House has been sitting on the market for over 2 years. Brand new build listed by builder. It originally listed for $850K and was dropped a year ago to $750K. Comps in the neighborhood show it's not over priced. After some research (talking with neighbors, etc.) I believer it's been sitting for so long because:
1. It's on the high price range side for our area in Texas- pricing out a lot of buyers. Most in this range prefer to custom build
2. The exterior look is very lack luster for a new build in that price range. Arguably the ugliest house in the new neighborhood.
3. Timing- house was built during covid and put on market coming out of covid when prices and rates went high

One neighbor told us we were the first people they had seen come look at the house in a year. I'm hoping the builder just wants to off load and get a great deal well under asking price. We're not in a hurry to upgrade into new house but casually looking. Thoughts on my what to offer?

(I'd rather not post the listing)