:root {
    /* fonts */
    --var-font-title: "Cormorant Garamond", serif;
    --var-font-text: "Roboto", sans-serif; 

    /* font sizes */
    --font-size-22: 22px;
    --font-size-mini: 15px;
    --font-size-xl: 20px;
    --font-size-80: 80px;
    --font-size-48: 48px;
    --font-size-13xl: 32px;
    --font-size-xs: 12px;
    --font-size-lg: 18px;
    --font-size-pop: 3.4375rem;
    --font-size-tag : 80px;

    /* Colors */
    --color-white: #fff;
    --color-gray-100: #2b2420;
    --color-gray-200: #1a1713;
    --color-whitesmoke: #f2efec;
    --color-darkgray: #a5a5a5;

    /* border radiuses */
    --br-29xl: 48px;
    --br-xl: 20px;
}

*:not(i) {

}
h1,
h2,
h3,
h4,
h5,
h6 {
    margin-top: 0;
    margin-bottom: 0;
    font-family: var(--var-font-title);
    font-weight: 400;
}
h2 {
    font-size: 32px;
    font-weight: 400;
    line-height: 1.10;
}
body,
p {
    font-family: var(--var-font-text);
    font-size: var(--font-size-lg);
}

a,
a:hover,
svg,
input,
header {
    text-decoration: none;
    -webkit-transition: all 0.5s ease-in-out;
    -moz-transition: all 0.5s ease-in-out;
    -o-transition: all 0.5s ease-in-out;
    transition: all 0.5s ease-in-out;
}
img {
    max-width: 100%;
    height: auto;
}
a:active, a:focus {
    outline: 0;
    border: none;
    -moz-outline-style: none;
}
.lg-p-top p {
    font-size: 24px;
    font-family: var(--var-font-title);  
}
.lg-p p {
    font-size: 24px;
    font-family: var(--var-font-title);
    margin-bottom: 0;
}
.lg-p-xl p {
    font-size: 32px;
    font-family: var(--var-font-title);
    margin-bottom: 0;
}
.section_3_home:not(.custom_framework) a:hover {
    background:#fff;
    color:#444C57;
}
.inner_content_listing input[type="submit"]:hover {
    background:#fff;
    color:#444C57;
	cursor:pointer;
}
.margin-bottom-15 {
    margin-bottom: 15px;
}
.margin-bottom-30 {
    margin-bottom: 30px;
}
.margin-bottom-60 {
    margin-bottom: 60px;
}
.margin-bottom-90 {
    margin-bottom: 90px;
}
.margin-bottom-120 {
    margin-bottom: 120px;
}

.margin-top-15 {
    margin-top: 15px;
}
.margin-top-30 {
    margin-top: 30px;
}
.margin-top-60 {
    margin-top: 60px;
}
.margin-top-90 {
    margin-top: 90px;
}
.margin-top-120 {
    margin-top: 120px;
}

.margin-top-m15 {
    margin-top: -15px;
}
.margin-top-m30 {
    margin-top: -30px;
}
.margin-top-m60 {
    margin-top: -60px;
}
.margin-top-m90 {
    margin-top: -90px;
}
.margin-top-m120 {
    margin-top: -120px;
}

.padding-bottom-15 {
    padding-bottom: 15px;
}
.padding-bottom-30 {
    padding-bottom: 30px;
}
.padding-bottom-60 {
    padding-bottom: 60px;
}
.padding-bottom-90 {
    padding-bottom: 90px;
}
.padding-bottom-120 {
    padding-bottom: 120px;
}

.padding-top-15 {
    padding-top: 15px;
}
.padding-top-30 {
    padding-top: 30px;
}
.padding-top-60 {
    padding-top: 60px;
}
.padding-top-90 {
    padding-top: 90px;
}
.padding-top-120 {
    padding-top: 120px;
}
header{
	position: fixed;
	top:0;
	left:0;
	width: 100%;
	padding:30px 0;
	z-index:50;
	
}
body.home header:not(.scroll-nav) svg * {
    fill:#fff;
}
header.scroll-nav {
    background: #fff;
    padding:15px 0;
    box-shadow: 0px 3px 30px #000;
}
header.scroll-nav * {
    fill:#000;
}
header.scroll-nav img {
    -webkit-filter: invert(100%); /* Safari/Chrome */
    filter: invert(100%);
}

.flex-header {

}
.header_1 {
	height:auto;
}
.header_2 {
	flex-grow: 1;
	list-style: none;
	padding-left:0;
	margin-bottom:0;
	text-align: left;
}
.header_3 ul {
	list-style: none;
	padding-left:0;
	margin-bottom:0;
	text-align: right;
}
.header_3 ul>li {
	display: inline-block;
	position: relative;
}
.header_3 ul>li:hover .sub-menu {
	display: block;
}
.header_3 ul>li>a {
	font-size: 15px;
	letter-spacing: 1.75px;
	font-family: 'Outfit', sans-serif;
	text-transform: uppercase;
	border-bottom:solid thin transparent;
	padding-bottom: 3px;
}
.header_3 ul>li>a i {
	font-size: 18px;
}
.header_3 ul>li>a:hover {
	border-bottom-color:#fff;
	color:#fff;
}
.header_3 {
	text-align: right;
}
.header_2 img {
	max-width:215px;
}
.header_3 ul.sub-menu {
	padding-left:15px;
}
.header_3 ul.sub-menu li {
	width:100%;
}
.header_3 ul.sub-menu li a {
    color:#000;
}
.header_3 ul.sub-menu li a:hover {
    color:#000;
    border-bottom:solid thin #000;
}
.top_banner_home {
    display: flex;
    align-items: center;
    justify-content: center;
    height: 100vh;
    max-height: 500px;
    padding:60px 0;
    text-align: center;
    position: relative;
    overflow: hidden;
}
.top_banner_home video {
    z-index: 2;
    min-width: 100%;
    min-height: 100%;
    position: absolute;
    top: 50%;
    left:50%;
    transform:translate(-50%,-50%);
    -webkit-transform:translate(-50%,-50%);
}

.top_banner_home .container-fluid {
    z-index: 4;
}
.home .top_banner_home {
    width: 100vw;
    min-height: 800px;
}

.top_banner_home h1 {
    color:#fff;
    margin-bottom: 15px;
    font-size: var(--font-size-80);
}
.top_banner_home h2 {
    color:#fff;
    font-size: var(--font-size-22);
}
.top_banner_home p {
    color:#fff;
   font-size: var(--font-size-22);
}
.top_banner_home img {
    
}
.section_2_home {
	
}
.section_title_line {

}
.section_title_line h4 {
	color:#0B291E;
}
.section_3_home:not(.custom_framework) .section_line hr {
	border-color:#444C57;
}
.section_title_line h4 {
	text-transform: uppercase;
	font-family: var(--var-font-text);
    font-weight: 600;
	margin-bottom:30px;
	padding-bottom:15px;
	border-bottom:solid thin #0B291E;
}

.internal_listing_panel {
	margin-bottom:30px;

}
.internal_listing_row {
	display: -webkit-flex;
	display: flex;
	justify-content: space-between;
}

.listing_panel {
	height:0;
	margin-bottom:7.5px;
	padding-bottom:75%;
	border:solid thin #114633;
}
.internal_listing_row {
	display: -webkit-flex;
	display: flex;
}

.internal_listing_row p {
    margin-bottom:0;
    font-family: var(--var-font-text);
    font-size: 12px;
    letter-spacing: 2px;
    text-transform: uppercase;
    color:#000;
}
.internal_listing_row strong {
	font-family: var(--var-font-title);
    font-size: 24px;
    font-weight: 400;
    line-height: 1.25;
    letter-spacing: 1px;
    text-transform: capitalize;
	font-weight:normal;
	color:#444C57;
    margin-bottom: 7.5px;
    display: inline-block;
    width:100%;
}
.orange_tag_2023 {
    margin-bottom: 30px;
    padding-bottom: 15px;
    border-bottom: solid thin #444C57;
    font-style: italic;
    color: #444C57;
    font-weight: 400;
    font-family: baskerville-display-pt, serif;
    font-size: 24px;
    text-transform: capitalize;
    margin-top: 15px;
  }
  .revised_line.section_title_line h4 {
    padding-bottom: 0;
    margin-bottom: 0;
    border-bottom: none;
  }

  .section_5_home .section_line {
	margin-top:60px;
}
.viewable_panel {
	height:0;
	padding-bottom:75%;
	margin-bottom:30px;
}
.viewable_panel_con {
	margin-bottom:60px;
}
.viewable_panel_con h4 {
	margin-bottom:15px;
	font-family: var(--var-font-title);
    font-size: 24px;
    font-weight: 400;
    line-height: 1.25;
    letter-spacing: 1px;
    text-transform: capitalize;
	font-weight:normal;
	color:#444C57;
}
.viewable_panel_con p {
	margin-bottom: 0;
}
.viewable_panel_info {
	height:0;
	padding-bottom:100%;
	margin-bottom:30px;
}
.top_row_1_about_panel {
	margin-bottom:calc(60px - 1rem);
}
.top_row_1_about h2 {
	margin-bottom: 30px;
    font-size: var(--font-size-80);
}
.top_row_1_about h3 {
	color:#0B291E;
	font-style: italic;
	margin-bottom: 60px;

}
.top_row_1_about {
	margin-bottom: 60px;
}
.section_title h2 {

	margin-bottom: 15px;
    font-size: 2.6vw;
    font-weight: 400;
    line-height: 110%;
  }
.section_title h3 {
    font-style: italic;
    color:#444C57;
    font-weight: 400;
    font-family: var(--var-font-title);
    margin-top: 7.5px;
  }
  .section_line hr {
    margin-top: 120px;
    margin-bottom: 120px;
    border-top: solid thin #0B291E;
  }
  .section_title {
    margin-bottom: 60px;
  }
  .section_3_home h2 {
    margin-bottom: 15px;
  }
.section_3_home h3 {
	margin-top:30px;
	margin-bottom:15px;
}
  .section_3_home {
    background:rgba(111,106,102,0.06);
  }
  .section_3_home p {

  }
  .section_3_home span {
    box-shadow: 0px 3px 30px #00000014;
    display: inline-block;
    width: 100%;
    padding:30px;
    background-color:#fff;
    margin-bottom: 30px;
    border-radius: 15px;
  }
  .section_3_home:not(.custom_framework) a {
    display: inline-block;
    border: 2px solid #444C57;
    color: #fff;
    padding: 15px 30px;
    text-transform: uppercase;
    background: #444C57;
    font-size: 14px;
    font-weight: 600;
    letter-spacing: 1px;
  }
  .section_6_home {
    border-top:solid thin rgba(111,106,102,0.3);
    border-bottom:solid thin rgba(111,106,102,0.3);
  }
  .section_6_home h2 {
    text-align: center;
  }
.animated_bg {
    position: relative;
    overflow: hidden;
}
.animated_bg:hover:before {
    width:calc(100% + 15px);
    height:calc(100% + 15px);
    opacity: 1; 
}
footer {
    background:#444C57;
}
.footer_2 a:hover {
    color:#444C57;
}
  .footer_2 h5 {
	font-style: italic;
	margin-bottom:15px;
}
.footer_2 p {
	
}
.footer_2 a {
    margin-right: 7.5px;
}
.footer_3 ul {
	list-style: none;
	padding-left:0;
	margin-bottom:0;
}
.footer_4 {

}
.footer_4 a {
	display: inline-block;
	font-size:20px;
	margin-right: 15px;
}
footer img {
	max-width: 250px;
	height:auto;
}
footer *:not(i) {
    color:#000;
    font-size:14px;
}
footer {
    background:rgba(111,106,102,0.06);
}
footer h5 {
    font-size: 18px;
}
footer h5 strong {
    font-family: var(--var-font-text);
    font-weight: 600;
    text-transform: uppercase;
    font-size: 18px;
    display: inline-block;
    margin-bottom: 3.5px;
    letter-spacing: 1px;
    font-style: normal;
}
.footer_5 {
    text-align: right;
}
.footer_5 img {
    max-width: 160px;
}
.footer_3 h4 {
    font-size: var(--font-size-xl);
    margin-bottom: 15px;
}
.sie-header_0 {
	width: 46px;
	height: 46px;
	cursor: pointer;
	display:inline-block;
}

.sie-header_0 svg {
  fill: rgba(255,255,255,1);
}
.overlay {
	padding:30px 0;
	display:none;
	position:fixed;
	top:0;
	left:0;
	width:100%;
	z-index:60;
	background:rgba(255,255,255,0.9);
    box-shadow: 0px 3px 30px #000;
}
.overlay.scroll-over {
    background:#fff;
    
    padding:15px 0;
}
.overlay svg {
  fill: rgba(0,0,0,1);
}
.overlay .sie-menu_10 {
	width: 46px;
	height: 46px;
	cursor: pointer;
	display:inline-block;
}
.overlay h1 {
    color:#000 !important;
}
.overlay ul.sub-menu > li {
    width: 100%;
}
.overlay ul>li:hover .sub-menu {
	display:block;
}
.overlay .sub-menu {
	display:none;
	width:300px;
	background:#fff;
	position:absolute;
	padding:15px;
}
.overlay ul:not(.sub-menu) {
	list-style:none;
	padding-left:0;
	margin-bottom:0;
	border-top: solid 0.5px #000;
	padding-top:15px;
    margin-top:15px;
	padding-bottom:0px;
}
.overlay ul>li {
	margin-right:15px;
	display:inline-block;
	position:relative;
}
.overlay ul>li>a {
	color:#000;
	font-size:14px;
	text-transform:uppercase;
	font-weight:400;
}
.overlay ul>li>a:hover {
    color:#000;
    border-bottom-color:#000;
}
.header_3 ul:not(.sub-menu) {
	list-style:none;
	padding-left:0;
	margin-bottom:0;
	padding-bottom:0px;
}
.header_3 ul>li {
	margin-left: 15px;
	display:inline-block;
	position:relative;
    margin-bottom: 3.75px;
}
.header_3 ul>li>a {
	color:#fff;
	font-size:14px;
	text-transform:uppercase;
	font-weight:400;
}
.header_3 ul>li>a:hover {
    color:#fff;
    border-bottom-color:#fff;
}
.featured_panel {
    padding-bottom: 75%;;
    background-size:cover !important;
    background-repeat: no-repeat !important;
    background-position:center center !important;
}
.header_3 ul>li:hover .sub-menu {
	display:block;
}
.header_3 .sub-menu {
	display:none;
	width:300px;
	background:#fff;
	position:absolute;
	padding:15px;
    text-align: left;
}
.featured_listings a {
    color:#000;
    display: inline-block;
    width:100%;
    margin-bottom:30px;
    border:solid 0.5px #ebebeb;
}
.featured_listings p {
    margin-bottom:7.5px;
}
.featured_listings h4 {
    margin-bottom:15px;
}
.featured_bottom_row {
    padding:15px
}
.section_2_blog h2 {
    margin-bottom: 7.5px;
}
.section_2_blog span {
    margin-bottom: 15px;
    display: inline-block;
    width:100%;
}
.section_2_blog p {

}
.section_2_blog a {
    color: #444C57;
}
.section_2_blog a:hover svg {
    margin-left: 7.5px;
}
.section_2_blog img {
    border-radius: 15px;
}
.contact_right {
	padding: 60px;
	background: #F2F2F2;
}
.contact_right h3 {
	text-transform: uppercase;
	margin-bottom: 30px;
	text-align: center;
}
.contact_right .wpcf7-form-control-wrap {
	margin-bottom: 10px;
	display: inline-block;
	width: 100%;
}
.contact_right input:not([type="submit"]) {
	width: 100%;
	max-width: 530px;
	height: 48px;
	padding: 15px;
	margin-bottom: 5px;
	border: solid thin #fff;
	background: #fff;
	font-size: 18px;
}
.contact_right textarea {

	width: 100%;
	max-width: 530px;
	min-height:160px;
	padding: 15px;
	margin-bottom: 5px;
	border: solid thin #fff;
	background: #fff;
	font-size: 18px;
}
.contact_right input[type="submit"] {
	display: inline-block;
	color:#fff;
	font-family: 'Outfit', sans-serif;
	font-size: 15px;
	padding:15px 30px;
	border:solid thin #2C3C53;
	background:#2C3C53;
	text-transform: uppercase;
}
.gallery_item {
	padding-bottom:80%;
}
.prop_gallery {
	margin-bottom:15px;
}
.gallery_item_0 {
	border-bottom-left-radius: 15px;
	border-top-left-radius: 15px;
}
.gallery_item_1 {
	margin-bottom:7.5px;
}
.gallery_item_2 {
	margin-bottom:7.5px;

}
.gallery_item_3 {

}
.gallery_item_2 .gallery_item {
	border-top-right-radius: 15px;	
}
.gallery_item_4 .gallery_item {
	border-bottom-right-radius: 15px;
}

.gallery_item_1,
.gallery_item_2,
.gallery_item_3,
.gallery_item_4 {
	padding:0 3.75px;
}
.gallery_item_1 .gallery_item,
.gallery_item_2 .gallery_item,
.gallery_item_3 .gallery_item,
.gallery_item_4 .gallery_item {
	padding-bottom:calc(80% - 5px);
}
.micro_gallery {
	position: relative;
}
.show_all_photos {
    display: inline-block;
    border: 2px solid #444C57;
    color: #fff;
    padding: 15px 30px;
    text-transform: uppercase;
    background: #444C57;
    font-size: 14px;
    font-weight: 600;
    letter-spacing: 1px;

	cursor: pointer;
	position: absolute;
	bottom:15px;
	right:30px;

}
.show_all_photos:hover {
	background:#fff;
	color:#444C57;
}

.micro_main {
	padding-right: 3.75px;
}
.details_listing {
	margin-top:30px;
}
.details_listing h3 {
	margin-bottom:15px;
	text-transform: capitalize;
    font-family: var(--var-font-title);
    color: #444C57;
}
.details_listing ul {
	list-style: none;
	padding-left:0;
	margin-bottom:0;
}
.details_listing ul li {
	margin-bottom:7.5px;
}
.inner_content_listing {
	padding:60px;
	background:rgba(111,106,102,0.06);
    border-radius: 15px;
}
.inner_content_listing h3 {
	text-transform: capitalize;
	margin-bottom:30px;
}
.inner_content_listing input:not([type="submit"]) {

	width: 100%;

	height: 48px;
	padding: 15px;
	margin-bottom: 15px;
	border: solid thin #fff;
	background: #fff;
	font-size: 18px;
}
.inner_content_listing textarea {

	width: 100%;

	min-height:160px;
	padding: 15px;
	margin-bottom: 15px;
	border: solid thin #fff;
	background: #fff;
	font-size: 18px;
}
.inner_content_listing input[type="submit"] {
    display: inline-block;
    border: 2px solid #444C57;
    color: #fff;
    padding: 15px 30px;
    text-transform: uppercase;
    background: #444C57;
    font-size: 14px;
    font-weight: 600;
    letter-spacing: 1px;
}
.padding-right-375 {
    padding-right:3.75px;
}
.details_listing ul li span:nth-child(1) {
	display: inline-block;
	min-width:180px;
	margin-right:15px;
}
.neighbourhoods_content {

}
.neighbourhoods_content h2 {
    color:#444C57;
    margin-bottom: 15px;
    font-size: 32px;
    text-transform: capitalize;
}
.map_neighbourhood {
    text-align: center;
}
.map_neighbourhood h2 {
    color:#444C57;
    margin-bottom: 30px;
}
.map_neighbourhood iframe {
    width: 100%;
}
.blog_content {

}
.blog_content h2 {
    color:#444C57;
    margin-bottom: 15px;
    font-size: 32px;
    text-transform: capitalize;
}
.blog_content h3 {
    color:#444C57;
    margin-bottom: 15px;
    font-size: 28px;
    text-transform: capitalize;
    margin-top:30px;
}

.contact_section_2 .wpcf7 input:not([type="submit"]):not([type="radio"]) {
	color:#000;
	border:none;
	outline:none;
	border-radius: 0;
	border-bottom: 1px solid #000;
	padding:15px 0;
	width:100%;
}

.contact_section_2 .wpcf7 textarea {
	color:#000;
	border:none;
	outline:none;
	padding:15px;
	border: 1px solid #000;
	width:100%;
}
.contact_section_2 .wpcf7 input[type="submit"] {
    display: inline-block;
    border: 2px solid #444C57;
    color: #fff;
    padding: 15px 30px;
    text-transform: uppercase;
    background: #444C57;
    font-size: 14px;
    font-weight: 600;
    letter-spacing: 1px;
    cursor: pointer;
}
.contact_section_2 .wpcf7 input[type="submit"]:hover {
    background:#fff;
    color:#444C57;
}
.contact_section_2 .wpcf7 select {
	color:#000;
	border:none;
	outline:none;
	border-radius: 0;
	border-bottom: 1px solid #000;
	padding:15px 0;
	width:100%;
    background-color: transparent;
}
.contact_section_2 .wpcf7-form-control-wrap {
	margin-bottom:30px;
	width:100%;
	display: inline-block;
}
.content_block_contact {
    text-align: center;
}
.contact_section_2 h3 {
    color:#444C57;
    margin-bottom: 15px;
    font-size: 32px;
    text-transform: capitalize;
}
.contact_section_2  img {

}
body:not(.home) .section_3_home h2,
body:not(.home) .section_3_home h3 {
    color:#444C57;
}
.content_block_contact span {
    box-shadow: 0px 3px 30px #00000014;
    display: inline-block;
    width: 100%;
    padding: 30px;
    background-color: #fff;  
    margin-bottom: 30px;
}
.listing_map {
    margin-top: 30px;
}
.listing_map iframe {
    width: 100%;
}
.float-right {
    margin-left:30px;
    margin-bottom:30px;
    max-width: calc(50% - 30px);
}
.wpcf7 p {
    margin-bottom: 0;
}
.wpcf7-spinner {
    display: none;
}
.wpcf7-form-control-wrap {
    display: inline-block;
    width: 100%;
}
.project_img a {
    box-shadow: 0px 3px 15px #ccc;
	border:solid thin #ccc;	
}
.profile_zoom a {
	display:inline-block;
	width:100%;
	overflow:hidden;
    border-radius: 15px;
}
.profile_zoom a img {
	transition-duration: 4s;
}
.profile_zoom a:hover img {
    transform: scale(1.1);
    -webkit-transform: scale(1.1);
    -moz-transform: scale(1.1);
}
.section_3_home.custom_framework {

}
body:not(.home) .section_3_home.custom_framework h2 {
 
}

body:not(.home) .section_3_home.custom_framework h3{
    color:#000;
    font-size: 24px;
    margin-bottom: 7.5px;
    text-transform: capitalize;
}
.column_imgs a {
    display: inline-block;
    width:100%;
    margin-bottom: 15px;
}

.panel_testimonial div{
    padding:45px;
    background:#fff;
    border-radius: 15px;
    box-shadow: 10px 10px 30px rgba(0, 0, 0, 0.20);
}
.panel_testimonial p:nth-last-child(1) {
    margin-bottom: 0;
}
.border-top_title {

}
body:not(.home) .section_3_home.custom_framework .border-top_title h2 
{
    text-transform: uppercase;
    font-family: var(--var-font-text);
    font-weight: 600;

    padding-bottom: 15px;
    border-bottom: solid thin #0B291E;
    color: #0B291E;
    font-size: 1.5rem;
}
.school_panel {

}
.school_panel h3 {
    margin-top: 15px;
}
.school_panel img {

}
.top_banner_home img {
    margin: 0 auto 30px;
    max-width: 100px;
}
.scrim {
    position: absolute;
    z-index:3;
    width: 100%;
    height: 100%;
    background:rgba(0,0,0,0.3);
    top:0;
    left:0;
}
.featured_slider {

}
.featured_img {
    padding-bottom:70%;
    height: 0;
}
.panel_item {

}
.panel_item span {
    font-family: var(--var-font-text);
    font-weight: 600;
    text-transform: uppercase;
    font-size: 18px;
    display: inline-block;
    margin-bottom: 3.5px;
    letter-spacing: 1px;
    font-style: normal;
    margin-bottom: 3.75px;
    letter-spacing: 2px;
}
.panel_item h2 {
    margin-bottom: 15px;
    font-size: 2.6vw;
    font-weight: 400;
    line-height: 110%;
}
.panel_item h5 {
    color: #444C57;
    font-weight: 400;
    font-family: var(--var-font-title);
    margin-top: 7.5px;
    font-size: 24px;
    margin-bottom: 30px;
}
.panel_item p {
    font-family: var(--var-font-text);
    font-size: var(--font-size-lg);
}
.panel_item a {
    display: inline-block;
    border: 2px solid #444C57;
    color: #fff;
    padding: 15px 30px;
    text-transform: uppercase;
    background: #444C57;
    font-size: 14px;
    font-weight: 600;
    letter-spacing: 1px;
    width: auto;
    margin-top: calc(30px - 1rem);
}
.panel_item a:hover {
    background:#fff;
    color:#444C57;
}


.popup_item {
    width: 100%;
    max-width: 1200px; 
    padding:0 0 0 0;
    background:transparent;
  }
  .popup_item_inner {
    width: 100%;
    max-width: 1200px;
    box-shadow: 15px 15px 30px rgba(0, 0, 0, 0.16);
    background: #fff;
    padding:0 0 0 0;
  }
  .popup_item_inner {
    flex-wrap: wrap;
    display: flex;
    flex-wrap: wrap;
    justify-content: center;
  }
  .pop_1 {
    min-height: 600px;
    padding:30px;
    display: flex;
    align-items: flex-end;
    justify-content: space-between;
    width: 60%;
    position: relative;
  }
  .pop_1 h2 {
    position: absolute;
    top:30px;
    left:15px;
    width: calc(100% - 30px);
    text-align: center;
    font-size: 32px;
    line-height: 32px;
    color:#fff;
    font-weight: 500;
  }
  .pop_1 h3 {
    font-size: 24px;
    line-height: 30px;
    margin-bottom: 7.5px;
    color:#fff;
    font-weight: 500;
  }
  .pop_1 p {
    font-size: 18px;
    margin-bottom: 0;
    color:#fff;
  }
  .pop_1 a {
    letter-spacing: 1.65px;
    text-transform: uppercase;
    font-weight: 400;
    color:#fff;
    text-align: center;
    max-width: 108px;
    border-bottom: solid 2px #fff;
    padding-bottom: 3.75px;
  }
  .pop_2 {
  
    width: 40%;
    display: flex;
    flex-direction: column;
  }
  .mid_item_pop_2 {
    flex-grow: 1;
    display: flex;
    align-items: center;
    padding:30px;
  }
  .pop_2 h2 {
    font-size: 32px;
    font-weight: 400;
    line-height: 1.10;
    margin-bottom: 30px;

  }
  .pop_2 span {
    font-family: var(--var-font-text);
    font-weight: 600;
    text-transform: uppercase;
    font-size: 18px;
    display: inline-block;
    margin-bottom: 3.5px;
    letter-spacing: 1px;
    font-style: normal;
    margin-bottom: 7.5px;
    letter-spacing: 2px;
  }
  .pop_2 p {

  }
  .pop_2 #mc_embed_signup div.mce_inline_error {
    background: transparent;
    color: #000;
    font-weight: 400;
    font-size: 14px;
  }
  .pop_2 form {

  }
  .mid_item_pop_2 a {
    display: inline-block;
    border: 2px solid #444C57;
    color: #fff;
    padding: 15px 30px;
    text-transform: uppercase;
    background: #444C57;
    font-size: 14px;
    font-weight: 600;
    letter-spacing: 1px;
    cursor: pointer;
    margin-right:7.5px;
  }
  .mid_item_pop_2 a:hover {
    color:#444C57;
    background:#fff;
  }
  .pop_2 form input[type="email"],
  footer form input[type="email"] {
    box-sizing: border-box;
    width:100%;
    line-height: 54px;
    padding:0 10px;
    border-top-right-radius: 0;
    border-bottom-right-radius: 0;
    border-radius: none;
  }
  .pop_2 form input[type="submit"],
  footer form input[type="submit"] {
    display: inline-block;
    border: 2px solid #444C57;
    color: #fff;
    padding: 15px 30px;
    text-transform: uppercase;
    background: #444C57;
    font-size: 14px;
    font-weight: 600;
    letter-spacing: 1px;
    cursor: pointer;
  }
  .pop_2 form input[type="submit"]:hover {
    color:#444C57;
    background:#fff;
  }
   footer form input[type="submit"] {
    margin-top: 7.5px;
   }
  .signup_form_popup {
    padding:30px;
    background:rgba(111,106,102,0.06)
  }
  .signup_form_popup h3 {
    font-size: 22px;
    margin-bottom: 7.5px;
  }
  .top_banner_home.minimal_banner {
    min-height: 350px;
  }
  .financial_tools {
    text-align: center;
  }
  .financial_tools a {
    display: inline-block;
    border: 2px solid #444C57;
    color: #fff;
    padding: 15px 30px;
    text-transform: uppercase;
    background: #444C57;
    font-size: 14px;
    font-weight: 600;
    letter-spacing: 1px;
    width: auto;
    margin-top: calc(30px - 1rem);
  }
  .financial_tools a:hover {
    background: #fff;
    color: #444C57;
  }
  .viewable_panel_info{
    position: relative;
  }
  .viewable_panel_info h4 {
    position: absolute;
    top:50%;
    transform:translate(-50%,-50%);
    width:100%;
    padding:15px;
    left:50%;
    z-index:10;
    text-align: center;
  }
@media(min-width:1201px) {
    body:not(.home) .top_banner_home h1 {
        margin-top: 54px;
    }
}
@media(max-width:1200px) {
    :root {
        /* fonts */
        --var-font-title: "Cormorant Garamond", serif;
        --var-font-text: "Roboto", sans-serif; 
    
        /* font sizes */
        --font-size-22: 22px;
        --font-size-mini: 15px;
        --font-size-xl: 20px;
        --font-size-80: 42px;
        --font-size-48: 32px;
        --font-size-13xl: 32px;
        --font-size-xs: 12px;
        --font-size-lg: 18px;
        --font-size-pop: 3.4375rem;
        --font-size-tag : 42px;
    
        /* Colors */
        --color-white: #fff;
        --color-gray-100: #2b2420;
        --color-gray-200: #1a1713;
        --color-whitesmoke: #f2efec;
        --color-darkgray: #a5a5a5;
    
        /* border radiuses */
        --br-29xl: 48px;
        --br-xl: 20px;
    }
    body:not(.home) .top_banner_home h1 {
        margin-top:60px
    }
    .section_title h2,
    .section_title h2 {
        font-size: 32px;
    }
    .margin-bottom-15 {
        margin-bottom: 15px;
    }
    .margin-bottom-30 {
        margin-bottom: 30px;
    }
    .margin-bottom-60 {
        margin-bottom: 60px;
    }
    .margin-bottom-90 {
        margin-bottom: 60px;
    }
    .margin-bottom-120 {
        margin-bottom: 60px;
    }
    
    .margin-top-15 {
        margin-top: 15px;
    }
    .margin-top-30 {
        margin-top: 30px;
    }
    .margin-top-60 {
        margin-top: 60px;
    }
    .margin-top-90 {
        margin-top: 60px;
    }
    .margin-top-120 {
        margin-top: 60px;
    }
    
    .padding-bottom-15 {
        padding-bottom: 15px;
    }
    .padding-bottom-30 {
        padding-bottom: 30px;
    }
    .padding-bottom-60 {
        padding-bottom: 60px;
    }
    .padding-bottom-90 {
        padding-bottom: 60px;
    }
    .padding-bottom-120 {
        padding-bottom: 60px;
    }
    
    .padding-top-15 {
        padding-top: 15px;
    }
    .padding-top-30 {
        padding-top: 30px;
    }
    .padding-top-60 {
        padding-top: 60px;
    }
    .padding-top-90 {
        padding-top: 60px;
    }
    .padding-top-120 {
        padding-top: 60px;
    }

}
@media(max-width:991.98px) {
    header {
        position: absolute;
    }
    header.scroll-nav {
        background: transparent;
        padding: 30px 0;
        box-shadow: none;
    }
    header.scroll-nav img {
        -webkit-filter: invert(0%);
        filter: invert(0%);
      }
    .featured_listing_content {
        margin-top: 30px;
    }
    .header_3 {
        display: none;
    }
    .header_1 {
        text-align: center;
    }
    .header_1 img {
        max-width: 300px;
        height:auto
    }
    footer {
        text-align: center;
    }
    .footer_1 {
        margin-bottom: 30px;
    }
    .footer_5 {
        text-align: center;
        margin-top: 30px;
    }
    .footer_5,
    .footer_3 {
        display: none;
    }
    .inner_content_listing {
        padding:30px;
        margin-top: 30px;
        border-radius: 15px;
    }
    .details_listing ul li span:nth-child(1) {
        min-width: 0;
    }
    .section_2_blog img {
        margin-bottom:30px
    }
    .main_img_post {
        margin-bottom:30px
    }
    .contact_section_2_right {
        margin-top:30px;
    }
    .home .top_banner_home {
        max-height: 550px;
        min-height: 0;
    }
    .top_banner_home {
        max-height: 350px;
        min-height: 0;
    }
}
@media(max-width:767.98px) {
    :root {
        /* fonts */
        --var-font-title: "Cormorant Garamond", serif;
        --var-font-text: "Roboto", sans-serif; 
    
        /* font sizes */
        --font-size-22: 22px;
        --font-size-mini: 15px;
        --font-size-xl: 20px;
        --font-size-80: 32px;
        --font-size-48: 32px;
        --font-size-13xl: 32px;
        --font-size-xs: 12px;
        --font-size-lg: 18px;
        --font-size-tag : 32px;
    
        /* Colors */
        --color-white: #fff;
        --color-gray-100: #2b2420;
        --color-gray-200: #1a1713;
        --color-whitesmoke: #f2efec;
        --color-darkgray: #a5a5a5;
    
        /* border radiuses */
        --br-29xl: 30px;
        --br-xl: 15px;
    }
    .padding-top-60 {
        padding-top: 30px;
    }
    .padding-top-90 {
        padding-top: 30px;
    }
    .padding-top-120 {
        padding-top: 30px;
    }
    .padding-bottom-60 {
        padding-bottom: 30px;
    }
    .padding-bottom-90 {
        padding-bottom: 30px;
    }
    .padding-bottom-120 {
        padding-bottom: 30px;
    }
    .margin-top-60 {
        margin-top: 30px;
    }
    .margin-top-90 {
        margin-top: 30px;
    }
    .margin-top-120 {
        margin-top: 30px;
    }
    .margin-bottom-60 {
        margin-bottom: 30px;
    }
    .margin-bottom-90 {
        margin-bottom: 30px;
    }
    .margin-bottom-120 {
        margin-bottom: 30px;
    }
    .home .top_banner_home {
        max-height: 75vh;
        min-height: 0;
    }
    .micro_gallery {
        display: none;
    }
    .gallery_item_0 {
        border-radius: 15px;
    }
    .micro_main{
        padding-right: 15px;
    }

}