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I hope house is built more solidly than your writing. Pls fix.
Your realtor should help with comps and fair pricing to see where you should be vs the benchmark you mention of 440-480. You’d need to justify being at 430 if that’s below comps.
New homes (of similar quality, size, and finish) are always more expensive then existing stock. Hard to judge the situation from your writing here, but would be careful with builders, their contracts are more stringent then most sales contacts (less opportunity for contingencies)
Is your house large SQFT than the similar homes you quoted?
If I just focus on this part: similar houses in the area, that are 5yr old, are going (actually sold) for $440-$480, and without knowing a single thing about the market you are in, I’d think $430-450k is low. Maybe the builder accepts if they are in financial strain but they should be able to sell with a mark up from the resells in the area. But this is without knowing anything in terms of neighborhood, lot sizes, finishes, pools, etc.
That's a tight spread you got on your hands. If you can't sell, will you get good rents on the house?
These houses are in MD, no pool, townhomes with loft, builder is lennar, house area 2300 sqft, redfin shows house with matching specs in same community are 450-480 range. Community is 5 yr old.
Make an offer at the price point you desire. Simple. I’d go 446.5. They can always counter.