The Bubble Report — No. 2 · August 2026 | Baylor Bubble market read by David A. Harris, Sr.

51 Condos and townhomes sold in the academic year that ended July 31 — the most in the four years I chart, sold into the deepest selection this market has seen.

The 2025–26 academic year is in the books, and it settled an argument. Condos sold per academic year over the last four years: 43, 42, 48, and now 51 — a four-year high. Single-family finished at 37, second-best of the four. All spring I kept hearing that this market was drowning in listings. The finished year says buyers absorbed more condos than in any year I have charted — inventory built because more owners decided to sell, not because buying stopped.

And for the first time in about a year, the pile got smaller instead of bigger. On July 31 I counted 89 Baylor Bubble properties on the market — 39 houses, 39 condos and townhomes, 11 multifamily — down from 92 on July 9. Condos slipped from 41 to 39 and multifamily from 14 to 11, even while roughly twenty fresh listings arrived during July, six of them in the last three days of the month. July did real business: nine sales closed — five houses, after a June when not a single house closed, and four condos — and six more properties went under contract heading into August, three houses and three condos.

What has not changed is speed. Median days on market over the past twelve months: 46 for houses, 67 for condos — up from 57 when I wrote last month's report — and 95 for multifamily. Yet two of July's nine closings came in at or above the original asking price. Properties priced right on day one still command their number; everything else is where the negotiating happens. I will not predict where prices go; I will just tell you what the counts say, and update this every month.

For parentsFall semester is here and the timing favors you: 39 condos to compare, sellers who have waited months, and proof from July that well-priced ones still go at full ask. Negotiate hard on the stale listings — but do not slow-play a fresh, fairly priced one.

For investorsMultifamily selection thinned from 14 to 11, and at a 95-day median nobody is rushing you. The 51-condo year is the signal: student demand keeps absorbing this inventory, and patient offers on long-sitting listings are still winning the terms.

For ownersOne softer month does not change your math — you are still competing with several times the listings of any recent year. July proved both truths: price right in week one and you can get your number; overshoot and you join the 67-day pile. 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 31, 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.