The Bubble Report — No. 1 · July 2026 | Baylor Bubble market read by David A. Harris, Sr.

92 Baylor Bubble properties on the market as of July 9 — several times the roughly 8 to 16 I estimate were available this same week in each of the prior three years.

On July 9 I counted 92 Baylor Bubble properties on the market: 37 single-family homes, 41 condos and townhomes, and 14 multifamily. This built up gradually — condos alone climbed from about 10 last August to the low-to-mid 40s now. My reconstructed estimates for this time of year in the prior three years — and they are estimates, probably a bit low — run roughly 4–5 houses, 3–9 condos, and 1–3 multifamily. Even with generous room for error, this is the deepest selection I have seen here in years.

Here is the part people miss: sales have not slowed down. Condos sold per academic year over the last four years: 43, 42, 48, 49. Single-family: 29, 38, 29, 34. Buyers are still buying — inventory grew because more owners decided to sell, not because demand disappeared. What has changed is speed. Median days on market over the past twelve months: 46 for houses, 57 for condos, 98 for multifamily. Back in 2022, properties here went under contract in about a week.

What that adds up to: buyers have more selection and more negotiating room than at any point in roughly four years. Last quarter 28 properties closed — 8 houses, 16 condos, 4 multifamily — so deals are getting done, just at a measured pace. If you are selling, price realistically from day one and plan on weeks, not days. I will not predict where prices go; I will just tell you what the counts say, and update this every month.

For parentsIf you are buying a place for your student, you finally have real choice — 41 condos to compare instead of a handful — so take your time and negotiate.

For investorsSteady sales plus record selection favors patient buyers; multifamily's 98-day median means the least hurried offer often wins the best terms.

For ownersYou are competing with more listings than any recent year — price it right in the first week, expect weeks on market, and if you do not need to sell, nothing here forces your hand.

Counts and days-on-market only — sold prices are confidential under MLS rules. A new edition publishes the first week of every month.

The charts behind this report live at BaylorRealEstate.com

Four years of month-by-month Baylor Bubble data — what's available and what's sold, for houses, condos, and multifamily — plus the interactive Bubble map and free listing alerts.

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Based on information from the North Texas Real Estate Information Systems, Inc., as of July 9, 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. Availability counts for past months are estimates reconstructed from days-on-market and can modestly undercount; the newest month is a live MLS snapshot.