Whether you are buying or selling a home, there are basic transaction costs in addition to the list price. Much of these costs go to 3rd parties who are processing the transaction - agents, appraisers, inspectors, escrow offices, government taxes etc. Of course, (almost) every thing is negotiable, and your agent will give you an estimate of closing costs, so there are no surprises.
Real Estate Agent Commission (the % or fee is negotiable)
Owners Title Insurance Policy
Document Transfer fee - County & City
Reporting & recording fees
Natural Hazards Disclosure
Certificate of Compliance
Retrofitting, carbon monoxide & smoke detectors, gas shut off valve & water heater strapping.