:root {
    --red: #990000;
    --charcoal: #333333;
    --red-dark: #950000;
    --gray: #71797e;
    --cream: #efe8de;
    --light: #f3f5f6;
    --white: #ffffff;
}

* {
    box-sizing: border-box;
}

html {
    scroll-behavior: smooth;
}

body {
    color: var(--charcoal);
    line-height: 1.65;
    font-family: "Public Sans", sans-serif;
    font-optical-sizing: auto;
    font-style: normal;
}

main {
    background: linear-gradient(180deg, #f7f4ef, #fff);
}

    main a {
        color: var(--red);
        font-weight: 900;
    }

h1, h2, h3, h4, h5, h6, .display-5, .display-6, .heading-font {
    font-family: "Oswald", sans-serif;
    font-style: normal;
    text-transform: uppercase;
    font-weight: 900;
    letter-spacing: -.03em;
}

.site-header {
    background: #fff;
    border-bottom: 6px solid var(--red);
    box-shadow: 0 8px 22px rgba(0,0,0,.12);
}

.navbar-nav .nav-link {
    color: var(--charcoal);
    font-size: .9rem;
    font-weight: 800;
    letter-spacing: .03em;
    text-transform: uppercase;
    padding: 1rem .75rem;
}

    .navbar-nav .nav-link:hover,
    .navbar-nav .nav-link:focus {
        color: var(--red);
    }

.site-footer {
    background: #1f1f1f;
    color: #fff;
    border-top: 10px solid var(--red);
    padding: 4rem 0 1.5rem;
}

.footer-brand {
    font-size: clamp(2rem, 4vw, 3rem);
    font-weight: 900;
    letter-spacing: -.03em;
    margin-bottom: 1rem;
}

.footer-description {
    max-width: 34ch;
    line-height: 1.7;
    color: rgba(255,255,255,.82);
    margin-bottom: 2rem;
}

.footer-list li {
    margin-bottom: 1rem;
    line-height: 1.6;
    color: rgba(255,255,255,.82);
}

footer a {
    color: rgba(255,255,255,.82);
    text-decoration: none;
    border-bottom: 2px solid rgba(255,255,255,.82);
    transition: .2s ease;
}

    footer a:hover,
    footer a:focus {
        color: rgba(255,255,255);
        border-color: rgba(255,255,255);
    }

.footer-icons {
    display: flex;
    gap: 1.25rem;
    align-items: center;
}

.footer-fa-icon {
    width: 56px;
    height: 56px;
    display: inline-flex;
    align-items: center;
    justify-content: center;
    background: var(--red);
    color: #fff;
    border: 3px solid #fff;
    flex-shrink: 0;
}

    .footer-fa-icon i {
        font-size: 1.8rem;
    }

    .footer-fa-icon img {
        width: 30px;
        height: 30px;
        object-fit: contain;
    }

.footer-bottom {
    margin-top: 3rem;
    padding-top: 1.5rem;
    border-top: 2px solid rgba(255,255,255,.12);
    color: rgba(255,255,255,.88);
    font-size: .92rem;
}

.btn {
    display: inline-flex;
    align-items: center;
    justify-content: center;
    padding: 1rem 1.4rem;
    border-radius: 999px;
    border: 2px solid transparent;
    font-weight: 900;
    text-transform: uppercase;
    letter-spacing: .05em;
    text-decoration: none;
    transition: .2s ease;
}

.btn:hover,
.btn:focus {
    transform: translateY(-2px);
}

.btn-red {
    background: var(--red);
    color: #fff;
    border-color: var(--red);
}

    .btn-red:hover,
    .btn-red:focus {
        background: var(--red-dark);
        border-color: var(--red-dark);
        color: #fff;
    }

    .btn-red:active {
        transform: translateY(0);
    }

.btn-outline {
    background: transparent;
    color: var(--red);
    border-color: rgba(153,0,0,.25);
}

    .btn-outline:hover,
    .btn-outline:focus {
        background: var(--red);
        border-color: var(--red);
        color: #fff;
    }

.btn-light {
    background: #fff;
    color: var(--charcoal);
    border-color: #fff;
}

    .btn-light:hover,
    .btn-light:focus {
        background: var(--light);
        border-color: var(--light);
        color: var(--charcoal);
    }

.section-pad {
    padding: 6rem 0;
}

.section-eyebrow {
    color: var(--red);
    font-weight: 900;
    text-transform: uppercase;
    letter-spacing: .13em;
    margin-bottom: .25rem;
}

.section-title {
    font-size: clamp(2rem, 4vw, 3.25rem);
    line-height: 1;
    font-weight: 900;
    text-transform: uppercase;
    margin-bottom: 1.25rem;
}

.section-pills {
    gap: .75rem;
}

    .section-pills .nav-link {
        border-radius: 999px;
        background: #fff;
        color: var(--charcoal);
        border: 2px solid rgba(153,0,0,.18);
        padding: .8rem 1.35rem;
        font-weight: 900;
        text-transform: uppercase;
        letter-spacing: .05em;
    }

        .section-pills .nav-link:hover,
        .section-pills .nav-link:focus {
            color: var(--red);
            border-color: var(--red);
        }

        .section-pills .nav-link.active {
            background: var(--red);
            border-color: var(--red);
            color: #fff;
        }

.hero {
    min-height: 70vh;
    display: flex;
    align-items: center;
    padding: clamp(3rem, 7vw, 6rem) 1.25rem;
    background: linear-gradient( 135deg, rgba(20, 20, 20, .35), rgba(120, 0, 0, .25) ), url("images/house-keys.jpg") center / cover no-repeat;
    color: #fff;
}

.hero-panel {
    width: min(100%, 760px);
    margin-left: clamp(0rem, 6vw, 5rem);
    padding: clamp(1.75rem, 4vw, 3rem);
    background: rgba(255, 255, 255, .18);
    border-left: 6px solid var(--red);
    backdrop-filter: blur(8px);
    box-shadow: 0 20px 45px rgba(0, 0, 0, .18);
    /* animation */
    opacity: 0;
    transform: translateY(30px);
    animation: heroFadeUp .9s ease-out forwards;
}

.hero-kicker {
    display: inline-block;
    background: var(--red);
    color: #fff;
    font-size: .78rem;
    font-weight: 900;
    letter-spacing: .14em;
    text-transform: uppercase;
    padding: .45rem .75rem;
    margin-bottom: 1.25rem;
    animation: heroFadeUp .6s ease-out .2s forwards;
}

.hero #hero-title {
    font-size: clamp(2.75rem, 7vw, 6rem);
    line-height: .9;
    font-weight: 900;
    text-transform: uppercase;
    letter-spacing: -.04em;
    margin-bottom: 1.25rem;
    animation: heroFadeUp .7s ease-out .35s forwards;
}

.hero p {
    font-size: clamp(1.1rem, 2vw, 1.35rem);
    line-height: 1.6;
    max-width: 56ch;
    margin-bottom: 2rem;
    color: rgba(255,255,255,.95);
    animation: heroFadeUp .7s ease-out .5s forwards;
}

.hero .btn {
    animation: heroFadeUp .7s ease-out .7s forwards;
}

.hero-kicker,
.hero h1,
.hero p,
.hero .btn {
    opacity: 0;
    transform: translateY(20px);
}

.tile-grid {
    background: var(--cream);
}

.action-tile {
    min-height: 245px;
    position: relative;
    overflow: hidden;
    color: #fff;
    background-color: var(--charcoal);
    text-decoration: none;
    display: flex;
    align-items: end;
    padding: 1.5rem;
    background-size: cover;
    background-position: center;
    isolation: isolate;
}

    .action-tile::before {
        content: "";
        position: absolute;
        inset: 0;
        background: linear-gradient(180deg, rgba(0,0,0,.075), rgba(0,0,0,.78));
        z-index: -1;
        transition: background .2s ease;
    }

    .action-tile::after {
        content: "";
        position: absolute;
        left: 0;
        bottom: 0;
        width: 9px;
        height: 100%;
        background: var(--red);
    }

    .action-tile:hover::before,
    .action-tile:focus::before {
        background: linear-gradient(180deg, rgba(199,0,0,.25), rgba(0,0,0,.86));
    }

    .action-tile h3 {
        margin: 0;
        font-size: 2rem;
        font-weight: 900;
        text-transform: uppercase;
        text-shadow: 0 2px 8px rgba(0,0,0,.45);
    }

    .action-tile div {
        display: block;
        font-weight: 700;
        font-size: .95rem;
        margin-top: .35rem;
    }

.news-card {
    background: #fff;
    border-left: 6px solid var(--red);
    box-shadow: 0 20px 45px rgba(0, 0, 0, .12);
    padding: clamp(1.5rem, 4vw, 2.5rem);
}

    .news-card .list-group-item {
        border-color: rgba(0,0,0,.08);
        padding: 1.5rem;
    }

        .news-card .list-group-item:last-child {
            border-bottom: 0;
        }

.badge-notice {
    background: rgba(153,0,0,.1);
    color: var(--red);
    font-weight: 800;
    text-transform: uppercase;
    letter-spacing: .05em;
}

.news-content p:last-child {
    margin-bottom: 0;
}

.page-hero {
    min-height: 360px;
    display: flex;
    align-items: center;
    background: linear-gradient(135deg, rgba(20,20,20,.62), rgba(153,0,0,.36)), url("images/house-keys.jpg") center / cover no-repeat;
    color: #fff;
    padding: 4rem 0;
}

.page-hero-content {
    max-width: 760px;
    padding-left: 1.5rem;
    border-left: 6px solid var(--red);
}

.page-hero h1 {
    font-size: clamp(3rem, 7vw, 5.5rem);
    line-height: .9;
    margin: .75rem 0 1rem;
}

.page-hero p {
    max-width: 52ch;
    font-size: clamp(1.1rem, 2vw, 1.35rem);
    color: rgba(255,255,255,.94);
    margin: 0;
}

.border-top-red {
    border-top: 6px solid var(--red);
    padding-top: 1.5rem;
}

.bg-red{
    background-color: var(--red);
}

.about-stats {
    display: grid;
    max-width: 850px;
    grid-template-columns: repeat(3, 1fr);
    gap: 1px;
    background: rgba(153,0,0,.2);
    margin: 0 auto 0;
}

    .about-stats div {
        background: #fff;
        text-align: center;
        padding: 2rem 1rem;
    }

    .about-stats strong {
        display: block;
        font-family: "Oswald", sans-serif;
        font-size: clamp(2.5rem, 5vw, 4.5rem);
        line-height: .9;
        color: var(--red);
    }

    .about-stats span {
        display: block;
        margin-top: .65rem;
        font-weight: 900;
        text-transform: uppercase;
        letter-spacing: .05em;
    }

.section-heading-row {
    display: flex;
    align-items: end;
    justify-content: space-between;
    gap: 1.5rem;
    border-bottom: 2px solid rgba(0,0,0,.12);
    padding-bottom: 1rem;
    margin-bottom: 1.5rem;
}

    .section-heading-row p {
        margin: 0;
        font-weight: 700;
    }

.directory-list {
    display: grid;
    gap: 0;
}

    .directory-list > div {
        display: grid;
        grid-template-columns: 1.2fr 1fr 1.2fr;
        gap: 1rem;
        align-items: center;
        padding: 1.1rem 0;
        border-bottom: 1px solid rgba(0,0,0,.12);
    }

.directory-list-ends > div {
    grid-template-columns: 1fr auto;
}

.directory-list strong {
    font-family: "Oswald", sans-serif;
    font-size: 1.45rem;
    text-transform: uppercase;
    line-height: 1.1;
}

.directory-list span {
    font-weight: 900;
    text-transform: uppercase;
    color: var(--gray);
}

.directory-list-details > div {
    display: grid;
    grid-template-columns: minmax(150px, 220px) minmax(0, 1fr);
    gap: 1.5rem;
    align-items: start;
}

.directory-detail {
    min-width: 0;
    overflow-wrap: anywhere;
    line-height: 1.7;
    color: var(--charcoal);
    text-transform: none;
}

.card-img-top {
    height: 240px;
    object-fit: cover;
}

.resource-grid .section-eyebrow {
    display: inline-block;
    margin-bottom: .35rem;
    color: var(--gray);
    font-size: .72rem;
    font-weight: 800;
    letter-spacing: .18em;
    text-transform: uppercase;
}

.resource-link {
    display: block;
    height: 100%;
    color: inherit;
    text-decoration: none;
}

    .resource-link .card {
        transition: .2s ease;
    }

    .resource-link:hover .card,
    .resource-link:focus .card {
        transform: translateY(-4px);
        box-shadow: 0 20px 45px rgba(0,0,0,.14) !important;
    }

.resource-link-text {
    display: inline-flex;
    align-items: center;
    gap: .5rem;
    margin-top: auto;
    color: var(--red);
    font-weight: 900;
    text-transform: uppercase;
    letter-spacing: .05em;
}

    .resource-link-text i {
        transition: transform .2s ease;
    }

.resource-link:hover .resource-link-text,
.resource-link:focus .resource-link-text {
    color: var(--red-dark);
}

    .resource-link:hover .resource-link-text i,
    .resource-link:focus .resource-link-text i {
        transform: translateX(.35rem);
    }

.resource-card-icon {
    position: absolute;
    top: 1.5rem;
    right: 1.5rem;
    font-size: 2.75rem;
    color: rgba(153,0,0,.12);
    transition: .2s ease;
}

.resource-link:hover .resource-card-icon {
    color: rgba(153,0,0,.25);
}

.property-showcase {
    max-width: 1050px;
    margin: auto;
    box-shadow: 0 20px 45px rgba(0,0,0,.12);
    text-align: center;
}

.property-caption {
    background: var(--charcoal);
    color: #fff;
    padding: 1rem 1.5rem;
    font-weight: 800;
    text-transform: uppercase;
    letter-spacing: .05em;
    border-left: 8px solid var(--red);
    
}

.documents-list {
    width: 100%;
}

.document-item {
    padding: 18px 0;
    border-bottom: 1px solid #dee2e6;
    text-decoration: none;
}

.document-title{
    color: var(--charcoal);
    text-decoration: none;
}

.document-link {
    color: var(--red);
    font-weight: 900;
    text-decoration: underline;
}

.document-item:first-child {
    border-top: 1px solid #dee2e6;
}

.document-item .btn {
    border-radius: 4px;
    padding: 8px 18px;
    font-weight: 600;
    text-decoration: none;
}

@keyframes heroFadeUp {
    from {
        opacity: 0;
        transform: translateY(24px);
    }

    to {
        opacity: 1;
        transform: translateY(0);
    }
}

@media (max-width: 575px) {
    .section-pills {
        flex-direction: column;
        align-items: stretch;
        justify-content: center !important;
    }

        .section-pills .nav-item {
            width: 100%;
        }

        .section-pills .nav-link {
            width: 100%;
        }

    .directory-list-details > div {
        grid-template-columns: 1fr;
        gap: .35rem;
    }

    .document-item {
        flex-direction: column;
        align-items: flex-start !important;
        gap: 12px;
    }
}

@media (max-width: 700px) {
    .hero {
        min-height: 620px;
        align-items: flex-end;
    }

    .hero-panel {
        margin-left: 0;
        border-left: 0;
        border-top: 6px solid var(--red);
    }

    .news-item {
        grid-template-columns: 1fr;
        gap: .5rem;
    }
}

@media (max-width: 767px) {
    .section-pills {
        justify-content: center !important;
        flex-wrap: wrap;
        gap: .75rem;
    }

        .section-pills .nav-item {
            flex: 0 0 auto;
        }

        .section-pills .nav-link {
            white-space: nowrap;
        }

    .about-stats {
        grid-template-columns: 1fr;
    }

    .section-heading-row {
        display: block;
    }

    .directory-list > div,
    .directory-list-ends > div {
        grid-template-columns: 1fr;
        gap: .25rem;
    }
}