The closing costs for a cash purchase are small as there are no taxes on the Mortgage that must be paid to the government, nor are there bank points or bank charges. I would just say to factor that into your purchase price. You are looking at a set cost - Closing Fees, Title Insurance, are the two highest the rest are small fees for recording and miscellaneous items. Additionally, remember that you will be receiving a credit for RE TAXES (depending on the time of year you purchase) further reducing those closing costs.
Give me a call so we may discuss your particular situation.
Keller Williams Realty
Aryl & Pati Robison
The Robison Group, RE/MAX Ultra Realty
Luxury Home & Condo Specialists
If the seller agrees to pay for the closing costs that's great!
Although is not always the case you can negotiate with them and get to some middle ground
Hope that helps,