The Bubble Report — No. 4 · October 2026 | Baylor Bubble market read by David A. Harris, Sr.

85 Properties for sale inside the Bubble on October 2 — the most in the four years I have charted. Twenty-nine of them were listed in the last thirty days.

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.

For parentsThirty-three condos to compare, the deepest condo selection this site has shown, and the median one has sat 71 days. Nearly half have already cut their price. Walk past anything listed since spring that hasn’t cut and ask why — but a fresh listing priced honestly still moves. The fastest condo sale in September took nineteen days.

For investorsThirteen multifamily listings, nearly double a month ago, and six of them arrived the same day. That is new product testing the market, not distress — only two of the thirteen have been out past ninety days. The seasoned discounts are still in the house market, where 15 listings are both aged past ninety days and already reduced.

For ownersYou are now one of 85, the most competition a Bubble seller has faced in four years, and 29 of your competitors are brand new with fresh photos and fresh prices. Buyers are absorbing about the same number of properties they always have. If you list this fall, the price has to be right in week one — the market is proving every month that a cut in month four does not rescue a listing that started too high. If you don’t need to sell, nothing here forces your hand.

Counts and days-on-market only, for-sale property 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 academic 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 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. Every figure counts property for sale. Counts of what was for sale in past months are estimates reconstructed from days-on-market. The newest months are live MLS snapshots.