I wouldn’t attribute the spread mainly to fees yet. Those costs may affect a buyer’s total budget, but condition and seller motivation can produce very different negotiated prices within the same asking range. Start with recent completed sales rather than active listings.
I’m more cautious than Valentina. A comfortable monthly payment does not necessarily mean the post-closing position is comfortable, especially with a duplex where an inspection may identify work that is advisable rather than immediately essential. I would not count furniture money as emergency...
