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 October 2, 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 October 2, 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. 4 · October 2026
On October 2 there were 85 Baylor Bubble properties for sale — 39 houses, 33 condos and townhomes, 13 multifamily — up from 73 on September 1. That is the highest count in the four academic years on this site; the previous high was 79 in June. A year ago the same count was 59, two years ago 29, three years ago 23. The jump is a fall listing wave, not a stall: 29 of the 85 were listed within the last thirty days, including six multifamily listings that all came on the market the same day.
September was the busiest month since July. Eight sales — four houses, three condos, one duplex — the best September in three years, after 10 in 2023, 7 in 2024 and 5 in 2025. Two months into the academic year the Bubble has 11 sales against 13, 13 and 9 at the same point in the three prior years. Eight more properties are under contract heading into October. Demand is holding exactly where it has held, and supply just took another step up.
Here is what the wave does to the aging numbers. Of the 39 houses for sale, 18 have been listed more than ninety days and 18 have cut their price — 15 are both. Last month it was 24 of 37 on each count; the fresh listings diluted the share, they did not rescue the old ones. Condos went the other way: the median condo for sale has now sat 71 days, up from 57, with 13 of 33 past ninety and 16 already cut. Across the whole market, 35 of 85 have cut. Median days on market for what actually sold over the past twelve months: 59 for houses, 63 for condos, 95 for multifamily — against 35, 27 and 23 a year earlier. Even September’s eight sales split cleanly in two: the fastest went under contract in twelve days, and three of the eight took 147 days or more.
The expired numbers did not improve with another month in the window. Of every Bubble listing that reached an outcome between January and September, 42 percent expired without selling — 47 of 111 — still the highest share in the ten years I have data for, and seven times the 2022 low. Those listings sat a median of 169 days before expiring, against 68 for the ones that sold, and better than two-thirds had already cut their price. September added seven more. And expiring is usually the end of the story: of the 113 listings that have expired here since January 2024, only 17 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 is three months in, so it runs short.
Based on information from the North Texas Real Estate Information Systems, Inc., for the period August 2023 through September 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 October 2, 2026.
The chart parents watch: 33 condos and townhomes for sale is the deepest selection on this site, and the median one has now sat 71 days.
Based on information from the North Texas Real Estate Information Systems, Inc., for the period August 2023 through September 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 October 2, 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 September 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 October 2, 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 113 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 243 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-one 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 September 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 October 2, 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.
David Sr. replies personally and will get back to you soon. No obligation.
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.
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.