewports that meet the condition */
}

@media print,
       (-webkit-min-device-pixel-ratio: 1.25),
       (min-resolution: 1.25dppx),
       (min-resolution: 120dpi) {
    /* Style adjustments for high resolution devices */
}

/* ==========================================================================
   Print styles.
   Inlined to avoid the additional HTTP request:
   http://www.phpied.com/delay-loading-your-print-css/
   ========================================================================== */

@media print {
    *,
    *:before,
    *:after {
        background: transparent !important;
        color: #000 !important; /* Black prints faster:
                                   http://www.sanbeiji.com/archives/953 */
        box-shadow: none !important;
        text-shadow: none !important;
    }

    a,
    a:visited {
        text-decoration: underline;
    }

    a[href]:after {
        content: " (" attr(href) ")";
    }

    abbr[title]:after {
        content: " (" attr(title) ")";
    }

    /*
     * Don't show links that are fragment identifiers,
     * or use the `javascript:` pseudo protocol
     */

    a[href^="#"]:after,
    a[href^="javascript:"]:after {
        content: "";
    }

    pre {
        white-space: pre-wrap !important;
    }
    pre,
    blockquote {
        border: 1px solid #999;
        page-break-inside: avoid;
    }

    /*
     * Printing Tables:
     * http://css-discuss.incutio.com/wiki/Printing_Tables
     */

    thead {
        display: table-header-group;
    }

    tr,
    img {
        page-break-inside: avoid;
    }

    p,
    h2,
    h3 {
        orphans: 3;
        widows: 3;
    }

    h2,
    h3 {
        page-break-after: avoid;
    }
}