HI Steve,
I see you are in Bothell, in King County. I ran an Estimated Buyer's Closing Costs for you, which I do for all of my buyers. I based the results on the following assumptions:
Purchase Price of 500k
20% down (the closing costs will not change based on the down payment, just the amount you will come to the table with at closing)
Interest rate of 5.5 for 30 years with 1 Point origination (you can probably do better than this).
Close in 30 days
Most lenders will have you prepay one year of Homeowners Hazard Insurance, and 6 months of Prorated Taxes.

If you pay cash you will not pay any of the Loan Costs or Title Policy Fee.

Rember also, that you will pay for the inspection for the house which will run about $400.

HERE ARE RESULTS:
Purchase Price $500,000.00
Closing Date: 8/25/2009

Loan Costs
Down Payment (20.00 %) $100,000.00
Loan: $400,000.00 / Interest:5.500% / Term:30 years)
Estimated Monthly Payment (P&I): $2,271.16
Prorated Interest $361.64
Private Mortage Insurance (LTV Ratio: 80.00
(Conventional Loan) $0.00
Discount Points (1.000%) $4,000.00
Origination Fee (0.000%) $0.00
Total Loan Cost $104,361.64


Settlement Costs
Escrow/Closing Fee (incl. tax) $684.38
Title Policy (incl. tax) $958.13
Total Settlement Cost $1,642.50


Other Costs
Appraisal $400.00
Inspection $0.00
Credit Report $30.00
Documentation Fee $100.00
Recording $42.00
Homeowner Association Dues $0.00
Extra Title Coverage for Buyer $0.00
Total Other Cost $572.00

Your closing costs as a buyer, if obtaining a loan, should be below three percent, just make sure to get a good faith estimate from your lender. If you are purchasing the home without getting a loan, your closing costs should be around $1,000 (no title fee, or lender fees).
--------------
FYI - Your closing costs as a seller are generally going to be about eight and a half percent of the sales price - this should include everything; title, escrow, excise tax, and of course those darn real estate fee.

Joe Loutsis

Mortgage broker or buyers agent can assist you OR contact title company.

EXAMPLE here in Texas up to $500K is approx. $5k in closing costs

Based on sales offer, lender approval you might be able have seller contribution towards these costs

National Featured Realtor and Consultant, Mortgage Loan Officer, Credit Repair Lecturer
Follow me on Twitter: http://twitter.com/Lynn911
Lynn911

Steve

I agree with James and usually use a "ballpark" figure of 2%. The fees that your lender charges
including loan fee, discount points, if any, will be the largest portion. Your lender will give you
a good faith estimate. This will include your pre-paid items which are 2-4 months taxes on
residential, 1 year's home owner insurance and for a condo there is home owner association
transfer fee and a few months condo association fees.
Mary

Generally you'll see a 1% lender fee plus a bunch of other costs that will add up to a grand or so. title and escrow will be another 2 grand or a bit less, then you have some pro-rated taxes and pre-paids...
I'd say if you were looking for a ballpark figure... use $10K