:root{--green:#153f38;--ink:#182e29;--cream:#f5f2e9;--sand:#dfc593;--muted:#61716a;--line:#d9ddd4;--paper:#fffefa}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:108px}body{margin:0;background:var(--paper);color:var(--ink);font-family:"Noto Sans TC","Microsoft JhengHei","PingFang TC",Arial,sans-serif;font-weight:700;line-height:1.8}a{color:inherit;text-decoration:none}button{font:inherit}button,a{-webkit-tap-highlight-color:transparent}a:focus-visible,button:focus-visible{outline:3px solid #b7853e;outline-offset:6px}img{display:block;max-width:100%;height:auto}figure,p,h1,h2,h3{margin:0}p+p{margin-top:18px}button{cursor:pointer}::selection{background:var(--sand);color:var(--green)}.skip-link{position:fixed;left:12px;top:-100px;background:white;padding:12px;z-index:100}.skip-link:focus{top:12px}.site-header{height:100px;display:flex;align-items:center;justify-content:space-between;padding:0 4.5%;background:var(--paper);border-bottom:1px solid var(--line);position:sticky;top:0;z-index:30}.brand{display:inline-flex;align-items:center;gap:13px;flex-shrink:0}.brand-mark{display:block;font-family:Arial,sans-serif;font-size:50px;letter-spacing:-6px;line-height:1;font-weight:900;position:relative;padding-right:6px}.mark-dot{color:#a98b54;letter-spacing:-4px}.brand-name{font-family:Arial,"Microsoft JhengHei",sans-serif;font-size:13px;letter-spacing:2px;line-height:1.4;font-weight:800}.brand-name small{display:block;font-family:"Microsoft JhengHei",sans-serif;letter-spacing:2.5px;font-size:10px;margin-top:6px}.site-header nav{display:flex;align-items:center;gap:28px;font-size:14px}.site-header nav a{padding:9px 0}.site-header nav a:hover{color:#94703a}.site-header nav .nav-contact{background:var(--green);color:white;padding:13px 20px}.nav-contact span{padding-left:15px}.menu-toggle{display:none}.hero{display:grid;grid-template-columns:1fr 1fr;min-height:630px;background:var(--green);color:white}.hero-copy{padding:64px 8% 32px 9%;display:flex;flex-direction:column;align-items:flex-start}.eyebrow{font-size:12px;letter-spacing:2.3px;line-height:1.6;color:var(--green);font-family:Arial,"Microsoft JhengHei",sans-serif;font-weight:800}.light{color:#f1f0e7}.short-rule{display:inline-block;width:28px;height:2px;background:var(--sand);vertical-align:middle;margin-right:14px}h1{font-size:clamp(40px,4.55vw,72px);line-height:1.25;letter-spacing:-2px;font-weight:900;margin:30px 0 24px}.accent{color:var(--sand)}.green{color:#4a7662}.hero-intro{font-size:21px;line-height:1.8}.hero-detail{font-size:14px;line-height:1.95;color:#d4dfd7;margin-top:20px}.button-row{display:flex;align-items:center;gap:22px;flex-wrap:wrap}.hero .button-row{margin-top:30px}.button{padding:15px 25px;display:inline-flex;align-items:center;justify-content:center;gap:34px;font-size:14px;border:1px solid transparent;min-height:54px;transition:background .2s,transform .2s}.button:hover{transform:translateY(-2px)}.button-cream{background:var(--cream);color:var(--green)}.button-cream:hover{background:var(--sand)}.button-green{background:var(--green);color:white}.button-green:hover{background:#2a5849}.button-outline{border:1px solid #6a8b7d;color:white}.text-link{font-size:14px;display:inline-flex;align-items:center;gap:24px;border-bottom:1px solid currentColor;padding-bottom:6px}.hero-company{font-size:11px;color:#b9cec1;border-top:1px solid #47675a;width:100%;padding-top:20px;margin-top:35px;letter-spacing:1px}.hero-company span{margin-left:20px;color:white;font-size:13px}.hero-photo{position:relative;overflow:hidden;min-height:630px;background:#bac4b1}.hero-photo>img{width:100%;height:100%;position:absolute;object-fit:cover;object-position:center}.photo-stamp{position:absolute;top:26px;right:24px;padding:18px;color:white;background:var(--green);font-family:Arial,sans-serif;font-size:18px;font-weight:900;line-height:1.12;letter-spacing:1px}.photo-stamp span{color:var(--sand)}.hero-photo figcaption{position:absolute;bottom:25px;left:25px;right:25px;background:var(--cream);color:var(--green);padding:20px 24px;border-left:4px solid #a68b58}.hero-photo figcaption span{font-size:18px}.hero-photo figcaption small{display:block;color:var(--muted);font-size:11px;letter-spacing:1.5px;margin-top:4px}.company-strip{background:#e8eadd;border-bottom:1px solid #d3d8c9;padding:21px 4.5%;display:flex;gap:20px;justify-content:space-between;align-items:center;font-size:12px}.company-strip b{padding-left:16px}.company-strip a{font-size:15px;white-space:nowrap}.section{max-width:1320px;padding:88px 5%;margin:0 auto}.section-label{display:flex;align-items:center;justify-content:space-between;border-bottom:1px solid var(--line);padding-bottom:18px;margin-bottom:46px;font-size:11px;letter-spacing:1.5px}.section-label span:first-child{font-family:Arial,sans-serif;letter-spacing:2px}.section-label span:last-child{color:var(--muted)}h2{font-size:clamp(32px,3.2vw,48px);font-weight:900;line-height:1.45;letter-spacing:-1px}.about-grid{display:grid;grid-template-columns:1fr 1fr;gap:9%}.about-copy p{font-size:15px;color:var(--muted)}.about-copy .lead,.lead{font-size:21px;color:var(--ink)}.about-copy strong{color:var(--ink)}.about-copy .text-link{margin-top:27px}.values-line{margin-top:54px;padding-top:24px;border-top:1px solid var(--line);display:flex;justify-content:space-between;font-size:21px}.values-line i{font-style:normal;color:#95a390}.service-section{background:var(--green);color:white}.service-section .section-label{border-color:#567067}.section-label.light span:last-child{color:#bdcdc1}.service-heading{display:flex;justify-content:space-between;gap:40px;align-items:flex-end}.service-heading>p{font-size:14px;color:#c7d5cd}.services{display:grid;grid-template-columns:repeat(3,1fr);gap:45px;margin-top:50px}.services article{border-top:1px solid #6a8175;padding-top:20px}.service-number{color:var(--sand);font-size:14px;letter-spacing:2px;font-family:Arial,sans-serif}.services h3{font-size:24px;margin:18px 0 12px}.services p{font-size:14px;color:#ccdad0}.services a{display:inline-flex;gap:35px;font-size:13px;margin-top:30px;border-bottom:1px solid #87998d;padding-bottom:6px}.section-heading{display:flex;justify-content:space-between;gap:32px;align-items:flex-end;margin-bottom:40px}.section-heading p{color:var(--muted);font-size:14px}.featured-property{display:grid;grid-template-columns:1.15fr 1fr;background:var(--cream)}.featured-image{position:relative;overflow:hidden;min-height:360px}.featured-image img{width:100%;height:100%;object-fit:cover;transition:transform .5s}.featured-property:hover .featured-image img{transform:scale(1.025)}.image-badge{position:absolute;left:20px;top:20px;background:var(--green);color:white;font-size:11px;padding:7px 13px;letter-spacing:2px}.featured-copy{padding:40px 44px;display:flex;flex-direction:column;justify-content:center}.featured-kicker{font-size:13px;color:var(--muted);margin-top:18px}.featured-copy h3{font-size:30px;line-height:1.5;margin:9px 0 18px;font-weight:900}.featured-copy>p{font-size:14px;color:var(--muted)}.property-bottom{border-top:1px solid #d7d9cc;margin-top:26px;padding-top:23px;display:flex;align-items:center;justify-content:space-between}.price{font-size:36px;letter-spacing:-1px;font-family:Arial,"Microsoft JhengHei",sans-serif;line-height:1.5}.price small{font-size:17px;margin-left:3px}.price em{font-size:10px;font-style:normal;color:var(--muted);display:block;letter-spacing:1px}.circle-arrow{width:51px;height:51px;display:grid;place-items:center;border:1px solid #a8b3a6;border-radius:50%;font-size:23px}.property-filter{display:flex;align-items:center;gap:7px;margin-top:38px;border-bottom:1px solid var(--line);padding-bottom:19px}.filter{border:1px solid var(--line);background:transparent;padding:10px 20px;color:var(--muted);font-size:13px;min-height:44px}.filter.active{background:var(--green);color:white;border-color:var(--green)}.filter-count{margin-left:auto;font-size:12px;color:var(--muted)}.property-list{display:grid;grid-template-columns:1fr 1fr;column-gap:42px}.property-row{display:flex;gap:20px;align-items:center;border-bottom:1px solid var(--line);padding:29px 4px;transition:background .2s}.property-row[hidden]{display:none}.property-row:hover{background:var(--cream)}.property-index{font-family:Arial,sans-serif;color:#7b8a7b;font-size:13px;align-self:flex-start;padding-top:3px}.property-row small{color:var(--muted);font-size:11px;letter-spacing:1px}.property-row h3{font-size:18px;line-height:1.5;margin:7px 0}.property-row p{font-size:12px;color:var(--muted)}.row-arrow{font-size:26px;margin-left:auto;padding-left:8px}.section-note{font-size:11px;color:var(--muted);margin-top:25px;line-height:1.9}.partner-section{background:#e8eadd}.partner-grid{display:grid;grid-template-columns:.78fr 1fr;gap:11%;align-items:center}.partner-photo{max-width:380px;background:#f5f2e9}.partner-photo img{width:100%;aspect-ratio:1/1.05;object-fit:cover;object-position:50% 20%}.partner-photo figcaption{padding:22px 26px;font-size:21px}.partner-photo figcaption span{display:block;font-family:Arial,sans-serif;font-size:10px;letter-spacing:2px;margin-top:4px;color:var(--muted)}.partner-copy h2{margin:22px 0}.partner-copy p{font-size:14px;color:#506356}.partner-copy .lead{font-size:18px;color:var(--ink)}.partner-copy .button{margin-top:27px}.company-grid{display:grid;grid-template-columns:.8fr 1.2fr;gap:11%}.company-grid h2{margin-top:21px}.company-grid p{margin:23px 0;color:var(--muted);font-size:14px}.company-details{margin:0}.company-details>div{display:grid;grid-template-columns:95px 1fr;gap:20px;border-bottom:1px solid var(--line);padding:20px 0}.company-details>div:first-child{border-top:1px solid var(--line)}.company-details dt{font-size:12px;color:var(--muted);padding-top:2px}.company-details dd{margin:0;font-size:16px;overflow-wrap:anywhere}.company-details dd span{display:block;font-size:12px;color:var(--muted)}.small-link{display:block;color:var(--muted);font-size:11px;margin-top:4px;text-decoration:underline}.contact-section{background:var(--green);color:white}.contact-grid{display:grid;grid-template-columns:1fr 220px;gap:70px;align-items:center}.contact-grid h2{margin:23px 0}.contact-grid p{color:#d1ded6;font-size:15px}.contact-grid .button-row{margin-top:29px}.contact-grid .contact-note{font-size:11px;margin-top:20px;color:#becfc4}.qr-card{padding:23px;background:var(--cream);color:var(--green);text-align:center}.qr-card img{width:100%;aspect-ratio:1;object-fit:contain;background:white}.qr-card figcaption{font-size:12px;margin-top:15px}.qr-card small{font-size:11px;display:block;font-family:Arial,sans-serif;letter-spacing:1px;margin-top:4px}.site-footer{padding:49px 5% 20px;max-width:1320px;margin:auto}.footer-top{display:flex;align-items:flex-start;justify-content:space-between;gap:30px}.footer-top p{font-size:12px;color:var(--muted);margin-top:8px}.footer-top strong{font-size:14px}.footer-links{display:flex;flex-direction:column;gap:7px;font-size:12px}.footer-bottom{border-top:1px solid var(--line);margin-top:40px;padding-top:19px;display:flex;justify-content:space-between;gap:20px;font-size:10px;color:var(--muted)}.footer-bottom span:last-child{font-family:Arial,sans-serif;letter-spacing:1px}.mobile-contact{display:none}.policy{max-width:900px;margin:auto;padding:65px 5% 100px}.policy h1{font-size:42px;letter-spacing:0;margin-top:20px}.policy h2{font-size:23px;margin:35px 0 12px}.policy p,.policy li{font-size:15px;color:var(--muted)}.policy ul{padding-left:22px}.policy a{text-decoration:underline}.policy .policy-intro{font-size:17px;color:var(--ink)}
.featured-property[hidden]{display:none}
.hero-photo.hero-brand{min-height:0;display:flex;flex-direction:column;background:var(--cream)}.hero-photo.hero-brand>img{position:static;width:100%;height:auto;object-fit:contain}.hero-photo.hero-brand figcaption{position:static;margin:0;padding:18px 24px;border-left:4px solid #a68b58;flex:1}.hero:has(.hero-brand) .hero-copy{justify-content:center}.services article:first-child{border-top:2px solid var(--sand)}
@media(min-width:1500px){.hero-copy{padding-left:max(8%,calc((100vw - 1280px)/2))}.hero{min-height:700px}.hero-photo{min-height:700px}}
@media(max-width:1100px){.site-header{padding:0 3%;height:85px}.site-header nav{gap:17px;font-size:12px}.brand-name{font-size:11px}.hero-copy{padding:45px 7% 30px}.hero,.hero-photo{min-height:605px}.hero-intro{font-size:18px}.hero-detail{font-size:13px}.hero .button-row{gap:18px}.company-strip{flex-wrap:wrap;justify-content:center;gap:7px 26px}.services{gap:27px}.featured-copy{padding:30px}.featured-copy h3{font-size:25px}.property-list{column-gap:25px}.property-row{gap:15px}.property-row h3{font-size:16px}.company-grid{gap:7%}.company-details dd{font-size:14px}.contact-grid{gap:35px}}
@media(max-width:760px){html{scroll-padding-top:83px}.site-header{height:78px;padding:0 6%}.brand-mark{font-size:45px}.brand-name{font-size:11px}.brand-name small{font-size:9px}.menu-toggle{display:flex;gap:15px;align-items:center;border:0;background:none;color:var(--green);padding:12px 0 12px 16px;font-size:13px}.menu-toggle span{font-size:24px;line-height:1}.site-header nav{display:none;position:absolute;top:78px;left:0;right:0;background:var(--paper);padding:15px 6% 25px;box-shadow:0 14px 18px #153f3815;flex-direction:column;align-items:stretch;gap:0;font-size:15px}.site-header nav.open{display:flex}.site-header nav a{padding:15px;border-bottom:1px solid var(--line)}.site-header nav .nav-contact{margin-top:13px;text-align:center;padding:14px}.hero{grid-template-columns:1fr;min-height:0}.hero-copy{padding:42px 7% 30px}.eyebrow{font-size:10px;letter-spacing:2px}h1{font-size:47px;line-height:1.25;letter-spacing:-1px;margin:25px 0 22px}.hero-intro{font-size:18px}.hero-detail{font-size:13px;margin-top:17px}.hero .button-row{margin-top:26px}.hero-company{margin-top:28px;padding-top:17px}.hero-photo{min-height:360px}.hero-photo>img{object-position:50% 50%}.photo-stamp{top:17px;right:20px;font-size:15px;padding:13px}.hero-photo figcaption{left:20px;right:20px;bottom:20px;padding:15px 18px}.hero-photo figcaption span{font-size:16px}.hero-photo figcaption small{font-size:10px}.company-strip{padding:22px 7%;align-items:flex-start;flex-direction:column;font-size:11px;gap:7px}.company-strip b{padding-left:8px}.company-strip a{font-size:15px}.section{padding:56px 7%}.section-label{margin-bottom:29px;padding-bottom:16px;font-size:10px;letter-spacing:.5px;gap:15px}.section-label span:last-child{max-width:45%;text-align:right}.section-label span:first-child{letter-spacing:1px;max-width:55%}h2{font-size:33px;line-height:1.5;letter-spacing:-1px}.about-grid{grid-template-columns:1fr;gap:25px}.about-copy p{font-size:14px}.about-copy .lead{font-size:18px}.values-line{font-size:15px;margin-top:30px;gap:9px;padding-top:21px}.values-line i{font-size:12px}.service-heading{display:block}.service-heading>p{margin-top:20px;font-size:13px}.services{grid-template-columns:1fr;gap:28px;margin-top:29px}.services article{position:relative;padding:20px 0 0 48px}.service-number{position:absolute;left:0;top:21px}.services h3{margin:0 0 9px;font-size:23px}.services a{margin-top:17px}.services p{font-size:14px}.section-heading{display:block;margin-bottom:28px}.section-heading>p{margin-top:22px;font-size:13px}.featured-property{grid-template-columns:1fr}.featured-image{min-height:0;aspect-ratio:4/3}.featured-image img{height:100%}.featured-copy{padding:28px}.featured-copy h3{font-size:27px}.featured-kicker{margin-top:13px}.property-bottom{margin-top:22px}.property-filter{gap:6px;flex-wrap:wrap;margin-top:26px}.filter{padding:9px 15px;font-size:12px}.filter-count{width:100%;margin-top:6px;text-align:right;font-size:11px}.property-list{grid-template-columns:1fr}.property-row{padding:24px 0}.property-row h3{font-size:18px}.property-index{min-width:23px}.section-note{font-size:10px}.partner-grid{grid-template-columns:1fr;gap:29px}.partner-photo{max-width:100%;width:100%;display:grid;grid-template-columns:42% 1fr;align-items:end}.partner-photo img{aspect-ratio:.85}.partner-photo figcaption{padding:20px;font-size:19px}.partner-photo figcaption span{font-size:9px;letter-spacing:1px}.partner-copy h2{margin:17px 0}.partner-copy .lead{font-size:17px}.company-grid{grid-template-columns:1fr;gap:30px}.company-grid h2 br{display:none}.company-grid h2{font-size:30px}.company-details>div{grid-template-columns:75px 1fr;gap:12px;padding:18px 0}.company-details dd{font-size:14px}.contact-grid{grid-template-columns:1fr;gap:30px}.contact-grid h2{font-size:31px}.contact-grid .button-row{gap:12px}.contact-grid .button{width:100%}.qr-card{display:none}.site-footer{padding:37px 7% 96px}.footer-top{flex-direction:column;gap:27px}.footer-links{flex-direction:row;flex-wrap:wrap;gap:24px}.footer-bottom{display:block;margin-top:27px;font-size:10px}.footer-bottom span{display:block;margin-top:5px}.mobile-contact{display:flex;position:fixed;bottom:0;left:0;right:0;z-index:25;background:var(--cream);border-top:1px solid var(--line);padding:8px 12px calc(8px + env(safe-area-inset-bottom));gap:8px}.mobile-contact a{flex:1;text-align:center;padding:10px;font-size:13px;border:1px solid var(--green)}.mobile-contact a:last-child{background:var(--green);color:white}.policy{padding:40px 7% 70px}.policy h1{font-size:33px}.policy h2{font-size:22px}}
@media(max-width:370px){h1{font-size:42px}.brand-name{letter-spacing:1px}.hero-copy{padding-left:6%;padding-right:6%}.hero .button-row{gap:15px}.hero .button{padding:14px 18px;gap:15px}.hero .text-link{gap:12px}.values-line{font-size:13px}.filter{padding:9px 11px}.company-grid h2{font-size:26px}}
@media(max-width:760px){.services article:first-child .service-number{position:static;display:block;margin-bottom:10px}.services article:first-child{padding-left:0}.hero-photo.hero-brand figcaption{padding:18px 7%}.hero-photo.hero-brand figcaption span{font-size:16px}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{transition:none!important}}

/* Six property cards remain in the gallery when a home is featured. */
.featured-property .featured-image{min-height:0;align-self:center;aspect-ratio:4/3;background:var(--cream)}
.featured-property .featured-image img{height:100%;object-fit:contain;transform:none}
.featured-property:hover .featured-image img{transform:none}
.featured-property .image-badge{background:var(--paper);color:var(--ink);letter-spacing:.3px}
.featured-counter{font-size:12px;letter-spacing:1px;color:var(--muted);margin-bottom:14px}
.featured-description{white-space:pre-line}
.featured-property .featured-kicker{margin-top:12px}
.featured-property .property-bottom{gap:16px}
.featured-property .featured-cta{font-size:13px;white-space:nowrap;border-bottom:1px solid var(--muted);padding-bottom:4px}
.property-list{grid-template-columns:repeat(3,minmax(0,1fr));gap:26px 22px;margin-top:24px}
.property-card{min-width:0;border:1px solid var(--line);background:var(--paper);display:flex;flex-direction:column}
.property-card[hidden],.property-selected[hidden]{display:none}
.property-card.is-selected{border-color:var(--green);box-shadow:0 0 0 1px var(--green)}
.property-select{display:flex;flex-direction:column;width:100%;height:100%;border:0;border-radius:0;background:transparent;color:var(--ink);padding:0;text-align:left}
.property-card-photo{position:relative;display:block;width:100%;background:var(--cream)}
.property-card-photo img{width:100%;height:auto;aspect-ratio:4/3;object-fit:contain}
.property-photo-label{position:absolute;top:10px;left:10px;background:var(--paper);padding:6px 9px;font-size:11px;line-height:1.4;letter-spacing:.3px}
.property-card-content{padding:18px 19px 17px;display:flex;flex-direction:column;flex:1;width:100%}
.property-card-top{display:flex;justify-content:space-between;align-items:center;gap:7px;min-height:24px;margin-bottom:8px}
.property-card-location{font-size:12px;color:var(--muted);letter-spacing:.3px}
.property-card-index{font-family:Arial,sans-serif;font-size:12px;color:var(--muted)}
.property-selected{font-size:11px;line-height:1.3;padding:5px 6px;white-space:nowrap;background:var(--green);color:var(--paper)}
.is-selected .property-card-index{display:none}
.property-card-title{display:block;font-size:20px;font-weight:800;line-height:1.5;margin-bottom:7px}
.property-card-spec{font-size:12px;color:var(--muted);line-height:1.8;min-height:44px}
.property-card-bottom{display:flex;justify-content:space-between;align-items:baseline;gap:8px;border-top:1px solid var(--line);padding-top:12px;margin-top:15px}
.property-card-price{font:700 29px/1.5 Arial,sans-serif;letter-spacing:-.7px;color:var(--green)}
.property-card-price small{font:700 13px "Microsoft JhengHei",sans-serif;letter-spacing:0;margin-left:5px}
.property-card-price-note{font-size:11px;color:var(--muted)}
.property-detail-link{font-size:12px;color:var(--muted);padding:0 19px 16px;text-decoration:underline;text-underline-offset:4px}
.property-detail-link:hover{color:var(--green)}
.property-gallery-hint{font-size:12px;color:var(--muted);margin-top:14px;font-weight:500}
.property-selection-status{position:absolute;width:1px;height:1px;padding:0;margin:-1px;overflow:hidden;clip-path:inset(50%);white-space:nowrap;border:0}
@media(max-width:1000px){.property-list{grid-template-columns:repeat(2,minmax(0,1fr));gap:22px}.featured-property .featured-copy{padding:26px}}
@media(max-width:560px){.property-list{grid-template-columns:1fr;gap:23px}.property-card-title{font-size:21px}.property-card-content{padding:19px 20px}.property-detail-link{padding:0 20px 18px}.featured-property .featured-cta{font-size:12px}.featured-property .featured-copy{padding:25px}.property-gallery-hint{font-size:12px}.property-photo-label{font-size:11px}}