/* The Colony · v6.6.0 · Layout refinements. Existing brand palette retained. */
:root{--drees:#005A46;--pine:#0F2E24;--ink:#F4EFE4;--navy:#fff;--navy-2:#FBF7EF;--navy-3:#F0EADC;--cream:#1A2420;--paper:#2C3632;--muted:#53635b;--muted-2:#62736a;--brass:#BC9A4A;--brass-bright:#005A46;--line:rgba(15,46,36,.16);--shadow:none}
body{font-family:'Public Sans',system-ui,sans-serif;color:var(--paper);background:var(--ink);font-weight:400}
body::before,body::after{display:none}
.wrap{max-width:1320px;padding-inline:40px;overflow:visible}
h1,h2,h3,.listing-title,.hc-price,.hc-addr,.pc-name,.rc-title,.guide-card h2,.lead h2{font-family:'Public Sans',system-ui,sans-serif!important;font-style:normal!important;font-weight:500!important;letter-spacing:-.035em;line-height:1.15}
h1 em,h2 em,h3 em{font-style:normal!important;color:inherit!important;font-weight:inherit!important}
.kicker{letter-spacing:.14em;font-size:11px;font-weight:600}.kicker::after{display:none}
.topbar,.masthead{display:none}
.site-header{position:relative;background:var(--ink);border-bottom:1px solid var(--line);z-index:45}
.site-header-inner{display:flex;align-items:center;gap:32px;min-height:94px}
.site-brand{display:flex;align-items:center;gap:18px;color:var(--pine);text-decoration:none;flex-shrink:0}
.site-brand img{width:110px;height:auto;mix-blend-mode:multiply}
.site-brand-text{font-size:17px;font-weight:600;border-left:1px solid var(--line);padding-left:18px;line-height:1.2}
.site-brand-text span{display:block;font-size:10px;letter-spacing:.12em;text-transform:uppercase;font-weight:400;margin-top:6px}
.site-nav{display:flex;align-items:center;gap:26px;margin-left:auto}.site-nav a{font-size:13px;text-decoration:none;color:var(--pine);padding-block:14px}
.site-nav a:hover{text-decoration:underline;text-underline-offset:6px}
.site-header-tools{display:flex;align-items:center;gap:18px}.site-header-phone{font-size:12px;color:var(--drees);text-decoration:none;font-weight:600;white-space:nowrap}
.site-header .lang-switch{background:transparent;border:0;padding:0;display:flex;gap:0}.site-header .lang-btn{border:0;background:transparent;color:var(--muted);min-width:36px;min-height:44px;border-radius:0;padding:8px;font:500 12px 'Public Sans',sans-serif}
.site-header .lang-btn.active{background:transparent;color:var(--pine);text-decoration:underline;text-underline-offset:6px}
.split-hero{display:grid;grid-template-columns:1fr 1.08fr;gap:52px;align-items:center;padding:42px 0 38px}
.split-hero-copy{padding:18px 0;min-width:0}.split-hero-copy .kicker{color:var(--drees);margin-bottom:26px}
.split-hero-copy h1{font-size:clamp(40px,4.4vw,62px);line-height:1.06;max-width:12ch;color:var(--pine);letter-spacing:-.055em}
.split-hero-copy .lede{font-size:16px;line-height:1.75;max-width:39ch;color:var(--paper);margin-top:26px;font-weight:400}
.split-hero-copy .hero-cta{display:flex;flex-wrap:wrap;gap:12px;margin-top:30px}.split-hero-copy .hero-quiet-call{margin-top:20px;font-size:12px;color:var(--muted)}
.split-hero-media{position:relative;margin:0;min-width:0}.split-hero-media img{display:block;width:100%;height:480px;object-fit:cover;object-position:65% center}
.split-hero-media figcaption{font-size:11px;color:var(--muted);padding-top:12px;display:flex;justify-content:space-between;gap:12px;line-height:1.4}
.btn{min-height:46px;border-radius:2px!important;font-size:12px;letter-spacing:0!important;padding:13px 20px;font-weight:600!important;box-shadow:none!important}
.btn.solid{background:var(--drees)!important;border-color:var(--drees)!important;color:#fff!important}.btn.solid:hover{background:#003e30!important}
.btn.ghost{background:transparent!important;border-color:rgba(15,46,36,.35)!important;color:var(--pine)!important}
.btn.ghost:hover{background:#e5ebe4!important}
.meta-strip{display:grid;grid-template-columns:1fr 1.2fr 1fr 1.3fr;background:transparent;border-radius:0;border:0;border-top:1px solid var(--line);margin:0;padding:22px 0 26px;gap:24px}
.meta-item{padding:0;border:0;min-width:0}.meta-item .n,#metaChecked{font-family:inherit;font-weight:500;font-size:23px;line-height:1.3;color:var(--pine)}
.meta-item .l{font-size:10px;letter-spacing:.09em;color:var(--muted);margin-top:4px;line-height:1.5}
.primary-tabs{position:sticky;top:0!important;z-index:40;background:var(--ink);backdrop-filter:none;border-top:1px solid var(--line);border-bottom:1px solid var(--line);box-shadow:none}
.primary-tabs .pt-inner{gap:18px;padding:0;min-height:58px}.primary-tabs .ptab{border:0;border-radius:0;background:transparent;color:var(--muted);padding:18px 0;min-height:58px;border-bottom:2px solid transparent;font-size:13px;font-weight:500}
.primary-tabs .ptab.active{color:var(--pine);background:transparent;border-bottom-color:var(--drees)}.primary-tabs .ptab svg{display:none}
.primary-tabs .ptc{background:transparent;border:0;color:var(--muted);padding:0;margin-left:5px;font-size:11px}
.primary-tabs .pt-3d{background:transparent;color:var(--drees);border:0;border-radius:0;font-size:12px;margin-left:auto;padding:12px 0;white-space:nowrap}
.primary-tabs .pt-call,.primary-tabs .lang-switch{display:none}.pt-inner::after,.pt-inner::before{display:none}
.listing-head{padding-top:36px}.listing-title{font-size:clamp(28px,3vw,36px);display:flex;gap:16px;flex-wrap:wrap;align-items:baseline}
.inventory-summary{font-size:12px;font-weight:400;letter-spacing:0;color:var(--muted)}.listing-sub{font-size:14px;max-width:72ch;line-height:1.7;margin-top:14px}
.listing-note{background:none;border:0;border-radius:0;padding:0;font-size:12px;line-height:1.6;max-width:80ch;color:var(--muted)}.ln-dot{display:none}
.controls{gap:18px;align-items:center;margin-block:24px 12px}.chips{gap:8px}.chip{border-radius:2px;min-height:42px;background:transparent;font-size:12px;color:var(--pine);border-color:var(--line)}.chip.active{background:var(--pine);border-color:var(--pine);color:#fff}.sortwrap select{min-height:42px;border-radius:2px;font-family:inherit}.count{font-size:11px;margin-bottom:20px}
.grid{gap:34px 26px;grid-template-columns:repeat(3,minmax(0,1fr))}
.hcard{background:transparent;border:0;border-radius:0;box-shadow:none;transition:opacity .3s;transform:none}.hcard:hover{transform:none;box-shadow:none;border:0}
.hc-media{aspect-ratio:4/3;border-radius:0}.hc-img{transition:transform .35s}.hcard:hover .hc-img{transform:scale(1.025)}.hc-grad{display:none}
.hc-status{background:#fff;color:var(--pine);border:0;border-radius:1px;font-size:10px;letter-spacing:.02em;padding:7px 10px;box-shadow:none;backdrop-filter:none}.hc-status.pending{background:var(--pine);color:#fff}
.hc-improved{display:none}.hc-fav{width:44px;height:44px;background:#fff;border:0;border-radius:2px;color:var(--pine);backdrop-filter:none}.hc-fav.faved{background:var(--pine);color:#fff}
.hc-body{padding:20px 0 0;gap:8px}.hc-price{font-size:26px;letter-spacing:-.035em;color:var(--pine)}.hc-pricewas{font-size:11px;gap:6px;color:var(--muted)}.hc-save{border:0;border-radius:0;padding:0;font-size:11px;color:var(--drees)}
.hc-addr{font-size:17px;letter-spacing:-.02em;color:var(--pine)}.hc-plan{display:block;font-style:normal;font-size:12px;color:var(--muted);margin-top:6px}.hc-city{display:none}.hc-comm{font-size:10px;color:var(--muted);letter-spacing:.06em}.hc-map-link{font-size:11px;font-weight:400}
.hc-specs{gap:12px;padding-top:13px;margin-top:4px}.hc-specs span{font-size:12px;font-weight:400}.hc-specs svg{width:14px;color:var(--muted)}
.hc-details{font-family:inherit;font-size:12px;font-weight:600;display:flex;justify-content:space-between;align-items:center;color:var(--drees);background:none;border:0;border-bottom:1px solid var(--line);border-radius:0;width:100%;padding:16px 0;min-height:48px;cursor:pointer;margin-top:auto;text-align:left}
.pcard,.rcard{border-radius:0;background:#fff;box-shadow:none}.pc-name,.rc-title{font-size:22px}.pc-from{color:var(--drees)}.open-cue,.rc-tag{border-radius:1px}.rcard:hover{transform:none}
#joel-narrow{margin:56px 0;background:#e7eadd;border:0;border-top:2px solid var(--drees);border-radius:0;padding:32px;color:var(--pine);box-shadow:none;scroll-margin-top:80px}
#joel-narrow h2{font-size:30px;max-width:25ch}#joel-narrow h2,#joel-narrow h2 em,#joel-narrow .jn-q,#joel-narrow .jn-plan,#joel-narrow .jn-price{font-family:inherit;color:var(--pine);font-style:normal;font-weight:500}
#joel-narrow .jn-kicker,#joel-narrow .jn-sub,#joel-narrow .jn-progress,#joel-narrow .jn-results-lead,#joel-narrow .jn-why,#joel-narrow .jn-backup,#joel-narrow .jn-restart{color:var(--muted);font-style:normal}
#joel-narrow .jn-opt{min-height:46px;border:1px solid #788d7b;background:transparent;border-radius:2px;color:var(--pine)}#joel-narrow .jn-opt:hover{background:#fff}
#joel-narrow .jn-card{border:0;border-top:1px solid var(--line);border-radius:0;background:transparent}#joel-narrow .jn-plan-chip{color:var(--pine);border-color:var(--line);border-radius:2px}
.community-story{display:grid;grid-template-columns:1.15fr 1fr;gap:54px;align-items:center;margin:64px 0;scroll-margin-top:80px}
.community-story-media img{width:100%;height:390px;object-fit:cover;display:block}.community-story-copy{padding:20px 0}.community-story-copy h2{font-size:clamp(30px,3.5vw,43px);max-width:15ch;color:var(--pine);margin-top:20px}.community-story-copy p{font-size:15px;line-height:1.8;max-width:42ch;margin-top:22px}.story-actions{display:flex;flex-wrap:wrap;gap:12px;margin-top:24px}
.personal-guide{padding-block:30px}.personal-grid{gap:44px}.guide-card,.guide-card.featured{background:transparent;border:0;border-top:1px solid var(--line);border-radius:0;padding:28px 0;box-shadow:none}.guide-card h2{font-size:32px}.guide-card h3{font-size:22px}.guide-card p,.joel-list{font-size:14px;line-height:1.8}.joel-proof{border-radius:0;box-shadow:none}.path-card{background:transparent;border-radius:0;box-shadow:none}.fit-section{display:none}
.faq-item{background:transparent;border:0;border-bottom:1px solid var(--line);border-radius:0}.faq-item summary{font-family:inherit;font-size:16px;font-style:normal;padding-block:23px;color:var(--pine)}
.lead{background:transparent;scroll-margin-top:80px}.lead-copy h2{font-size:38px}.lead-form{background:#fff;border:1px solid var(--line);border-radius:0;box-shadow:none}.lead-form input,.lead-form textarea,.lead-form select{background:#fff;color:var(--paper);border:1px solid #83948a;border-radius:2px;min-height:46px;font-family:inherit}.lf-submit{border-radius:2px!important;background:var(--drees);color:#fff}
footer{background:var(--pine);color:#dbe4dc;padding:40px;margin:64px 0 0;border:0}footer .fb,footer .fc-name,footer a{color:var(--ink)}footer .fb small,footer .fc-model,footer .footer-address,footer .disclaimer{color:#c7d4c9}footer .footer-links a{color:#ead5a0}
.float-dock a{border-radius:2px;box-shadow:0 3px 14px #0002}.float-dock .fd-text{background:var(--drees);color:#fff}.float-dock{gap:8px}
a:focus-visible,button:focus-visible,input:focus-visible,select:focus-visible,textarea:focus-visible,[tabindex]:focus-visible{outline:3px solid #66833b;outline-offset:4px}
#homes,#view-homes,#view-plans,#view-community,#view-resources{scroll-margin-top:80px}
@media(max-width:1100px){.site-header-phone{display:none}.site-header-inner{gap:20px}.split-hero{gap:32px}.grid{grid-template-columns:repeat(2,minmax(0,1fr))}.split-hero-media img{height:440px}.community-story{gap:32px}}
@media(max-width:760px){
 .wrap{padding-inline:20px}.site-header-inner{min-height:80px;flex-wrap:wrap;gap:0;padding:16px 0 0}.site-brand img{width:90px}.site-brand-text{font-size:15px;padding-left:12px}.site-brand{gap:12px}.site-header-tools{margin-left:auto}.site-nav{order:3;flex-basis:100%;margin:12px 0 0;justify-content:space-between;gap:12px;border-top:1px solid var(--line)}.site-nav a{font-size:12px;min-height:44px}
 .split-hero{grid-template-columns:1fr;gap:26px;padding:28px 0}.split-hero-copy{padding:0}.split-hero-copy h1{font-size:43px;max-width:13ch}.split-hero-copy .kicker{margin-bottom:20px;font-size:10px}.split-hero-copy .lede{font-size:15px;margin-top:20px;max-width:44ch}.split-hero-copy .hero-cta{margin-top:24px}.split-hero-copy .hero-quiet-call{margin-top:14px}.split-hero-media img{height:280px;object-position:center 65%}.split-hero-media figcaption{font-size:10px}
 .meta-strip{grid-template-columns:1fr 1fr;gap:20px 16px;padding-block:24px}.meta-item .n,#metaChecked{font-size:21px}.meta-item .l{font-size:9px;letter-spacing:.05em}
 .primary-tabs .pt-inner{gap:18px;overflow-x:auto;scrollbar-width:none}.primary-tabs .ptab{flex-shrink:0;font-size:12px;min-height:54px;padding-block:16px}.primary-tabs .pt-3d{font-size:11px}.primary-tabs .ptc{font-size:10px}.pt-short{display:inline}.pt-long{display:none}
 .listing-head{padding-top:28px}.listing-title{gap:10px;font-size:30px}.inventory-summary{font-size:11px}.listing-sub{font-size:13px}.listing-note{font-size:11px}.controls{align-items:stretch;flex-direction:column;gap:12px}.chips{flex-wrap:wrap;overflow:visible}.chip{font-size:11px;padding:8px 11px}.sortwrap{align-self:flex-end}.grid{grid-template-columns:1fr;gap:34px}.hc-media{aspect-ratio:4/3}.hc-body{padding-top:18px}.hc-price{font-size:27px}.hc-addr{font-size:18px}.hc-specs{gap:15px}
 #joel-narrow{padding:26px 20px;margin:40px 0}#joel-narrow h2{font-size:26px}#joel-narrow .jn-opt{font-size:13px}.community-story{grid-template-columns:1fr;gap:26px;margin-block:44px}.community-story-media img{height:260px}.community-story-copy{padding:0}.community-story-copy h2{font-size:34px}.community-story-copy p{font-size:14px}.personal-grid{grid-template-columns:1fr;gap:12px}.guide-card h2{font-size:28px}.lead-copy h2{font-size:32px}footer{padding:30px 22px;margin-top:44px}.float-dock{left:10px;right:10px;bottom:calc(10px + env(safe-area-inset-bottom,0px))}.float-dock a{min-height:48px;font-size:13px}
}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}.hcard,.hc-img,.pcard,.rcard{transition:none;transform:none!important;opacity:1!important}.hcard:hover .hc-img{transform:none}}

/* ==== Opus 5.5 polish batch ==== */
.hero-paths{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:10px;margin-top:26px}
.hero-path{display:flex;flex-direction:column;align-items:flex-start;gap:6px;text-align:left;padding:14px 16px;min-height:74px;border:1px solid var(--line);border-radius:2px;background:#fff;color:var(--pine);text-decoration:none;font:inherit;cursor:pointer;transition:border-color .2s,background .2s}
button.hero-path{appearance:none;-webkit-appearance:none}
.hero-path:hover{border-color:var(--drees);background:#eef3ef}
.hero-path .hp-label{font-size:13px;font-weight:600;color:var(--pine);letter-spacing:-.01em}
.hero-path .hp-hint{font-size:11px;color:var(--muted);line-height:1.4}
.split-hero-copy .hero-cta{margin-top:14px}
.mid-cta{margin:28px 0 8px;padding:28px 0;border-top:1px solid var(--line);border-bottom:1px solid var(--line);background:#e7eadd;scroll-margin-top:80px}
.mid-cta-inner{display:flex;flex-wrap:wrap;align-items:flex-end;justify-content:space-between;gap:22px}
.mid-cta-copy{max-width:54ch}
.mid-cta-copy .kicker{color:var(--drees);margin-bottom:12px}
.mid-cta-copy h2{font-size:clamp(24px,3vw,34px);color:var(--pine);max-width:20ch;margin:0}
.mid-cta-msg{margin-top:12px;font-size:14px;line-height:1.7;color:var(--paper);max-width:48ch}
.mid-cta-actions{display:flex;flex-wrap:wrap;gap:10px}
.news-pulse{margin:48px 0 12px;scroll-margin-top:80px}
.news-pulse-head{display:flex;flex-wrap:wrap;align-items:baseline;justify-content:space-between;gap:12px 24px;margin-bottom:18px}
.news-pulse-head .kicker{color:var(--drees)}
.news-pulse-head h2{font-size:clamp(24px,3vw,34px);color:var(--pine);margin:8px 0 0;flex:1 1 100%}
.news-pulse-all{font-size:13px;font-weight:600;color:var(--drees);text-decoration:none;white-space:nowrap}
.news-pulse-all:hover{text-decoration:underline;text-underline-offset:4px}
.news-pulse-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:16px}
.news-pulse-card{display:flex;flex-direction:column;gap:10px;padding:18px 18px 20px;background:#fff;border:1px solid var(--line);border-top:2px solid var(--drees);text-decoration:none;color:inherit;min-height:100%}
.news-pulse-card:hover{border-color:rgba(0,90,70,.35)}
.npc-tag{font-size:10px;letter-spacing:.12em;text-transform:uppercase;color:var(--muted);font-weight:600}
.npc-title{font-size:16px;line-height:1.35;color:var(--pine);font-weight:500;letter-spacing:-.02em}
/* Visible by default; only hide when JS marked html.js and .in not yet applied */
.reveal{opacity:1;transform:none;transition:opacity .55s ease,transform .55s ease}
html.js .reveal:not(.in){opacity:0;transform:translateY(16px);will-change:opacity,transform}
.reveal.in{opacity:1;transform:none}
@media (scripting: none){
  .reveal{opacity:1 !important;transform:none !important;transition:none !important}
}
.cmp-send{display:flex;flex-wrap:wrap;align-items:center;gap:10px;margin:12px 0 18px;padding:12px 0;border-top:1px solid var(--line);border-bottom:1px solid var(--line)}
.cmp-send-label{font-size:12px;font-weight:600;color:var(--pine);margin-right:4px}
/* Mobile dock: Ask Joel + Text Joel; lift compare chip above dock */
.float-dock{display:none}
@media(max-width:760px){
  .float-dock{display:flex;gap:8px;position:fixed;left:10px;right:10px;bottom:calc(10px + env(safe-area-inset-bottom,0px));z-index:60}
  .float-dock a{flex:1;display:inline-flex;align-items:center;justify-content:center;gap:8px;min-height:48px;border-radius:2px;font-size:13px;font-weight:600;text-decoration:none;box-shadow:0 3px 14px #0002}
  .float-dock .fd-ask{background:#fff;color:var(--drees);border:1px solid rgba(0,90,70,.28)}
  .float-dock .fd-text{background:var(--drees);color:#fff}
  .float-dock .fd-call{display:none}
  .compare-btn{bottom:calc(68px + env(safe-area-inset-bottom,0px)) !important;right:12px}
  .hero-paths{grid-template-columns:1fr;gap:8px;margin-top:20px}
  .hero-path{min-height:58px;padding:12px 14px}
  .mid-cta{padding:22px 0;margin-top:18px}
  .mid-cta-copy h2{font-size:26px;max-width:none}
  .news-pulse{margin:36px 0 8px}
  .news-pulse-grid{grid-template-columns:1fr;gap:12px}
  .news-pulse-head h2{font-size:26px}
  body{padding-bottom:72px}
}
@media(min-width:761px){
  .compare-btn{bottom:24px !important}
}
@media(max-width:1100px){
  .news-pulse-grid{grid-template-columns:1fr 1fr}
}
@media(prefers-reduced-motion:reduce){
  .reveal,html.js .reveal:not(.in){opacity:1 !important;transform:none !important;transition:none !important}
}

/* ==== Local dining (P0) ==== */
.local-dining{margin-top:28px;padding-top:22px;border-top:1px solid var(--line);scroll-margin-top:80px}
.local-dining-head{margin-bottom:16px}
.local-dining-head .kicker{color:var(--drees);margin-bottom:8px}
.local-dining-head h3{font-size:clamp(22px,2.6vw,28px);color:var(--pine);margin:0;font-weight:500;letter-spacing:-.03em}
.local-dining-sub{margin-top:10px;font-size:14px;line-height:1.65;color:var(--paper);max-width:62ch}
.dining-grid{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));gap:14px;margin-top:16px}
.dining-card{background:#fff;border:1px solid var(--line);border-top:2px solid var(--drees);padding:16px 16px 18px;display:flex;flex-direction:column;gap:6px;min-height:100%}
.dining-card--new{border-top-color:var(--brass)}
.dc-meta{display:flex;flex-wrap:wrap;align-items:baseline;gap:6px 8px;font-size:12px;margin-bottom:2px}
.dc-rating{font-weight:700;color:var(--pine);letter-spacing:-.01em}
.dc-count{color:var(--muted);font-size:11px}
.dc-src{font-size:10px;letter-spacing:.08em;text-transform:uppercase;color:var(--muted);font-weight:600}
.open-pill{display:inline-block;font-size:9px;letter-spacing:.14em;text-transform:uppercase;font-weight:700;color:var(--drees);border:1px solid rgba(0,90,70,.28);padding:3px 8px;border-radius:1px}
.dc-opened{font-size:11px;color:var(--drees);font-weight:600}
.dining-card h4{font-size:16px;line-height:1.3;color:var(--pine);font-weight:500;letter-spacing:-.02em;margin:2px 0 0}
.dc-where{font-size:10.5px;letter-spacing:.1em;text-transform:uppercase;color:var(--muted);font-weight:600}
.dining-card p{font-size:13px;line-height:1.6;color:var(--paper);margin:4px 0 0}
.dining-note{margin-top:14px;font-size:11px;line-height:1.55;color:var(--muted);max-width:78ch}
@media(max-width:1100px){.dining-grid{grid-template-columns:repeat(2,minmax(0,1fr))}}
@media(max-width:760px){
  .local-dining{margin-top:22px;padding-top:18px}
  .dining-grid{grid-template-columns:1fr;gap:12px}
  .local-dining-head h3{font-size:24px}
}

/* September 2026: buyer-first layout; content must never depend on animation. */
.reveal,html.js .reveal:not(.in),.hcard,.pcard,.rcard{opacity:1!important;transform:none!important;will-change:auto}
:root{--ink:#f7f6f1;--muted-2:#596b62}
.site-header-inner{min-height:82px}.site-nav a{font-size:14px}.site-brand-text span{font-size:11px}
.split-hero{position:relative;grid-template-columns:1fr 1.1fr;gap:0;align-items:stretch;padding:0;margin:20px 0 0;background:#103d30;color:#fff}
.split-hero-copy{padding:44px 36px;align-self:center}
.split-hero-copy .kicker{color:#dcc68c;font-size:11px;letter-spacing:.12em;margin-bottom:20px;line-height:1.7}
.split-hero-copy h1{font-size:clamp(38px,4vw,58px);font-weight:600!important;letter-spacing:-.045em;line-height:1.05;color:#fff;max-width:14ch}
.split-hero-copy .lede{color:#e6eee8;font-size:17px;line-height:1.65;margin-top:22px;max-width:39ch}
.split-hero-copy .hero-cta{display:flex;gap:12px;margin-top:28px}
.split-hero-copy .btn.solid{background:#dbc68e!important;border-color:#dbc68e!important;color:#14372d!important}
.split-hero-copy .btn.ghost{border-color:#9db5a9!important;color:#fff!important}
.split-hero-copy .btn.ghost:hover{background:#285240!important}
.split-hero-copy .hero-quiet-call{font-size:13px;color:#d6e2da;line-height:1.6;margin-top:18px}
.split-hero-media{min-height:460px;overflow:hidden}.split-hero-media img{width:100%;height:100%;position:absolute;inset:0;object-fit:cover;object-position:center}
.split-hero-media figcaption{position:absolute;bottom:0;left:0;right:0;padding:36px 20px 16px;background:linear-gradient(transparent,#0009);color:white;font-size:12px}
.btn{font-size:14px;min-height:48px}
.meta-strip{padding:20px 24px;background:#eeeee5;border:0;gap:18px}.meta-item .n,#metaChecked{font-size:22px}.meta-item .l{font-size:11px}
.primary-tabs{margin-top:22px}.listing-head{padding-top:28px}.listing-title{font-size:34px}.listing-sub{font-size:16px;margin-top:10px}.listing-note{font-size:13px;margin-top:8px}
.controls{position:relative;top:auto;padding:0;margin:20px 0 8px;background:none}.chip,.sortwrap select{font-size:14px}.count{padding-bottom:6px;margin-bottom:14px;letter-spacing:.06em}
.grid{gap:24px;padding-bottom:20px}.hcard{background:#fff;border:1px solid var(--line);border-radius:6px;overflow:hidden}.hcard:hover{border:1px solid #87a193;box-shadow:0 8px 24px #173e2910}
.hc-media{aspect-ratio:3/2}.hc-body{padding:18px 20px 6px}.hc-price{font-size:29px}.hc-addr{font-size:18px}.hc-plan,.hc-specs span,.hc-details{font-size:14px}.hc-status{font-size:12px}.hc-details{border-bottom:0}.hc-comm{font-size:11px}
.mid-cta{padding:26px 30px;margin:24px 0;background:#e7ece4;border:0;border-left:4px solid var(--drees)}.mid-cta-copy h2{max-width:none}.mid-cta-msg{font-size:16px}
#joel-narrow{margin:32px 0;padding:28px 30px}.community-story{margin:36px 0;gap:36px}.community-story-media img{height:330px;border-radius:4px}.community-story-copy p{font-size:16px;line-height:1.65;margin-top:16px}.community-story-copy h2{margin-top:12px}
.lead{padding:36px 0;margin:20px 0;border-top:1px solid var(--line)}.lead-inner{gap:36px}.lead-form{padding:28px;border-top:4px solid var(--drees);border-radius:4px}.lead-copy h2{font-size:40px}.lead-copy p{font-size:17px}.lead-form label{font-size:14px}.form-helper{font-size:15px}.lead-form input,.lead-form textarea{font-size:16px}
.personal-guide{padding-block:16px}.guide-card{padding-top:20px}.path-grid{margin-top:20px}.community{padding-block:36px}.news-pulse{margin:28px 0}.more-guides{margin:32px 0;border-block:1px solid var(--line)}.more-guides>summary{padding:20px 0;font-size:17px;font-weight:600;color:var(--pine);cursor:pointer}.more-guides .official-resources{padding-block:24px}footer{margin-top:32px}
@media(max-width:1000px) and (min-width:761px){.split-hero-copy{padding:30px 24px}.split-hero-copy h1{font-size:42px}.split-hero-copy .hero-cta{flex-direction:column;align-items:stretch}.split-hero-media{min-height:440px}}
@media(max-width:760px){
 .wrap{padding-inline:18px}.site-header-inner{min-height:70px}.site-nav a{font-size:13px}
 .split-hero{grid-template-columns:1fr;margin-top:16px}.split-hero-copy{padding:28px 24px}.split-hero-copy h1{font-size:42px;max-width:15ch}.split-hero-copy .lede{font-size:16px;margin-top:18px}.split-hero-copy .hero-cta{display:flex;flex-wrap:wrap;margin-top:22px}.split-hero-copy .hero-cta .btn{width:auto;flex:1 1 auto;font-size:14px;padding:12px}.split-hero-copy .kicker{margin-bottom:14px;font-size:10px}.split-hero-media{min-height:220px}.split-hero-media figcaption{font-size:11px;padding:30px 14px 12px}
 .meta-strip{padding:18px;gap:16px}.meta-item .n,#metaChecked{font-size:21px}.meta-item .l{font-size:10px}.primary-tabs{margin-top:16px}.primary-tabs .pt-inner{gap:16px}.primary-tabs .ptab{font-size:13px}.primary-tabs .pt-3d{font-size:12px}.listing-title{font-size:29px}.inventory-summary{font-size:13px}.listing-sub{font-size:15px}.listing-note{font-size:12px}
 .controls{margin:18px 0 8px;padding:0}.chips{gap:8px}.chip{font-size:13px;padding:8px 12px}.sortwrap{align-self:stretch}.sortwrap select{max-width:none}.grid{gap:22px}.hc-body{padding:16px 18px 4px}.mid-cta{padding:24px;margin:24px 0}.mid-cta-actions{width:100%}.mid-cta-actions .btn{flex:1}.mid-cta-copy h2{font-size:27px}#joel-narrow{margin:28px 0;padding:24px}.community-story{margin:28px 0;gap:22px}.community-story-media img{height:240px}.community-story-copy h2{font-size:32px}.lead-inner{grid-template-columns:1fr;gap:24px}.lead{padding:28px 0}.lead-copy h2{font-size:34px}.lead-form{padding:22px}.news-pulse-grid{grid-template-columns:1fr}footer{margin-top:24px}
}

/* ===== Sep 23b — capture pass: quiz layout, inline shortlist capture, FAQ ask card, footer contrast ===== */
#joel-narrow .jn-layout{display:grid;grid-template-columns:minmax(0,1.6fr) minmax(260px,1fr);gap:40px;align-items:start}
#joel-narrow .jn-aside{background:#fff;border:1px solid var(--line);border-top:3px solid var(--drees);padding:24px 24px 20px}
.jn-aside-h{font-size:12px;font-weight:700;letter-spacing:.12em;text-transform:uppercase;color:var(--drees);margin-bottom:14px}
.jn-get{margin:0;padding:0;list-style:none;counter-reset:g;display:flex;flex-direction:column;gap:12px}
.jn-get li{counter-increment:g;display:flex;gap:12px;font-size:14.5px;line-height:1.5;color:var(--pine)}
.jn-get li::before{content:counter(g);flex:0 0 22px;height:22px;border-radius:50%;background:var(--drees);color:#fff;font-size:12px;font-weight:700;display:flex;align-items:center;justify-content:center;margin-top:1px}
.jn-who{margin-top:20px;padding-top:16px;border-top:1px solid var(--line)}
.jn-who-name{font-weight:700;font-size:14px;color:var(--pine)}
.jn-who-tags{display:flex;flex-wrap:wrap;gap:6px;margin-top:10px}
.jn-who-tags span{font-size:12px;padding:4px 9px;background:#eef0e6;border-radius:999px;color:var(--pine)}
.jn-capture{margin-top:26px;background:#fff;border:1px solid var(--line);border-left:4px solid var(--drees);padding:22px}
.jn-capture-h{font-size:20px;font-weight:600;color:var(--pine)}
.jn-capture-p{margin:6px 0 16px;font-size:14px;line-height:1.6;color:var(--muted)}
.jn-capture-grid{display:grid;grid-template-columns:1fr 1fr 1fr;gap:12px}
.jn-capture *{box-sizing:border-box}.jn-capture label{min-width:0;display:flex;flex-direction:column;gap:6px;font-size:12px;font-weight:700;letter-spacing:.04em;color:var(--pine)}
.jn-capture input[type=text],.jn-capture input:not([type]),.jn-capture input[name=name],.jn-capture input[type=tel],.jn-capture input[type=email]{min-height:44px;padding:10px 12px;border:1px solid #9aa89c;border-radius:2px;font:inherit;font-size:16px;font-weight:400;background:#fff;color:var(--pine);width:100%}
.jn-capture-when{display:flex;flex-wrap:wrap;gap:8px 16px;align-items:center;margin:16px 0;font-size:13px;color:var(--pine)}
.jn-capture-when>span{font-weight:700;width:100%}
.jn-capture-when label{flex-direction:row;align-items:center;gap:6px;font-weight:500;letter-spacing:0;font-size:14px}
.jn-capture button[type=submit]{width:100%;min-height:50px;font-size:16px}
.jn-capture-status{margin-top:10px;font-size:14px;font-weight:600}
.jn-capture-status.ok{color:var(--drees)}.jn-capture-status.err{color:#a3361f}
.jn-capture-fine{margin-top:10px;font-size:12px;color:var(--muted)}
#joel-narrow .jn-actions{margin-top:14px}
.personal-grid.single{grid-template-columns:1fr}
.personal-grid.single .snapshot-stats{grid-template-columns:repeat(4,1fr)}
.lead-who{margin-top:24px}.lead-who .jc-badges{display:flex;flex-wrap:wrap;gap:8px}.lead-who .jc-bio{margin-top:12px;font-size:14.5px;line-height:1.65;color:var(--muted);max-width:52ch}
.faq-layout{display:grid;grid-template-columns:minmax(0,1.7fr) minmax(240px,1fr);gap:40px;align-items:start;margin-top:30px}
.faq-layout .faq-list{margin-top:0;max-width:none}
.faq-ask{position:sticky;top:calc(var(--tabsH,52px) + 24px);background:#e7eadd;border-top:3px solid var(--drees);padding:24px;display:flex;flex-direction:column;gap:12px}
.faq-ask-h{font-size:20px;font-weight:600;color:var(--pine)}.faq-ask p{margin:0;font-size:14.5px;line-height:1.6;color:var(--pine)}
.faq-ask .btn{text-align:center;justify-content:center}
footer .foot-grid .fb,footer .foot-contact .fc-name{color:#fff}footer .foot-contact a{color:#ead5a0}footer .foot-contact .fc-model{color:#c7d4c9}
footer .disclaimer .eho{display:flex;gap:8px;align-items:center;margin-top:14px;color:#c7d4c9}
footer .disclaimer .eho span{width:auto;height:auto;border:0;display:inline;font-size:inherit}
footer .disclaimer .eho>span:first-child{width:18px;height:18px;border:1px solid #c7d4c9;border-radius:3px;display:grid;place-items:center;font-size:11px;flex:0 0 18px}
html,body{overflow-x:clip}
@media (max-width:860px){
  #joel-narrow .jn-layout,.faq-layout{grid-template-columns:1fr;gap:24px}
  .faq-ask{position:static}
  .jn-capture-grid{grid-template-columns:1fr}
  .personal-grid.single .snapshot-stats{grid-template-columns:1fr 1fr}
}

/* Sep 24, 2026 — wide official Drees hero photography + current Treehouse status */
.split-hero-media{
  isolation:isolate;
  background-image:
    url("https://assetcloud.dreeshomes.com/transform/19d02f1c-6551-4aff-802b-4b44eaa9e639/The-Colony-Community-Photos?io=transform:fill,width:1600&format=webp"),
    url("../photos/community/02.webp");
  background-position:center;
  background-size:cover;
  background-repeat:no-repeat;
}
.split-hero-media>img{opacity:0!important;pointer-events:none}
.split-hero-media::before,.split-hero-media::after{
  content:"";
  position:absolute;
  inset:0;
  z-index:1;
  background-position:center;
  background-size:cover;
  background-repeat:no-repeat;
  opacity:0;
  will-change:opacity;
}
.split-hero-media::before{
  background-image:
    url("https://assetcloud.dreeshomes.com/transform/d99f8b0a-a08e-4573-9dcb-96629de89298/Lakehouse-Pool?io=transform:fill,width:1600&format=webp"),
    url("../photos/community/01.webp");
  animation:colonyHeroWideB 24s ease-in-out infinite;
}
.split-hero-media::after{
  background-image:url("../photos/community/02.webp");
  animation:colonyHeroWideC 24s ease-in-out infinite;
}
@keyframes colonyHeroWideB{
  0%,27%{opacity:0}
  33%,59%{opacity:1}
  65%,100%{opacity:0}
}
@keyframes colonyHeroWideC{
  0%,60%{opacity:0}
  66%,92%{opacity:1}
  98%,100%{opacity:0}
}
.split-hero-media figcaption{z-index:3}
.split-hero-media figcaption span:first-child{font-weight:700}
.split-hero-media figcaption span+span{margin-left:auto}


/* Year-round lifestyle story: longer copy, keep it inside its column. */
.community-story,.community-story-copy,.community-story-copy>*{min-width:0;max-width:100%}
.community-story-copy h2{max-width:560px;font-size:clamp(32px,3.7vw,46px);line-height:1.08;letter-spacing:-.04em;color:var(--pine)}
.community-story-copy p[data-i18n="story.p"]{max-width:620px;font-size:16px;line-height:1.72;color:var(--paper)}
.community-story-copy .story-why{margin:14px 0 10px;padding:14px 18px;border-left:3px solid var(--brass);background:#fff;color:var(--pine);font-size:17px;font-weight:600;line-height:1.5}
@media(prefers-reduced-motion:reduce){.split-hero-media::before,.split-hero-media::after{animation:none!important;opacity:0!important}}
@media(max-width:760px){
  .split-hero-media figcaption span+span{display:none}
  .community-story{grid-template-columns:minmax(0,1fr)!important}
  .community-story-copy h2{font-size:34px}
  .community-story-copy p[data-i18n="story.p"]{font-size:15px;line-height:1.68}
  .community-story-copy .story-why{font-size:15px}
}


/* ==== Community life (Joel paraphrase cards) ==== */
.life-section{padding-block:42px 28px}
.life-section .lede{max-width:68ch}
.life-grid{
  display:grid;
  grid-template-columns:repeat(3,minmax(0,1fr));
  gap:16px;
  margin-top:36px;
}
.life-card{
  background:#fff;
  border:1px solid var(--line);
  border-top:2px solid var(--drees);
  padding:20px 18px 22px;
  display:flex;
  flex-direction:column;
  gap:8px;
  min-height:100%;
}
.life-label{
  font-size:10px;
  letter-spacing:.14em;
  text-transform:uppercase;
  font-weight:700;
  color:var(--drees);
}
.life-card h3{
  font-family:'Public Sans',system-ui,sans-serif;
  font-size:19px;
  font-weight:500;
  letter-spacing:-.025em;
  color:var(--pine);
  line-height:1.25;
  margin:0;
}
.life-card p{
  font-size:13.5px;
  line-height:1.65;
  color:var(--paper);
  font-weight:400;
  margin:0;
}
.life-note{
  margin-top:22px;
  font-size:12px;
  line-height:1.55;
  color:var(--muted);
  max-width:70ch;
}
@media(max-width:1100px){
  .life-grid{grid-template-columns:repeat(2,minmax(0,1fr))}
}
@media(max-width:760px){
  .life-section{padding-block:32px 20px}
  .life-grid{grid-template-columns:1fr;gap:12px;margin-top:28px}
  .life-card h3{font-size:18px}
}
.life-vendor{margin-top:22px;padding:18px 20px;background:#fff;border:1px solid var(--line);border-left:3px solid var(--brass);max-width:900px}
.life-vendor p{font-size:13.5px;line-height:1.65;color:var(--paper);margin:6px 0 0}
.life-card a,.life-vendor a{color:var(--drees);font-weight:600}