Josh Brook - Realtor

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Josh Brook - Realtor Whether a real estate investor or a first-time home buyer, I love working with my clients to find the right property for them.

Trusted MN real estate guide in the Greater Twin Cities at Wits Realty

An owner of Mug Shots Coffee Co ☕ Check out my Newsletter & blog packed with resources for you! My passion lies where real estate and personal finance intersect; and, considering that buying or selling a home is one of the most important decisions in people’s lives, I take special pride in making the process as seamless and transparent as possible. Outside of work, I spend my time chasing around our toddler with my wife, weightlifting running, and reading. My goal is to help you find a great property without overpaying or missing out on your dream home. If you’d like to learn more about my process, let’s grab a coffee.

I got to give a shout out to my brothers, Trent and Roberto, from Concrete Refresh My garage apron was an absolute disas...
10/22/2026

I got to give a shout out to my brothers, Trent and Roberto, from Concrete Refresh

My garage apron was an absolute disaster and needed to be redone. They came in two days after I approved the bid and got it done.

It’s not “fun money” to spend but when you’re working with good people, that helps.

10/21/2026

What if your next home gave you more than just another address?

Maybe it’s a backyard big enough for summer dinners with friends. A neighborhood where your Saturday starts with a farmers market and ends at the lake. A quick drive into Minneapolis for dinner, a game, or a night out, then back home to somewhere a little quieter.

That’s what makes the Twin Cities so special.

You can build a life that feels slower without giving up the things that make life convenient.

And the best part?

There isn’t one “right” place to live here. It really comes down to what you want your everyday life to look like.

So if you're thinking about buying around the Twin Cities, don't just ask, “What house can I afford?” Ask, “Where do I want my life to happen?”

That’s the part we can help you figure out.

Comment “TWIN CITIES” and tell us what your ideal neighborhood looks like. We’d love to hear what you’re looking for.

10/20/2026

A repair addendum came in at 10pm on the night the inspection contingency expired.

The contract is clear: in Minnesota, a buyer must submit written notice of cancellation before the end of the inspection period to preserve their right to walk and recover their earnest money. A repair addendum is not cancellation. With the sellers having no opportunity to review or respond before the deadline, the contingency had already expired — and the earnest money would be forfeited if the buyers walked.

Several of the requested repairs had been disclosed in the pre-inspection report before the buyers went under contract. One had already been completed before the home was listed.

Your first reaction in a negotiation is almost never your best one. The job is to pause, get the full picture, and help your clients understand their position, their options, and the risk — then move forward with confidence.

10/19/2026

I’m at a townhouse today with my seller and our contractor. We’re not listing until spring.

But that’s exactly the point.

When we first met, we walked the home together and looked at it through the eyes of a buyer. Now we’re putting numbers to the list — and because my seller is out of state, I’m project managing the whole thing.

If you want to sell at the top of your range, preparation goes a long way. And preparation doesn’t start in March.

If you’re thinking about moving next spring, now is the time to have the conversation.

10/19/2026

Most buyers write an offer and think they have one move: go up on price. But there are actually five things you can negotiate — and sometimes the other four matter more.

Price, Dates, Contingencies, Financing, and Earnest Money.

Each one of those is a lever. Each one has the potential to make your offer more attractive without simply outbidding everyone.

The sellers on the other side have a life they're coordinating. A timeline that matters. Understanding what they actually need — and finding a way to address it in the offer — is often the difference between winning and losing.

I've watched buyers lose offers they should have won because they only thought about price. I've watched buyers win offers that looked weaker on paper because they understood the seller's situation.

Explore all five levers before you write.

10/16/2026

There's a gap between how sellers see their own home and how buyers see it — and it's bigger than most people expect.

Sellers average a 7 or 8 when they score their home room by room. Buyers walking through for the first time typically see a 5 or 6.

It's not that sellers are wrong. It's that they've lived there. Your brain filters out what's familiar — the dated fixture, the worn carpet, the front door that needs paint. You stopped seeing those things months or years ago. Buyers walk in cold and notice them immediately.

What you've stopped noticing is exactly what they're going to talk about in the car on the way home.

One of the first things I do with every seller is walk the house together before we list — not to nitpick, but to give you an honest, outside read on what buyers are going to see. The goal is to close that gap before the first showing, so you're not learning it from feedback after the fact.

10/15/2026

Most buyers in a slower market focus on getting the price down. That's not always the most powerful ask.

When sellers are motivated and a home has been sitting, one of the smartest moves a buyer can make is asking for a seller-paid rate buydown — money contributed at closing to permanently reduce your interest rate.

In today's rate environment, the math usually works significantly in your favor. A $10,000 price reduction saves you around $70 a month. That same $10,000 applied toward a rate buydown can save $160 or more — every month, for the life of the loan.

And here's the thing: sellers are often more open to this than a straight price cut. The sale price on paper matters to them. A closing cost contribution feels like a deal structure, not a concession.

In the right market, at the right moment, this is the ask that actually changes the numbers. Worth knowing before you write your next offer.

Huge congrats to Liam and Kate!This one had two big moving pieces, and they handled both like pros. They closed on their...
10/13/2026

Huge congrats to Liam and Kate!

This one had two big moving pieces, and they handled both like pros. They closed on their new home last week, and their current house is now under contract, scheduled to close before any double payments.

Let’s start with the buying side. From the beginning, we paid attention to what the sellers needed, not just the price. Liam and Kate wrote them a personal letter, kept the offer clean, and made it easy for the sellers to say yes. We got the home for nearly 4% under list price, with a signed deal the same day.

Then the selling side. We started early. Back in June we walked their house and made a short list: paint, driveway, lighting, and a few small updates. By the time photos were scheduled, it was ready. We priced it to show up in front of the most buyers, added professional photos and video, and opened the doors that first weekend.

Monday morning, an offer came in.

Buying and selling at the same time can be a challenge. Liam and Kate were thoughtful, organized, and asked great questions at every step. I’m really proud of how they handled all of it.

Welcome to the new place, you two.

10/12/2026

One of the biggest fears holding buyers back right now is the fear of overpaying.

And I get it. But here’s what most buyers don’t realize — in today’s market, you have more negotiating power than you think.

Most buyers wait for a seller to drop their price before they feel comfortable writing a below list offer. They want permission from the market before they move.

Don’t wait. Be the first mover.

A seller who hasn’t dropped their price yet isn’t necessarily firm on it. They’re waiting too. And the buyer who comes in first with a thoughtful, well-structured offer below list — before the price drop happens — is often in a better position than the one who swoops in after.

The fear of overpaying is real. But waiting for someone else to negotiate first isn’t the answer.

10/12/2026

The crucifix in jiu-jitsu is one of the worst positions you can be in. Not because you can’t escape — but because even after you escape, you’re still not safe. It takes three or four more moves just to get back to neutral.

Sellers right now know that feeling.

You got an offer. It’s contingent on the buyer selling their home. And now… nothing. No activity. No momentum. Just waiting.

Here’s what I want you to know: if you’re working with me, we already have a plan. We know the exact day we’re doing a price drop if we need to, and we have a marketing push ready to go the moment we do to re-engage buyers and rebuild momentum.

But if you’re already on the market and feeling stuck — take a breath. It’s going to work out. Panic decisions rarely are. Talk to your agent, create a plan, and know that this position is uncomfortable but not permanent.

You’re going to get safe again. It just takes a few more moves.

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Minneapolis, MN

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+16124319635

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