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What falls under “transaction fees” here, and are you comparing the same neighbourhood boundaries throughout? Closing costs, recurring charges and seller concessions would affect buyers differently. Lumping them together could hide what is actually changing.

There are two very different possibilities here. A house on municipal services may need an ordinary inspection, while one with a well, septic system, separate heating equipment or outbuildings can expose the buyer to several additional failure points. The interior condition will not resolve that...