Baylor Bubble Site-Selection Checklist for Student Housing (2025 Guide)

In Waco, the “Baylor Bubble” is more than a phrase—it’s a defining factor in where students want to live. The area immediately surrounding Baylor University is highly sought after for its convenience, safety, and proximity to campus amenities. For developers, selecting a site within or near this bubble is essential to attracting student tenants and ensuring long-term project success. As demand for student housing continues to rise in 2025, choosing the right location requires careful evaluation of multiple factors.

Proximity to Campus

Students overwhelmingly prioritize walking or biking distance to campus. Properties within a half-mile radius are the most attractive, especially those near academic buildings, athletic facilities, and student gathering spaces. Developers should consider how easily students can get to class without relying on cars, since parking on campus is limited and often expensive.

Safety and Security

Safety remains a top concern for students and parents alike. When evaluating a site, developers must review crime statistics, neighborhood reputation, and lighting infrastructure. Sites that are well-lit, close to campus police patrol areas, or located along main student commuting routes hold an advantage. Incorporating security features like gated access and surveillance can also improve site appeal.

Access to Amenities

Students value convenience, and access to grocery stores, restaurants, gyms, and coffee shops plays a big role in housing decisions. The closer a site is to dining and social hubs, the more attractive it becomes. Developers should analyze pedestrian traffic patterns to identify areas where students naturally congregate. A site near both academic and lifestyle amenities is a winning combination.

Transportation and Parking

While many students prefer walking, some still drive. Adequate parking and access to major roadways must be considered. Sites near public transportation or Baylor shuttle stops offer additional convenience for students without vehicles. Developers should plan for the right mix of parking and alternative transportation solutions to meet diverse tenant needs.

Community Fit and Zoning

Site selection isn’t only about convenience—it must also align with city zoning regulations and neighborhood dynamics. Developers should ensure that multifamily projects comply with Waco’s zoning ordinances and avoid resistance from surrounding residential areas. Engaging with local stakeholders early in the process can reduce pushback and improve project viability.

Market Demand and Competition

Before finalizing a site, a thorough market analysis is critical. Developers should evaluate the supply of existing student housing, occupancy rates, and rental prices within the Baylor Bubble. Understanding what competitors offer allows new projects to differentiate through amenities, unit layouts, or pricing strategies. Sites near underserved areas of campus may provide untapped opportunities.

Future Growth and Investment Potential

Long-term success depends on more than immediate demand. Developers should consider Baylor’s enrollment trends, upcoming campus expansions, and planned city infrastructure projects. Sites that align with future growth areas or city improvement plans are more likely to retain value and maintain high occupancy over time.

Conclusion

Site selection within the Baylor Bubble is both an art and a science. Developers must weigh proximity, safety, amenities, transportation, zoning, and market demand to choose the best locations for student housing. By carefully evaluating these factors, projects can achieve strong returns and long-term sustainability. Merck General Contracting specializes in multifamily development in Waco’s Baylor area, delivering high-quality projects that meet the needs of both students and investors. Contact Merck General Contracting today to discuss your next student housing development in the Baylor Bubble.