Do remember that who pays for what can very well depend on which region you are (there is always a common practice in certain area/state).
Negotiation is also very important. Yes, there are times where the buyer will ask for credit back from the sellers to cover closing costs to a certain extent. So, talk to your Realtor about this - one advantage to have a full service broker - they will help you navigate all these.
A couple of differences I noticed - for us, I am in Marin, CA; buyers will pay for escrow fee and title insurance and buyers get to pick the title company. Appraisal fees when applying for a loan comes out of buyers. City / County transfer fees, Sellers. .
So, you can see, everything is in the details.
Talk to your Realtor and ask he/she to help you prepare a net proceeds "estimates" on your property. I think you will get a much better answer than from us.
The amounts and obligations vary from state to state and also depends on purchase price, and yes, they are negotiable.
However, here is a list of typical costs and who TYPICALLY pays for them:
Owner's Policy - BUYER
Recording charges for all documents in buyer's names - BUYER
Tax proration (from date of possession) - BUYER
All new loan charges - BUYER
Interest on new loan from date of funding to 30 days prior to first payment date - BUYER
Assumption/change of records fees for takeover of existing loan - BUYER
Beneficiary statement fee for assumption of existing loan - BUYER
Inspection fees - BUYER
Homeowner's insurance premium for first year - BUYER
Title insurance premium - SELLER
Real estate commission - SELLER
Document preparation fee for deed - SELLER
Documentary transfer tax - SELLER
Payoff of all loans in seller's name - SELLER
Interest accrued to lender being paid off, statement fees, reconveyance fees and any prepayment penalties - SELLER
Any judgments, tax liens, etc., against the seller - SELLER
Tax proration (for any taxes unpaid at time of transfer of title) - SELLER
Any unpaid homeowner's dues and/or special assessments - SELLER
Recording charges to clear all documents of record against seller - SELLER
Any and all delinquent taxes - SELLER
Document preparation - EITHER
Notary fees - EITHER
Any city transfer/conveyance tax - EITHER, depending on location
Escrow fees - EITHER