/* Mobile first. All fonts and assets are local;
   no runtime dependencies. */
:root {
  --color-background:#fbfaf7;
  --color-surface:#fff;
  --color-text:#273b33;
  --color-muted:#5f685e;
  --color-accent:#24483e;
  --color-border:#dedfd5;
  --color-soft:#f0f1e9;
  --radius:4px;
  --shadow:0 16px 45px #10281e18;
  --content-width:1120px;
  --section-space:64px}

*,
*::before,
*::after {
  box-sizing:border-box}
html {
  scroll-behavior:smooth;
  scroll-padding-top:24px}
body {
  margin:0;
  background:var(--color-background);
  color:var(--color-text);
  font-family:-apple-system,BlinkMacSystemFont,"PingFang TC","Microsoft JhengHei",sans-serif;
  font-size:18px;
  line-height:1.8;
  -webkit-font-smoothing:antialiased}
a {
  color:inherit;
  text-decoration:none}
button,a {
  -webkit-tap-highlight-color:transparent}
a:focus-visible {
  outline:3px solid #ba8a42;
  outline-offset:5px}
h1,h2,h3,p {
  margin:0}
h1,h2,h3 {
  font-family:"Songti TC","Noto Serif CJK TC","PMingLiU",serif}
h2 {
  font-size:29px;
  font-weight:600;
  letter-spacing:.055em;
  line-height:1.5}
h3 {
  font-size:21px}
img {
  max-width:100%;
  height:auto}
svg {
  display:inline-block}
.icon {
  width:22px;
  height:22px;
  fill:none;
  stroke:currentColor;
  stroke-width:1.5;
  stroke-linecap:round;
  stroke-linejoin:round;
  flex-shrink:0}
.icon-definitions {
  position:absolute;
  width:0;
  height:0;
  overflow:hidden}
.wrap {
  width:min(calc(100% - 40px),var(--content-width));
  margin-inline:auto}
.skip-link {
  position:fixed;
  top:-80px;
  left:12px;
  background:white;
  padding:12px;
  z-index:10}
.skip-link:focus {
  top:8px}
.site-header {
  height:80px;
  display:flex;
  align-items:center;
  justify-content:space-between}
.brand {
  min-height:44px;
  display:flex;
  align-items:center;
  gap:11px;
  font-size:19px;
  letter-spacing:.12em;
  font-weight:600;
  line-height:1.4}
.brand-mark {
  display:grid;
  place-items:center;
  width:38px;
  height:40px;
  border:1px solid #879588;
  border-radius:20px 20px 2px 2px}
.brand-subtitle {
  display:block;
  font-size:10px;
  letter-spacing:.15em;
  margin-top:4px;
  font-weight:500}
.site-header nav {
  display:flex;
  align-items:center;
  gap:28px;
  font-size:16px}
.site-header nav>a:not(.nav-contact) {
  display:none}
.nav-contact {
  min-height:44px;
  display:flex;
  align-items:center;
  gap:13px}
.hero {
  position:relative;
  background:#4e5448;
  isolation:isolate;
  color:white}
.hero-background,.hero-shade {
  position:absolute;
  inset:0;
  width:100%;
  height:100%;
  z-index:-2}
.hero-background {
  object-fit:cover;
  object-position:55% center}
.hero-shade {
  z-index:-1;
  background:linear-gradient(90deg,#102319b8,#1c281c38),linear-gradient(0deg,#12291d35,transparent)}
.hero-inner {
  padding-block:24px 24px}
.eyebrow {
  font-size:12px;
  font-weight:600;
  letter-spacing:.19em;
  line-height:1.5;
  color:#73816c;
  margin-bottom:12px}
.eyebrow.light {
  color:#f7f5e6;
  display:flex;
  align-items:center;
  gap:9px;
  font-size:16px;
  letter-spacing:.16em}
.light>span {
  height:5px;
  width:5px;
  background:#e0d5ae;
  border-radius:50%}
h1 {
  font-size:40px;
  line-height:1.35;
  font-weight:500;
  letter-spacing:.09em}
.hero-emphasis {
  color:#e6dbb7}
.hero-description {
  font-size:16px;
  line-height:1.7;
  color:#f5f2e8;
  margin-top:14px}
.hero-location {
  display:none;
  font-size:16px;
  letter-spacing:.1em}
.agent-card {
  color:var(--color-text);
  background:var(--color-background);
  padding:20px 23px 10px;
  border-radius:var(--radius);
  box-shadow:var(--shadow);
  margin-top:20px}
.agent-heading {
  display:flex;
  align-items:center;
  gap:17px}
.agent-portrait {
  display:block;
  flex-shrink:0;
  width:72px;
  height:72px}
.agent-portrait img {
  display:block;
  width:100%;
  height:100%;
  border-radius:50%;
  object-fit:cover;
  object-position:center;
  border:4px solid #edede3}
.agent-label {
  font-size:16px;
  color:var(--color-muted);
  letter-spacing:.08em}
.agent-heading h2 {
  font-size:25px;
  line-height:1.5}
.agent-heading p {
  font-size:16px;
  color:var(--color-muted);
  letter-spacing:.05em}
.agent-service {
  font-size:16px;
  padding:13px 0;
  text-align:center;
  margin-top:10px;
  border-top:1px solid var(--color-border)}
.button {
  white-space:nowrap;
  display:flex;
  justify-content:center;
  align-items:center;
  gap:11px;
  min-height:48px;
  padding:10px 18px;
  border-radius:3px;
  font-size:17px;
  letter-spacing:.04em;
  font-weight:500;
  transition:background .15s}
.button-primary {
  background:#06C755;
  color:#fff;
  border:1px solid #06C755}
/* LINE branding applies only to the three primary contact CTAs. */
.button-line {
  white-space:nowrap;
}
.line-logo {
  width:26px;
  height:auto;
  flex-shrink:0;
  display:block;
}
@media (hover:hover) {
  .button-line:hover {
    background:#06bc50;
    border-color:#06bc50;
  }
}
.button-line:active {
  background:#05ae49;
  border-color:#05ae49;
}
.button-outline {
  border:1px solid #a7b1a1;
  background:transparent;
  color:var(--color-accent)}
.button-outline:hover {
  background:#e9ece3}
.agent-card>.social-links+.button {
  margin-top:9px}
.button-arrow {
  margin-left:auto;
  width:17px}
.agent-card>.button>.icon:first-child {
  margin-right:auto}
.social-links {
  display:grid;
  gap:9px;
  margin-top:9px}
.social-links .icon {
  width:26px;
  height:26px}
.button-facebook {
  background:#0866e6;
  border:1px solid #0866e6;
  color:#fff}
.button-instagram {
  background-color:#a52d69;
  background-image:linear-gradient(115deg,#713db5,#b52b72 55%,#b44928);
  border:1px solid transparent;
  color:#fff;
  background-origin:border-box}
@media (hover:hover) {
  .button-facebook:hover {
    background:#075bcf;
    border-color:#075bcf}
  .button-instagram:hover {
    background-color:#94285e;
    background-image:linear-gradient(115deg,#6536a2,#a22766 55%,#a14124)}
}
.button-facebook:active {
  background:#0651b8;
  border-color:#0651b8}
.button-instagram:active {
  background-color:#832353;
  background-image:linear-gradient(115deg,#592f8f,#90225b 55%,#8e391f)}
.hero-caption {
  display:none}
.values-strip {
  background:#eef0e8;
  border-bottom:1px solid #e3e4da}
.values-strip>.wrap {
  display:flex;
  align-items:center;
  justify-content:space-around;
  height:64px}
.values-strip span {
  display:flex;
  align-items:center;
  gap:7px;
  font-size:16px;
  letter-spacing:.08em}
.values-strip .icon {
  width:18px;
  height:18px}
.values-strip i {
  height:17px;
  width:1px;
  background:#cdd3c6}
.section {
  padding-block:var(--section-space)}
.section-heading {
  margin-bottom:26px}
.about-copy h3 {
  font-size:24px;
  font-weight:500;
  letter-spacing:.03em;
  margin-bottom:18px}
.about-copy>p {
  font-size:18px;
  color:var(--color-muted);
  line-height:1.7}
.about-copy .about-signature {
  margin-top:22px;
  color:var(--color-accent);
  font-size:16px}
.services-section {
  background:#f0f0e9}
.section-top>p {
  font-size:16px;
  color:var(--color-muted);
  margin-top:14px}
.service-grid {
  display:grid;
  gap:10px;
  margin-top:28px}
.service-card {
  position:relative;
  border:1px solid #d8ddcf;
  background:#fafaf5;
  padding:22px 18px 22px 78px;
  min-height:125px}
.service-number {
  position:absolute;
  right:15px;
  top:12px;
  font-family:Georgia,serif;
  font-size:13px;
  color:#788171}
.service-icon {
  position:absolute;
  left:24px;
  top:29px;
  width:30px;
  height:30px;
  color:#5b7654}
.service-card h3 {
  font-family:inherit;
  font-size:19px;
  font-weight:500;
  letter-spacing:.03em}
.service-card p {
  font-size:16px;
  line-height:1.8;
  color:var(--color-muted);
  margin-top:7px}
.service-card br {
  display:none}
.service-card-link {
  background:var(--color-accent);
  border-color:var(--color-accent);
  color:var(--color-surface);
  cursor:pointer;
  transition:background-color .2s ease,box-shadow .2s ease,transform .2s ease}
.service-card-link h3 {
  font-weight:700}
.service-card-link p,
.service-card-link .service-number {
  color:var(--color-soft)}
.service-card-link .service-icon {
  color:var(--color-surface)}
.service-card-link:focus-visible {
  outline-offset:5px;
  box-shadow:inset 0 0 0 2px var(--color-surface),var(--shadow)}
.service-external {
  display:inline-block;
  font-size:1em;
  color:var(--color-surface);
  transition:transform .2s ease}
@media(hover:hover) {
  .service-card-link:hover {
    background:color-mix(in srgb,var(--color-accent) 85%,var(--color-text));
    box-shadow:var(--shadow);
    transform:translateY(-3px)}
  .service-card-link:hover .service-external {
    transform:translate(2px,-2px)}
}
@media(prefers-reduced-motion:reduce) {
  .service-card-link,
  .service-external {
    transition:none}
  .service-card-link:hover,
  .service-card-link:hover .service-external {
    transform:none}
}
/* Personal philosophy and verified achievements. */
.about-copy .about-belief {
  margin-top:22px;
  color:var(--color-text);
}
.personal-motto {
  margin:28px 0;
  padding:20px 22px;
  border-left:3px solid var(--color-accent);
  background:var(--color-soft);
}
.personal-motto p {
  font-family:"Songti TC","Noto Serif CJK TC","PMingLiU",serif;
  font-size:22px;
  line-height:1.85;
  letter-spacing:.025em;
}
.achievement {
  padding:0 0 22px;
  margin-bottom:22px;
  border-bottom:1px solid var(--color-border);
}
.achievement h3 {
  font-size:21px;
  font-weight:500;
  line-height:1.6;
}
.achievement p {
  margin-top:8px;
  font-size:16px;
  color:var(--color-muted);
}
.credentials {
  margin:26px 0 0}
.credentials>div {
  display:flex;
  justify-content:space-between;
  border-bottom:1px solid var(--color-border);
  padding:16px 0;
  font-size:16px}
.credentials dt {
  letter-spacing:.06em}
.credentials dd {
  margin:0;
  color:var(--color-muted);
  font-size:16px}
.area-section {
  border:1px solid #dce0d2;
  background:#f0f2e9;
  padding:28px;
  position:relative}
.area-symbol {
  position:absolute;
  right:25px;
  top:30px;
  color:#829270}
.area-symbol .icon {
  width:36px;
  height:36px}
.area-copy h2 {
  font-size:25px}
.area-copy>p:last-child {
  font-size:16px;
  color:var(--color-muted);
  margin-top:12px;
  max-width:240px}
.area-places {
  border-top:1px solid #d3d9c9;
  margin-top:23px;
  padding-top:18px}
.area-places strong {
  font-family:"Songti TC","PMingLiU",serif;
  font-size:30px;
  font-weight:500;
  letter-spacing:.1em}
.area-places strong span {
  font-family:inherit;
  font-size:14px;
  letter-spacing:.05em;
  margin-left:15px;
  border:1px solid #c2cbb7;
  padding:4px 9px;
  vertical-align:middle}
.area-places>p {
  font-size:17px;
  letter-spacing:.12em;
  margin-top:5px}
.area-places>p span {
  color:#89947d}
/* Office details stay readable on mobile and bounded on desktop. */
.credentials>div {
  gap:16px;
}
.credentials dt {
  flex-shrink:0;
}
.credentials .brokerage-name {
  color:var(--color-text);
  text-align:right;
  font-size:16px;
}
.office-info {
  max-width:510px;
  margin:32px auto 0;
  padding-top:24px;
  border-top:1px solid var(--color-border);
  text-align:left;
  display:grid;
  gap:18px;
}
.office-info h3 {
  font-family:inherit;
  font-size:16px;
  font-weight:500;
  color:var(--color-muted);
  margin-bottom:5px;
}
.office-info p,
.office-info address {
  font-size:18px;
  font-style:normal;
  line-height:1.8;
}
.office-map {
  display:inline-flex;
  align-items:center;
  gap:8px;
  min-height:44px;
  margin-top:8px;
  color:var(--color-accent);
  text-decoration:underline;
  text-underline-offset:4px;
}
.contact-section {
  padding-block:70px 60px;
  text-align:center}
.contact-inner>p:not(.eyebrow) {
  font-size:17px;
  color:var(--color-muted);
  line-height:1.7;
  margin-top:19px}
.contact-buttons {
  display:flex;
  flex-direction:column;
  gap:11px;
  max-width:510px;
  margin:27px auto 0}
.contact-buttons .button-arrow {
  margin-left:12px}
.contact-inner .social-links {
  max-width:510px;
  gap:11px;
  margin:11px auto 0}
.site-footer {
  border-top:1px solid var(--color-border);
  padding-block:27px 28px;
  font-size:16px}
.site-footer strong {
  font-size:16px;
  font-weight:500}
.site-footer strong span,.site-footer p,.site-footer small {
  color:var(--color-muted)}
.site-footer p {
  font-size:16px;
  margin-top:5px}
.site-footer nav {
  display:flex;
  flex-wrap:wrap;
  gap:22px;
  margin-top:10px}
.site-footer nav a {
  min-height:44px;
  display:flex;
  align-items:center;
  font-size:16px}
.site-footer small {
  font-size:13px}
.mobile-contact {
  position:fixed;
  z-index:5;
  bottom:0;
  left:0;
  right:0;
  display:grid;
  grid-template-columns:1.15fr 1fr;
  gap:10px;
  padding:10px 16px calc(10px + env(safe-area-inset-bottom));
  background:#fbfaf7f5;
  border-top:1px solid var(--color-border);
  box-shadow:0 -3px 20px #253b330a}
.mobile-contact .button {
  min-height:45px;
  font-size:17px}
.mobile-contact .icon {
  width:19px;
  height:19px}

@media(min-width:700px) {
/* Keep intrinsic content widths from expanding desktop/tablet grid tracks. */
.hero-inner>*,
.about-section>*,
.professional-section>*,
.service-grid>*,
.area-copy {
  min-width:0;
}
.service-card h3 {
  overflow-wrap:anywhere;
}

  :root {
  --section-space:78px}
.wrap {
  width:min(calc(100% - 80px),var(--content-width))}
.site-header {
  height:96px}
.site-header nav>a:not(.nav-contact) {
  display:flex;
  align-items:center;
  min-height:44px}
.nav-contact {
  border-left:1px solid var(--color-border);
  padding-left:28px}
.hero-inner {
  display:grid;
  grid-template-columns:minmax(0,1fr) 310px;
  gap:35px;
  align-items:center;
  padding-block:57px}
.hero-copy h1 {
  font-size:47px}
.hero-location {
  display:block;
  margin-top:25px}
.agent-card {
  margin-top:0;
  padding:24px 24px 13px}
.agent-heading {
  gap:13px}
.agent-portrait {
  width:82px;
  height:82px}
.values-strip>.wrap {
  max-width:730px;
  height:72px}
.values-strip span {
  font-size:16px;
  gap:13px}
.about-section {
  display:grid;
  grid-template-columns:minmax(0,1fr) minmax(0,2fr);
  gap:45px}
.section-top {
  display:flex;
  align-items:flex-end;
  justify-content:space-between}
.service-grid {
  grid-template-columns:repeat(2,minmax(0,1fr));
  gap:14px}
.service-card {
  padding:28px 20px}
.service-icon {
  position:static;
  display:block;
  margin-bottom:25px}
.service-card br {
  display:block}
.professional-section {
  display:grid;
  grid-template-columns:repeat(2,minmax(0,1fr));
  gap:60px}
.credentials {
  margin:0}
.area-section {
  display:flex;
  align-items:center;
  gap:25px;
  padding:35px}
.area-symbol {
  position:static}
.area-copy {
  flex:1}
.area-copy>p:last-child {
  max-width:none}
.area-places {
  border-top:0;
  border-left:1px solid #d3d9c9;
  margin:0;
  padding:0 0 0 25px}
.contact-buttons {
  flex-direction:row}
.contact-inner .social-links {
  grid-template-columns:repeat(2,minmax(0,1fr))}
.contact-inner .social-links .button {
  min-height:52px}
.contact-buttons .button {
  flex:1;
  min-height:52px}
.mobile-break {
  display:none}
.contact-section {
  padding-block:85px 70px}
.contact-inner h2 {
  font-size:33px}
.site-footer {
  display:flex;
  justify-content:space-between;
  align-items:center;
  padding-block:28px}
.site-footer>div:last-child {
  text-align:right}
.site-footer nav {
  margin:0}
.mobile-contact {
  display:none}
}

@media(min-width:1000px) {
  .hero-inner {
  grid-template-columns:minmax(0,1fr) 340px;
  min-height:552px;
  padding-block:62px;
  gap:100px}
.hero-copy {
  padding-left:20px}
.hero-copy h1 {
  font-size:66px;
  line-height:1.35;
  letter-spacing:.1em}
.hero-description {
  margin-top:24px}
.hero-location {
  margin-top:32px}
.hero-copy .eyebrow {
  margin-bottom:19px}
.agent-card {
  padding:30px 28px 15px}
.agent-portrait {
  width:90px;
  height:90px}
.agent-heading h2 {
  font-size:28px}
.agent-service {
  padding-block:18px;
  margin-top:18px}
.agent-card .button {
  min-height:51px}
.hero-caption {
  display:block;
  position:absolute;
  bottom:20px;
  left:max(60px,calc((100% - 1080px)/2));
  font-size:11px;
  letter-spacing:.22em;
  color:#f0ead1b8}
.about-section {
  grid-template-columns:minmax(0,1fr) minmax(0,2fr);
  gap:80px}
.about-copy {
  max-width:720px}
.about-copy h3 {
  font-size:27px}
.service-grid {
  grid-template-columns:repeat(3,minmax(0,1fr));
  gap:16px;
  margin-top:34px}
.service-card {
  padding:32px 23px 26px;
  min-height:207px}
.service-card p {
  margin-top:10px}
.service-number {
  top:18px;
  right:19px}
.professional-section {
  grid-template-columns:minmax(0,1fr) minmax(0,1.3fr);
  gap:120px}
.area-section {
  padding:35px 46px;
  gap:32px}
.area-symbol {
  height:76px;
  width:76px;
  border:1px solid #c6d0ba;
  border-radius:50%;
  display:grid;
  place-items:center}
.area-places {
  min-width:315px;
  padding-left:55px}
.area-places strong {
  font-size:36px}
.area-copy h2 {
  font-size:26px}
.area-copy .eyebrow {
  margin-bottom:5px}
}

@media(prefers-reduced-motion:reduce) {
  html {
  scroll-behavior:auto}
.button {
  transition:none}
}


/* J&O credit: remove this section with the attribution HTML if omitted. */
/* Self-contained J&O credit; bottom clearance preserves the mobile contact bar. */
.jopw-attribution {
  border-top:1px solid var(--color-border);
  padding-block:20px calc(100px + env(safe-area-inset-bottom));
  text-align:center;
  color:var(--color-muted)}
.jopw-attribution-link {
  display:inline-flex;
  align-items:center;
  gap:12px;
  max-width:100%;
  min-height:44px;
  padding:4px;
  text-align:left;
  font-size:14px;
  line-height:1.7;
  border-radius:var(--radius)}
.jopw-attribution-logo {
  display:block;
  width:44px;
  height:auto;
  flex-shrink:0}
.jopw-attribution-credit,
.jopw-attribution-description {
  display:block}
.jopw-attribution-name {
  color:var(--color-accent);
  text-decoration:underline;
  text-underline-offset:3px}
.jopw-attribution-description {
  font-size:13px}
.jopw-attribution-link:hover .jopw-attribution-name {
  text-decoration-thickness:2px}

@media(min-width:700px) {
  .jopw-attribution {
    padding-block:20px 24px}
}

.jopw-attribution.wrap {
  --color-background:#fbfaf7;
  --color-muted:#5f685e;
  --color-accent:#24483e;
  --color-border:#dedfd5;
  --radius:4px;
  --content-width:1120px;

  width:min(calc(100% - 40px),var(--content-width));
  margin-inline:auto;
  margin-block:0;
  padding-inline:0;
  background:var(--color-background);
  font-family:-apple-system,BlinkMacSystemFont,"PingFang TC","Microsoft JhengHei",sans-serif;
  font-size:18px;
  font-weight:400;
  font-style:normal;
  line-height:1.8;
  letter-spacing:normal;
  -webkit-font-smoothing:antialiased;
}

.jopw-attribution,
.jopw-attribution *,
.jopw-attribution::before,
.jopw-attribution::after,
.jopw-attribution *::before,
.jopw-attribution *::after {
  box-sizing:border-box;
}

.jopw-attribution .jopw-attribution-link {
  color:inherit;
  text-decoration:none;
  -webkit-tap-highlight-color:transparent;
}

.jopw-attribution .jopw-attribution-link:focus-visible {
  outline:3px solid #ba8a42;
  outline-offset:5px;
}

.jopw-attribution .jopw-attribution-logo {
  max-width:100%;
}

@media(min-width:700px) {
  .jopw-attribution.wrap {
    width:min(calc(100% - 80px),var(--content-width));
  }
}