/* ICON SET
===================================================================================================== */

@font-face {
  font-family: "icon_set";
  src:url("../fonts/icon_set.eot");
  src:url("../fonts/icon_set.eot?#iefix") format("embedded-opentype"),
    url("../fonts/icon_set.woff") format("woff"),
    url("../fonts/icon_set.ttf") format("truetype"),
    url("../fonts/icon_set.svg#icon_set") format("svg");
  font-weight: normal;
  font-style: normal;
}


/* GENERAL LAYOUT / BASIC TEXT
===================================================================================================== */

html {height: 100%;}
body {font: 400 11pt "Open Sans", sans-serif; height: 100%; margin: 0; min-height: 750px; padding: 0;}
#IDX-main {font: 400 11pt "Open Sans", sans-serif;} /*IDX Broker*/
#bodywrapper {height: 100%; margin: 0; min-height: 750px; padding: 0; position: relative;}
.clear {clear: both;}
.wrapper {margin: 0 auto;}

a {color: #3173c5;}
a:hover,
a:active {color: #900000;}

.pagetitletext {color: #555; font: 700 20pt/120% "Open Sans Condensed", sans-serif;}
h1.lu-gl-pagetitletext {color: #555; font-weight: 700; font-family: "Open Sans Condensed", sans-serif;}

#logo_sizing {left: 200%; position: fixed; top: 0;}
#logo_sizing img {height: auto !important; width: auto !important;}

.color_def.rgbtextcolor1_light .template_social .nav_social_flat a {color: #fff !important;}
.color_def.rgbtextcolor1_dark .template_social .nav_social_flat a {color: #000 !important;}

/* buttons
--------------------------------------------------------------------------------- */
.button_color_alt {background: #555; background-image: linear-gradient(to bottom, #666 0%,#444 100%); border: solid 1px #333;}
.button_color_alt:hover,
.button_color_alt:active {background: #333; background-image: linear-gradient(to bottom, #444 0%,#222 100%); border-color: #111;}


/* HEADER (HORIZONTAL LAYOUT)
===================================================================================================== */

#header_horz {background: #666; min-height: 52px;}

.color_def.rgbtextcolor1_light #header_horz {color: #fff;}
.color_def.rgbtextcolor1_dark #header_horz {color: #000;}

.color_alt.panels_light #header_horz {background: rgba(255,255,255,0.9); box-shadow: 0 1px 5px rgba(0,0,0,0.15);}
.color_alt.panels_light #header_horz.header_scroll {background: rgba(255,255,255,1);}
.color_alt.panels_dark #header_horz {background: rgba(0,0,0,0.9);}
.color_alt.panels_dark #header_horz.header_scroll {background: rgba(0,0,0,1);}

#header_horz_trigger {background: url(../images/standard/menu_trigger.png) no-repeat left top; float: right; height: 38px; margin: 7px 10px 0 0; width: 45px;}
#header_horz_trigger:hover {background-position: -45px top; cursor: pointer;}
.color_def.rgbtextcolor1_light #header_horz_trigger,
.color_alt.panels_dark #header_horz_trigger {background-position: left -38px;}
.color_def.rgbtextcolor1_light #header_horz_trigger:hover,
.color_alt.panels_dark #header_horz_trigger:hover {background-position: -45px -38px;}
.color_def.rgbtextcolor1_dark #header_horz_trigger {background-position: left -76px;}
.color_def.rgbtextcolor1_dark #header_horz_trigger:hover {background-position: -45px -76px;}

#header_horz_social {float: left; padding-left: 10px;}
#header_horz_social .nav_social_flat a {display: block; float: left; font-size: 16pt; line-height: 52px; padding-left: 10px;}


/* TITLE (HORIZONTAL LAYOUT)
===================================================================================================== */

#title_horz {left: 0; padding-top: 20px; position: absolute; text-align: center; width: 100%; z-index: 990;}
#title_horz_logo {line-height: 1px;}
#title_horz_logo img {background: rgba(255,255,255,0.9); display: inline-block; height: auto; max-height: 100px; max-width: 90%; min-height: 60px; min-width: 120px; padding: 10px; width: auto;}
.mobile_title #title_horz_logo {display: none;}
#title_horz_text {background: rgba(255,255,255,0.9); color: #000; display: inline-block; font: 300 22pt "Open Sans Condensed", sans-serif; line-height: 110%; padding: 10px 15px;}
#title_horz_subtitle {color: #666; display: block; font-size: 14pt; font-style: italic; line-height: 110%;}
.mobile_logo #title_horz_text {display: none;}

#title_horz_phone {background: rgba(75,75,75,.85); color: #eee; display: inline-block; font-size: 14pt; font-weight: 700; padding: 10px 15px; margin-top: 5px;}
#title_horz_phone > div {white-space: nowrap;}
#title_horz_phone span {display: inline-block; height: 24px; line-height: 24px; vertical-align: middle;}
#title_horz_phone span.icon {color: #999; font: 15pt/24px "icon_set"; padding-right: 10px;}
#title_horz_phone span.phonetitle {color: #aaa; font-size: 9pt; padding-right: 5px; text-transform: uppercase;}
#title_horz_phone span.phone2 {font-size: 12pt;}

/* title (horz): tall logo
--------------------------------------------------------------------------------- */
.title_horz_logo_vert #title_horz_logo img {max-height: 150px; min-height: 1px; min-width: 1px; width: auto;}
#title_horz_phone_alt {display: none;}

/* title (horz): wide logo
--------------------------------------------------------------------------------- */
.title_horz_logo_wide #title_horz_logo img {max-height: 70px;}

/* title (horz): dark layout
--------------------------------------------------------------------------------- */
.panels_dark #title_horz_logo img {background-color: rgba(0,0,0,0.85);}
.panels_dark #title_horz_text {background: rgba(0,0,0,0.85); color: #fff;}
.panels_dark #title_horz_subtitle {color: #999;}


/* HEADER (VERTICAL LAYOUT)
===================================================================================================== */

#header_vert {background: #666; min-height: 52px;}

#title_vert {display: none; padding: 20px 15px 30px 15px; text-align: center;}
#title_vert_logo img {display: inline-block; height: auto; max-height: 100px; max-width: 100%; width: auto;}
.title_vert_logo_vert #title_vert_logo img {max-height: 140px;}
#title_vert_text {color: #000; font: 300 22pt "Open Sans Condensed", sans-serif; line-height: 110%;}
#title_vert_subtitle {color: #666; display: block; font-size: 14pt; font-style: italic; line-height: 110%;}

.color_def.rgbtextcolor1_light #title_vert_text {color: #fff;}
.color_def.rgbtextcolor1_light #title_vert_subtitle {color: #ccc;}
.color_def.rgbtextcolor1_dark #title_vert_subtitle {color: #333;}

#header_vert_contact {bottom: 20px; display: none; left: 4%; position: absolute; text-align: center; width: 92%;}
#header_vert_phone {color: #fff; font-size: 15pt; font-weight: 700; padding: 10px 0;}
#header_vert_phone span {display: inline-block; height: 30px; line-height: 30px; vertical-align: middle;}
#header_vert_phone span.icon {color: #ccc; font: 14pt/30px "icon_set"; padding-right: 10px;	}
#header_vert_phone span.phonetitle {color: #ccc; font-size: 10pt; padding: 0 5px 0 0; text-transform: uppercase;}
#header_vert_phone span.phone2 {font-size: 15pt;}

.color_def.rgbtextcolor1_dark #header_vert_phone {color: #000;}
.color_def.rgbtextcolor1_dark #header_vert_phone span.icon,
.color_def.rgbtextcolor1_dark #header_vert_phone span.phonetitle {color: #555;}

#header_vert_social .nav_social_flat a {display: inline-block; font-size: 15pt; margin: 0 5px;}

/* header (vert): light layout
--------------------------------------------------------------------------------- */
.interiorpage.color_alt.panels_light #header_vert {background-color: #fff;}
.color_alt.panels_light #header_vert {box-shadow: 1px 0 5px rgba(0,0,0,0.15);}
.color_alt.panels_light #header_vert_phone {color: #000;}
.color_alt.panels_light #header_vert_phone span.icon,
.color_alt.panels_light #header_vert_phone span.phonetitle {color: #555;}

/* header (vert): dark layout
--------------------------------------------------------------------------------- */

.color_alt.panels_dark #header_vert {background-color: rgba(0,0,0,0.9);}
.interiorpage.color_alt.panels_dark #header_vert {background-color: rgba(0,0,0,1);}
.color_alt.panels_dark #title_vert_text {color: #fff;}
.color_alt.panels_dark #title_vert_subtitle {color: #999;}

.color_alt.panels_dark #header_vert_phone {color: #fff;}
.color_alt.panels_dark #header_vert_phone span.icon,
.color_alt.panels_dark #header_vert_phone span.phonetitle {color: #999;}


/* NAV MENU
===================================================================================================== */

#header_horz_nav,
#header_vert_nav {padding-top: 52px;}
#dyn_nav_h.dropdown,
#dyn_nav_h.dropdown li,
#dyn_nav_h.dropdown ul {list-style: none; margin: 0; padding: 0;}
#dyn_nav_h.dropdown {display: none; padding-bottom: 5px;}

#dyn_nav_h.dropdown > li {border-color: rgba(255,255,255,0.35); border-style: solid; border-width: 1px 0 0 0;}
.color_def.rgbtextcolor1_light #dyn_nav_h.dropdown > li,
.panels_light.color_alt #dyn_nav_h.dropdown > li {border-color: rgba(0,0,0,0.2);}

#dyn_nav_h.dropdown .dyn_nav_a {background-image: url(../images/standard/menu_arrow.png); background-position: right -104px; background-repeat: no-repeat; padding-right: 22px;}
.color_def.rgbtextcolor1_light #dyn_nav_h.dropdown .dyn_nav_a,
.color_def.rgbtextcolor2_light #dyn_nav_h.dropdown li:hover .dyn_nav_a,
.color_alt.rgbtextcolor1_light #dyn_nav_h.dropdown li:hover .dyn_nav_a {background-position: right top;}
.color_def.rgbtextcolor1_dark #dyn_nav_h.dropdown .dyn_nav_a,
.color_def.rgbtextcolor2_dark #dyn_nav_h.dropdown li:hover .dyn_nav_a,
.color_alt.rgbtextcolor1_dark #dyn_nav_h.dropdown li:hover .dyn_nav_a {background-position: right -52px;}

#dyn_nav_h.dropdown a.dyn_nav_mm:link,
#dyn_nav_h.dropdown a.dyn_nav_mm:visited {border: none; color: #fff; display: block; font: 600 10pt "Open Sans", sans-serif; line-height: 110%; padding: 15px; text-decoration: none; text-transform: uppercase;}
.color_def.rgbtextcolor1_dark #dyn_nav_h.dropdown a.dyn_nav_mm:link,
.color_def.rgbtextcolor1_dark #dyn_nav_h.dropdown a.dyn_nav_mm:visited {color: #000;}
#dyn_nav_h.dropdown li:hover a.dyn_nav_mm {background-color: #333; color: #fff; text-decoration: none;}
.color_alt.rgbtextcolor1_light #dyn_nav_h.dropdown li:hover a.dyn_nav_mm,
.color_def.rgbtextcolor2_light #dyn_nav_h.dropdown li:hover a.dyn_nav_mm {color: #fff;}
.color_alt.rgbtextcolor1_dark #dyn_nav_h.dropdown li:hover a.dyn_nav_mm,
.color_def.rgbtextcolor2_dark #dyn_nav_h.dropdown li:hover a.dyn_nav_mm {color: #000;}

#dyn_nav_h.dropdown ul {background: #fff; display: none; text-align: left;}
.panels_dark #dyn_nav_h.dropdown ul {background: #000;}
#dyn_nav_h.dropdown ul li {border-bottom: solid 1px rgba(0,0,0,0.1); height: auto;}
.panels_dark #dyn_nav_h.dropdown ul li {border-bottom: solid 1px rgba(255,255,255,0.1);}
#dyn_nav_h.dropdown ul li:last-child {border: none;}

#dyn_nav_h.dropdown .dyn_nav_dd a:link,
#dyn_nav_h.dropdown .dyn_nav_dd a:visited {color: #555; display: block; font: 400 9pt "Open Sans", sans-serif; padding: 10px 15px; text-decoration: none;}
.panels_dark #dyn_nav_h.dropdown .dyn_nav_dd a:link,
.panels_dark #dyn_nav_h.dropdown .dyn_nav_dd a:visited {color: #999;}
#dyn_nav_h.dropdown .dyn_nav_dd a:hover,
#dyn_nav_h.dropdown .dyn_nav_dd a:active {background: #555; text-decoration: none; color: #fff; transition: all 0.25s ease 0.0s;}
.panels_dark #dyn_nav_h.dropdown .dyn_nav_dd a:hover,
.panels_dark #dyn_nav_h.dropdown .dyn_nav_dd a:active {color: #fff;}
.color_def.rgbtextcolor1_dark #dyn_nav_h.dropdown .dyn_nav_dd a:hover,
.color_def.rgbtextcolor1_dark #dyn_nav_h.dropdown .dyn_nav_dd a:active,
.color_alt.rgbtextcolor2_dark #dyn_nav_h.dropdown .dyn_nav_dd a:hover,
.color_alt.rgbtextcolor2_dark #dyn_nav_h.dropdown .dyn_nav_dd a:active {color: #000;}


/* FOOTER
===================================================================================================== */

#footer {background: rgba(17,17,17,0.8); bottom: 0; height: 75px; overflow: hidden; position: absolute; text-align: center; width: 100%; z-index: 110;}
#footer_contact {color: #ddd; font: 400 9pt "Open Sans", sans-serif; padding-top: 17px;}
#footer_contact > span {border-left: solid 1px rgba(255,255,255,0.3); display: inline-block; padding: 0 10px; white-space: nowrap;}
#footer_contact > span:first-child {border-left: none;}
#footer_contact .name {color: #fff; font-weight: 700;}
#footer_contact .phone,
#footer_contact .address {display: none;}

/* footer: include
--------------------------------------------------------------------------------- */
#footer #footinc_wrap {padding: 0;}
#footer #footinc_wrap > div:not(#footinc_powered) {display: none;}
#footer #footinc_powered {line-height: 100%; padding-top: 5px;}
#footinc_wrap {color: #ccc; font-size: 9pt; margin: 0 auto; max-width: 1000px; padding: 25px 15px;}
#footinc_seo a:link,
#footinc_seo a:visited {color: #aaa; display: inline-block; font-size: 9pt; font-weight: 400; margin-bottom: 3px;}
#footinc_seo a:hover,
#footinc_seo a:active {color: #ccc;}
#footinc_seo a:link,
#footinc_seo a:visited {border-right: solid 1px rgba(255,255,255,0.3);}
#footinc_powered a:link,
#footinc_powered a:visited {color: #999; font-size: 8pt; font-weight: 400;}
#footinc_powered a:hover,
#footinc_powered a:active {color: #ccc;}
#footinc_logos {margin-bottom: 22px;}
#footinc_logos img {margin-bottom: 3px;}


/* SPLASH: SLIDESHOW
===================================================================================================== */

#mainimage {background: #222; height: 100%; min-height: 600px; position: relative;}
#slideshow_wrap {background-position: center center; background-size: cover; height: 100%; left: 0; min-height: 600px; position: absolute; overflow: hidden; top: 0; width: 100%; z-index: 100;}
#slideshow {height: 100%;}
#slideshow div {height: 100%;}

/* slideshow: slogan layout
--------------------------------------------------------------------------------- */
#slogan_wrap {background: rgba(0,0,0,0.45); height: 100%; left: 0; position: absolute; top: 0; width: 100%; z-index: 100;}

#slogan_logo {padding-top: 20px; text-align: center;}
#slogan_logo img {background: rgba(255,255,255,0.8); display: inline-block; height: auto; max-height: 100px; padding: 10px; width: auto;}
.panels_dark #slogan_logo img {background: rgba(0,0,0,0.75);}
.mobile_title #slogan_logo {display: none;}
.slogan_logo_wide #slogan_logo img {max-height: none; max-width: 310px; min-height: 1px; min-width: 250px;}
#slogan_text {color: #fff; font: 300 22pt "Open Sans Condensed", sans-serif; line-height: 110%; padding: 15px 0; text-align: center;}
#slogan_subtitle {color: #ddd; display: block; font-size: 14pt; font-style: italic; line-height: 110%;}
.mobile_logo #slogan_text,
.mobile_logo #slogan_subtitle {display: none;} 

#slogan_wrap .wrapper {border-top: solid 1px rgba(255,255,255,0.3); border-bottom: solid 1px rgba(255,255,255,0.3); margin: 20px 15px; padding: 20px 0; width: auto;}
#slogan_wrap .wrapper span {color: #fff; display: block; font: 300 30pt/120% "Open Sans Condensed", sans-serif; text-align: center;}
#slogan_wrap .wrapper div {float: left; padding-top: 10px; text-align: center; width: 100%;}
#slogan_wrap a {box-shadow: inset 0 1px rgba(255,255,255,0.3), 0 0 10px rgba(0,0,0,0.3); color: #fff; display: inline-block; font: 800 12pt "Open Sans", sans-serif; padding: 10px 25px; text-decoration: none;}
.rgbtextcolor2_dark #slogan_wrap a {color: #000;}

#slogan_phone {color: #fff; font-size: 18pt; font-weight: 700; padding-top: 50px; text-align: center;}
#slogan_phone span {display: inline-block; height: 30px; line-height: 30px;}
#slogan_phone span.icon {color: #999; font: 18pt/30px "icon_set"; padding-right: 12px;}
#slogan_phone span.phonetitle {color: #999; font-size: 11pt; padding-right: 10px; text-transform: uppercase;}
#slogan_phone span.phone2 {font-size: 15pt;}


/* SPLASH: QUICK SEARCH
===================================================================================================== */

#searchpanel_wrap {left: 0; position: absolute; top: 35%; width: 100%; z-index: 200;}
#searchpanel_wrap .wrapper {max-width: 720px; width: 90%;}
#searchpanel_wrap form {background: rgba(255,255,255,0.8); padding: 6px;}
#searchpanel_wrap .error {border: solid 1px #9d0000; color: #9d0000; font-size: 8pt; font-weight: bold; line-height: 110%; margin-top: 6px; padding: 6px; text-align: center;}

#search_row1 {height: 102px; position: relative;}
#search_row2 {background: #fff; border: solid 1px rgba(0,0,0,0.5); height: 160px; margin-top: 6px; padding: 6px;}
#search_row1 div,
#search_row2 div {float: left; margin-bottom: 6px; width: 100%}
#search_row2 div:last-child {margin-bottom: 0;}

.idxsearch div#search_details {background-color: rgba(255,255,255,0.8); background-image: url(../images/standard/quicksearch_details_resp.png); background-position: center top; background-repeat: no-repeat; border: solid 1px rgba(0,0,0,0.2); box-sizing: border-box; display: block; height: 48px; left: 0; position: absolute; top: 54px; transition: height 0.3s ease 0.0s; width: 22%;}
.idxsearch div#search_details:hover {background-color: rgba(255,255,255,1); background-position: center -80px; border-color: rgba(0,0,0,0.5);	cursor: pointer;}
.idxsearch div#search_details.search_details_open {background-color: #fff; background-position: center -160px; border-color: rgba(0,0,0,0.5); border-bottom: none; height: 55px; transition: height 0.4s ease 0.0s;	}
.idxsearch div#search_details.search_details_open:hover {background-position: center -240px;}

.idxsearch input[type="text"],
.idxsearch select {background: #f8f8f8; border: solid 1px #999; box-shadow: inset 0 0 3px rgba(0,0,0,0.1); box-sizing: border-box; color: #555; display: inline-block; font: 400 9pt "Open Sans", sans-serif; width: 100%;}
.idxsearch input[type="text"] {height: 48px; font-size: 11pt; line-height: 48px; padding: 5px 10px;}
.idxsearch select {height: 35px; padding: 8px;}
.idxsearch input[type="text"]:focus,
.idxsearch select:focus {background: #fff; border-color: #666; color: #222;}

.idxsearch button {box-shadow: inset 0 1px rgba(255,255,255,0.3); float: right; height: 48px; text-align: center; text-transform: uppercase; width: 75%;}
.idxsearch button:hover,
.idxsearch button:active {cursor: pointer;}
.idxsearch button span {color: #fff; display: inline-block; font: 800 11pt "Open Sans", sans-serif; height: 45px; line-height: 45px;}
.idxsearch button span.idxsearch_icon {font-family: "icon_set"; padding-right: 3px; text-transform: none;	}
.rgbtextcolor2_dark .idxsearch button span {color: #000;}

/* splash: quick search: autocomplete
--------------------------------------------------------------------------------- */
#ui-id-1 {border-radius: 0 !important; z-index: 300 !important;}
.ui-widget-content a {color: #666 !important; font-size: 9pt !important;}
.ui-state-hover,
.ui-widget-content .ui-state-hover,
.ui-widget-header .ui-state-hover,
.ui-state-focus,
.ui-widget-content .ui-state-focus,
.ui-widget-header .ui-state-focus {background: #f0f0f0 !important; border-color: #fff !important; border-radius: 0 !important; color: #111 !important; text-shadow: #fff 1px 1px 0 !important;}

/* splash: quick search: dark layout
--------------------------------------------------------------------------------- */
.panels_dark #searchpanel_wrap form {background: rgba(0,0,0,0.8);}
.panels_dark #search_row2 {background: #000; border-color: rgba(255,255,255,0.2);}
.panels_dark #searchpanel_wrap .error {background: #9d0000; color: #fff;}
.panels_dark .idxsearch div#search_details {background-color: rgba(0,0,0,0.8); background-position: center -80px; border-color: rgba(255,255,255,0.2);}
.panels_dark .idxsearch div#search_details:hover {background-color: #000; background-position: center top; border-color: rgba(255,255,255,0.4);}
.panels_dark .idxsearch div#search_details.search_details_open {background-color: #000; background-position: center -240px; border-color: rgba(255,255,255,0.2);}
.panels_dark .idxsearch div#search_details.search_details_open:hover {background-position: center -160px;}
.panels_dark .idxsearch input[type="text"],
.panels_dark .idxsearch select {border-color: #fff;}
.panels_dark .idxsearch input[type="text"]:focus,
.panels_dark .idxsearch select:focus {border-color: #fff;}


/* SPLASH: WIDGET SPACE
===================================================================================================== */

#widget_wrap {bottom: 75px; position: absolute; width: 100%; z-index: 110;}
.quicksearch_enabled #widget_wrap {display: none;}


/* SPLASH: PHOTO BUTTONS
===================================================================================================== */

#photo_buttons {margin-bottom: 10px;}
#photo_buttons a {background: #fff url(../images/standard/buttons_arrow.png) no-repeat right top; box-shadow: 0px 0px 10px 2px rgba(0,0,0,0.5); box-sizing: border-box; color: #333; display: block; font: 300 14.5pt/110% "Open Sans Condensed", sans-serif; margin: 5px auto; padding: 15px 25px 15px 15px; text-decoration: none; text-transform: uppercase; width: 90%;}
#photo_buttons a:hover {background-position: right -100px; color: #fff;}
#photo_buttons a em {display: none;}

.panels_dark #photo_buttons a {background-color: #000; color: #fff;}
.rgbtextcolor1_dark #photo_buttons a:hover {background-position: right -200px; color: #000;}


/* SPLASH: CONTACT FORM
===================================================================================================== */

#contact {margin: 0 auto 10px auto; width: 90%;}
#contact_title_wrap div {background: rgba(75,75,75,0.85); color: #fff; display: inline-block; font: 300 14pt/35px "Open Sans Condensed", sans-serif; height: 35px; margin-left: 10px; padding: 0 15px;}
.rgbtextcolor1_dark #contact_title_wrap div {color: #000;}
#contact_form {margin: 0 auto;}

#contact_form form {background: rgba(75,75,75,0.85); padding: 10px;}
#contact_form fieldset {border: none; margin: 0; padding: 0;}

form.widg_inq div {clear: none; padding: 0;}
#contactform_form {position: relative;}
#contactform_form > div {float: left; width: 100%;}
#contactform_form > div#widg_field_firstname {margin-right: 2%; width: 49%;}
#contactform_form > div#widg_field_lastname {width: 49%;}
#contactform_form > div#widg_field_phone,
#contactform_form > div#widg_field_emailaddress {height: 0; overflow: hidden; transition: all 0.5s;}
.widg_inq_open #contactform_form > div#widg_field_phone,
.widg_inq_open #contactform_form > div#widg_field_emailaddress {height: 42px;}

form.widg_inq div input[type="text"],
form.widg_inq div textarea {background: none repeat scroll 0 0 #f0f0f0; border: 1px solid #333; box-shadow: inset 0 0 3px rgba(0,0,0,0.1); box-sizing: border-box; color: #555; display: inline-block; font: 400 9pt "Open Sans", sans-serif; height: 37px; line-height: 37px; margin-bottom: 5px; padding: 5px; width: 100%;}
form.widg_inq div textarea {line-height: 135%; height: 50px; transition: height 0.5s;}
form.widg_inq div input[type="text"].validate {background: #ffdada; border-color: #9d0000; color: #9d0000;}

form.widg_inq div.widg_submit button,
form.widg_inq div.widg_submit_final input[type="submit"] {box-shadow: inset 0 1px rgba(255,255,255,0.3), 0 0 5px rgba(0,0,0,0.3); color: #fff; cursor: pointer; display: block; font: 800 10pt/37px "Open Sans", sans-serif; height: 37px; margin: 0 auto; max-width: 300px; text-align: center; text-decoration: none; text-transform: uppercase; transition: all 0.5s; width: 100%;}
.rgbtextcolor2_dark form.widg_inq div.widg_submit button,
.rgbtextcolor2_dark form.widg_inq div.widg_submit_final input[type="submit"] {color: #000;}

/* splash: contact form: captcha
--------------------------------------------------------------------------------- */
#contactform_submit {text-align: center;}
form.widg_inq .widg_captcha {color: #fff; font-size: 8.5pt; text-align: center;}
form.widg_inq div.widg_captcha_image {display: inline-block; max-width: 50%; padding: 6px 0; vertical-align: middle;}
form.widg_inq div.widg_captcha_image img {box-sizing: border-box; height: auto; width: 100%;}
form.widg_inq #widg_field_captcha {display: inline-block; margin-left: 5%; padding-top: 0; vertical-align: middle; width: 45%;}
form.widg_inq #widg_field_captcha input[type="text"] {margin-top: 0;}
.widg_return a {background: url(../images/standard/contact_back.png) no-repeat left center; color: #ccc; display: inline-block; font-size: 8.5pt; font-weight: 700; margin-top: 10px; padding-left: 20px; text-transform: uppercase;}
.widg_return a:hover {color: #fff; cursor: pointer;}


/* SPLASH: FEATURED LISTINGS
===================================================================================================== */

#listings {margin: 40px auto 10px auto; width: 90%;}
#listings_body_wrap {position: relative;}
#listings_title {background: rgba(75,75,75,0.85); color: #fff; display: block; height: 35px; font: 300 14pt/35px "Open Sans Condensed", sans-serif;	left: 10px; padding: 0 15px; position: absolute; text-shadow: rgba(0,0,0,0.3) -1px -1px 0; top: -35px;}
#listings_body {background: rgba(255,255,255,0.75); padding: 10px 30px; text-align: center;}

.lu-widg-listings-carousel-wrap {position: relative;}
#lu-widg-listings-carousel {height: 150px; overflow: hidden; position: relative;}
#lu-widg-listings-carousel a {height: 150px; margin-right: 10px; overflow: hidden; width: 175px;}
#lu-widg-listings-carousel a > div {height: 100%; position: relative; width: 100%;}

.lu-widg-listings-carousel-price {border-bottom: solid 1px rgba(255,255,255,0.5); color: #fff; font-size: 12pt; font-weight: 300; height: 40px; left: 5%; line-height: 40px; opacity: 0; position: absolute; top: 20px; transition: 0.3s; width: 90%; z-index: 30;}
#lu-widg-listings-carousel a:hover .lu-widg-listings-carousel-price {font-size: 15pt; opacity: 1;}
.lu-widg-listings-carousel-info {color: #fff; font-size: 9pt; left: 5%; line-height: 110%; opacity: 0; position: absolute; top: 20px; transition: 0.5s; width: 90%; z-index: 30;}
#lu-widg-listings-carousel a:hover .lu-widg-listings-carousel-info {opacity: 1; top: 70px;}
.lu-widg-listings-carousel-info > strong {display: block; padding-bottom: 5px;}
.lu-widg-listings-carousel-info > em {display: block; padding-bottom: 5px;}
.lu-widg-listings-carousel-info span {border-left: solid 1px rgba(255,255,255,0.15); display: inline-block; font-size: 7.5pt; line-height: 16px; padding: 0 7px; text-transform: uppercase;}
.lu-widg-listings-carousel-info span:first-of-type {border-left: none;}
.lu-widg-listings-carousel-info span strong {font-size: 9pt; font-weight: 400;}

.lu-widg-listings-carousel-img {height: 100%; left: 0; overflow: hidden; position: absolute; top: 0; transition: 0.5s; width: 100%;}
.lu-widg-listings-carousel-img > div {background-position: center center; background-repeat: no-repeat; background-size: cover; height: 100%; width: 100%; z-index: 10;}
#lu-widg-listings-carousel a:hover .lu-widg-listings-carousel-img > div {filter: blur(3px); -webkit-filter: blur(3px);}
.lu-widg-listings-carousel-overlay {box-sizing: border-box; border: solid 1px rgba(0,0,0,0.3); height: 100%; left: 0; position: absolute; top: 0; transition: 0.3s; width: 100%; z-index: 20;}
#lu-widg-listings-carousel a:hover .lu-widg-listings-carousel-overlay {background: rgba(0,0,0,0.3); border: solid 5px rgba(0,0,0,0.5);}

#lu-widg-listings-carousel-prev,
#lu-widg-listings-carousel-next {background-position: left top; background-repeat: no-repeat; cursor: pointer; font-size: 4em; height: 38px; margin-top: -20px; position: absolute; top: 50%; transition: 0.3s; width: 25px; z-index: 40;}
#lu-widg-listings-carousel-prev {background-image: url(../images/standard/listings_left.png); left: -27px;}
#lu-widg-listings-carousel-next {background-image: url(../images/standard/listings_right.png); right: -27px;}
#lu-widg-listings-carousel-prev:hover,
#lu-widg-listings-carousel-next:hover {background-position: right top;}

/* splash: featured listings: dark
--------------------------------------------------------------------------------- */
.panels_dark #listings_body {background: rgba(0,0,0,0.75);}
.panels_dark #lu-widg-listings-carousel-prev,
.panels_dark #lu-widg-listings-carousel-next {background-position: left bottom;}
.panels_dark #lu-widg-listings-carousel-prev:hover,
.panels_dark #lu-widg-listings-carousel-next:hover {background-position: right bottom;}


/* INTERIOR PAGE: LAYOUT
===================================================================================================== */

#bodywrapper.interiorpage {background: #fcfcfc;}
#contentbody_wrap {min-height: 600px;}
#contentbody_wrap > div > .wrapper {min-height: 500px; padding: 50px 15px 80px 15px;}
#bodywrapper.interiorpage.align_right #header_vert:nth-child(2) {display: block;}
#bodywrapper.interiorpage.align_right #header_vert:nth-child(4) {display: none;}

/* interior page: footer
--------------------------------------------------------------------------------- */
#int_footer {background: rgba(17,17,17,0.9); padding-bottom: 10px; text-align: center; width: 100%;}
#contentbody_wrap > #int_footer > .wrapper {min-height: 0; padding: 30px 0 0 0;}
#int_footer #footinc_contact {display: none;}


/* INTERIOR PAGE: MAIN IMAGE
===================================================================================================== */

#int_mainimage_wrap {min-height: 1px;}
#int_mainimage {background-position: center center; background-repeat: no-repeat; background-size: cover; border-bottom: solid 1px rgba(0,0,0,0.15); position: relative;}
#int_mainimage #title_horz {padding-bottom: 20px; position: static;}

#int_mainimage #title_horz_phone .email {font-size: 10pt;}
#int_mainimage #title_horz_phone .email a {color: #eee; text-decoration: none;}
#int_mainimage #title_horz_phone .email a:hover,
#int_mainimage #title_horz_phone .email a:active {color: #fff;}






/* ======================================================================================================================================
+++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
+++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
RESPONSIVE: MIN WIDTH 500PX
+++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
+++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
====================================================================================================================================== */

@media screen and (min-width: 500px)  {

/* splash: quick search
----------------------------------------------------------------------------------------------------- */
.idxsearch div#search_details {width: 15%;}
.idxsearch button {width: 82%;}

}





/* ======================================================================================================================================
+++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
+++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
RESPONSIVE: MIN WIDTH 700PX
+++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
+++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
====================================================================================================================================== */

@media screen and (min-width: 700px) {

/* header: horizontal layout
----------------------------------------------------------------------------------------------------- */
#header_horz {left: 0; position: absolute; top: 0; width: 100%; z-index: 999;}

.header_wide.align_left #header_horz_social,
.header_wide.align_right .header_horz_center #header_horz_social {float: right; padding: 0 15px 0 5px;}
.header_wide.align_right #header_horz_social {float: left; padding: 0 15px 0 5px;}

.header_wide #header_horz_trigger {display: none;}

/* header: horizontal layout
----------------------------------------------------------------------------------------------------- */
.header_wide.align_left #header_horz_nav {float: right;}
.header_wide.align_right #header_horz_nav,
.header_wide.align_left .header_horz_center #header_horz_nav {float: left;}

/* title: horizontal
----------------------------------------------------------------------------------------------------- */
#title_horz {padding: 0; top: 68px; width: auto;}
#title_horz_wrapper {border-spacing: 2px 0; display: table; height: 120px; padding-left: 13px;}
#title_horz_logo,
.mobile_title #title_horz_logo {display: table-cell;}
#title_horz_logo img {max-height: 120px; max-width: 300px; min-height: 100px; min-width: 120px;}
#title_horz_text {display: table-cell; font-size: 30pt; height: 100%; padding: 10px 30px; vertical-align: middle;}
#title_horz_subtitle {font-size: 18pt;}
.mobile_logo #title_horz_text {display: table-cell;}

#title_horz_phone {display: block; font-size: 16pt; left: 0; margin: 0; padding: 10px 15px 10px 32px; top: 97%; position: absolute;}
#title_horz_phone span {height: 30px; line-height: 30px;}
#title_horz_phone span.icon {font: 18pt/30px "icon_set";}
#title_horz_phone span.phonetitle {font-size: 10pt;}
#title_horz_phone span.phone2 {font-size: 14pt;}

/* title: horizontal (tall)
----------------------------------------------------------------------------------------------------- */
.title_horz_logo_vert #title_horz_wrapper {border-spacing: auto; display: block; height: auto; padding-left: 15px;}
.title_horz_logo_vert #title_horz_logo {display: inline-block;}
.title_horz_logo_vert #title_horz_logo img {max-height: 500px; max-width: 160px; width: 160px;}
.title_horz_logo_vert #title_horz_text {display: inline-block; margin-left: 2px; padding-top: 30px; padding-bottom: 30px; vertical-align: top;}

.title_horz_logo_vert #title_horz_phone {display: none;}
.title_horz_logo_vert #title_horz_phone_alt {display: block;}
#title_horz_phone_alt {background: rgba(75,75,75,.85); color: #eee; display: none; font-size: 13pt; font-weight: 700; padding: 7px; text-align: center;}
#title_horz_phone_alt span {display: inline-block; height: 30px; line-height: 30px;}
#title_horz_phone_alt span.icon {color: #999; font: 13pt/30px "icon_set"; padding-right: 7px;	}
#title_horz_phone_alt span.phonetitle {color: #aaa; display: block; font-size: 9pt; height: auto; line-height: 90%; padding-top: 10px; text-transform: uppercase;}
#title_horz_phone_alt span.phone2 {font-size: 12pt;}

/* title: horizontal (wide)
----------------------------------------------------------------------------------------------------- */
.title_horz_logo_wide #title_horz_wrapper {border-spacing: auto; display: block; height: auto; padding-left: 15px;}
.title_horz_logo_wide #title_horz_logo {display: block; float: left;}
.title_horz_logo_wide #title_horz_logo img {max-height: 90px; max-width: 500px; min-height: 75px;}
.title_horz_logo_wide #title_horz_text {clear: both; display: block; float: left; margin: 2px 0 0 0; padding-top: 20px; padding-bottom: 20px;}
.title_horz_logo_wide #title_horz_text {font-size: 24pt;}
.title_horz_logo_wide #title_horz_subtitle {font-size: 16pt;}

/* title: horizontal (right)
--------------------------------------------------------------------------------- */
.align_right #title_horz {left: auto; right: 0; text-align: right;}
.align_right #title_horz_wrapper {padding: 0 13px 0 0;}
.align_right #title_horz_phone {left: auto; right: 0; padding: 10px 32px 10px 15px; text-align: right;}

.align_right .title_horz_logo_vert #title_horz_text {margin-right: 2px; margin-left: 0;}

.align_right .title_horz_logo_wide #title_horz_logo {float: right;}
.align_right .title_horz_logo_wide #title_horz_text {float: right;}

/* title: vertical
----------------------------------------------------------------------------------------------------- */
.header_vert #title_horz,
.header_vert #header_horz_social,
.header_vert #header_horz_trigger {display: none;}
#header_vert {background: rgba(255,255,255,0.9); height: 100%; left: 0; position: absolute; top: 0; width: 25%; z-index: 999;}
.align_right #header_vert {left: auto; right: 0;}
#title_vert {display: block;}
#header_vert_contact {display: block;}

/* nav menu: horizontal
----------------------------------------------------------------------------------------------------- */
.header_horz.header_wide #header_horz_nav {padding-top: 0;}
.header_horz.header_wide #dyn_nav_h.dropdown {border-right: solid 1px rgba(255,255,255,0.2); display: block !important; float: left; padding: 0; position: relative; z-index: 500;}
.header_horz.header_wide.color_def.rgbtextcolor1_light #dyn_nav_h.dropdown,
.header_horz.header_wide.panels_light.color_alt #dyn_nav_h.dropdown {border-color: rgba(0,0,0,0.2);}

.header_horz.header_wide #dyn_nav_h.dropdown > li {border-width: 0 0 0 1px; float: left; height: 52px; vertical-align: middle; zoom: 1;}
.header_horz.header_wide #dyn_nav_h.dropdown > li:hover {cursor: default; position: relative; z-index: 600;}

.header_horz.header_wide #dyn_nav_h.dropdown a.dyn_nav_mm:link,
.header_horz.header_wide #dyn_nav_h.dropdown a.dyn_nav_mm:visited {height: 52px; line-height: 52px; padding: 0 20px;}

.header_horz.header_wide #dyn_nav_h.dropdown ul {border-top: solid 5px #333; box-shadow: 1px 1px 5px -2px rgba(0,0,0,0.15), -1px 0 3px -2px rgba(0,0,0,0.15); display: block !important; left: 0; position: absolute; top: 100%; visibility: hidden; width: 170px; z-index: 598;}
.header_horz.header_wide.align_left #dyn_nav_h.dropdown > li ul {left: auto; right: 0; text-align: right;}
.header_horz.header_wide #dyn_nav_h.dropdown li:hover > ul {visibility: visible;}

/* nav menu: vertical
----------------------------------------------------------------------------------------------------- */
#header_vert_nav {padding-top: 0;}
.header_vert #dyn_nav_h.dropdown {display: block !important; text-align: center;}

.header_vert #dyn_nav_h.dropdown > li:hover {cursor: default; position: relative; z-index: 600;}
.header_vert #dyn_nav_h.dropdown > li {padding: 0;}

.header_vert #dyn_nav_h a.dyn_nav_a {background-image: url(../images/standard/menu_arrow_vert_l.png); background-repeat: no-repeat; background-position: right -185px;}
.header_vert.color_def.rgbtextcolor1_light #dyn_nav_h a.dyn_nav_a,
.header_vert.color_def.rgbtextcolor2_light #dyn_nav_h > li:hover a.dyn_nav_a,
.header_vert.color_alt.rgbtextcolor1_light #dyn_nav_h > li:hover a.dyn_nav_a {background-position: right 15px;}
.header_vert.color_def.rgbtextcolor1_dark #dyn_nav_h a.dyn_nav_a,
.header_vert.color_def.rgbtextcolor2_dark #dyn_nav_h > li:hover a.dyn_nav_a,
.header_vert.color_alt.rgbtextcolor1_dark #dyn_nav_h > li:hover a.dyn_nav_a {background-position: right -85px;}

.header_vert.align_right #dyn_nav_h a.dyn_nav_a {background-image: url(../images/standard/menu_arrow_vert_r.png); background-position: left -185px;}
.header_vert.align_right.color_def.rgbtextcolor1_light #dyn_nav_h a.dyn_nav_a,
.header_vert.align_right.color_def.rgbtextcolor2_light #dyn_nav_h > li:hover a.dyn_nav_a,
.header_vert.align_right.color_alt.rgbtextcolor1_light #dyn_nav_h > li:hover a.dyn_nav_a {background-position: left 15px;}
.header_vert.align_right.color_def.rgbtextcolor1_dark #dyn_nav_h a.dyn_nav_a,
.header_vert.align_right.color_def.rgbtextcolor2_dark #dyn_nav_h > li:hover a.dyn_nav_a,
.header_vert.align_right.color_alt.rgbtextcolor1_dark #dyn_nav_h > li:hover a.dyn_nav_a {background-position: left -85px;}

.header_vert #dyn_nav_h li ul {background: rgba(255,255,255,0.9); box-shadow: 1px 1px 5px -2px rgba(0,0,0,0.15), 0 -1px 3px -2px rgba(0,0,0,0.15); display: block !important; left: 100%; position: absolute; top: 0; visibility: hidden; width: 200px; z-index: 999;}
.header_vert.align_right #dyn_nav_h li ul {left: auto; right: 100%;}
.header_vert #dyn_nav_h li:hover ul,
.header_vert #dyn_nav_h li.over ul {visibility: visible;}
.header_vert #dyn_nav_h li ul li {text-align: left;}
.header_vert.align_right #dyn_nav_h li ul li {text-align: right;}

/* footer
----------------------------------------------------------------------------------------------------- */
.header_vert #footer {left: 25%; width: 75%;}
.header_vert.align_right #footer {left: 0;}
.header_vert #footer .wrapper {padding-right: 10px; padding-left: 10px; width: auto;}
.header_horz #footer_contact .phone {display: inline-block;}

/* splash: slideshow
----------------------------------------------------------------------------------------------------- */
.header_vert #slogan_wrap {left: 25%; width: 75%;}
.header_vert.align_right #slogan_wrap {left: auto; right: 25%;}

#slogan_logo {padding-top: 80px; text-align: center;}
.mobile_title #slogan_logo {display: block;}
#slogan_text {font-size: 26pt;}
#slogan_subtitle {font-size: 16pt;}
.mobile_logo #slogan_text,
.mobile_logo #slogan_subtitle {display: block;} 
.header_vert #slogan_logo,
.header_vert #slogan_text,
.header_vert #slogan_subtitle {display: none;}
	
.header_vert #slogan_wrap .wrapper {margin-top: 200px;}
#slogan_wrap .wrapper {margin: 20px; padding: 40px 0;}
#slogan_wrap .wrapper span {font-size: 45pt;}
#slogan_wrap a {font-size: 13pt; padding: 15px 40px;}
.header_vert #slogan_phone {display: none;}

/* splash: quick search
----------------------------------------------------------------------------------------------------- */
#searchpanel_wrap {top: 40%;}
#searchpanel_wrap .error {font-size: 9pt; padding: 15px;}
#search_row1 {height: 48px;}
#search_row2 {clear: both; height: 42px;}
#search_row2 div {margin-bottom: 0;}
#search_row1 div#search_field1 {width: 62%;}
#search_row2 div {margin: 0 1% 0 0;}
#search_row2 div:last-child {margin: 0;}
#search_row2 div#search_field2,
#search_row2 div#search_field3 {width: 29.5%;}
#search_row2 div#search_field4,
#search_row2 div#search_field5 {width: 19%;}
.idxsearch select {height: 42px;}
.idxsearch div#search_details {left: auto; right: 29%; top: 0; width: 8%;}
.idxsearch button {width: 28%;}

.header_vert #searchpanel_wrap {left: 25%; top: 32%; width: 75%;}
.header_vert.align_right #searchpanel_wrap {left: auto; right: 25%;}
.header_vert #search_row1 div#search_field1 {width: 56%;}
.header_vert .idxsearch div#search_details {right: 34%; width: 9%;}
.header_vert .idxsearch button {width: 33%;}

/* splash: widget space
----------------------------------------------------------------------------------------------------- */
.quicksearch_enabled #widget_wrap {display: block;}
.header_vert #widget_wrap {left: 25%; width: 75%;}
.header_vert.align_right #widget_wrap {left: auto; right: 25%;}

/* splash: photo buttons
----------------------------------------------------------------------------------------------------- */
#photo_buttons_wrap {height: 150px; position: relative;}
#photo_buttons {bottom: 0; left: 0; margin: 0; position: absolute; width: 100%; z-index: 200;}
#photo_buttons_bg {background: rgba(17,17,17,0.8); bottom: 0; height: 100px; left: 0; position: absolute; width: 100%; z-index: 100;}
#photo_buttons .wrapper {max-width: 1200px; text-align: center; width: auto;}

#photo_buttons a {background: none; display: inline-block; height: 155px; margin: 0 1%; padding: 0; position: relative; width: 31%;}
.photo_buttons_alt #photo_buttons a {max-width: 375px; width: 48%;}
#photo_buttons a span.photo_button_image {background-position: center center; background-repeat: no-repeat; background-size: cover; left: 0; position: absolute; height: 100%; top: 0; width: 100%; z-index: 10;}
#photo_buttons a span.photo_button_overlay {background: rgba(255,255,255,0); bottom: 0; display: block; height: 1px; position: absolute; transition: all 0.15s ease 0.0s; width: 100%; z-index: 20;}
#photo_buttons a:hover span.photo_button_overlay,
#photo_buttons a:active span.photo_button_overlay {background: rgba(75,75,75,0.85); height: 100%; transition: all 0.25s ease 0.0s;}

#photo_buttons a span.photo_button_text {display: block; height: 100%; position: absolute; width: 100%; z-index: 30;}
#photo_buttons a span.photo_button_text > span {display: table; height: 100%; width: 100%;}
#photo_buttons a span.photo_button_text > span > span {display: table-cell; height: 100%; padding: 10px; vertical-align: middle; width: 100%;}
#photo_buttons a span.photo_button_text > span > span > span {background: rgba(75,75,75,0.85); color: #fff; display: inline-block; font: 300 16pt/110% "Open Sans Condensed", sans-serif; padding: 10px 20px; text-transform: uppercase; transition: all 0.15s ease 0.0s;}
#photo_buttons a:hover span.photo_button_text > span > span > span {background: rgba(75,75,75,0); font-size: 22pt; transition: all 0.25s ease 0.0s;}
#photo_buttons a span.photo_button_text em {display: none;}
#photo_buttons a:hover span.photo_button_text em,
#photo_buttons a:active span.photo_button_text em {display: block; font-size: 20pt; font-style: normal;}
.rgbtextcolor1_dark #photo_buttons a:hover span.photo_button_text > span > span > span {color: #000;}

/* splash: contact form
----------------------------------------------------------------------------------------------------- */
#contact {margin-bottom: 20px; width: auto;}
#contact .wrapper {max-width: 1200px; width: auto;}
#contact_title_wrap {text-align: right;}
.align_right #contact_title_wrap,
.header_vert #contact_title_wrap {text-align: left;}
#contact_title_wrap div {font-size: 16pt; height: 47px; line-height: 47px; margin: 0 40px; padding: 0 30px;}
#contact_form form {margin: 0 1.5%;}
#contactform_form > div#widg_field_firstname,
#contactform_form > div#widg_field_phone {margin-right: 1%; width: 49.5%;}
#contactform_form > div#widg_field_lastname,
#contactform_form > div#widg_field_emailaddress {width: 49.5%;}
#contactform_form > div#widg_field_details {width: 70%;}
#contactform_form > div.widg_submit {margin-left: 1%; width: 29%;}
form.widg_inq div.widg_submit button {font-size: 12pt; height: 50px; line-height: 50px;}
form.widg_inq.widg_inq_open div textarea {height: 60px;}
form.widg_inq.widg_inq_open div.widg_submit button {height: 60px; line-height: 60px;}

form.widg_inq .widg_captcha {padding: 10px 0;}
form.widg_inq div.widg_captcha_image {padding: 0;}
form.widg_inq #widg_field_captcha {margin: 0 10px; max-width: 150px; width: 25%;}
form.widg_inq div.widg_submit_final {display: inline-block; padding-top: 0; vertical-align: middle; width: 20%;}
form.widg_inq div.widg_submit_final input[type="submit"] {font-size: 12pt; height: 50px; line-height: 50px;}
.widg_return a {font-size: 9.5pt; margin-top: 0;}

/* splash: featured listings
----------------------------------------------------------------------------------------------------- */
#listings {margin-bottom: 20px; width: auto;}
#listings .wrapper {max-width: 1200px; width: auto;}
#listings_body_wrap {margin: 0 1.5%;}
#listings_title {font-size: 16pt; height: 47px; left: auto; line-height: 47px; padding: 0 30px; right: 40px;}
.align_right #listings_title,
.header_vert #listings_title {left: 40px; right: auto;}
#listings_body {padding: 20px 45px 15px 45px;}
#lu-widg-listings-carousel-prev {left: -35px;}
#lu-widg-listings-carousel-next {right: -35px;}

#lu-widg-listings-carousel a {width: 200px;}
.header_vert #lu-widg-listings-carousel a {width: 175px;}

/* interior page: layout
----------------------------------------------------------------------------------------------------- */
.interiorpage #header_horz {position: fixed;}
#bodywrapper.interiorpage.header_vert {display: table; width: 100%;}
.interiorpage #header_vert {display: table-cell; left: auto; position: relative; top: auto; vertical-align: top;}
.interiorpage.align_right #header_vert {right: auto;}
.interiorpage #header_vert_contact {bottom: auto; left: auto; margin: 0 4%; padding-top: 25px; position: static; width: auto;}
.header_vert #contentbody_wrap {display: table-cell;}
#bodywrapper.interiorpage.align_right #header_vert:nth-child(2) {display: none;}
#bodywrapper.interiorpage.align_right #header_vert:nth-child(4) {display: table-cell;}

/* interior page: main image
----------------------------------------------------------------------------------------------------- */
#int_mainimage_wrap {min-height: 50px;}  
#int_mainimage {height: 250px;}
#int_mainimage #title_horz_wrapper {height: 100px;}
#int_mainimage #title_horz {padding-top: 65px; text-align: left;}
#int_mainimage #title_horz_logo img {max-height: 100px;}
#int_mainimage #title_horz_text {font-size: 24pt;}
#int_mainimage #title_horz_subtitle {font-size: 15pt;}
#int_mainimage #title_horz_phone {bottom: -10px; left: auto; right: 0; text-align: right; top: auto;}
#int_mainimage #title_horz_phone .email {font-size: 11pt;}

#int_mainimage .title_horz_logo_vert #title_horz_logo img {max-height: 150px; min-height: 1px; min-width: 1px; width: auto;}
#int_mainimage .title_horz_logo_vert #title_horz_text {height: auto;}
#int_mainimage .title_horz_logo_vert #title_horz_phone {display: block;}

#int_mainimage .title_horz_logo_wide #title_horz_logo img {max-height: 60px; max-width: 350px; min-height: 40px;}
#int_mainimage .title_horz_logo_wide #title_horz_text {height: auto;}

.align_right #title_horz {float: right;}
.align_right #title_horz_wrapper {text-align: right;}
.align_right #int_mainimage #title_horz_phone {left: 0; right: auto; text-align: left;}

.header_vert #int_mainimage {height: 200px;}

/* interior page: main image (condensed)
----------------------------------------------------------------------------------------------------- */
.int_image_small.header_horz #int_mainimage_wrap {padding: 65px 15px 0 15px;}
.int_image_small.header_horz #int_mainimage {height: 200px; margin: 0 auto; max-width: 1300px;}

.int_image_small #int_mainimage #title_horz {padding-top: 20px;}
.int_image_small #int_mainimage #title_horz_phone {left: auto; right: -10px;}
.int_image_small.align_right #int_mainimage #title_horz_phone {left: -10px; right: auto;}

.int_image_small.header_vert #int_mainimage_wrap {padding: 15px 15px 0 15px;}
.int_image_small.header_vert #int_mainimage {height: 175px; margin: 0 auto; max-width: 1200px;}

}






/* ======================================================================================================================================
+++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
+++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
RESPONSIVE: MIN WIDTH 700PX & MIN HEIGHT 850PX
+++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
+++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
====================================================================================================================================== */

@media screen and (min-width: 700px) and (min-height: 850px)  {

/* splash: slideshow
----------------------------------------------------------------------------------------------------- */
#slogan_logo img {max-height: 150px; max-width: 120px;}
.slogan_logo_wide #slogan_logo img {max-width: 360px; min-width: 300px;}
#slogan_phone {font-size: 22pt; padding-top: 80px;}
#slogan_phone span.phonetitle {font-size: 12pt;}
#slogan_phone span.phone2 {font-size: 18pt;}

}





/* ======================================================================================================================================
+++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
+++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
RESPONSIVE: MIN WIDTH 1000PX
+++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
+++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
====================================================================================================================================== */

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

/* general layout
----------------------------------------------------------------------------------------------------- */
.wrapper {width: 800px;}

/* title: vertical
----------------------------------------------------------------------------------------------------- */
#header_vert {width: 20%;}

/* footer
----------------------------------------------------------------------------------------------------- */
.header_vert #footer {left: 20%; width: 80%;}
.header_vert.align_right #footer {left: 0;}
.header_vert #footer_contact .phone {display: inline-block;}

/* splash: slideshow
----------------------------------------------------------------------------------------------------- */
.header_vert #slogan_wrap {left: 20%; width: 80%;}
.header_vert.align_right #slogan_wrap {left: auto; right: 20%;}
#slogan_wrap .wrapper span {font-size: 60pt;}

/* splash: quick search
----------------------------------------------------------------------------------------------------- */
.idxsearch button span {font-size: 12pt;}
.header_vert #searchpanel_wrap {left: 20%; width: 80%;}
.header_vert.align_right #searchpanel_wrap {left: auto; right: 20%;}
.header_vert #search_row1 div#search_field1 {width: 62%;}
.header_vert .idxsearch div#search_details {right: 29%; width: 8%;}
.header_vert .idxsearch button {width: 28%;}

/* splash: widget space
----------------------------------------------------------------------------------------------------- */
.header_vert #widget_wrap {left: 20%; width: 80%;}
.header_vert.align_right #widget_wrap {left: auto; right: 20%;}

/* splash: photo buttons
----------------------------------------------------------------------------------------------------- */
#photo_buttons_wrap {height: 175px;}
#photo_buttons_wrap a {height: 175px;}

/* splash: contact form
----------------------------------------------------------------------------------------------------- */
#contactform_form > div#widg_field_firstname,
#contactform_form > div#widg_field_lastname,
#contactform_form > div#widg_field_phone,
#contactform_form > div#widg_field_emailaddress {margin-right: 0.5%; width: 18%;}
#contactform_form > div#widg_field_phone {clear: left;}
#contactform_form > div#widg_field_details {float: none; left: 37%; position: absolute; top: 0; width: 47.5%;}
form.widg_inq div textarea {height: 37px; line-height: 25px;}
form.widg_inq.widg_inq_open div textarea {height: 79px; line-height: 135%;}
#contactform_form > div.widg_submit {float: none; margin-left: 0; position: absolute; right: 0; top: 0; width: 15%;}
form.widg_inq div.widg_submit button {height: 37px; line-height: 37px; font-size: 10pt;}
form.widg_inq.widg_inq_open div.widg_submit button {height: 50px; line-height: 50px; font-size: 12pt;}

/* splash: featured listings
----------------------------------------------------------------------------------------------------- */
.header_vert #lu-widg-listings-carousel a {width: 200px;}

/* interior page: layout
----------------------------------------------------------------------------------------------------- */
#contentbody_wrap > div > .wrapper {margin: 0 auto; max-width: 1200px; padding: 50px 25px 80px 25px; width: auto;}

/* interior page: main image
----------------------------------------------------------------------------------------------------- */
#int_mainimage {height: 300px;}
#int_mainimage #title_horz_logo img {max-height: 120px;}
#int_mainimage #title_horz_wrapper {height: 120px;}
#int_mainimage #title_horz_text {font-size: 30pt;}
#int_mainimage #title_horz_subtitle {font-size: 18pt;}

#int_mainimage .title_horz_logo_vert #title_horz_logo img {max-height: 180px;}

#int_mainimage .title_horz_logo_wide #title_horz_logo img {max-height: 80px;}
#int_mainimage .title_horz_logo_wide #title_horz_text {padding-top: 20px; padding-bottom: 20px;}

/* interior page: main image (condensed)
----------------------------------------------------------------------------------------------------- */
.int_image_small.header_horz #int_mainimage {height: 250px;}

}





/* ======================================================================================================================================
+++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
+++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
RESPONSIVE: MIN WIDTH 1200PX
+++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
+++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
====================================================================================================================================== */

@media screen and (min-width: 1200px) {

/* general layout
----------------------------------------------------------------------------------------------------- */
.wrapper {width: 960px;}

/* title: vertical
----------------------------------------------------------------------------------------------------- */
#header_vert {width: 18%;}

/* footer
----------------------------------------------------------------------------------------------------- */
.header_vert #footer {left: 18%; width: 82%;}
.header_vert.align_right #footer {left: 0;}
#footer_contact .address {display: inline-block;}

/* splash: slideshow
----------------------------------------------------------------------------------------------------- */
.header_vert #slogan_wrap {left: 18%; width: 82%;}
.header_vert.align_right #slogan_wrap {left: auto; right: 18%;}
#slogan_wrap .wrapper span {font-size: 70pt;}

/* splash: quick search
----------------------------------------------------------------------------------------------------- */
.header_vert #searchpanel_wrap {left: 18%; width: 82%;}
.header_vert.align_right #searchpanel_wrap {left: auto; right: 18%;}

/* splash: widget space
----------------------------------------------------------------------------------------------------- */
.header_vert #widget_wrap {left: 18%; width: 82%;}
.header_vert.align_right #widget_wrap {left: auto; right: 18%;}

/* splash: photo buttons
----------------------------------------------------------------------------------------------------- */
#photo_buttons_wrap {height: 200px;}
#photo_buttons_wrap a {height: 200px;}

/* interior page: main image
----------------------------------------------------------------------------------------------------- */
.header_vert #int_mainimage {height: 250px;}
#int_mainimage #title_horz_phone .email {font-size: 12pt;}

/* interior page: main image (condensed)
----------------------------------------------------------------------------------------------------- */
.int_image_small.header_vert #int_mainimage {height: 225px;}

}





/* ======================================================================================================================================
+++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
+++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
RESPONSIVE: MIN WIDTH 1200PX & MIN HEIGHT 800PX
+++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
+++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
====================================================================================================================================== */

@media screen and (min-width: 1200px) and (min-height: 800px)  {

/* title: vertical
----------------------------------------------------------------------------------------------------- */
#title_vert_logo img {max-height: 120px;}
.title_vert_logo_vert #title_vert_logo img {max-height: 170px;}

}




/* ======================================================================================================================================
+++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
+++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
RESPONSIVE: MIN WIDTH 1400PX
+++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
+++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
====================================================================================================================================== */

@media screen and (min-width: 1400px) {

/* general layout
----------------------------------------------------------------------------------------------------- */
.wrapper {width: 1200px;}

/* title: horizontal
----------------------------------------------------------------------------------------------------- */
#title_horz_logo img {max-height: 140px; max-width: 360px; min-height: 120px;}
#title_horz_phone {font-size: 18pt;}
#title_horz_phone span.phone2 {font-size: 15pt;}

/* title: horizontal (tall)
----------------------------------------------------------------------------------------------------- */
.title_horz_logo_vert #title_horz_logo img {max-width: none;}
#title_horz_phone_alt {font-size: 14pt;}
#title_horz_phone_alt span.phone2 {font-size: 13pt;}

/* title: horizontal (wide)
----------------------------------------------------------------------------------------------------- */
.title_horz_logo_wide #title_horz_logo img {max-height: 140px; min-height: 90px;}  
.title_horz_logo_wide #title_horz_text {padding-top: 30px; padding-bottom: 30px;}
.title_horz_logo_wide #title_horz_text {font-size: 30pt;}
.title_horz_logo_wide #title_horz_subtitle {font-size: 18pt;}

/* title: vertical
----------------------------------------------------------------------------------------------------- */
#header_vert {width: 15%;}
#header_vert_phone {font-size: 18pt;}

/* footer
----------------------------------------------------------------------------------------------------- */
.header_vert #footer {left: 15%; width: 85%;}
.header_vert.align_right #footer {left: 0;}
#footer_contact {font-size: 10pt; padding-top: 15px;}

/* splash: slideshow
----------------------------------------------------------------------------------------------------- */
.header_vert #slogan_wrap {left: 15%; width: 85%;}
.header_vert.align_right #slogan_wrap {left: auto; right: 15%;}

/* splash: quick search
----------------------------------------------------------------------------------------------------- */
.header_vert #searchpanel_wrap {left: 15%; width: 85%;}
.header_vert.align_right #searchpanel_wrap {left: auto; right: 15%;}

/* splash: widget space
----------------------------------------------------------------------------------------------------- */
.header_vert #widget_wrap {left: 15%; width: 85%;}
.header_vert.align_right #widget_wrap {left: auto; right: 15%;}

/* splash: photo buttons
----------------------------------------------------------------------------------------------------- */
#photo_buttons_wrap {height: 215px;}
#photo_buttons a {height: 215px;}
#photo_buttons a span.photo_button_text > span > span > span {font-size: 18pt;}

/* splash: contact form
----------------------------------------------------------------------------------------------------- */
form.widg_inq div input[type="text"],
form.widg_inq div textarea {font-size: 10pt;}

/* splash: featured listings
----------------------------------------------------------------------------------------------------- */
#lu-widg-listings-carousel {height: 175px;}
#lu-widg-listings-carousel a {height: 175px; width: 230px;}
.header_vert #lu-widg-listings-carousel {height: 150px;}
.header_vert #lu-widg-listings-carousel a {height: 150px; width: 200px;}

}





/* ======================================================================================================================================
+++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
+++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
RESPONSIVE: MIN WIDTH 1400PX & MIN HEIGHT 850PX
+++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
+++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
====================================================================================================================================== */

@media screen and (min-width: 1400px) and (min-height: 850px)  {

/* splash: slideshow
----------------------------------------------------------------------------------------------------- */
.header_horz #slogan_wrap .wrapper span {font-size: 100pt;}

}