:root {
    --ink: #162621;
    --forest: #214438;
    --sage: #8fa99a;
    --cream: #f3f0e8;
    --sand: #ded8cc;
    --white: #fff;
    --line: rgba(22, 38, 33, 0.16);
}
* {
    box-sizing: border-box;
}
html {
    scroll-behavior: smooth;
}
body {
    margin: 0;
    color: var(--ink);
    background: #fbfaf7;
    font-family: "DM Sans", Arial, sans-serif;
    overflow-x: hidden !important;
}
a {
    color: inherit;
    text-decoration: none;
}
img {
    width: 100%;
    height: 100%;
    object-fit: cover;
    display: block;
}
h1,
h2,
h3,
p {
    margin-top: 0;
}
h1,
h2,
h3 {
    font-family: "Manrope", Arial, sans-serif;
    font-weight: 400;
    letter-spacing: -0.045em;
}
h1 {
    font-size: clamp(3.5rem, 7.4vw, 7.5rem);
    line-height: 0.94;
}
h2 {
    font-size: clamp(2.4rem, 4.5vw, 4.8rem);
    line-height: 1.04;
}
h3 {
    font-size: clamp(1.45rem, 2vw, 2.2rem);
    line-height: 1.15;
}
em {
    font-family: Georgia, serif;
    font-weight: 400;
}
a:focus{
    outline: 0;
}
::placeholder{
    color: #111;
}
body select {
    -webkit-appearance: none;
    -webkit-appearance: none;
    -moz-appearance: none;
    -ms-appearance: none;
    appearance: none;
    background-image: url('../images/bxs_up-arrow.svg');
    background-repeat: no-repeat;
    outline: none;
    width: 100%;
    background-size: 17px;
    background-position: right 3px;
}
.announcement {
	height: 34px;
	background: var(--forest);
	color: #fff;
	display: flex;
	align-items: center;
	justify-content: center;
	font-size: 11px;
	letter-spacing: 0.12em;
	text-transform: uppercase;
	gap: 12px;
	border-bottom: 1px solid #222;
}
/* .home .announcement {
    border:0;
} */
.announcement span {
    margin-left: 12px;
}
.announcement a {
    text-decoration: underline;
    text-underline-offset: 3px;
    position: relative;
}
.announcement a::before {
    content: "";
    background-color: #fff;
    width: 3px;
    height: 3px;
    border-radius: 10px;
    position: absolute;
    left: -81px;
    top: 6px;
}
.site-header {
	height: 88px;
	padding: 0 4.5vw;
	display: grid;
	grid-template-columns: 1fr auto 1fr;
	align-items: center;
	position: absolute;
	top: 34px;
	z-index: 20;
	width: 100%;
	color: #fff;
	/* border-top: 1px solid #000; */
	background-color: #061b38;
}
.home .site-header{
    background-color: transparent;
}
.inner-header {
    position: relative;
    top: 0;
    color: var(--ink);
    border-color: var(--line);
    background: #fbfaf7;
}
.brand {
    display: flex;
    align-items: center;
    gap: 11px;
    font-weight: 600;
    letter-spacing: 0.16em;
    font-size: 15px;
}
.brand small {
    display: block;
    font-size: 8px;
    letter-spacing: 0.32em;
    margin-top: 3px;
}
.brand-mark {
    width: 39px;
    height: 39px;
    border: 1px solid currentColor;
    display: grid;
    place-items: center;
    font-family: Georgia, serif;
    font-size: 22px;
}
.desktop-nav {
    display: flex;
    gap: 31px;
    font-size: 13px;
}
.desktop-nav a {
    position: relative;
}
.desktop-nav a:after {
    content: "";
    position: absolute;
    left: 0;
    bottom: -8px;
    width: 100%;
    height: 1px;
    background: currentColor;
    transform: scaleX(0);
    transition: 0.3s;
}
.desktop-nav a:hover:after,
.desktop-nav .current-menu-item a:after{
    transform: scaleX(1);
}

.button {
    display: inline-flex;
    justify-content: center;
    align-items: center;
    gap: 22px;
    background: var(--forest);
    color: #fff;
    border: 0;
    padding: 17px 24px;
    font-size: 13px;
    font-weight: 500;
    letter-spacing: 0.08em;
    text-transform: uppercase;
    cursor: pointer;
    transition: 0.3s;
}
.button:hover {
    background: #315c4d;
    transform: translateY(-2px);
}
.button-small {
    justify-self: end;
    padding: 13px 18px;
    background: #fff;
    color: var(--ink);
}
.inner-header .button-small {
    background: var(--forest);
    color: #fff;
}
.button-light {
    background: #fff;
    color: var(--ink);
}
.menu-toggle {
    display: none;
    background: 0;
    border: 0;
    color: inherit;
}
.scroll-cue {
    position: absolute;
    left: 4.5vw;
    bottom: 50px;
    text-transform: uppercase;
    letter-spacing: 0.18em;
    font-size: 12px;
    display: flex;
    gap: 12px;
    color: #fff !important;
}
.search-band {
    background: var(--cream);
    padding: 58px 6vw 35px;
}
.search-band > div {
    display: flex;
    align-items: baseline;
    gap: 25px;
}
.search-band h2 {
    font-size: clamp(2rem, 3vw, 3.3rem);
}
.property-search {
    display: grid;
    grid-template-columns: 2fr 1fr 1fr auto;
    background: #fff;
    border: 1px solid var(--line);
}
.property-search label {
    padding: 15px 20px;
    font-size: 9px;
    text-transform: uppercase;
    letter-spacing: 0.16em;
    border-right: 1px solid var(--line);
}
input,
select,
textarea {
    width: 100%;
    border: 0;
    background: transparent;
    padding: 9px 0 0;
    color: var(--ink);
    font: 14px "DM Sans";
    outline: 0;
}
.search-button {
    background: var(--forest);
    color: #fff;
    border: 0;
    padding: 0 30px;
    text-transform: uppercase;
    letter-spacing: 0.12em;
    font-size: 11px;
}
.integration-note {
    font-size: 10px;
    color: #728079;
    margin: 13px 0 0;
    text-align: right;
}

.section-heading > p {
    line-height: 1.7;
    max-width: 420px;
    color: #647169;
}
.site-footer {
    display: grid;
    grid-template-columns: 1.7fr 0.8fr 1fr 1fr 1fr;
    gap: 40px;
    padding: 80px 6vw 30px;
    background: #12251f;
    color: #fff;
}
.site-footer h3 {
    font: 600 10px "DM Sans";
    text-transform: uppercase;
    letter-spacing: 0.17em;
    color: #9eafa7;
}
.site-footer a,
.site-footer p {
    display: block;
    font-size: 12px;
    line-height: 2;
    color: rgba(255, 255, 255, 0.68);
}
.footer-main p {
    max-width: 330px;
    margin-top: 25px;
}
.footer-brand {
    color: #fff !important;
}
.footer-bottom {
    grid-column: 1/-1;
    border-top: 1px solid rgba(255, 255, 255, 0.16);
    padding-top: 25px;
    margin-top: 25px;
    display: flex;
    justify-content: space-between;
    font-size: 10px;
    color: rgba(255, 255, 255, 0.55);
}
.footer-texas-links a {
    line-height: 22px;
    margin-bottom: 10px;
}

.placeholder-photo {
    display: grid;
    place-content: center;
    text-align: center;
    color: #fff;
    background: linear-gradient(145deg, #294e41, #132b23);
}
.placeholder-photo span {
    font: 80px Georgia;
}
.placeholder-photo small {
    text-transform: uppercase;
    letter-spacing: 0.2em;
    font-size: 8px;
    margin-top: 12px;
}

.bio-toggle {
    width: 100%;
    display: flex;
    justify-content: space-between;
    background: 0;
    border: 0;
    border-top: 1px solid var(--line) !important;
    border-bottom: 1px solid var(--line) !important;
    padding: 20px 0;
    text-align: left;
    cursor: pointer;
    border-radius: 0;
    color: #526158 !important;
}
.join-strip h2 {
    font-size: clamp(2rem, 3.5vw, 4rem);
    margin: 0;
}
.compact-footer {
    grid-template-columns: 2fr 1fr 1fr;
}
.compact-footer .footer-bottom {
    grid-column: 1/-1;
}
.mls-shell {
    padding-top: 55px;
}
.mls-toolbar {
    display: grid;
    grid-template-columns: 2fr repeat(3, 1fr) auto;
    border: 1px solid var(--line);
    padding: 12px;
    gap: 10px;
}
.mls-toolbar > * {
    border: 1px solid var(--line);
    padding: 14px;
}
.mls-toolbar button {
    background: var(--forest);
    color: #fff;
}
.mls-placeholder {
    min-height: 520px;
    border: 1px dashed #94a49c;
    background: var(--cream);
    display: grid;
    place-content: center;
    text-align: center;
    padding: 40px;
}
.mls-placeholder > span {
    font-size: 11px;
    text-transform: uppercase;
    letter-spacing: 0.2em;
}
.mls-placeholder h2 {
    font-size: 35px;
    margin: 20px;
}
.mls-placeholder p {
    max-width: 600px;
    line-height: 1.7;
    color: #68766e;
}
.mls-placeholder code {
    background: #fff;
    padding: 15px;
}
/* page content */
.defualt-content {
    margin-top: 130px;
    margin-bottom: 80px;
}
.container {
    max-width: 1440px;
    margin: 0 auto;
    padding: 0 30px;
}
.defualt-content h1 {
    font-size: 55px;
    line-height: 65px;
    margin-bottom: 30px;
}
.defualt-content h2 {
    font-size: 35px;
    line-height: 44px;
    margin-bottom: 12px;
    margin-top: 30px;
}
.defualt-content p {
    font-size: 18px;
    margin-bottom: 10px;
}
.defualt-content a {
    color: #4169e1;
}
.defualt-content a:hover {
    color: #191970;
}
.defualt-content ul li {
    font-size: 18px;
    margin-bottom: 5px;
}
@media (max-width: 1199px) {
    .defualt-content h1 {
        font-size: 46px;
        line-height: 56px;
        margin-bottom: 30px;
    }
    .defualt-content h2 {
        font-size: 32px;
        line-height: 42px;
        margin-bottom: 12px;
        margin-top: 30px;
    }
    .site-footer {
        grid-template-columns: 1.7fr 0.8fr 1fr;
    }
}
@media (max-width: 1024px) {
    .container {
        padding: 0 20px;
    }
    .defualt-content h1 {
        font-size: 46px;
        line-height: 56px;
        margin-bottom: 20px;
    }
    .defualt-content h2 {
        font-size: 30px;
        line-height: 38px;
        margin-bottom: 6px;
        margin-top: 25px;
    }
    .defualt-content p {
        font-size: 16px;
        margin-bottom: 5px;
    }
    .defualt-content ul li{
        font-size: 16px;
    }
    .defualt-content {
        margin-top: 120px;
        margin-bottom: 60px;
    }
}
@media (max-width: 767px) {
    .defualt-content {
        margin-top: 110px;
        margin-bottom: 40px;
    }
    .defualt-content h1 {
        font-size: 38px;
        line-height: 48px;
        margin-bottom: 15px;
    }
    .defualt-content p {
        font-size: 15px;
        margin-bottom: 8px;
    }
    .defualt-content ul li{
        font-size: 15px;
    }
    .defualt-content h2 {
        font-size: 25px;
        line-height: 36px;
        margin-bottom: 3px;
        margin-top: 16px;
    }
    .container {
        padding: 0 12px;
    }
}
@media (max-width: 900px) {
    .site-header {
        grid-template-columns: 1fr auto;
    }
    .site-header > .button {
        display: none;
    }
    .menu-toggle {
        display: block;
        width: 30px;
        height: 30px;
        padding: 0;
    }
    .menu-toggle i {
        display: block;
        height: 1px;
        background: currentColor;
        margin: 7px;
    }
    .menu-open .menu-toggle i {
        transform: rotate(134deg);
        margin: -1px;
        height: 1px;
        width: 20px;
    }
    .menu-open .menu-toggle i:first-child {
        transform: rotate(45deg);
    }
    .menu-open .menu-toggle i:last-child {
        display: none;
    }
    .desktop-nav {
        display: none;
        position: absolute;
        top: 88px;
        left: 0;
        width: 100%;
        background: #fff;
        color: var(--ink);
        padding: 28px;
        flex-direction: column;
    }
    .desktop-nav.open {
        display: flex;
    }
    .scroll-cue {
        display: none;
    }
    .property-search {
        grid-template-columns: 1fr 1fr;
    }
    .search-button {
        min-height: 62px;
    }
    .intro-grid,
    .section-heading,
    .faq,
    .process{
        grid-template-columns: 1fr;
    }
    .services {
        grid-template-columns: 1fr;
    }
    .service-card {
        min-height: 480px;
    }
    .testimonial-section {
        grid-template-columns: 1fr;
    }
    .testimonial-image {
        height: 500px;
    }
    .site-footer {
        grid-template-columns: 1fr 1fr;
    }
    .footer-main {
        grid-column: 1/-1;
    }
    .cta-section,
    .join-strip {
        grid-template-columns: 1fr;
        gap: 30px;
    }
    .cta-section > div:last-child {
        justify-self: start;
    }
    .mls-toolbar {
        grid-template-columns: 1fr 1fr;
    }
  
    .compact-footer {
        grid-template-columns: 1fr 1fr;
    }
    .desktop-nav a::after{
        display: none;
    }
}
@media (max-width: 600px) {
    .desktop-nav .current-menu-item a{
        color: #0756b7;
    }
}
@media (max-width: 600px) {
    h1 {
        font-size: 3.45rem;
    }
    .announcement {
        font-size: 8px;
    }
    .home .site-header {
        height: 72px;
        padding: 0 20px;
    }
    .site-header {
        height: auto;
        padding: 6px 20px;
    }
    .brand-mark {
        width: 34px;
        height: 34px;
    }
    .desktop-nav {
        top: 72px;
    }
    .search-band,
    .section {
        padding: 75px 20px;
    }
    .search-band > div {
        display: block;
    }
    .property-search {
        grid-template-columns: 1fr;
    }
    .property-search label {
        border-right: 0;
        border-bottom: 1px solid var(--line);
    }
    .integration-note {
        text-align: left;
    }
    .services {
        padding-top: 0;
    }
    .service-card {
        padding: 28px;
        min-height: 460px;
    }
    
    .cta-section,
    .join-strip {
        padding: 75px 25px;
    }
    .site-footer,
    .compact-footer {
        grid-template-columns: 1fr;
        padding: 65px 25px 25px;
    }
    .footer-main {
        grid-column: auto;
    }
    .footer-bottom {
        flex-direction: column;
        gap: 10px;
    }
    .mls-shell {
        padding-top: 30px;
    }
    .mls-toolbar {
        grid-template-columns: 1fr;
    }
    .mls-placeholder {
        min-height: 420px;
    }
    .process-list article {
        grid-template-columns: 35px 1fr;
    }
    .contact-form {
        grid-template-columns: 1fr;
    }
    .contact-form .full {
        grid-column: auto;
    }
    .announcement {
        height: 45px;
    }
    .announcement span {
        padding: 0;
        margin: 0;
    }.announcement a::before {
        display: none;
    }
    .announcement a {
        display: block;
    }
    .home .site-header {
        top: 50px;
    }
    .site-header {
        top: 45px;
    }
}
@media (max-width: 479px) {
    .site-header {
        top: 41px;
    }
    .defualt-content h1 {
        font-size: 33px;
        line-height: 42px;
    }
    .defualt-content p {
        font-size: 14px;
        margin-bottom: 8px;
    }
    .defualt-content ul li{
        font-size: 14px;
    }
    .defualt-content h2 {
        font-size: 22px;
        line-height: 32px;
        margin-top: 11px;
    }
    .defualt-content ul {
        margin-left: 30px;
    }
}
@media (max-width: 338px) {
    .home .site-header {
        top: 65px;
    }
    .site-header {
        top: auto;
    }
}