s888 games Even in this banner season for military academy football — complete with winning streaks, national rankings and a conference championship — the biggest goal remains the same. For Army: Beat Navy. For Navy: Beat Army. With the college football landscape changing at a furious rate, the significance of this matchup adds a dose of tradition to mid-December, amid all that talk about the transfer portal and the new expanded playoff. "We've had a good year. You make it a great year by winning this game coming up on Saturday. Frankly, that's just the way it goes around here," Army coach Jeff Monken said. "It's a game and a season really all of its own. We don't apologize for talking about it all the time. We talk about it all the time, and it's 365 days a year." Saturday in Landover, Maryland, is the 125th matchup between Army and Navy, and although these two programs are long removed from their days winning national titles and Heisman Trophies, this is a historic moment in the rivalry. The Black Knights and Midshipmen have combined for 19 wins this season, their highest total ever entering this game. Army (11-1) is ranked 19th in the AP poll after beating Tulane last week to win the American Athletic Conference — the first league title of any kind in the team's 134-year history. Navy (8-3) was ranked as well earlier this season after starting with six straight victories. "I knew we were going to be an improved football team," Navy coach Brian Newberry said. "Didn't know exactly what that was going to look like. I think certainly we've improved in a lot of different areas. I'm excited about the season we've had." This was Army's first season in the AAC, putting the Black Knights and Midshipmen in the same league, although their annual matchup is considered a nonconference game. For a while, there was a chance the teams could meet twice, with a conference championship clash coming before the regularly scheduled Army-Navy game, but that didn't happen. Their most prominent common opponent came from outside the league. Notre Dame handed both Navy and Army its first loss, beating the Midshipmen 51-14 and the Black Knights 49-14. Within the AAC, both teams beat Temple, UAB and East Carolina. Army beat Tulane and Rice and Navy lost to those two teams. Army and Navy also each won its nonconference game against Air Force. Those victories over Air Force mean this season's Commander-In-Chief's Trophy comes down to the Army-Navy game. It's the first time since 2017 that both teams enter this game with a shot at the trophy. It's also the first time since 2017 that both teams enter the game with bowl bids secured. Navy faces Oklahoma in the Armed Forces Bowl and Army takes on Marshall in the Independence Bowl. This year's Army-Navy game is at the Washington Commanders' home stadium in Landover. It was also held there in 2011. This is the first time the game has been in Maryland since Baltimore hosted it in 2016. Baltimore is also up next in 2025. Army quarterback Bryson Daily has 29 rushing touchdowns this season, which is tied for the FBS lead with running back Ashton Jeanty, Boise State's Heisman finalist. Only one QB in FBS history has run for more TDs in a season than Daily. That was Navy's Keenan Reynolds, with 31 in 2013. "You come here to play in this game. The biggest stage possible, millions of people watching and a sold-out NFL stadium. It's awesome," Daily said. "None of the games that happened before this matter. We're going into this game like we're 0-0, they're 0-0 because that's just how you have to come into this game." Navy's closest game this season — win or lose — was a 56-44 win over Memphis. The Midshipmen are the only FBS team that hasn't had a game this season decided by eight points or fewer. AP Sports Writer Stephen Whyno contributed to this report. Get local news delivered to your inbox!South Korean opposition plans new impeachment

NoneNEW YORK (AP) — Walmart's sweeping rollback of its diversity policies is the strongest indication yet of a profound shift taking hold at U.S. companies that are revaluating the legal and political risks associated with bold programs to bolster historically underrepresented groups in business. The changes announced by the world's biggest retailer followed a string of legal victories by conservative groups that have filed an onslaught of lawsuits challenging corporate and federal programs aimed at elevating minority and women-owned businesses and employees. The risk associated with some of programs crystalized with the election of former President Donald Trump, whose administration is certain to make dismantling diversity, equity and inclusion programs a priority. Trump's incoming deputy chief of policy will be his former adviser Stephen Miller , who leads a group called America First Legal that has aggressively challenged corporate DEI policies. “There has been a lot of reassessment of risk looking at programs that could be deemed to constitute reverse discrimination,” said Allan Schweyer, principal researcher the Human Capital Center at the Conference Board. “This is another domino to fall and it is a rather large domino,” he added. Among other changes, Walmart said it will no longer give priority treatment to suppliers owned by women or minorities. The company also will not renew a five-year commitment for a racial equity center set up in 2020 after the police killing of George Floyd. And it pulled out of a prominent gay rights index . Schweyer said the biggest trigger for companies making such changes is simply a reassessment of their legal risk exposure, which began after U.S. Supreme Court’s ruling in June 2023 that ended affirmative action in college admissions. Since then, conservative groups using similar arguments have secured court victories against various diversity programs, especially those that steer contracts to minority or women-owned businesses. Most recently, the conservative Wisconsin Institute for Law & Liberty won a victory in a case against the U.S. Department of Transportation over its use of a program that gives priority to minority-owned businesses when it awards contracts. Companies are seeing a big legal risk in continuing with DEI efforts, said Dan Lennington, a deputy counsel at the institute. His organization says it has identified more than 60 programs in the federal government that it considers discriminatory, he said. “We have a legal landscape within the entire federal government, all three branches -- the U.S. Supreme Court, the Congress and the President -- are all now firmly pointed in the direction towards equality of individuals and individualized treatment of all Americans, instead of diversity, equity and inclusion treating people as members of racial groups,” Lennington said. The Trump administration is also likely to take direct aim at DEI initiatives through executive orders and other policies that affect private companies, especially federal contractors. “The impact of the election on DEI policies is huge. It can’t be overstated,” said Jason Schwartz, co-chair of the Labor & Employment Practice Group at law firm Gibson Dunn. With Miller returning to the White House, rolling back DEI initiatives is likely to be a priority, Schwartz said. “Companies are trying to strike the right balance to make clear they’ve got an inclusive workplace where everyone is welcome, and they want to get the best talent, while at the same time trying not to alienate various parts of their employees and customer base who might feel one way or the other. It’s a virtually impossible dilemma,” Schwartz said. A recent survey by Pew Research Center showed that workers are divided on the merits of DEI policies. While still broadly popular, the share of workers who said focusing on workplace diversity was mostly a good thing fell to 52% in the November survey, compared to 56% in a similar survey in February 2023. Rachel Minkin, a research associated at Pew called it a small but significant shift in short amount of time. There will be more companies pulling back from their DEI policies, but it likely won’t be a retreat across the board, said David Glasgow, executive director of the Meltzer Center for Diversity, Inclusion and Belonging at New York University. “There are vastly more companies that are sticking with DEI," Glasgow said. "The only reason you don’t hear about it is most of them are doing it by stealth. They’re putting their heads down and doing DEI work and hoping not to attract attention.” Glasgow advises organizations to stick to their own core values, because attitudes toward the topic can change quickly in the span of four years. “It’s going to leave them looking a little bit weak if there’s a kind of flip-flopping, depending on whichever direction the political winds are blowing,” he said. One reason DEI programs exist is because without those programs, companies may be vulnerable to lawsuits for traditional discrimination. “Really think carefully about the risks in all directions on this topic,” Glasgow said. Walmart confirmed will no longer consider race and gender as a litmus test to improve diversity when it offers supplier contracts. Last fiscal year, Walmart said it spent more than $13 billion on minority, women or veteran-owned good and service suppliers. It was unclear how its relationships with such business would change going forward. Organizations that that have partnered with Walmart on its diversity initiatives offered a cautious response. The Women’s Business Enterprise National Council, a non-profit that last year named Walmart one of America's top corporation for women-owned enterprises, said it was still evaluating the impact of Walmart's announcement. Pamela Prince-Eason, the president and CEO of the organization, said she hoped Walmart's need to cater to its diverse customer base will continue to drive contracts to women-owned suppliers even if the company no longer has explicit dollar goals. “I suspect Walmart will continue to have one of the most inclusive supply chains in the World,” Prince-Eason wrote. “Any retailer's ability to serve the communities they operate in will continue to value understanding their customers, (many of which are women), in order to better provide products and services desired and no one understands customers better than Walmart." Walmart's announcement came after the company spoke directly with conservative political commentator and activist Robby Starbuck, who has been going after corporate DEI policies, calling out individual companies on the social media platform X. Several of those companies have subsequently announced that they are pulling back their initiatives, including Ford , Harley-Davidson, Lowe’s and Tractor Supply . Walmart confirmed to The Associated Press that it will better monitor its third-party marketplace items to make sure they don’t feature sexual and transgender products aimed at minors. The company also will stop participating in the Human Rights Campaign’s annual benchmark index that measures workplace inclusion for LGBTQ+ employees. A Walmart spokesperson added that some of the changes were already in progress and not as a result of conversations that it had with Starbuck. RaShawn “Shawnie” Hawkins, senior director of the HRC Foundation’s Workplace Equality Program, said companies that “abandon” their commitments workplace inclusion policies “are shirking their responsibility to their employees, consumers, and shareholders.” He said the buying power of LGBTQ customers is powerful and noted that the index will have “record participation” of more than 1,400 companies in 2025."

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Army-Navy game has added buzzNoneThe following is a speech of video message in honour of the 23rd Myanmar Traditional Medicine Practitioners’ Conference and Seminar delivered by SAC Chairman Prime Minister Senior General Thadoe Maha Thray Sithu Thadoe Thiri Thudhamma Min Aung Hlaing on 22 November. Everybody, Mingalaba! To all distinguished officials, esteemed traditional medicine practitioners from various regions and states, related professionals, and guests bound for the Myanmar Traditional Medicine Practitioners’ Conference and Seminar, I wish you all great blessings and happiness. May you all enjoy good health and peace of mind. May you continue to cherish, preserve, and elevate the cultural heritage of Myanmar’s traditional medicine. With these heartfelt wishes, I extend my warm greetings to you all. The conferences and seminars have been held annually since 2000, and this year’s occasion is the 23rd time. This year’s conference will be held with the objectives of: Achieving quality recognition in traditional medicine education; advancing the development of traditional medicine and ensuring the production of traditional medicines in line with modern standards; turning out more highly qualified traditional medicine practitioners; and promoting respect and appreciation for Myanmar’s traditional medicine heritage and cultural legacy. The annual organization of conferences and seminars aims to enhance public health in line with Myanmar’s traditional practices of effectively caring for the health of the people through indigenous medicine and remedies. This initiative is intended to further strengthen healthcare for the population using the country’s traditional medical knowledge and medicines, continuing the long-standing tradition throughout Myanmar’s history. In this era, the nation’s focus is on promoting the healthcare sector to ensure the longevity and well-being of all citizens, aligning with the national objective of fostering a healthy and fit population. In this endeavour, human resources play a pivotal role, as only through knowledgeable, skilled, and experienced professionals in the field of healthcare can the nation achieve greater development. To modernize and elevate the standards of Myanmar traditional medicine, a prestigious Traditional Medicine University dedicated to traditional medicine has been established. This institution produces skilled human resources annually, contributing to the advancement of Myanmar’s traditional medicine. I would like to urge traditional medicine practitioners and entrepreneurs to actively participate in the traditional medicine sector to help improve the life expectancy of the people and ensure that everyone has access to high-quality, comprehensive healthcare services. The traditional medicine of Myanmar, based on the four pillars of cultural heritage – Desana Naya, Bhesajja Naya, Vijjadhara Naya, and Nakkhatta Naya – has enabled effective treatments and cures. The texts, records, and medical writings passed down through generations, including ancient prescriptions, therapeutic methods, and medical scriptures, hold immense value. Therefore, Myanmar’s great traditional medicine practitioners must preserve and protect these cultural heritages of traditional medicines, while also sharing and further developing them for the benefit of future generations. It is understood that at this year’s seminar, thirteen papers will be presented. These papers include traditional medicines and therapies used by ethnic people, and it has been observed that these medicines and therapies are actively used by ethnic communities. It is hoped that everyone will work together to ensure that these traditional medicines and treatments become widely known and accessible to the public. Furthermore, to ensure that high-quality, safe, and beneficial traditional medicines are accessible to the public, more research on traditional medicine needs to be carried out and documented. To facilitate the review of these research efforts, an annual paper-reading event has been organized. This year, the 13th Traditional Medicine Research Paper-Reading Session was successfully held. Therefore, traditional medicine practitioners, researchers, medical professionals, related experts, and traditional medicine producers must all diligently study and make efforts. I am pleased to see that the proceedings of the 22nd Myanmar Traditional Medicine Practitioners’ Conference and the Seminar held last year have been compiled into a record book. Our country is actively collaborating with international organizations and various sectors, including the traditional medicine sector. To modernize and advance traditional medicine, we need to send scholars abroad to learn new technologies, share knowledge, and apply these insights in a way that aligns with the needs of our country for further development. I am pleased to see that on 25 June 2024, the University of Traditional Medicine (Mandalay) of the Department of Traditional Medicine and the Yunnan Traditional Medicine University of China, signed a Memorandum of Understanding (MoU), marking a step forward in the development of traditional medicine. The government is providing strong support to integrate traditional medicine into the country’s healthcare system. With the government’s encouragement, traditional medicine practitioners have continuously cared for the health of the people. Additionally, in the face of natural disasters and epidemics, traditional medicine practitioners have been seen helping and providing care, which is highly appreciated and commendable. In addition, as part of the country’s economic objectives, which include enhancing and driving economic growth, efforts are being made to support and promote MSMEs (Micro, Small, and Medium Enterprises) in the manufacturing sector and the export industry. In this regard, there is ongoing support for the manufacturing of traditional medicine, to ensure their long-term sustainability. Efforts are being made not only to boost the domestic industry but also to elevate these businesses to the local, national, and international levels, aiming for greater production of high-quality traditional medicines. This will contribute significantly to the national economy. According to Myanmar traditional medicine, to live a long, healthy life and be free from diseases, it is important to follow a system based on four pillars: fate, mind, environment, and nutrition. If one lives and eats in accordance with this system, they will experience the benefits of good health. Traditional medicine practitioners, even in remote rural areas, not only provide herbal treatments but also promote the daily practices of traditional health systems to ensure people are knowledgeable about maintaining proper diet and health. This makes me feel grateful and pleased. I encourage further efforts to continue and expand these initiatives. In conclusion, the purpose of organizing the annual conference and seminar for Myanmar’s traditional medicine practitioners is to ensure the long-term health and well-being of the people through traditional medicine. It is also aimed at fostering greater trust, respect, and reliance on traditional medicine among the people. May representatives from the Ministry of Health, Traditional Medicine Department, Traditional Medicine University, relevant ministries, Myanmar Traditional Medicine Council, Advisory Board for Traditional Medicine, Myanmar Traditional Medicine Practitioners Association, Myanmar Traditional Medicine Entrepreneurs and Medical Entrepreneurs Association, and all traditional medicine practitioners across the nation come together with love and harmony, and be able to discuss and consult in unity. I wish for the development of Myanmar’s traditional medicine to be accelerated so that we can further improve the health and well-being of the people with high-quality care. With this, I conclude my remarks, wishing for success and good fortune. Thank you all.

Sacks Parente golf executive chairman buys $5,010 in stockLuxury cars have long symbolized status, sophistication and accomplished engineering. Although the average transaction price for a new vehicle in the United States is approximately $48,000 as of September, said you do not need a six-figure to get a luxury car. Most car manufacturers have produced luxury cars that cost less than $50,000, offering design, safety, and performance features that rival those of cars twice their price. . $42,000 to $52,520 The offers a smooth driving experience and a luxurious interior design, setting it apart from many cars of its class. With agile handling and sporting performance, this stands out among the best due to its attention to detail, primarily in its interior decoration. The G70 features quilted leather seats, available in red or tan, and extends to real aluminum and open-pore wood trims that exceed the car’s price tag expectations. The driver-centric cockpit puts every control at arm’s length to focus on comfort and accessibility. The beauty of this G70 is that it has an adaptive suspension system that smooths out bumps in Comfort Mode, or you can look for a sportier feel while driving in sport mode. This vehicle has a valet mode, a that locks access to personal data and system controls. Genesis’s outstanding warranty also ups the bar against which few other luxury brands can match. $42,040 to $52,330 The distinguishes itself from other cars with its quiet and serene driving experience. It has acoustical glass and extensive soundproofing materials inside the cabin, making it one of the quietest sedans in its class. The interior of the ES is super luxurious, as well. The seats are ergonomically designed and available with semi-aniline leather upholstery. Thanks to its remote touch interface, the 12.3-inch display is easy to use and highly responsive. One interior feature that stands out is the Mark Levinson surround-sound stereo, which turns the cabin into a concert hall with its crystal-clear audibility. Besides that, the Lexus ES also stands out in terms of safety features, including the standard Lexus Safety System Plus 2.5, pedestrian detection, lane tracing assist, and road sign recognition. The hybrid model’s excellent fuel economy — up to 44 MPG combined — is its biggest differentiator and alone would make this a fantastic option for environmental-conscious luxury buyers. $45,400 to $57,750 The is designed for sporting purposes, offering an unforgettable driving experience. It is long and low, with razor-sharp aesthetics that give the TLX an athletic feel. This sedan also has a super-handling, all-wheel drive (SH-AWD) system that improves cornering accuracy and overall stability, providing excellent performance and agility for a smoother driving experience. The Type S is a more powerful TLX with a turbo V6 with 355 horsepower. It also has an adaptive damper system that automatically adjusts the suspension depending on the driving conditions. Unlike many sedans in this price range, the TLX Type S also features performance-oriented Brembo brakes that allow faster braking. The interior of the TLX combines high-end materials with excellent technology. The driver-focused format utilizes a 10.2-inch display, True Touchpad Interface and available ambient lighting. $26,990 to $34,490 The redefines what is expected of the mid-size sedan market because of its daringly bold design and high-end features combined with its affordable price tag. Its exterior includes a bold “Tiger Nose” grille and dynamic LED headlight accents. With a fastback-inspired roofline, the K5 has a sporty, almost coupe-like silhouette that attracts attention. The interior of the K5 features ventilated front seats, a 10.25-inch infotainment touchscreen, and wireless charging. This GT-trimmed model combines a 290-hp engine with sport-tuned suspension, yielding performance comparable to . The K5 has advanced safety features, such as driving assist and forward collision avoidance, which is impressively complete for its class. The K5 carries a 10-year/100,000-mile powertrain warranty that outclasses most . $26,650 to $36,400 The technological and innovative structuring of the is near unbeatable at its price point. It features a remote smart parking assist, which enables the car to take control while parking in congested areas and allows you to operate everything from outside with your key fob. The interior of the Sonata surprises with its clean, thoroughly modern design and high-end materials. A 12.3-inch digital instrument cluster with a customizable display is available. The Sonata Hybrid has a first-in-class solar roof panel, providing an extended driving range from that roof. Combined with all these eco-friendly features, the hybrid model has 52 mpg in fuel efficiency. Hyundai cares about safety thanks to features like blind-spot view monitors and a surround-view camera system. Seeing how well the Sonata balances advanced technologies with everyday practicality is impressive for a car of this class. $43,010 to $50,175 The stands out among competitors by offering fastback styling and premium European design. The exterior of the Arteon is sleek, with features like frameless windows and an excitingly sculptured grille. The design of the Arteon is not just for aesthetics alone. It has an aerodynamic shape that enhances fuel efficiency and helps reduce internal wind noise. The interior of the Arteon features a spacious cabin with unique touches, such as massaging driver’s seats and available customizable ambient lighting. The 10.25-inch virtual cockpit offers crisp, configurable displays and Kardon premium audio for an immersive experience. The Arteon is, in fact, reasonably practical despite it being luxurious. Its liftback design allows for over 27 cubic feet of cargo space, which is far more spacious than most sedans and a lot of SUVs offer. This mix of luxury, practicality and performance makes the Arteon a solid choice for serious buyers. This article originally appeared on :

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Topline France’s government was fractured Wednesday when a coalition of far-right and far-left lawmakers led a no-confidence vote against Prime Minister of France Michel Barnier, leaving the wobbly ruling coalition of President Emmanuel Macron in disarray. Key Facts This story is breaking and will be updated. Get Forbes Breaking News Text Alerts: We’re launching text message alerts so you'll always know the biggest stories shaping the day’s headlines. Text “Alerts” to (201) 335-0739 or sign up here . Key Background Barnier was named prime minister in September, months after Prime Minister Gabriel Attal resigned in July, though Attal stayed on in a caretaker capacity until Macron picked a new prime minister. France has been in political turmoil since June, when Macron called snap elections in an effort to “clarify” the country’s political makeup after his party lost to the far-right in European Parliament elections—but the results left the country with a deeply divided Parliament, with no party having a majority. The leftist New Popular Front party won the most seats (182), but was far short of the 289 seats needed for a majority. The far-right National Rally party and its allies won 143 seats, and Macron’s more centrist party, the Ensemble alliance, won 163 seats. Although the New Popular Front won the most seats, Macron did not appoint a member of the party as prime minister, opting for Barnier instead out of concern that the NPF’s candidate was “not in a position to govern with stability," Politico reported. When Macron named Barnier, who had been a cabinet minister four times and a European commissioner twice, the Elysée Palace said in a statement Macron “made sure that the prime minister and its government will have the most stable conditions possible.” What Does This Mean For The French Economy? France is reportedly the second-biggest economic power in the European Union, and Barnier’s resignation will likely throw the country into greater disarray while trying to manage its budget. Reuters reported that with Barnier out of power, France risks ending the year without a budget for 2025 or a prime minister in power, both of which could weaken its standing worldwide. The Wall Street Journal reported French stocks have fallen in recent weeks as the country’s debt has risen to its highest level since 2012. France’s deficit is currently projected at 6.1% of its GDP—which is more than double the EU’s limit —leading investors to deem France a “risky investment,” Politico reported. What To Watch For How Macron responds. He could allow Barnier to stay on in a caretaker capacity, the Journal reported, and try to pass measures to extend this year’s budget and avoid a government shutdown in 2025. He could also appoint a new prime minister to address the budget. Further ReadingBills Get Shocking Help in AFC Playoff Race

By Abby Badach Doyle, NerdWallet It won’t be impossible to buy a house in 2025 — just be prepared to play on hard mode. According to a November 2024 report from ICE Mortgage Technology, the monthly principal and interest payment on an average-priced home is $2,385. While that’s not the highest it’s ever been, it’s still a sharp increase — nearly 80% — from just three years ago. In November 2021, when mortgage rates averaged 3%, the monthly principal and interest on an average-priced home was $1,327 per month. So here’s the key to buying in 2025: Look ahead, not back. Regret won’t help you budget for today’s new normal. And with this year’s election also in the rearview mirror, so is some uncertainty among buyers and sellers that historically slows the market during every presidential election cycle. “People have just been kind of sitting waiting to see what’s going to happen,” says Courtney Johnson Rose, president of the National Association of Real Estate Brokers, an industry group for Black real estate agents. “I’m hopeful that the new year will bring more attention to real estate, more excitement to real estate, and more opportunities for first-time home owners to get in the game.” Preparing to buy a house is a lot like dressing for the weather. It’s easier when the outlook is sunny — but with some planning, you can gear up to face any condition. Here’s what housing market experts are forecasting for the upcoming year. Related Articles Real Estate | Affordable housing projects in Central Florida get financial help from millions in grants Real Estate | Richland buys Bronson’s South Lake Toho ranch for $110 million Real Estate | Average rate on 30-year mortgage snaps 3-week slide and rises to highest level since late November Real Estate | US home sales hit fastest pace since March with more properties up for sale Real Estate | Ask a real estate pro: Our neighbor flies drones near houses. What are our privacy rights? First, home prices: We’ll likely see more modest growth in 2025, a change from skyrocketing prices in recent years. After 16 consecutive months of year-over-year price increases, the median existing-home sales price hit $407,200 in October, according to the National Association of Realtors. In 2025, with more supply trickling in to temper price increases, NAR chief economist Lawrence Yun forecasts a median existing-home sales price of $410,700, up just 2% over this year. Next, housing inventory: Demand still outpaces supply. While we don’t expect a return to a buyer’s market, competition should be less cutthroat. Realtor.com forecasts a balanced market in 2025 with an average 4.1-month supply of homes for sale, up from an average 3.7-month supply so far in 2024. That would make 2025 the friendliest market for buyers since 2016, which had an average 4.4-month supply. Finally, mortgage rates: After topping 8% in October 2023, the 30-year mortgage rate has slowly eased into the 6.5%-7% range this year. Rate cuts from the Federal Reserve have helped nudge that downward. Despite earlier optimism, forecasters’ latest consensus is for rates to effectively plateau above 6% throughout 2025. That said, every year has its wild cards. In 2025, it’s still uncertain how President-elect Donald Trump and a Republican-led Congress might shake up regulations and tax policies that affect the U.S. housing market. National forecasts don’t analyze what matters most: Your personal cash flow. To get ready to buy, first meet with a financial advisor or use an online calculator to determine how much house you can afford . You can also get free or low-cost advice from a housing counselor sponsored by the U.S. Department of Housing and Urban Development (HUD). Next, look into down payment and closing cost assistance from state housing finance agencies, local governments, nonprofits and mortgage lenders. Your employer or labor union might offer assistance, too. First-time buyers with income below their area median have the most options, but repeat or higher-income borrowers can qualify for some programs as well. “I think that there’s a lot of free money being left out there,” Rose says. Your not-so-secret weapon for buying in 2025 just might be an experienced buyer’s agent. “Anybody can write a contract,” says Sharon Parker, associate broker with Tate & Foss Sotheby’s International Realty in Rye, New Hampshire. “But you need somebody who’s seen the market, the ups and downs, who knows how to get creative because every transaction is different.” Following a settlement with the NAR , buyers can now negotiate their agent’s compensation up front. (Previously, home sellers took on that task.) While new norms are still shaking out, Rose says she hasn’t seen too much drama since the change took effect in August. “So as long as buyers remember that we have to talk about this in the beginning of our relationship, everything typically works out fine,” she says. Finally, it’s time to shop for a mortgage. To get the best interest rate, get a quote with at least three different lenders. You could also delegate the shopping to a mortgage broker, who can compare quotes and even negotiate a lower rate on your behalf. Though brokers charge a fee, their access to more mortgage options and lower rates can often mean net savings overall. With a mortgage preapproval in hand, it’s go time. And you don’t have to wait until spring: If you’re ready to buy now, buyers have less competition and more negotiating power from December through February, so you could snag a deal. “The people who are selling and the people who are buying in the off season are very serious,” Parker says. “They’re not just lookie-loos.” However, lower inventory means fewer choices for buyers. So start your search prepared to compromise — a “good enough” house will still help you build equity. If a down payment or monthly mortgage payment is financially out of reach, there’s no shame in postponing your search to pad your savings. And owning a home isn’t the right lifestyle choice for everyone, with the ongoing commitment of money and time. But once you’re ready to buy — whether for the first time, or to upgrade or downsize — avoid the trap of waiting for a dip in mortgage rates. “Nobody can predict what the market, or the world, is going to do,” Parker says. “There is no better time than right now.” Mortgage rates will always fluctuate, and if they drop significantly, you can refinance. For first-time buyers, homeownership is a major financial glow-up — and the sooner you jump in, the longer you’ll have to build home equity. “Time value of money is really, really critical when it comes to real estate,” Rose says. “So I would always encourage somebody to buy as soon as you can and get the clock ticking.” More From NerdWallet Abby Badach Doyle writes for NerdWallet. Email: abadachdoyle@nerdwallet.com. The article Buying a House in 2025: Your How-To Guide originally appeared on NerdWallet .

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