Waco, Texas · The Baylor Bubble
Every house, condo, and small multifamily inside the Bubble — what's available, what's selling, and how this year stacks up against the last three. Updated every month, straight from the MLS.
David A. Harris, Sr. · Campus, Realtors, Kelly, Realtors · Over $60 Million Sold in the Baylor Area · Data through July 31, 2026
The Baylor Bubble as owners know it, drawn to the block — pan, zoom, and click any zone for detail. Adapted from the First to Know map by David A. Harris, Sr.
If you own or invest here, you know the Bubble has layers: the Inner Bubble pressed against campus, the South East Bubble across University Parks, the Outer Bubble running out toward 18th Street, and a Current & Future Expansion area to the southwest — with Baylor-owned property woven through the middle. Speight, James, Bagby, Wood, and the numbered streets tie it all together.
A note on the lines: after their freshman year, Baylor students are free to live anywhere they choose. The Baylor Bubble is simply where I see most students who want to stay close to campus end up living. These boundaries aren't an official designation — they're just what I've come to know from years of working this market, and I update them as the neighborhood grows.
Based on information from the North Texas Real Estate Information Systems, Inc., as of September 1, 2026. Data deemed reliable, but is not guaranteed accurate by the MLS or NTREIS. Statistics compiled by David A. Harris, Sr., Campus, Realtors, Kelly, Realtors.
David Sr.'s 60-second read on the month. A new edition publishes the first week of every month. Shareable edition →
No. 3 · September 2026
On September 1 there were 73 Baylor Bubble properties for sale — 37 houses, 29 condos and townhomes, 7 multifamily — down from 78 on July 31. A year ago that same count was 50, two years ago 27, three years ago 25. Inventory here has nearly tripled in three years.
What has not moved is how much actually sells. Total sales inside the Bubble by academic year: 89, then 92, then 87 for the year that just ended. Three years, essentially flat, while the number of things for sale went up threefold. That is the whole story of this market in one sentence, and everything below follows from it. August itself produced three sales — one house and two condos — tied for the quietest August of the four years I chart. Nine properties are under contract heading into September.
Here is what that arithmetic does to sellers. Of the 37 houses for sale right now, 24 have been listed more than ninety days and 24 have cut their price — and those are not the same 24, they overlap by eighteen. Across the whole market, 38 of 73 have cut. Condos are in better shape: median 57 days on the market, 11 of 29 past ninety. Median days on market for what actually sold over the past twelve months: 59 for houses, 59 for condos, 95 for multifamily. Both are slower than a year ago, when the house median was 32 days and the condo median 39 — houses have taken much the bigger step back.
There is a harder number behind all of that. Of every Bubble listing that reached an outcome between January and August, 42 percent expired without selling — the highest share in the ten years I have data for, above even the 2017–2019 stretch before the boom, and seven times the 2022 low. The ones that expired had sat a median of 173 days first, and better than two-thirds of them had already cut their price on the way down. Cutting late does not rescue a listing that started too high. And expiring is usually the end of the story: of the 106 listings that have expired here since January 2024, only 18 percent have since sold at that address, and about half never came back on the market at all.
Counts and days-on-market only, for-sale property only — sold prices are confidential under MLS rules.
Each academic year gets its own color — the bold blue line with the dot is the current year (Aug 2026 – Jul 2027), which has only just begun, so it runs short.
Based on information from the North Texas Real Estate Information Systems, Inc., for the period August 2023 through August 2026. Data deemed reliable, but is not guaranteed accurate by the MLS or NTREIS. Statistics compiled by David A. Harris, Sr., Campus, Realtors, Kelly, Realtors · Last updated September 1, 2026.
The chart parents watch: condo availability built all year — and the year still finished with a four-year high in sales.
Based on information from the North Texas Real Estate Information Systems, Inc., for the period August 2023 through August 2026. Data deemed reliable, but is not guaranteed accurate by the MLS or NTREIS. Statistics compiled by David A. Harris, Sr., Campus, Realtors, Kelly, Realtors · Last updated September 1, 2026.
Duplexes, triplexes, fourplexes, and small apartment buildings. Sales are shown by quarter — monthly counts are too small to read fairly.
Based on information from the North Texas Real Estate Information Systems, Inc., for the period August 2023 through August 2026. Data deemed reliable, but is not guaranteed accurate by the MLS or NTREIS. Statistics compiled by David A. Harris, Sr., Campus, Realtors, Kelly, Realtors · Last updated September 1, 2026.
Every listing here eventually does one of two things: it sells, or it comes off the market without selling. This is the share that came off without selling — the clearest single measure of how hard it has become to move a property inside the Bubble — and what happened to those listings afterwards.
The 106 for-sale listings that expired inside the Bubble since January 2024, and where each one stands today
The ones that did sell took a median of 250 days from the day they expired to the day they closed, and only 12 of the 19 managed it inside a year. Matched by address across every listing in the database; a property relisted under a differently-written address would not be caught, so the “never came back” share is a ceiling. The window is twenty months, so listings that expired recently have had less time to return.
Based on information from the North Texas Real Estate Information Systems, Inc., for the period January 2017 through August 2026. Expired listings only — listings the seller cancelled or withdrew are not counted, because those records only exist from mid-2024 and would overstate the recent years. Data deemed reliable, but is not guaranteed accurate by the MLS or NTREIS. Statistics compiled by David A. Harris, Sr., Campus, Realtors, Kelly, Realtors · Last updated September 1, 2026.
The charts tell you what the market is doing. These two tell you what to do about it.
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What would your property actually bring in today's Bubble? A straight answer built from closed sales in these exact blocks going back to 2003 — not a portal estimate that thinks 76706 is one neighborhood.
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For Baylor parents
Every parent-owned property in the Bubble has a four-year clock. When it runs out, you have three plays:
Not sure which play is yours? Start with the free Property Check. →
Automatic MLS alerts for the Baylor Bubble — new listings, price changes, and closed sales, delivered straight from the MLS on the schedule you choose, down to the moment a listing posts. Pick your property types and how often you want the alerts.
Prefer the big picture to individual listings? David Sr.'s 60-second read on the Baylor Bubble — what's on the market, what's selling, and what it means for you — publishes the first week of every month. Counts only, no hype. Read this month's edition →
I'm David A. Harris, Sr. with Campus, Realtors, Kelly, Realtors — and the Baylor Bubble is not a side market for me, it's the market. I've spent over a decade helping Baylor parents buy places their students actually live in, helping investors build portfolios on these blocks, and helping owners time their exit. The charts on this page come from my own MLS research, updated by hand every month, because nobody else publishes this neighborhood's numbers.
Reviews from the parents, investors, and owners David A. Harris, Sr. has represented across the Baylor Bubble and greater Waco.
Sold counts are closed MLS sales inside the Baylor Bubble, by month (multifamily by quarter). Every number on this site is property for sale. For sale counts are estimated by counting each listing's days-on-market backward from the day it left the market — whether it sold, expired, or was cancelled — to reconstruct when it was actively listed; today's active listings count from their current days-on-market. The newest months are live MLS snapshots. Tested against the live snapshots on file, this estimate reproduces the September 1 count exactly. Saved monthly snapshots replace the estimate going forward.
Charts are grouped by academic year (August–July) because that's the rhythm this market actually moves on. Property types: single-family homes; condos & townhomes; multifamily is anything with 2 or more units.