@-ms-viewport { 
    width: device-width;
    overflow-y: auto;
}

/*::-webkit-scrollbar {
    display: none;
}*/

html,body {
    width: 100%;
    height: 100%;
    padding: 0;
    margin: 0;
    overflow-x: hidden;

}


body {
    background-color: #e0f0ff;
}

/* color: #082744; for TEXT IN NEW LIGHT COLORED BG*/

body.anchor2 {
    display: block;
    position: relative;
    overflow-x: hidden;
}

#iconholder {
    display: flex;
    align-items: center;
    justify-content: center;
    flex-direction: column;
    width: 100%;
    text-align: center;
    min-height: 260px;
    margin: 7% auto 12%;
    position: relative;
}


#iconholder img.center {
    max-height: 120%;
    max-width: 120%;
}


#iconholder h3, #iconholder p {
    color: #082744;
    text-align: center;
    font-family: 'Open Sans', sans-serif;
}

#iconholder h3{
    font-size: 1.65em;
    letter-spacing: 0.125em;
}

#iconholder p {
    font-size: 1.35em;
    letter-spacing: 0.125em;
    margin-top: -1%;
}

#iconholder .sub-head {
    font-weight: 600;
    line-height: 1.25em;
    padding-bottom: 0.25em;
}
    

#iconholder .overview {
    line-height: 1.25em;
}

nav { 
    color: #9ac7f7;
    font-family: 'Open Sans', sans-serif;
    background-color: #082744;
    font-size: 1.185em;
    letter-spacing: 0.12em;
    width: 100%;
    height: 60px;
    margin-top: 0;
    position: fixed;
    z-index: 10;
    
}

nav .nav_logo {
    margin-left: 8%;
    margin-top: 1%;
}

nav .nav_sections {
    margin-left: 22%;
    margin-top: -5%;
}

nav .nav_sections li {
    list-style: none;
    display: inline-block;
    margin-right: 9%;
}
nav li a {
    color: #9ac7f7;
    text-decoration: none; 
}

nav li a:hover {
    color: white; 
}

nav .mobile_nav_bg .mobile-sml, nav .mobile_toggle_nav {
    display: none;
}


#announce {
    color: #082744;
    font-family: 'Open Sans', sans-serif;
    background-color: #8fb5dc;
    font-size: 1.125em;
    letter-spacing: 0.1em;
    text-align: center;
    width: 100%;
    height: 60px;
    margin-top: 60px;
    position: fixed;
    z-index: 9;
}

#announce a {
    color: #082744;
    text-decoration: none; 
}


#announce span.highlight {
    color: #ffffff; 
    font-weight: bold;
}

#main {
    position: absolute;
    width: 100%;
    margin-top: 12%;
    /*text-align: center;*/
    opacity: 1;
    
}


.sectionTitle {
    font-family: 'Open Sans', sans-serif;
    color: #082744;
    font-size: 1.65em;
    letter-spacing: 0.115em;
    text-align: center;
}


.sectionTitle .portfolio_title {
    margin: 3em 0;
}


a.anchor {
    display: block;
    position: relative;
    visibility: hidden;
}

a#portfolio-section {
    display: block;
    position: relative;
    top: 30px;
    visibility: hidden;
}

a#about-section {
    display: block;
    position: relative;
    top: 30px;
    visibility: hidden;
}


#about-text {
    display: flex;
    justify-content: center;
    width: 820px;
    height: auto;
    margin: 2% auto 0;
    box-sizing: border-box;
}



#summary { 
    font-family: 'Open Sans', sans-serif;
    color: #082744;
    flex-grow: 1;
    flex-basis: 820px;
    height: auto;
    font-size: 1.185em;
    letter-spacing: 0.105em;
    line-height: 1.265em;
    margin: 0 auto;
    text-align: justify;
    box-sizing: border-box;
}

#summary .title {
    font-style: italic;
}

#summary p:first-child {
    margin-bottom: 40px;
}

#summary h2 {
    font-size: 1.25em;
    letter-spacing: 0.115em;
    margin: 6% 0 0;
}

#summary h3 {
    font-size: 1.185em;
    letter-spacing: 0.115em;
    margin: 6% 0 0;
}


#summary h2, #summary h3, #summary img {
    text-align: center;
} 


#summary a {
    color: #082744;
    text-decoration: none;
    font-weight: 700;
    opacity: 1;
}

#summary a:hover {
    opacity: 0.75;
}

.closing {
    text-align: center;
}

.social_icons {
    text-align: center;
}

.social_icons img {
    height: 100px;
    width: 100px;
}

.social_icons a:not(:last-child) {
    margin-right: 40px;
}



#emailChoices1, #emailChoices2 {
    display: flex;
    justify-content: space-evenly;
    height: 300px;
}

#emailChoices1 {
    margin: 8% auto;
}

#emailChoices2 {
    margin: 0 auto 10%;
}

#emailChoices1 .email-thumb, #emailChoices2 .email-thumb {
    justify-content: center;
    align-items: center;
    width: 220px;
    height: auto;
    box-sizing: border-box;
}


#emailChoices2 #img_05.large {
    height: 230px;    
}
/*#landChoices {
    display: flex;
    justify-content: center;
    width: 800px;
    height: 190px;
    margin: 10% auto;
    box-sizing: border-box;
}*/

.hidden01, .hidden02, .hidden03, .hidden04, .hidden05 {
    opacity: 0;
}


#img_01 {
    cursor: pointer;
    background-image: url(../img/rb_transact_email_img2.gif);
    background-size: cover;
    border-radius: 7px;
    width: 220px;
    border: 4px solid #ffffff;
    box-shadow: 2px 2px 8px 2px rgba(8,39,68,0.45);
}

#img_01:hover {
    background-image: url(../img/rb_transact_email_anim_final2.gif);
}


#img_02 {
    cursor: pointer;
    background-image: url(../img/rrhc_promo_email_img2.gif);
    background-size: cover;
    border-radius: 7px;
    width: 220px;
    border: 4px solid #ffffff;
    box-shadow: 2px 2px 8px 2px rgba(8,39,68,0.45);
}

#img_02:hover {
    background-image: url(../img/rrhc_promo_email_anim_final2.gif);
}

#img_03 {
    cursor: pointer;
    background-image: url(../img/orchard_mile_email_img2.gif);
    background-size: cover;
    border-radius: 7px;
    width: 220px;
    border: 4px solid #ffffff;
    box-shadow: 2px 2px 8px 2px rgba(8,39,68,0.45);
}

#img_03:hover {
    background-image: url(../img/orchard_mile_email_anim_final2.gif);
}

#img_04 {
    cursor: pointer;
    background-image: url(../img/real_estate_email_img2.gif);
    background-size: cover;
    border-radius: 7px;
    width: 220px;
    border: 4px solid #ffffff;
    box-shadow: 2px 2px 8px 2px rgba(8,39,68,0.45);
}

#img_04:hover {
    background-image: url(../img/real_estate_email_amin_final2.gif);
}

#img_05.large {
    cursor: pointer;
    background-image: url(../img/rsvp_land_pg_img2.gif);
    background-size: cover;
    border-radius: 7px;
    width: 425px;
    border: 4px solid #ffffff;
    box-shadow: 2px 2px 8px 2px rgba(8,39,68,0.45);
    margin-top: 2.5%;
    
}

#img_05.large:hover {
    background-image: url(../img/rsvp_land_pg_anim_final2.gif);
}

#img_05.small, #img_05.small:hover {
    display: none;
}


/************    FOOTER SECTION  ************/


#footerWrapper {
    display: flex;
    align-items: flex-start;
    justify-content: center;
    width: 820px;
    height: 50px;
    margin: 10% auto 0;
    box-sizing: border-box; 
}

footer {
    text-align: center;
    width: 100%;
    height: 100px;
    margin: 0;
}

footer p { 
    font-family: 'Open Sans', sans-serif;
    color: #082744;
    font-size: 1.25em;
    letter-spacing: 0.115em;
    line-height: 1.285em;
    margin: 0;
    box-sizing: border-box;
}


footer p.large {
    margin: 0;
    padding: 5% 0;
    font-size: 1em;
    display: block;
}

footer p.mobile {
    margin-bottom: 3%;
    font-size: 0.8em;
    display: none;
}

@media screen and (max-width: 2500px) {
        nav .nav_sections {
        margin-left: 30.5%;
        margin-top: -2.75%;
    }
      
}

@media screen and (max-width: 2000px) {
        nav .nav_sections {
        margin-left: 27%;
        margin-top: -3%;
    }
      
}

@media screen and (max-width: 1500px) {
        nav .nav_sections {
        margin-left: 23%;
        margin-top: -4%;
    }
      
} 


@media screen and (max-width: 1024px) {
    
    nav {
        font-size: 1.1275em;
        letter-spacing: 0.12em;
    }
   
    nav .nav_sections {
        margin-top: -5.5%
    }
    
    nav .nav_sections li { 
        margin: 0% 8% 0 0;
    }

    
    .sectionTitle {
        font-size: 1.475em;
        margin-bottom: -3%;
    }
   
    .sectionTitle .about_me_text {
        margin-bottom: 6%;
    }
    
    a#portfolio-section {
        top: -5px;
    }

    a#about-section {
        top: -5px;
    }
    
    
    #about-text, #summary {
        max-width: 800px;
    }

    #summary {
        height: auto;
        font-size: 1.125em;
        letter-spacing: 0.095em;
        line-height: 1.275em;
    }
    
    
    #summary h2 {
        font-size: 1.175em;
    }
    
    #summary h3 {
        font-size: 1.135em;
    }
    
    footer p.large {
        margin: 0;
        
    }
}


@media screen and (max-width: 896px) {
    
    nav {
        font-size: 1.125em;
    }
        
    nav .nav_sections li {
        display: none;
    }
    

    nav .mobile_nav_bg {
        display: block;
        position: absolute;
        top: 70%;
        width: 100%;
        max-height: 0;
        padding-top: 0px;
        transition: max-height 0.3s ease-out;
        -webkit-transition: max-height 0.3s ease-out;
        transition: padding-top 0.3s ease-out;
        -webkit-transition: padding-top 0.3s ease-out;
        overflow: hidden;
        /*height: 360%;*/
        background-color: #9ac7f7;
        z-index: 1;
    }
    
    nav.is-open-menu .mobile_nav_bg {
        max-height: 500px;
        padding-top: 20px;
        transition: padding-top 0.5s ease-in;
        -webkit-transition: padding-top 0.5s ease-in;
        transition: max-height 0.5s ease-in;
        -webkit-transition: max-height 0.5s ease-in;
    }

    
    nav .mobile_nav_bg .mobile-sml {
        display: block;
        text-align: left;
        list-style: none;
        margin-top: 4%;
    }
    
    nav .mobile_nav_bg li:last-child {
        padding-bottom: 4%;
    }
    
    
    nav li a {
        color: #082744;
        text-decoration: none; 
    }
    
    nav li.first a {
        color: #9ac7f7;
    }

    nav li a:hover {
        color: white; 
    }
    
    nav .mobile_toggle_nav {
        position: absolute;
        top: 24%;
        left: 92%;
        width: 30px;
        height: 30px;
        /*background: pink;*/
        display: flex;
        align-items: center;
        cursor: pointer;
    }
    
     .mobile_toggle_nav span::before, .mobile_toggle_nav span, .mobile_toggle_nav span::after {
        content: "";
        display: block;
        height: 2px;
        width: 100%;
        background: #9ac7f7;
        position: relative;
        transition: all 0.3s ease-in-out;
        -webkit-transition: all 0.3s ease-in-out;
        z-index: 1;
    }
    
    .mobile_toggle_nav span::before {
        top: -11px;
    }
    
    .mobile_toggle_nav span::after {
        top: 8px;
    }
    
    /* .is-open-menu replaces :hover for mobile states */
    .mobile_toggle_nav.is-open-menu span {
        background: transparent;
    }
    
    .mobile_toggle_nav.is-open-menu span::before, .mobile_toggle_nav.is-open-menu span::after {
        background: white;
        transform-origin: center;
        transform: rotate(45deg);
        -webkit-transform-origin: center;
        -webkit-transform: rotate(45deg);
        top: 0;
    }
    
    .mobile_toggle_nav.is-open-menu span::before {
        top: 2px;
        transform: rotate(-45deg);
        -webkit-transform: rotate(-45deg);
    }
    
    
    nav .nav_logo {
        position: absolute;
        z-index: 2;
    }
    
    #emailChoices1, #emailChoices2 {
        justify-content: space-evenly;
    }
    
    #emailChoices1 .email-thumb, #emailChoices2 .email-thumb {
        justify-content: space-evenly;
    }
    
    
    #about-text, #summary {
        max-width: 700px;
    }
    
    
    .sectionTitle .about_me_text {
        margin-bottom: 6%;
    }
    
    a#portfolio-section {
        top: -17px;
    }

    a#about-section {
        top: -17px;
    }

    #footerWrapper {
        display: block;
    }
    
    
    footer {
        margin-top: 8%;
        width: auto;
    }
    
    footer p {
        font-size: 1.115em;
        letter-spacing: 0.1em;
        letter-spacing: 0.075em;
        line-height: 1.25em;
    }
      
}


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

    #announce p {
        font-size: 0.975em;
    }
    
    nav .mobile_toggle_nav {
        top: 24%;
        left: 90%;
        width: 30px;
        height: 30px;
    }

    #about-text, #summary {
        display: block;
    }
    
    #iconholder {
        display: block;
        text-align: center;
        margin: 0 auto;
    }
    
    #iconholder img.center {
        margin-top: 8%;
        max-height: 160px;
        max-width: 160px;
    }
    
    
    .sectionTitle {
        font-size: 1.325em;
        margin-bottom: -5%;
    }
   
    .sectionTitle .about_me_text {
        margin-bottom: 10%;
        margin-top: 52%;
    }
    
    a#portfolio-section {
        top: 15px;
    }
    
    a#about-section {
        top: 20px;
    }
    
    #about-text {
        max-width: 600px;
    }

    #summary {
        font-size: 1.05em;
        letter-spacing: 0.075em;
        line-height: 1.25em;
    }
    
    #summary h2 {
        font-size: 1.125em;
    }
    
    #summary h3 {
        font-size: 1.110em;
    }

   
    #emailChoices1, #emailChoices2 {
        display: block;
        align-content: flex-start;
        justify-content: normal;
        width: 70%;
        height: 300px;
        margin: 3% auto 12%;
    }
    
    #emailChoices2 {
        margin-top: 110%;
        margin-bottom: 45%;
    }
    

    #emailChoices1 .email-thumb, #emailChoices2 .email-thumb, #landChoices .email-thumb {
        display: block;
        align-content: flex-start;
        justify-content: normal;
        width: 220px;
        height: auto;
        margin: 15% auto;
    } 
    
    #emailChoices2 #img_05.large, #img_05.large:hover  {
        display: none;
    }
    
    #emailChoices2 #img_05.small, #img_05.small:hover {
        display: block;
        align-content: flex-start;
        justify-content: normal;
        width: 70%;
    }
    
    #emailChoices2 #img_05.small {
        cursor: pointer;
        background-image: url(../img/rsvp_land_pg_img.gif);
        background-size: cover;
        border-radius: 7px;
        width: 350px;
        height: 190px;
        border: 4px solid #ffffff;
        box-shadow: 0 2px 4px 1px #082744;
        margin: 0 auto;
    }

    #emailChoices2 #img_05.small:hover {
        background-image: url(../img/rsvp_land_pg_anim_final.gif);
    }

    
    #footerWrapper {
        display: block;
        width: 600px; 
        margin: 10% auto 2%;
    }
    
    footer {
        height: 60px;
        margin-top: 25%;
    }
    
    
    footer h3 {
        font-size: 1.275em;
        letter-spacing: 0.1em;
    }
    
    footer p {
        font-size: 1em;
        letter-spacing: 0.1em;
        letter-spacing: 0.075em;
        line-height: 1.25em;
        width: 100%;
    }
    
    footer p.large {
        display: none;
    }

   
    footer p.mobile {
        font-size: 0.8em;
        display: block;
        margin: 12% 0 -2%;
    }
}




@media screen and (max-width: 668px) {

    #announce {
        height: 75px;
    }

    #announce p {
        font-size: 1.1em;
        padding: 0 12%;
        line-height: 1.375em;
        margin-top: 1.5%
    }

    a#portfolio-section {
        top: -7px;
    }
    
    a#about-section {
        top: -62px;
    }

    #emailChoices2 {
        margin-top: 127%;
        margin-bottom: 58%;
    }
}


@media screen and (max-width: 568px) {

    #announce {
        font-size: 1.05em;
        height: 78px;
    }

    #announce p {
        padding: 1% 14.5% 0;
        line-height: 1.45em;
    }
    
    nav .nav_logo {
        width: 60px;
        height: 60px;
        margin-top: 2.25%;
    }
    

    nav .mobile_toggle_nav {
        left: 85%;
    }
    
    
    #iconholder h3{
        font-size: 1.45em;
    }

    #iconholder p {
        font-size: 1.15em;
        margin-top: -2%;
    }
    
    
    #main {
        width: 550px;
        margin-left: 10px;
    }
    
   

    #about-text, #summary {
        max-width: 480px;
        width: 480px;
    }
    
    a#portfolio-section {
        top: -25px;
    }
    
    a#about-section {
        top: -75px;
    }
    
    
    .sectionTitle {
        font-size: 1.285em;
        margin-bottom: -5%;
    }
   
    .sectionTitle .about_me_text {
        margin-bottom: 9%;
    }
    
    #summary {
        width: 480px;
        font-size: 1em;
        letter-spacing: 0.075em;
        line-height: 1.25em;
    }
    
    #summary h2 {
        font-size: 1.125em;
    }
    
    #summary h3 {
        font-size: 1.115em;
    }
    
    
    #summary .closing {
        width: 400px;
        text-align: center;
        margin: 5% auto;
    }
    
    #emailChoices1 .email-thumb, #emailChoices2 .email-thumb {
        margin: 15% auto;
    }
    
    #emailChoices2 {
        margin-top: 140%;
        margin-bottom: 67%;
    }
    
    #emailChoices2 #img_05.large, #emailChoices2 #img_05.small {
        margin: auto;
    }  
    
    #footerWrapper {
        width: 480px;
    }
    
}

@media screen and (max-width: 485px) {

    #announce {
        font-size: 1em;
        height: 78px;
    }

    #announce p {
        padding: 1% 10% 0;
        line-height: 1.5em;
    }

    #main {
        width: 485px;
        margin-left: -3px;
    }
    
    .sectionTitle {
        padding-top: 1%;
    }
    
    
    #emailChoices1 {
        width: 50%;
        height: 300px;
        margin: 0 25%;
    }
    
    #emailChoices2 {
        margin: 149% 0 15%;
    }
    
    #emailChoices2 #img_04 {
        margin-top: 7.5%;
        margin-left: 39%;
    }
    
    #emailChoices2 #img_05.large, #emailChoices2 #img_05.small {
        margin: -5% 19.5% 10%;
    }
    
    a#portfolio-section {
        top: -15px;
    }
    
    a#about-section {
        top: 170px;
    }
    
    #about-text, #summary  {
        max-width: 430px;
        width: 430px;
    }
    
  
}


@media screen and (max-width: 430px) {

    #announce {
        height: 75px;
    }

    #announce p {
        font-size: .925em;
        padding: 1.5% 9% 0;
        line-height: 1.5em;
    }
   
    
    nav { 
        font-size: 1em;
        letter-spacing: 0.12em;
    }
    
    nav .nav_sections li.first {
        margin: 3% 0 4% -2%;
    }
    
    nav .mobile_nav_bg .mobile-sml {
        margin-left: -2%;
    }

    nav .mobile_toggle_nav {
        left: 82%;
        width: 25px;
        height: 25px;
    }
    
    #main {
        margin-left: -30px;
    }
    
    #iconholder img.center {
        margin-top: 15%;
        max-height: 130px;
        max-width: 130px;
    }
    
    #iconholder h3{
        font-size: 1.35em;
    }

    #iconholder p {
        font-size: 1em;
        margin-top: -3%;
    }
    
    
    a#about-section {
        top: 175px;
    }
    
    
    #about-text, #summary {
        max-width: 340px;
        width: 340px;
    }
    
    
    .sectionTitle {
        font-size: 1.125em;
        margin-bottom: -5%;
        padding-top: 2%;
    }
   
    .sectionTitle .about_me_text {
        margin-bottom: 12%;
    }
    
    
    #summary {
        font-size: 0.9em;
        letter-spacing: 0.05em;
        line-height: 1.25em;
    }
    
    #summary h2 {
        font-size: 1.075em;
    }
    
    #summary h3 {
        font-size: 1em;
    }
    
    #summary .closing {
        width: 300px;
        text-align: center;
        margin: 3% auto;
    }
  
    .social_icons img {
        height: 75px;
        width: 75px;
    }

    .social_icons a:not(:last-child) {
        margin-right: 20px;
    }

    
    #about-text, #summary  {
        max-width: 340px;
        width: 340px;
    }
    
    #footerWrapper {
        width: 340px;      
    }
    
    footer {
        margin-top: -20%;
        width: auto;
    }
    
    footer p {
        font-size: 0.8em;
        letter-spacing: 0.075em;
        line-height: 1.25em;
        width: 100%;
        text-align: center;
    }
    
    footer p.mobile {
        font-size: 0.8em;
        padding: 20% 0;
    }
}

@media screen and (max-width: 414px) {

     #announce p {
        padding: 1.5% 7.5% 0;
    }
    
    #main {
        margin-left: -35px;
    }
    
    a#portfolio-section {
        top: -20px;
    }
    
    a#about-section {
        top: 170px;
    }
}


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

     #announce {
        height: 75px;
    }

    #announce p {
        font-size: .9em;
        padding: 2.25% 6.5% 0;
        line-height: 1.5em;
    }
    
    #main {
        margin-left: -54px;
    }
    
    a#about-section {
        top: 167px;
    }
    
}