@font-face {
    font-family: 'AveniMed';
    src: url('fonts/AveniMed.eot');
    src: url('fonts/AveniMed.eot?#iefix') format('embedded-opentype'),
        url('fonts/AveniMed.woff2') format('woff2'),
        url('fonts/AveniMed.woff') format('woff'),
        url('fonts/AveniMed.ttf') format('truetype'),
        url('fonts/AveniMed.svg#AveniMed') format('svg');
    font-weight: 500;
    font-style: normal;
}

@font-face {
    font-family: 'AveniBla';
    src: url('fonts/AveniBla.eot');
    src: url('fonts/AveniBla.eot?#iefix') format('embedded-opentype'),
        url('fonts/AveniBla.woff2') format('woff2'),
        url('fonts/AveniBla.woff') format('woff'),
        url('fonts/AveniBla.ttf') format('truetype'),
        url('fonts/AveniBla.svg#AveniBla') format('svg');
    font-weight: 900;
    font-style: normal;
}
@font-face {
    font-family: 'Avenir LT Std 35';
    src: url('fonts/AvenirLTStd-Light.eot');
    src: url('fonts/AvenirLTStd-Light.eot?#iefix') format('embedded-opentype'),
        url('fonts/AvenirLTStd-Light.woff2') format('woff2'),
        url('fonts/AvenirLTStd-Light.woff') format('woff'),
        url('fonts/AvenirLTStd-Light.ttf') format('truetype'),
        url('fonts/AvenirLTStd-Light.svg#AvenirLTStd-Light') format('svg');
    font-weight: 300;
    font-style: normal;
}

@font-face {
    font-family: 'Time Roman';
    src: url('fonts/Time-RomanBoldItalic.eot');
    src: local('Time Roman Bold Italic'), local('Time-RomanBoldItalic'),
        url('fonts/Time-RomanBoldItalic.eot?#iefix') format('embedded-opentype'),
        url('fonts/Time-RomanBoldItalic.woff2') format('woff2'),
        url('fonts/Time-RomanBoldItalic.woff') format('woff'),
        url('fonts/Time-RomanBoldItalic.ttf') format('truetype'),
        url('fonts/Time-RomanBoldItalic.svg#Time-RomanBoldItalic') format('svg');
    font-weight: bold;
    font-style: italic;
}

@font-face {
    font-family: 'Time Roman';
    src: url('fonts/Time-RomanBold.eot');
    src: local('Time Roman Bold'), local('Time-RomanBold'),
        url('fonts/Time-RomanBold.eot?#iefix') format('embedded-opentype'),
        url('fonts/Time-RomanBold.woff2') format('woff2'),
        url('fonts/Time-RomanBold.woff') format('woff'),
        url('fonts/Time-RomanBold.ttf') format('truetype'),
        url('fonts/Time-RomanBold.svg#Time-RomanBold') format('svg');
    font-weight: bold;
    font-style: normal;
}

@font-face {
    font-family: 'Time Roman';
    src: url('fonts/Time-Roman.eot');
    src: local('Time Roman'), local('Time-Roman'),
        url('fonts/Time-Roman.eot?#iefix') format('embedded-opentype'),
        url('fonts/Time-Roman.woff2') format('woff2'),
        url('fonts/Time-Roman.woff') format('woff'),
        url('fonts/Time-Roman.ttf') format('truetype'),
        url('fonts/Time-Roman.svg#Time-Roman') format('svg');
    font-weight: normal;
    font-style: normal;
}




:root {
font-size: 16px;
}
body {
	-webkit-font-smoothing: antialiased;
	-moz-osx-font-smoothing: grayscale;
}
html, body { font-family: 'Avenir LT Std 35', sans-serif; font-style:normal; font-weight: 300; color: #272525; }

h1, h2, h3, h4, h5, h6, p, li, a, address { }
.h1, .h2, .h3, .h4, .h5, .h6, h1, h2, h3, h4, h5, h6 { margin-bottom: 0; line-height: 1.1; }
p:last-of-type { margin-bottom: 0; }

h1, .h1, .h2, h2 { font-family: 'Time Roman', sans-serif; }

.brand-black { color: #272525; }
.bg-gold { background-color: #c1ad68 !important; }
.gold-text { color: #c1ad68 !important; }
.white, .white a { color: #ffffff !important; }
.black, .black a, a span.black { color: #000000 !important; }

.times-bold { font-weight: bold; }

.avenir-blk, .avenir-black { font-family: 'AveniBla', sans-serif; font-weight: 900; }
.avenir-medium, .avenir-med { font-family: 'AveniMed', sans-serif; font-weight: 500; }

a:hover { text-decoration: none !important; color: inherit; }


.prop-web-url { color: #000; font-family: 'AveniMed', sans-serif; font-weight: 500; }  

.btn-link a { font-family: 'Time Roman', sans-serif; font-weight: bold; font-style: italic; text-transform: uppercase; }

.down-arrow { text-align: center; position: absolute; top: 90%;-webkit-transform: perspective(1px) translateY(-50%); -ms-transform: perspective(1px) translateY(-50%); transform: perspective(1px) translateY(-50%); left: 50%; margin-left: -14px; }

@-moz-keyframes bounce{0%,20%,50%,80%,100%{-moz-transform:translateY(0);transform:translateY(0);}
40%{-moz-transform:translateY(-30px);transform:translateY(-30px);}
60%{-moz-transform:translateY(-15px);transform:translateY(-15px);}
}
@-webkit-keyframes bounce{0%,20%,50%,80%,100%{-webkit-transform:translateY(0);transform:translateY(0);}
40%{-webkit-transform:translateY(-30px);transform:translateY(-30px);}
60%{-webkit-transform:translateY(-15px);transform:translateY(-15px);}
}
@keyframes bounce{0%,20%,50%,80%,100%{-moz-transform:translateY(0);-ms-transform:translateY(0);-webkit-transform:translateY(0);transform:translateY(0);}
40%{-moz-transform:translateY(-30px);-ms-transform:translateY(-30px);-webkit-transform:translateY(-30px);transform:translateY(-30px);}
60%{-moz-transform:translateY(-15px);-ms-transform:translateY(-15px);-webkit-transform:translateY(-15px);transform:translateY(-15px);}
}
.bounce{-moz-animation:bounce 2s 4;-webkit-animation:bounce 2s 4;animation:bounce 2s 4;}


	/* NAV */
	.admin-bar .sticky-top { top: 32px; }
	
	.navbar.bg-light{background-color:#ffffff !important;-webkit-box-shadow:0px 3px 3px 0px rgba(153,153,153,0.8);-moz-box-shadow:0px 3px 3px 0px rgba(153,153,153,0.8);box-shadow:0px 3px 3px 0px rgba(153,153,153,0.8);border-bottom:4px solid #ae9d58;z-index:2;}
	.button_container{position:relative;cursor:pointer;z-index:100;-webkit-transition:opacity .25s ease;transition:opacity .25s ease;}
	.button_container span{background:#c1ad68;border:none;width:100%;position:absolute;top:0;left:0;-webkit-transition:all .35s ease;transition:all .35s ease;cursor:pointer;}
	#menudropdown{background-color:#c1ad68;background-color:rgba(200,183,120,.95);position:fixed;-webkit-transition:right 0.5s ease;-moz-transition:right 0.5s ease;-ms-transition:right 0.5s ease;-o-transition:right 0.5s ease;transition:right 0.5s ease;z-index:1;}
	#menudropdown.active{right:0;}
	
	
	
	#menudropdown li, #menudropdown li a, #menudropdown a, #menudropdown p { color: #fff; }
	#menudropdown li a { font-family: 'AveniBla', sans-serif; font-weight: 900; text-transform: uppercase; }
	#menudropdown li.sub-menu-item a { font-family: "AveniMed", sans-serif; font-weight: 500; }

	.bottom-nav p { font-family: "AveniMed", sans-serif; margin-bottom: 0; }
	
	#menudropdown li.current-menu-item:not(.sub-menu-item) a, #menudropdown li.current-page-ancestor a { color: #8d7e4b; }




.is-ie .sticky-top {
    width: 100%;
    position: fixed;
    top: 0;
    z-index: 1020;
  }

.is-ie #htwt { z-index: 3000 !important; }
	
	/* FOOTER */
	footer { font-family: 'AveniMed', sans-serif; font-weight: 500; }
	footer a, nav a { color: #ffffff; }
	.footer-info{color:#ffffff;}
	.designed-by { height: 1.25rem; }
	.designed-by span, .designed-by a { vertical-align: bottom; font-size: .9375rem; line-height: 1.25rem; }
	.designed-by p { }
	.doerr-logo { width: 95px; margin-left: .25rem; }
	footer .container-fluid { padding-top: 1.5rem; padding-bottom: 1.5rem; }
	
	/* FORMS */
	ul.gform_fields { margin-bottom: 0; padding: 0 0 0 0; list-style: none; }
	ul.gform_fields .gfield .gfield_label { display: none; }
	ul.gform_fields .gfield.textarea-custom .gfield_label { display: block; margin-bottom: .125rem; letter-spacing: .0625rem; font-size: 1rem; }
	ul.gform_fields .gfield { margin-bottom: 1.75rem; }
	ul.gform_fields .gfield input { background-color: transparent; border-color: #c1ad68; border-style: solid; color: #000000; border-width: 0 0 2px 0; width: 100%; }
	ul.gform_fields .gfield textarea { resize: none; border-radius: 0; border: 2px solid #c1ad68; width: 100%; height: 100px; }
	ul.gform_fields .gfield input:focus, ul.gform_fields .gfield textarea:focus { outline: 0; }
	.gform_fields ::placeholder { font-family: "Avenir LT Std 35",sans-serif; font-style: normal; font-weight: 300; color: #010101; opacity: 1; font-size: 1rem; letter-spacing: .0625rem; }
	.gform_fields ::-webkit-input-placeholder { font-family: "Avenir LT Std 35",sans-serif; font-style: normal; font-weight: 300; color: #010101; font-size: 1rem; letter-spacing: .0625rem; }
	.gform_fields ::-moz-placeholder { font-family: "Avenir LT Std 35",sans-serif; font-style: normal; font-weight: 300; color: #010101; font-size: 1rem; letter-spacing: .0625rem; }
	.gform_fields :-ms-input-placeholder { font-family: "Avenir LT Std 35",sans-serif; font-style: normal; font-weight: 300; color: #010101; font-size: 1rem; letter-spacing: .0625rem; }
	.gform_fields ::-ms-input-placeholder { font-family: "Avenir LT Std 35",sans-serif; font-style: normal; font-weight: 300; color: #010101; font-size: 1rem; letter-spacing: .0625rem; }
	.gform_fields :-moz-placeholder { font-family: "Avenir LT Std 35",sans-serif; font-style: normal; font-weight: 300; color: #010101; font-size: 1rem; letter-spacing: .0625rem; }
	.gform_button { font-family: "Avenir LT Std 35",sans-serif; -webkit-appearance: none; -moz-appearance: none; appearance: none; background-color: #c1ad68; color: #fff; text-transform: uppercase; border: 0; height: 1.875rem; width: 7.5625rem; line-height: 1; padding: 0; outline: 0; cursor: pointer; border-radius: 0; }
	.gform_button:active, .gform_button:focus { outline: 0; }
	
	
.gform_fields .gfield input[type="text"], .gform_fields .gfield input[type="email"] { border-radius: 0; }
	
	/* PROPERTIES PAGE */
	.properties-filter { text-align: center; }
	.properties-filter ul { padding-left: 0; margin-bottom: 0; }
	.properties-filter ul, .properties-filter ul li { list-style: none; }
	.properties-filter ul li { display: inline-block; }
	.properties-filter ul li:after { content: "|"; padding: 0 .5rem 0 .5rem; color: #ffffff; }
	
	.properties-filter ul li:last-of-type:after { content: none; padding: 0 0 0 0; }
	.properties-filter { background-color: #c1ad68; }
	.properties-filter ul li button, 
	.properties-filter ul li a.button { font-family: 'AveniMed', sans-serif; font-weight: 500; -webkit-appearance: none; -moz-appearance: none; appearance: none; border: 0; background-color: transparent; color: #fff; text-transform: uppercase; cursor: pointer; }
	.properties-filter ul li button.is-checked { background-color: #fff; color: #c1ad68; }
	.properties-filter ul li button:active, .properties-filter ul li button:focus { outline: 0; }
	
	
	.properties-filter ul li a.button { padding-left: 1rem; padding-right: 1rem; border-left: 1px solid #fff; }
	.properties-filter ul li:first-of-type a.button, .properties-filter ul li.ischecked + li a { border-color: #c1ad68 !important; }
	.properties-filter.individual-prop-filter ul li:after { }
	.properties-filter.individual-prop-filter ul li:before { }
	.properties-filter ul li.ischecked button { background-color: #fff; }
	.properties-filter ul li.ischecked button { color: #c1ad68; }
	.grid-item-content h2 { color: #ae9d58; }
	.prop-address .streetAddress { display: block; }
	
.single-prop-page h1 span { display: block; }
	







/* LIGHTGALLERY CUSTOM */
.mpa-lg.lg-outer .lg-thumb-item.active, .mpa-lg.lg-outer .lg-thumb-item:hover {     border-color: #c1ad68; }
.lg-progress-bar .lg-progress { background-color: #c1ad68; }

	/* INDIVIDUAL PROP PAGE */
	.single-prop-page {}
	.prop-text h2 { font-family: 'AveniBla', sans-serif; font-weight: 900; }
	.prop-text ul, .prop-text ol { list-style-position: outside; padding-left: 0; margin-bottom: 0; }
	.prop-text ul > li, .prop-text ol > li { margin-left: 1rem; }
	
	
	/* TEAM PAGE */
	.page-team .section-01, .page-leadership .section-01 { color: #ffffff; }
	.page-team h1, .page-leadership h1 { font-weight: bold; letter-spacing: .0625rem; }
	
	/* CONTACT */
	.contact-bkgd { height: 350px; background-position: center 30%; background-size: cover; }
	
.page-homepage .section-4 a, .footer-contact-info a { color: #000000; }
	
/************** MAX WIDTH **************/

/** Extra small devices (portrait phones, less than 576px) **/
@media (max-width: 575.98px) { 

.single-prop-page .prop-hover { width: 100% !important; height: auto !important; }
.single-prop-page .prop-img-overlay { max-width: none !important; max-height: none !important; }

}

/** Small devices (landscape phones, less than 768px) **/
@media (max-width: 767.98px) { 

}

/** Medium devices (tablets, less than 992px) **/
@media (max-width: 991.98px) { 

}

/** Large devices (desktops, less than 1200px) **/
@media (max-width: 1199.98px) { 

}


/************** MIN WIDTH **************/

/** (1px and up) **/
@media (min-width: 1px) { 
	
	.btn-link a { padding: .25rem .75rem; border-width: 0 2px 0 2px; border-style: solid; border-color: #ffffff; }
	.black.btn-link a { border-color: #000000; }
	.gold.btn-link a { border-color: #ae9d58; color: #ae9d58; }
	.gold.btn-link a { border: 0 !important; padding: 0 0 !important; font-style: normal !important; margin-top: 0 !important;  }
	.property-info .gold.btn-link a { padding: .25rem .75rem !important; border-width: 0 2px 0 2px !important; border-style: solid !important; }
	.prop-info-div .last { margin-bottom: 0 !important; }
	
	/* NAV */
	.navbar { padding: .75rem 0; }
	.logo { width: 150px; }
	.button_container { height: 18px; width: 45px; }
	.button_container span { height: 3px; }
	.button_container span:nth-of-type(2) { top: 8px; }
	.button_container span:nth-of-type(3) { top: 16px; }
	.button_container.active .top{-webkit-transform:translateY(8px) translateX(0) rotate(45deg);transform:translateY(8px) translateX(0) rotate(45deg);}
	.button_container.active .middle{opacity:0;background:#FFF;}
	.button_container.active .bottom{-webkit-transform:translateY(-8px) translateX(0) rotate(-45deg);transform:translateY(-8px) translateX(0) rotate(-45deg);}
	.properties-filter ul li button	{ padding: 3px 8px 5px; }


	#menu-nav-menu { padding: 0 0 0 0; }
	.bottom-nav { display: none; }
	#menudropdown{width:100vw;right:-100vw;}
	#menudropdown li { border-bottom: 2px solid #ffffff; }
	#menudropdown li:last-of-type { border-bottom: 0; }
	#menudropdown li.sub-menu-item { border-bottom: 0; padding: 0 0 0 1rem; }
	#menudropdown li a { font-size: 1rem; letter-spacing: 1px; }
	#menudropdown li.sub-menu-item a { font-size: .9375rem; }
	#menudropdown li a.nav-link { padding: .375rem 0; margin: .25rem 0 .25rem 0; }
	#menudropdown .nav-inner { padding: 2rem 4rem; }
	/* #menudropdown #menu-item-35 a, #menudropdown #menu-item-37 a { margin: 0 0 0 0; }
	#menudropdown #menu-item-35 a { padding: .5rem 0 .25rem 0; }
	#menudropdown #menu-item-37 a { padding: .25rem 0 .5rem 0; }
	#menudropdown #menu-item-49 a { padding: .375rem 0 0 0; margin: .25rem 0 .25rem 0; } */
	#menudropdown li.sub-menu-item a.nav-link { margin: 0 0 0 0; padding: 0.5rem 0 .25rem 0; }
	.bottom-nav p { font-size: 1rem; }
	

	h1, .h1 { font-size: 3rem; }
	.h1 > span { font-size: 1.5rem; vertical-align: middle; display: inline-block; padding-bottom: 0; }
	.h2, h2 { font-weight: bold; font-size: 1.625rem; letter-spacing: .0625rem; margin-bottom: .75rem; }
	.page-homepage h1.h2 { margin-bottom: 1.5rem; }
	h2.contact-h2 { font-size: 2.5rem; margin-bottom: .75rem; }
	.gold-h1 { font-weight: bold; font-size: 3.5rem; }

	.hero-row h1 { line-height: 1; margin-bottom: -.625rem; }
	.hero-col { max-width: 90%; padding: 30px 15px 30px; margin: auto; }    
	
	/* HOMEPAGE */
	.homepage-hero-container { margin: auto; position: relative; top: 50%; -webkit-transform: translateY(-50%); -ms-transform: translateY(-50%); transform: translateY(-50%); }
	.homepage-hero-container img { margin-bottom: 2.625rem; width: 250px; }
	.page-homepage .section-1 { background-image: url(https://www.metprop.com/wp-content/uploads/homepage-bkgd-001-sm.jpg); background-size: cover; background-position: center center; height: 60vh; }
	.page-homepage .section-1 .row { height: 100%; }
	.page-homepage .section-2.container { max-width: 90%; padding: 30px 15px 30px; }
	.page-homepage .section-3 .container {  }
	.page-homepage .section-3 .col-xl-4 { padding: 0 0; }
	.inner-col-3-left { float: none; width: auto; }
	.inner-col-3 { float: none; width: auto; max-width: 90%; padding: 30px 15px 30px; margin: auto; }
	.page-homepage .section-4.container { max-width: 90%; padding: 30px 15px; }
	.page-homepage .contact-hp-left { margin-bottom: 1.75rem; }
	
	.page-homepage .h1 { font-size: 2rem; }
	.page-homepage .h1 span { display: block; visibility: hidden; font-size: .5rem; }
	
	
	/* COMPANY OVERVIEW */
	.page-company-overview .section-1 .outer-col { background-image: url(https://www.metprop.com/wp-content/uploads/company-overview-hero-sm.jpg); background-size: cover; border-bottom: 4px solid #d4be6f; height: 375px; }	
	.white-border { border: 2px solid #ffffff; padding: 1.5rem 1.5rem; max-width: 95%; margin: auto; }
	.page-company-overview .section-2 { background-image: url(https://www.metprop.com/wp-content/uploads/company-overview-section-bkgd.jpg); background-size: cover; background-attachment: fixed; }
	.page-company-overview .section-2 .inner-row { padding: 1rem 0 1rem;}
	.section-2 .white-border { margin-bottom: 1.5rem; }
	
	
	
	/* INVESTMENT STRATEGY */
	.border-inner h3.h2 { margin-bottom: 1.5rem; }
	.gold-border { border: 2px solid #c8b778; padding: 1.5rem 1.5rem; max-width: 95%; margin: auto; }
	.section-2 .gold-border { margin-bottom: 1.5rem; }
	.section-2 .gold-border:last-of-type { margin-bottom: 0; }
	
	.col-md-5.col-md-5-custom { max-width: calc(50% - 3rem); flex: 0 0 calc(50% - 3rem); margin-bottom: 3rem; }
	.col-md-5.col-md-5-custom-03, .col-md-5.col-md-5-custom-04 { margin-bottom: 0; }
	.page-investment-strategy .section-1 h2 { margin-bottom: 2rem; }
	.page-investment-strategy .section-1 .outer-col { background-image: url(https://www.metprop.com/wp-content/uploads/investment-strategy-hero-sm.jpg); background-size: cover; background-position: 50%; border-bottom: 4px solid #d4be6f; height: 375px; }
	.page-investment-strategy .section-2 { padding: 0 15px 5rem 15px; }
	
	.page-investment-strategy .section-1 .row-03 .col { max-width: 90%; padding: 0 15px 0; margin: auto; }

	
	/* OPERATING STRATEGY */
	.page-operating-strategy .section-1 .outer-col { background-image: url(https://www.metprop.com/wp-content/uploads/operating-strategy-hero-sm.jpg); background-size: cover; border-bottom: 4px solid #d4be6f; height: 375px; }
	.page-operating-strategy .section-2 .nested-row { border: 2px solid #c8b778; margin-bottom: 1.5rem; }
	.page-operating-strategy .section-2 .nested-row:last-of-type {}
	.page-operating-strategy .col-right { padding: 1.25rem; }
	.page-operating-strategy .col-right p { font-size: 1rem; }
	
	
	/* DIVISIONS */
	.page-divisions .section-1 .outer-col { background-image: url(https://www.metprop.com/wp-content/uploads/divisions-hero-sm.jpg); background-size: cover; border-bottom: 4px solid #d4be6f; height: 375px; }
	.page-divisions .section-2 img { width: 100%; height: 200px; object-fit: cover; -o-object-fit: cover; }
	.page-divisions .inner-col-2 { max-width: 90%; padding: 30px 15px 0; margin: auto; }
	.page-divisions .divisions-main { padding: 3.75rem 0 3.75rem; }
	.line-divider { height: 4px; background-color: #c8b778; margin: 3.5rem 15px 3.5rem 15px; }
	
	
	/* PROPERTY PAGE */
	.grid-item { clear: both; min-height: 115px; }
	.is-ie .grid-item { height: 115px; }
	.grid-item-content {}
	.grid-item-content figure.prop-img { float: left; width: 35%; }
	.prop-info-div { float: right; width: 62%; }
	.grid-item-content h2 { font-size: 1rem; margin-bottom: .5rem; }
	.prop-address > span, .prop-page:not(.single-prop-page) .last a.prop-web-url, .btn-link a { font-size: .8125rem; }
	.prop-info-div .last { display: none; }
	.prop-info-div .btn-link a { margin-top: .625rem; display: inline-block; }
	.prop-address .streetAddress { display: none; }
	
figure.prop-img { max-width: 100%; max-height: 100%; }
figure.prop-img .prop-hover { width: 100%; height: 100%; }
.prop-hover-inner { width: 100%; }
.prop-list-page .prop-hover { display: none; }
h1.prop-page-title { font-size: 2rem; }

.prop-img { position: relative; }
.mobile-more-info { position: absolute; top: 0; width: 100%; height: 100%; left: 0; }

	/* INDIVIDUAL PROP PAGE */
	.single-prop-page .col-lg-6.order-1 { max-width: 90%; padding: 0px 15px 15px; margin: auto; }
	.is-ie .single-prop-page .col-lg-6.order-1 { max-width: 50%; }
	.prop-text h2 { font-size: 1.375rem; margin-bottom: 1.5rem; }
	.prop-text h2:not(:first-of-type) { margin-top: 1.5rem; }
	.prop-line-divider { height: 4px; background-color: #c8b778; margin: 1.5rem 0 1.5rem 0; }
	.prop-cat-link { margin-top: 2.25rem; }
	.img-col { margin-top: 2.25rem; padding-bottom: 2.25rem; }
	.prop-text ul > li, .prop-text ol > li { line-height: 1.4; padding-bottom: .625rem; }
	figure.prop-img-overlay { margin: 0 auto 0; }


	/* TEAM */
	.page-team .section-01, .page-leadership .section-01 { padding: 30px 15px 30px; }
	.page-team .section-02, .page-leadership .section-02 { display: none; }
	.page-team h1, .page-leadership h1 { margin-bottom: .75rem; }
	.page-team .team-member-row .container, .page-leadership .team-member-row .container { max-width: 90%; padding: 30px 15px 15px; margin: auto; }
	.page-team .team-member-row img, .page-leadership .team-member-row img { margin-bottom: 1.5rem; }
	.team-member-row:nth-child(even) { background-color: #eff0f0; }
	
	/* CONTACT */
	.contact-bkgd { height: 300px; }
	.contact-inner { max-width: 90%; margin: auto; padding: 15px 15px 15px; }
	.page-contact .contact-h2 { font-weight: bold; margin-bottom: .75rem; }
	.page-contact .gform_wrapper { margin: 1.25rem auto 2rem; }
	
	#gform_confirmation_wrapper_1 { margin: 1.5rem 0; font-weight: 500; font-family: 'AveniMed', sans-serif; }
	
	/* CONTACT SECTION */
	#contact-section { background-image: url(https://www.metprop.com/wp-content/uploads/contact-section-bkgd.jpg); background-size: cover; border-top: 4px solid #d4be6f; height: 225px; color: #000 !important; }
	.contact-section-inner { max-width: 85%; margin: auto; text-align: center; }
	#contact-section p.h2 { margin-bottom: 1.5rem; font-size: 1.5rem; }
	
}


/** (iPhone 5, 310px and up) **/
@media (min-width: 310px) { 

	/* HOMEPAGE */
	.page-homepage .h2, .page-homepage h2 { font-size: 1.75rem; }
	
	

}


/** (Galaxy S5, iPhone 6, 355px and up) **/
@media (min-width: 355px) { 
	
	#menudropdown{/*width:355px;right:-355px;*/}
	
	/* PROPERTY PAGE */
	.grid-item-content figure.prop-img { float: left; width: 35%; }
	.prop-info-div { float: right; width: 62%; }
	.grid-item { min-height: 140px; }
	.is-ie .grid-item { height: 140px; }
	.prop-info-div .btn-link a { margin-top: .625rem; display: inline-block; }
	.prop-address .streetAddress { display: block; }
	
	/* DIVISIONS */
	.page-divisions .section-2 img { height: 250px; }
	body.page-divisions > main > section.section-2.container.divisions-main > div > div:nth-child(5) img { object-position: 50% 0; }

}

/** (iPhone 6+, 414px and up) **/
@media (min-width: 410px) { 
	
	#menudropdown{width:400px;right:-400px;}
	
	/* HOMEPAGE */
	.homepage-hero-container img { margin-bottom: 3.5rem; width: 275px; }
	.page-homepage .h2, .page-homepage h2 { font-size: 2rem; }

	.page-homepage .inner-col-3-left img { display: block; margin: auto; }

	.hero-row h1 { margin-bottom: -.5rem; }
	.gold-h1 { font-size: 3rem; }


	
	/* DIVISIONS */
	.page-divisions .section-2 img { width: 100%; height: 300px; object-fit: cover; -o-object-fit: cover; }
	body.page-divisions > main > section.section-2.container.divisions-main > div > div:nth-child(5) img { object-position: 50% 50%; }
	
	/* PROPERTY PAGE */
	.grid-item-content h2 { font-size: 1.0625rem; margin-bottom: .5rem; }
	.grid-item-content figure.prop-img { float: left; width: 40%; }
	.prop-info-div { float: right; width: 57%; }
	.grid-item { min-height: 175px; }
	.is-ie .grid-item { height: 175px; }
	
}




/** Small devices (landscape phones, 576px and up) **/
@media (min-width: 576px) { 
	
	.grid-item { min-height: 210px; }
	.is-ie .grid-item { height: 210px; }
	.prop-info-div { padding-top: 1rem; }

.properties-filter ul li button { padding: 1px 7px 2px; }

	/* HOMEPAGE */
	.page-homepage .section-3 .col-xl-4 { padding: 1.5rem 0; }
	.inner-col-3-left { float: left; width: 35%; }
	.inner-col-3 { float: right; width: 60%; padding: 0 0 0 0; }
	.page-homepage .inner-col-3-left img { display: block; margin: auto; }


.grid-item-content a img { transition: opacity .25s ease-in-out; -moz-transition: opacity .25s ease-in-out; -webkit-transition: opacity .25s ease-in-out; }
.grid-item-content a:hover img { opacity: .9; }
figure.prop-img-overlay { margin: 0 auto 0; }
figure.prop-img, figure.prop-img-overlay .prop-hover { margin: 0 0 0 0; position: relative; overflow: hidden; height: auto; }

figure.prop-img .prop-hover, figure.prop-img-overlay .prop-hover { opacity: 0; background-color: rgba(0, 0, 0, .5); -webkit-transition: opacity .8s cubic-bezier(0.19,1,.22,1); transition: opacity .8s cubic-bezier(0.19,1,.22,1); position: absolute; top: 0; }
figure.prop-img:hover .prop-hover, figure.prop-img-overlay:hover .prop-hover { opacity: 1; }

.prop-list-page .prop-hover { display: block; }

.prop-hover-inner { position: absolute; top: 50%; left: 0%; text-align: center; }

.prop-hover-inner a { color: #fff; transition: all .25s ease-in-out; -moz-transition: all .25s ease-in-out; -webkit-transition: all .25s ease-in-out; }
.prop-hover-inner a svg { transition: all .25s ease-in-out; -moz-transition: all .25s ease-in-out; -webkit-transition: all .25s ease-in-out; }
.prop-hover-inner a:hover svg.fa-circle { color: #000; }
.prop-hover-inner a:hover svg.fa-link, .prop-hover-inner a:hover svg.fa-plus { color: #fff !important; }

.prop-img-overlay .prop-hover-inner a:hover svg.fa-circle { color: #000 !important; }
.prop-img-overlay .prop-hover-inner a:hover svg.fa-camera { color: #fff !important; }

figure.prop-img img { position: relative; display: block; min-height: 100%; max-width: 100%; transition: all .25s ease-in-out; -moz-transition: all .25s ease-in-out; -webkit-transition: all .25s ease-in-out; }

figure.prop-img:hover img {opacity: .9; -webkit-transform: scale3d(1.25,1.25,1);transform: scale3d(1.25,1.25,1);}

.mobile-more-info { display: none; }


}

/** Medium devices (tablets, 768px and up) **/
@media (min-width: 768px) { 
	
	.btn-link a { padding: .25rem .75rem; border-width: 0 2px 0 2px; border-style: solid; border-color: #ffffff; }
	.black.btn-link a { border-color: #000000; }
	.gold.btn-link a { border-color: #ae9d58; color: #ae9d58; }
	
	/* NAV */
	.logo { width: 200px; }
	.navbar { padding: .75rem 0; }
	.button_container { height: 24px; width: 55px; }
	.button_container span { height: 4px; }
	.button_container span:nth-of-type(2) { top: 10px; }
	.button_container span:nth-of-type(3) { top: 20px; }
	.button_container.active .top{-webkit-transform:translateY(10px) translateX(0) rotate(45deg);transform:translateY(10px) translateX(0) rotate(45deg);}
	.button_container.active .middle{opacity:0;background:#FFF;}
	.button_container.active .bottom{-webkit-transform:translateY(-10px) translateX(0) rotate(-45deg);transform:translateY(-10px) translateX(0) rotate(-45deg);}
	
	#menu-nav-menu { padding: 0 0 0 0; }
	.bottom-nav { display: block; padding: 2rem 0 0 0; }
	#menudropdown li { border-bottom: 2px solid #ffffff; }
	#menudropdown li:last-of-type { border-bottom: 0; }
	#menudropdown li.sub-menu-item { border-bottom: 0; padding: 0 0 0 1rem; }
	#menudropdown li a { font-size: 1rem; letter-spacing: 1px; }
	#menudropdown li.sub-menu-item a { font-size: .9375rem; }
	#menudropdown li a.nav-link { padding: .375rem 0; margin: .25rem 0 .25rem 0; }
	#menudropdown .nav-inner { padding: 2rem 4rem; min-height: calc(100vh - 91px); }
	/* #menudropdown #menu-item-35 a, #menudropdown #menu-item-37 a { margin: 0 0 0 0; }
	#menudropdown #menu-item-35 a { padding: .5rem 0 .25rem 0; }
	#menudropdown #menu-item-37 a { padding: .25rem 0 .5rem 0; }
	#menudropdown #menu-item-49 a { padding: .375rem 0 0 0; margin: .25rem 0 .25rem 0; } */
	.bottom-nav p { font-size: 1rem; }

	.is-ie main { padding-top: 69px; }
	.is-ie #menudropdown { top: 69px; }
	
	/* HOMEPAGE */
	.homepage-hero-container { margin: auto; position: relative; top: 50%; -webkit-transform: translateY(-50%); -ms-transform: translateY(-50%); transform: translateY(-50%); }
	.homepage-hero-container img { margin-bottom: 4.75rem; width: 340px; }
	.page-homepage .section-1 { background-image: url(https://www.metprop.com/wp-content/uploads/homepage-bkgd-001.jpg); background-size: cover; background-position: center center; height: 70vh; }
	.page-homepage .section-1 .row { height: 100%; }
	.page-homepage .section-2.container { max-width: 700px; padding: 50px 15px 50px; }
	.page-homepage .section-3 .container {  }
	.page-homepage .section-3 .col-xl-4 { padding: 1.5rem 0; }
	.inner-col-3-left { float: left; width: 35%; }
	.inner-col-3 { float: right; width: 60%; padding: 0 0 0 0; }
	.page-homepage .section-4.container { max-width: 700px; padding: 30px 15px; }
	.page-homepage .contact-hp-left { margin-bottom: 1.75rem; }
	

	h1, .h1, .page-homepage .h1 { font-size: 3rem; }
	.h1 > span { font-size: 2rem; vertical-align: middle; display: inline-block; padding-bottom: .625rem; }
	.h2, h2 { font-weight: bold; font-size: 2rem; letter-spacing: .0625rem; margin-bottom: .75rem; }
	.page-homepage h1.h2 { margin-bottom: 2rem; }
	.page-homepage .h1 span { display: inline; visibility: visible; font-size: 1.5rem; }
	h2.contact-h2 { font-size: 2.5rem; margin-bottom: .75rem; }
	.gold-h1 { font-weight: bold; font-size: 4.5rem; }

	.hero-row h1 { line-height: 1; margin-bottom: -.75rem; }
	.hero-col { padding: 3.75rem 15px 3.75rem; max-width: 100%; }
	
	/* COMPANY OVERVIEW */
	.page-company-overview .section-1 .outer-col { background-image: url(https://www.metprop.com/wp-content/uploads/company-overview-hero.jpg); background-size: cover; border-bottom: 4px solid #d4be6f; height: 425px; height: }	
	.white-border { border: 2px solid #ffffff; padding: 3rem 2.25rem; }
	.page-company-overview .section-2 { background-image: url(https://www.metprop.com/wp-content/uploads/company-overview-section-bkgd.jpg); background-size: cover; background-attachment: fixed; }
	.page-company-overview .section-2 .inner-row { padding: 2rem 0 2rem;}
	.section-2 .white-border { margin-bottom: 1.5rem; }
	
	
	
	/* INVESTMENT STRATEGY */
	.border-inner h3.h2 { margin-bottom: 1.5rem; }
	.gold-border { border: 2px solid #c8b778; padding: 3rem 2.25rem; }
	.section-2 .gold-border { margin-bottom: 1.5rem; }
	.section-2 .gold-border:last-of-type { margin-bottom: 0; }
	
	.col-md-5.col-md-5-custom { max-width: calc(50% - 3rem); flex: 0 0 calc(50% - 3rem); margin-bottom: 3rem; }
	.col-md-5.col-md-5-custom-03, .col-md-5.col-md-5-custom-04 { margin-bottom: 0; }
	.page-investment-strategy .section-1 h2 { margin-bottom: 3.75rem; }
	.page-investment-strategy .section-1 .outer-col { background-image: url(https://www.metprop.com/wp-content/uploads/investment-strategy-hero.jpg); background-size: cover; border-bottom: 4px solid #d4be6f; height: 425px; }
	.page-investment-strategy .section-2 { padding: 0 15px 5rem 15px; }
	
	.page-investment-strategy .section-1 .row-03 .col { max-width: 100%; }
	
	/* OPERATING STRATEGY */
	.page-operating-strategy .section-1 .outer-col { background-image: url(https://www.metprop.com/wp-content/uploads/operating-strategy-hero.jpg); background-size: cover; border-bottom: 4px solid #d4be6f; height: 425px; }
	.page-operating-strategy .section-2 .nested-row { border: 2px solid #c8b778; margin-bottom: 3rem; }
	.page-operating-strategy .section-2 .nested-row:last-of-type {}
	.page-operating-strategy .col-right { padding: 1.25rem; }
	.page-operating-strategy .col-right p { font-size: 1rem; }
	
	/* DIVISIONS */
	.page-divisions .section-1 .outer-col { background-image: url(https://www.metprop.com/wp-content/uploads/divisions-hero.jpg); background-size: cover; border-bottom: 4px solid #d4be6f; height: 425px; }
	.page-divisions .section-2 img { float: left; display: inline-block; width: 35%; }
	.page-divisions .inner-col-2 { float: right; display: inline-block; width: 60%; padding-right: 1.5rem; padding-top: 0; }
	.page-divisions .divisions-main { padding: 3.75rem 15px 3.75rem; }
	.line-divider { height: 4px; background-color: #c8b778; margin: 3.5rem 45px 3.5rem 15px; }
	.page-divisions .section-2 img { height: auto; object-fit: unset; -o-object-fit: unset; }
	
	/* PROPERTY PAGE */
	.grid-item { width: 48%; min-height: 424px; }
	.is-ie .grid-item { height: 424px; }
	.gutter-sizer { width: 4%; }
	.grid-item-content h2 { font-size: 1.375rem; margin-bottom: .5rem; }
	.prop-info-div { padding: 1.25rem 0 1rem; }
	.prop-info-div .last { margin-bottom: 1.25rem; }
	
	.grid-item-content .prop-address, .grid-item-content h2 { text-align: center; }

	.properties-filter ul { height: 2.75rem; }
	.properties-filter ul li { line-height: 2.5rem; }
	.properties-filter ul li button, .properties-filter ul li a.button { font-size: .9375rem; letter-spacing: .0625rem; }
	.properties-filter ul li button { padding: 1px 12px 2px; }
	.properties-filter ul li a.button { display: block; }
	.grid-item-content figure.prop-img { float: none; width: auto; }
	.prop-info-div { float: none; width: 100%; }
	.prop-address > span, .prop-page:not(.single-prop-page) .last a.prop-web-url, .btn-link a { font-size: 1rem; }
	.prop-info-div .last { display: block; }
	
	/* INDIVIDUAL PROPERTY PAGE */
	
	.prop-text h2 { font-size: 1.375rem; margin-bottom: 1.5rem; }
	.prop-text h2:not(:first-of-type) { margin-top: 1.5rem; }
	.prop-line-divider { height: 4px; background-color: #c8b778; margin: 1.5rem 0 1.5rem 0; }
	.prop-cat-link { margin-top: 2.25rem; }
	.img-col { margin-top: 2.25rem; padding-bottom: 2.25rem; }
	.prop-text ul > li, .prop-text ol > li { line-height: 1.4; padding-bottom: .625rem; }

	.page-id-84 .property-info h1, .page-id-85 .property-info h1 { text-align: center; }

	
	/* TEAM */
	.page-team .section-01, .page-leadership .section-01 { padding: 50px 0 50px; }
	.page-team .section-02, .page-leadership .section-02 { display: block; }
	.page-team h1, .page-leadership h1 { margin-bottom: 1.25rem; }
	.team-member-row { z-index: -1; position: relative; }
	.team-member-row .outer-col { padding: 3.75rem 0;}
	.team-member-row:nth-child(even) { background-color: #eff0f0; }
	.members-top-section { padding: 50px 0 100px 0; }
	.members-top-section .member-col { padding-left: 45px !important; padding-right: 45px !important; }
	.team-line-divider { height: 4px; background-color: #c8b778; margin: 1.5rem 0 3rem 0; }
	.team-member-line { z-index: -2; position: relative; margin-left: -9%; width: 109% !important; }
	.member-col img { margin-bottom: 1.5rem; }
	.team-member-row img { z-index: 3; }	
	
	
	/* FOOTER */
	.footer-info, .footer-info a { }
	.footer-info > div::after { content:"|"; padding: 0 .5rem 0 .5rem; }
	.footer-info > div.last::after, .footer-info > div.geo::after, .footer-info div:nth-of-type(2)::after, .footer-info div:nth-of-type(1)::after { content: none; padding: 0; }
	.footer-info div { display: inline; }
	.footer-info div:nth-of-type(2) { display: block; }
	
	/* CONTACT */
	.contact-bkgd { height: 350px; }
	.contact-inner { max-width: 720px; margin: auto; padding: 3.75rem 15px 3.75rem; }
	.page-contact .contact-h2 { font-weight: bold; }
	.page-contact .gform_wrapper { margin: 1.25rem auto 2rem; }
	
	/* CONTACT SECTION */
	#contact-section { background-image: url(https://www.metprop.com/wp-content/uploads/contact-section-bkgd.jpg); background-size: cover; border-top: 4px solid #d4be6f; height: 300px; color: #000 !important; }
	.contact-section-inner { max-width: 620px; margin: auto; text-align: center; }
	#contact-section p.h2 { margin-bottom: 2rem; font-size: 2rem; }
	
	
}

/** Large devices (desktops, 992px and up) **/
@media (min-width: 992px) {  
	
	/* NAV */

	
	/* HOMEPAGE */
	.homepage-hero-container { margin: auto; position: relative; top: 50%; -webkit-transform: translateY(-50%); -ms-transform: translateY(-50%); transform: translateY(-50%); }
	.homepage-hero-container img { margin-bottom: 4.75rem; width: 340px; }
	.page-homepage .section-1 { height: 80vh; }
	.page-homepage .section-1 .row { height: 100%; }
	.page-homepage .section-2.container { max-width: 800px; padding: 60px 15px 60px; }
	.page-homepage .section-3 .container { }
	.page-homepage .section-3 .col-xl-4 { padding: 1.5rem 0; }
	.inner-col-3-left { float: left; width: 45%; }
	.inner-col-3 { float: right; width: 50%; padding: 1.5rem 0 0 0; }
	.page-homepage .section-4.container { max-width: 900px; padding: 80px 15px; }
	
	/* INVESTMENT STRATEGY */
	.page-investment-strategy .section-1 .outer-col { height: 425px; height: calc(100vh - 300px); }
	
	
	/* DIVISIONS */
	.page-divisions .section-2 img { float: left; display: inline-block; width: 40%; }
	.page-divisions .inner-col-2 { padding-top: 3rem; float: right; display: inline-block; width: 55%; padding-right: 1.5rem; }
	
	/* PROPERTIES */
	.grid-item { width: 31.333333%; min-height: 380px; }
	.is-ie .grid-item { height: 380px; }
	.gutter-sizer { width: 3%; }
	.grid-item-content {}
	
	.properties-filter ul { height: 3.5rem; }
	.properties-filter ul li { line-height: 3.25rem; }
	.properties-filter ul li button, .properties-filter ul li a.button { font-size: .9375rem; letter-spacing: .0625rem; }
	
	.grid-item-content h2 { font-size: 1.25rem; margin-bottom: .5rem; }
	.prop-info-div { padding: 1rem 0 1.25rem; }
	.prop-info-div .last { margin-bottom: 1.25rem; }
	.prop-address > span, .prop-page:not(.single-prop-page) .last a.prop-web-url { font-size: .875rem; }
	h1.prop-page-title { font-size: 2.5rem; }

	/* INDIVIDUAL PROPERTY PAGE */
	.prop-page { padding: 15px 15px 0px; }
	.property-info { padding: 0 0 0 5%; }
	.property-info .last { }
	.prop-text { }
	.prop-text h2 { font-size: 1.375rem; margin-bottom: 1.5rem; }
	.prop-text h2:not(:first-of-type) { margin-top: 1.5rem; }
	.prop-line-divider { height: 4px; background-color: #c8b778; margin: 1.5rem 0 1.5rem 0; }
	.prop-cat-link { margin-top: 2.25rem; }
	.img-col { margin-top: 0; padding-top: 0; padding-bottom: 0; }
	.prop-text ul > li, .prop-text ol > li { line-height: 1.4; padding-bottom: .625rem; }
	
	/* CONTACT PAGE */
	.contact-inner { max-width: 80%; margin: auto; padding: 2rem 0; }
	.page-contact .contact-h2 { font-weight: bold; }
	.page-contact .gform_wrapper { margin: 1.25rem auto 2rem; }
	.contact-bkgd { height: auto; background-size: auto; background-repeat: no-repeat; }
	
	/* FOOTER */
	.footer-info > div.last::after, .footer-info > div.geo::after { content: none; padding: 0; }
	.footer-info div:nth-of-type(2)::after, .footer-info div:nth-of-type(1)::after { content:"|"; padding: 0 .5rem 0 .5rem; }
	.footer-info{display:-webkit-box;display:-moz-box;display:-ms-flexbox;display:-webkit-flex;display:flex;-webkit-box-direction:normal;-moz-box-direction:normal;-webkit-box-orient:horizontal;-moz-box-orient:horizontal;-webkit-flex-direction:row;-ms-flex-direction:row;flex-direction:row;-webkit-flex-wrap:wrap;-ms-flex-wrap:wrap;flex-wrap:wrap;-webkit-box-pack:center;-moz-box-pack:center;-webkit-justify-content:center;-ms-flex-pack:center;justify-content:center;-webkit-align-content:center;-ms-flex-line-pack:center;align-content:center;-webkit-box-align:center;-moz-box-align:center;-webkit-align-items:center;-ms-flex-align:center;align-items:center;}
	.footer-info > div{position: relative; -webkit-box-ordinal-group:1;-moz-box-ordinal-group:1;-webkit-order:0;-ms-flex-order:0;order:0;-webkit-box-flex:0;-moz-box-flex:0;-webkit-flex:0 1 auto;-ms-flex:0 1 auto;flex:0 1 auto;-webkit-align-self:auto;-ms-flex-item-align:auto;align-self:auto;}

}

/** large desktops, 1200px and up) **/
@media (min-width: 1200px) {
	
	html, body { font-size: 1rem; }
	
	.container { max-width: 1160px; }
	.wider-container, .page-team .team-member-row .container.wider-container, .page-leadership .team-member-row .container.wider-container  { max-width: 1160px; }
	
	.nav-container { max-width: 1160px; }
	
	.wider-container .col-lg-4 { padding-right: 45px; padding-left: 45px; }
	
	/* NAV */
	.logo { width: 250px; }
	.navbar { padding: 1rem 0; }
	#menu-nav-menu { padding: 0 0 0 0; }
	.bottom-nav { padding: 2rem 0 0 0; }
	#menudropdown li { border-bottom: 2px solid #ffffff; }
	#menudropdown li:last-of-type { border-bottom: 0; }
	#menudropdown li.sub-menu-item { border-bottom: 0; padding: 0 0 0 1rem; }
	#menudropdown li a { font-size: 1rem; letter-spacing: 1px; }
	#menudropdown li.sub-menu-item a { font-size: .9375rem; }
	#menudropdown li a.nav-link { padding: .375rem 0; margin: .25rem 0 .25rem 0; }
	#menudropdown .nav-inner { padding: 2rem 4rem; min-height: calc(100vh - 91px); }
	/* #menudropdown #menu-item-35 a, #menudropdown #menu-item-37 a { margin: 0 0 0 0; }
	#menudropdown #menu-item-35 a { padding: .5rem 0 .25rem 0; }
	#menudropdown #menu-item-37 a { padding: .25rem 0 .5rem 0; }
	#menudropdown #menu-item-49 a { padding: .375rem 0 0 0; margin: .25rem 0 .25rem 0; } */
	.bottom-nav p { font-size: 1rem; }

	.is-ie main { padding-top: 87px; }
	.is-ie #menudropdown { top: 87px; }
	
	/* HOMEPAGE */
	.homepage-hero-container { max-width: 1000px; margin: auto; position: relative; top: 50%; -webkit-transform: translateY(-50%); -ms-transform: translateY(-50%); transform: translateY(-50%); }
	.homepage-hero-container img { margin-bottom: 6.25rem; width: 390px; }
	.page-homepage .section-1 { background-image: url(https://www.metprop.com/wp-content/uploads/homepage-bkgd-001.jpg); background-size: cover; height: 90vh; max-height: 887px;	}
	.page-homepage .section-1 .row { height: 100%; }
	.page-homepage .section-2.container { max-width: 1100px; padding: 100px 15px 200px; }
	.page-homepage .section-3 .container { margin-top: -5%; padding-bottom: 4%; }
	.inner-col-3 { max-width: 395px; padding-top: 2rem; float: none; width: auto; margin-left:0; }
	.inner-col-3-left { float: none; width: auto; }
	.page-homepage .inner-col-3-left img { display: inline; }
	.page-homepage .section-4.container { max-width: 1100px; padding: 80px 15px; }
	
	.page-homepage .section-3 .col-xl-4 { padding: 0 15px; }
	
	
	h1, .h1 { font-size: 4rem; }
	.h1 > span { font-size: 2rem; vertical-align: middle; display: inline-block; padding-bottom: .625rem; }
	.h2, h2 { font-weight: bold; font-size: 2rem; letter-spacing: .0625rem; margin-bottom: .75rem; }
	.page-homepage h1.h2 { margin-bottom: 2rem; }
	h2.contact-h2 { font-size: 3rem; margin-bottom: .75rem; }
	.gold-h1 { font-weight: bold; font-size: 5.5rem; }
	
	.hero-row h1 { line-height: 1; margin-bottom: -.75rem; }
	.hero-col { padding: 3.75rem 15px 5rem; }
	
	/* INVESTMENT STRATEGY */
	.border-inner h3.h2 { margin-bottom: 1.5rem; }
	.gold-border { border: 2px solid #c8b778; min-height: 400px; padding: 4rem 3.75rem; }
	.section-2 .gold-border { margin-bottom: 0; }
	.col-xl-5.col-xl-5-custom { max-width: calc(50% - 3rem); flex: 0 0 calc(50% - 3rem); margin-bottom: 3rem; }
	.col-xl-5.col-xl-5-custom-03, .col-xl-5.col-xl-5-custom-04 { margin-bottom: 0; }
	.page-investment-strategy .section-1 h2 { margin-bottom: 3.75rem; }
	.page-investment-strategy .section-1 .outer-col { background-image: url(https://www.metprop.com/wp-content/uploads/investment-strategy-hero.jpg); background-size: cover; border-bottom: 4px solid #d4be6f; height: 425px; height: calc(100vh - 300px); }
	.page-investment-strategy .section-2 { padding: 0 15px 5rem 15px; }
	
	
	/* OPERATING STRATEGY */
	.page-operating-strategy .section-1 .outer-col { background-image: url(https://www.metprop.com/wp-content/uploads/operating-strategy-hero.jpg); background-size: cover; border-bottom: 4px solid #d4be6f; height: 425px; height: calc(100vh - 300px); }
	.page-operating-strategy .section-2 .nested-row { border: 2px solid #c8b778; margin-bottom: 3rem; }
	.page-operating-strategy .section-2 .nested-row:last-of-type {}
	.page-operating-strategy .col-right { padding: 0 6.5%; }
	.page-operating-strategy .col-right p { font-size: 1rem; }
	
	
	/* COMPANY OVERVIEW */
	.page-company-overview .section-1 .outer-col { background-image: url(https://www.metprop.com/wp-content/uploads/company-overview-hero.jpg); background-size: cover; border-bottom: 4px solid #d4be6f; height: 425px; height: calc(100vh - 300px); }	
	.white-border { border: 2px solid #ffffff; min-height: 400px; padding: 4rem 3.75rem; }
	.page-company-overview .section-2 { background-image: url(https://www.metprop.com/wp-content/uploads/company-overview-section-bkgd.jpg); background-size: cover; background-attachment: fixed; }
	.page-company-overview .section-2 .inner-row { padding: 5rem 0 5rem;}
	.page-company-overview .col-xl-5-third, .page-company-overview .col-xl-5-fourth { margin-bottom: 0; }
	
	
	/* DIVISIONS */
	.page-divisions .section-1 .outer-col { height: 425px; height: calc(100vh - 300px); }
	.page-divisions .section-2 img { float: none; width: auto; }
	.page-divisions .inner-col-2 { max-width: 90%; padding-top: 3rem; float: none; width: auto; display: inline-block; padding-right: 0; padding-left: 0; }
	.page-divisions .divisions-main { padding: 100px 15px 100px; }
	.line-divider { height: 4px; background-color: #c8b778; margin: 3.5rem 45px 3.5rem 15px; }
	
	/* PROPERTIES */
	.grid-item { width: 33%; min-height: 481px; }
	.is-ie .grid-item { height: 481px; }
	.gutter-sizer { width: 0.5%; }
	.grid-item-content {}
	
	.properties-filter ul { height: 5rem; }
	.properties-filter ul li { line-height: 4.875rem; }
	.properties-filter ul li button, .properties-filter ul li a.button { font-size: 1rem; letter-spacing: .0625rem; }
	.properties-filter ul li button { padding: 1px 7px 2px; }
	.properties-filter ul li a.button { padding-left: 1rem; padding-right: 1rem; }
	.grid-item-content h2 { font-size: 1.625rem; margin-bottom: .5rem; }
	.prop-info-div { padding: 1.5rem 0 2rem; }
	.prop-info-div .last { margin-bottom: 1.25rem; }
	.prop-address > span, .prop-page:not(.single-prop-page) .last a.prop-web-url { font-size: 1.125rem; }
	
figure.prop-img { max-width: 100%; max-height: 100%; }
figure.prop-img .prop-hover { width: 100%; height: 100%; }
.prop-hover-inner { width: 100%; }
	
	/* INDIVIDUAL PROPERTY PAGE */
	.prop-page { padding: 15px 15px 0px; }
	.property-info { padding: 0 0 0 5%; }
	.property-info .last { }
	.prop-text { }
	.prop-text h2 { font-size: 1.375rem; margin-bottom: 1.5rem; }
	.prop-text h2:not(:first-of-type) { margin-top: 1.5rem; }
	.prop-line-divider { height: 4px; background-color: #c8b778; margin: 1.5rem 0 1.5rem 0; }
	.prop-cat-link { margin-top: 2.25rem; }
	.prop-text ul > li, .prop-text ol > li { line-height: 1.4; padding-bottom: .625rem; }
        .single-prop-page img { width: 450px; }
	
	/* CONTACT PAGE */
	.contact-inner { max-width: 80%; margin: auto; padding: 2rem 0; }
	.page-contact .contact-h2 { font-weight: bold; }
	.page-contact .gform_wrapper { margin: 1.25rem auto 2rem; }
	
	/* CONTACT SECTION */
	#contact-section { height: 390px; }
	.contact-section-inner { max-width: 800px; margin: auto; }
	#contact-section p.h2 { margin-bottom: 2rem; }
	
	/* TEAM PAGE */
	.page-team .section-01, .page-leadership .section-01 { padding: 70px 0 50px; }
	.page-team h1, .page-leadership h1 { margin-bottom: 1.25rem; }
	.team-member-row { z-index: -1; position: relative; }
	.team-member-row .outer-col { padding: 3.75rem 0;}
	.team-member-row:nth-child(even) { background-color: #eff0f0; }
	.members-top-section { padding: 50px 0 100px 0; }
	.members-top-section .member-col { padding-left: 45px !important; padding-right: 45px !important; }
	.team-line-divider { height: 4px; background-color: #c8b778; margin: 1.5rem 0 3rem 0; }
	.team-member-line { z-index: -2; position: relative; margin-left: -9%; width: 109% !important; }
	.member-col img { margin-bottom: 1.5rem; }
	.team-member-row img { z-index: 3; }
}

/** 1350px and up **/
@media (min-width: 1350px) {
	
	html, body { font-size: 1.125rem; }
	
	/* NAV */
	#menu-nav-menu { padding: 0 0 0 0; }
	.bottom-nav { padding: 2rem 0 0 0; }
	#menudropdown li { border-bottom: 2px solid #ffffff; }
	#menudropdown li:last-of-type { border-bottom: 0; }
	#menudropdown li.sub-menu-item { border-bottom: 0; padding: 0 0 0 1rem; }
	#menudropdown li a { font-size: 1.125rem; letter-spacing: 1px; }
	#menudropdown li.sub-menu-item a { font-size: 1.0625rem; }
	#menudropdown li a.nav-link { padding: .375rem 0; margin: .25rem 0 .25rem 0; }
	#menudropdown .nav-inner { padding: 2rem 4rem; min-height: calc(100vh - 91px); }
	/* #menudropdown #menu-item-35 a, #menudropdown #menu-item-37 a { margin: 0 0 0 0; }
	#menudropdown #menu-item-35 a { padding: .5rem 0 .25rem 0; }
	#menudropdown #menu-item-37 a { padding: .25rem 0 .5rem 0; } */
	/* #menudropdown #menu-item-49 a { padding: .375rem 0 0 0; margin: .25rem 0 .25rem 0; } */

	#menudropdown li.sub-menu-item a.nav-link { margin: 0 0 0 0; padding: 0.5rem 0 .25rem 0; }

	.bottom-nav p { font-size: 1.125rem; }
	
	.container { max-width: 1320px; }
	.wider-container, .page-team .team-member-row .container.wider-container, .page-leadership .team-member-row .container.wider-container { max-width: 1320px; }
	.nav-container { max-width: 1330px; }
	
	/* HOMEPAGE */
	.homepage-hero-container img { margin-bottom: 9.375rem; width: 450px; }
	
	/* COMPANY OVERVIEW */
	.page-company-overview .section-1 .outer-col { height: 90vh; max-height: 623px; }
	.white-border { border: 2px solid #ffffff; min-height: 400px; padding: 4rem 4.5rem; }
	
	/* INVESTMENT STRATEGY */
	.page-investment-strategy .section-1 .outer-col { height: 90vh; max-height: 623px; }
	.gold-border { border: 2px solid #c8b778; min-height: 465px; padding: 4rem 4.5rem; }
	
	/* OPERATING STRATEGY */
	.page-operating-strategy .section-1 .outer-col { height: 90vh; max-height: 623px; }
	.page-operating-strategy .col-right { padding: 0 5%; }
	
	/* DIVISIONS */
	.page-divisions .section-1 .outer-col { height: 90vh; max-height: 618px; }
	.page-divisions .inner-col-2 { max-width: 85%; padding-top: 3rem; }
	.line-divider { height: 4px; background-color: #c8b778; margin: 4rem 60px 4rem 15px; }
	
	/* PROPERTIES */
	.grid-item { min-height: 503px; }
	.is-ie .grid-item { height: 503px; }
	.prop-page { padding: 35px 15px 0; }
	.page-properties .clearfix { font-size: 1rem; }

	figure.prop-img { max-width: 384px; max-height: 384px; }
	figure.prop-img .prop-hover { width: 384px; height: 384px; }
	.prop-hover-inner { width: 384px; }
	.prop-img-overlay .prop-hover-inner { width: 100%; }
	
	.prop-info-div { max-width: 384px; }

	/* CONTACT */
	.page-contact .gform_wrapper { margin: 2.5rem auto 2.5rem; }
	

}
/** 1441px and up **/
@media (min-width: 1441px) {
	/* NAV */
	#menu-nav-menu { padding: 5rem 0 0 0; }
	.bottom-nav { padding: 4rem 0 0 0; }
	#menudropdown li { border-bottom: 2px solid #ffffff; }
	#menudropdown li:last-of-type { border-bottom: 0; }
	#menudropdown li.sub-menu-item { border-bottom: 0; padding: 0 0 0 1rem; }
	#menudropdown li a { font-size: 1.25rem; letter-spacing: 1px; }
	#menudropdown li.sub-menu-item a { font-size: 1.125rem; }
	#menudropdown li a.nav-link { padding: .5rem 0; margin: .25rem 0 .25rem 0; }
	#menudropdown .nav-inner { padding: 2rem 4rem; min-height: calc(100vh - 91px); }
	/* #menudropdown #menu-item-35 a, #menudropdown #menu-item-37 a { margin: 0 0 0 0; }
	#menudropdown #menu-item-35 a { padding: .5rem 0 .25rem 0; }
	#menudropdown #menu-item-37 a { padding: .25rem 0 .5rem 0; } */

	#menudropdown li.sub-menu-item a.nav-link { margin: 0 0 0 0; padding: 0.5rem 0 .25rem 0; }
	
	/* #menudropdown #menu-item-49 a { padding: .5rem 0; } */
	
	.wider-container, .page-team .team-member-row .container.wider-container, .page-leadership .team-member-row .container.wider-container { max-width: 1410px; }	
	.container-1440 { max-width: 1410px; }
	.nav-container { max-width: 1410px; }
	
	/* PROPERTIES */
	.prop-page { padding: 40px 15px 0; }
	.page-properties .clearfix { font-size: 1rem; }

	/* TEAM */
	.members-top-section .member-col { padding-left: 45px !important; padding-right: 45px !important; }
	
	/* CONTACT PAGE */
	.contact-inner { max-width: 580px; margin: auto; }
	.page-contact .gform_wrapper { margin: 3.75rem auto 3.75rem; }
}

/** 1600px and up **/
@media (min-width: 1600px) {
	
	.wider-container, .page-team .team-member-row .container.wider-container, .page-leadership .team-member-row .container.wider-container { max-width: 1440px; }	
	.container-1440 { max-width: 1440px; }
	.nav-container { max-width: 1550px; }
	
	
}