Northern Virginia Guide › Prince William County › City of Manassas
City of Manassas, Virginia
Its own city, its own schools and tax rate, a train station downtown, and a $625,000 median house.
At a glance
Six numbers that describe the City of Manassas.
The median single-family home in the City of Manassas sold for $625,000 in 2026 and spent eight days on the market, and almost half sold above the asking price. The median townhouse sold for $469,000, and more townhouses sold than houses.
The City of Manassas is an independent city, not part of Prince William County. It has its own city government, its own real estate tax rate, its own police department and its own schools, Manassas City Public Schools, and Prince William County surrounds it. A "Manassas, VA" mailing address can be in the city or in the county, and the 20110 zip code is shared, so check the tax record, not the listing. For the county side of the same address, see the Manassas (Prince William County) page. This page is about homes for sale and sold inside the city line: what a house or townhouse costs, how buyers pay, what it rents for, which schools it feeds, the tax and the commute. Every number is from Bright MLS closed sales, pulled on October 2, 2026, not from a listing site's estimate.
All sales are inside the City of Manassas, zip 20110 (Bright MLS County = Manassas City). The Prince William County side also sold 41 houses and 13 townhouses with 20110 addresses, and those are not counted here. Single-family means a detached house with at least three bedrooms and two full baths; townhouse means end-of-row and interior-row homes; condominium-regime homes are left out of both. Source: Bright MLS, closed sales January 1 to October 2, 2026, pulled by Ahmed Makkiyah on October 2, 2026.
Prices
$625,000 for a house in the City of Manassas, about $125,000 less than the county side.
The median city house sold for $625,000 against $749,900 for a house on the Prince William County side of the same Manassas address, and for less than the City of Manassas Park ($634,900). Woodbridge, at $610,000, was $15,000 lower.
Houses. 119 sold, from $499,900 to $950,000, and the median one had four bedrooms and 2,592 square feet. 58 of them sold above asking and 47% went under contract within a week. Per foot, a city house ($316) costs about the same as one on the county side ($318); the city house is smaller, 2,592 square feet against 3,118.
Townhouses. 133 sold, more than houses, at a median of $469,000, from $289,000 to $699,900, at $296 a square foot. That is $36,000 under the county side of Manassas ($505,000), $21,000 under Manassas Park ($490,000) and $3,000 under Woodbridge ($472,000). The busiest communities were Georgetown South (23 sales), Wellington and Cloverhill (18) and Point of Woods (12).
Against the neighbors. The chart sets the city against the rest of Prince William and the nearest markets across the county lines. Above it: Aldie in Loudoun ($1,348,862), Clifton ($1,100,000), Nokesville ($1,006,250), Haymarket ($992,500), Chantilly's Fairfax side ($923,650), Centreville ($904,500), Gainesville ($850,000), Bristow ($825,000), the county side of Manassas ($749,900), Dumfries ($675,000), Triangle ($662,500) and Manassas Park ($634,900). Below it: Woodbridge ($610,000).
Median single-family sale price, Prince William County and neighbors, 20262
Bright MLS closed sales, 2026 year to date, filtered to detached houses with 3+ bedrooms and 2+ full baths, condominium-regime homes left out. Nokesville, Haymarket, Gainesville, Bristow, Manassas (county part), Dumfries, Triangle and Woodbridge are Prince William County postal cities. The Cities of Manassas and Manassas Park are independent cities with their own governments and schools. Aldie, Clifton, Chantilly and Centreville are neighbors across the county lines. Occoquan and Dale City have too few house sales under their own names to chart; nearly all Dale City homes use Woodbridge addresses.
| Measure | Houses | Townhouses |
|---|---|---|
| Homes sold | 119 | 133 |
| Median sold price | $625,000 | $469,000 |
| Average sold price | $637,776 | $476,093 |
| Median price per square foot | $316 | $296 |
| Median days on market | 8 | 8 |
| Median sold-to-list | 100.0% | 100.0% |
| Sold above asking | 58 (48.7%) | 52 (39.1%) |
| Under contract within 7 days | 47.1% | 47.4% |
| Lowest sale | $499,900 | $289,000 |
| Highest sale | $950,000 | $699,900 |
| Total dollar volume | $75,895,321 | $63,320,332 |
| Cash sales | 7 (5.9%) | 21 (15.8%) |
One house sold for $556,000 cash on a $299,900 list in two days, 185% of the asking price; the list was probably set low to draw multiple offers, or the record is wrong. It lifts the average sold-to-list to 101.3%; the median, 100.0%, is the better number. At the other end, one house sold for $600,000 against a $735,950 list after 48 days, 82%. One townhouse went for $525,000 on a $424,900 list in a week, 124%, after a bidding war.
What can you afford in the City of Manassas? Start from the monthly payment you can live with, not the price. The city's tax rate, $1.24 per $100, is higher than the county's, and townhouses usually carry HOA dues; the calculator adds them for you.
Follow the money
One house buyer in 17 paid cash, but one townhouse buyer in six did.
In 2026, 7 of 119 house buyers paid cash, 5.9% of the dollars ($4.5 million of $75.9 million), at a median of $640,000 against $625,000 financed. Townhouses are where cash shows up: 21 of 133 buyers paid cash, at a median of $415,000 against $477,450 financed.
Share of sales paid in cash: houses, and townhouses (TH) by price band
Cash goes to the cheaper townhouses: 14 of the 21 cash townhouse buyers paid less than $469,000. Among houses, cash was thin at every price level: 3, 0, 2 and 2 cash sales from the lowest price quarter to the highest.
How 119 house purchases were paid for
One house buyer in four used a government-backed loan: 16 VA and 13 FHA of 119. Among townhouses, FHA carried 23 of 133 buyers (17.3%), more than paid cash, and 12 used a VA loan. On the county side of Manassas, cash bought 8.1% of houses and VA loans 20.3%.
What that means if you need a loan: a house buyer here competes mostly with other financed buyers, and an FHA or VA offer is normal, not a weak one. Under $400,000 for a townhouse, nearly one buyer in four may be paying cash, so a full pre-approval, a short inspection window and an appraisal-gap plan you decided before the open house matter most there.
Houses: other 3 and adjustable-rate 1 are grouped as other. Townhouses: 76 conventional, 23 FHA, 21 cash, 12 VA and 1 conventional with VHDA of 133; cash was 14.3% of townhouse dollars ($9.1 million of $63.3 million). Mixed cash-and-loan deals were counted as financed.
The interesting facts
133 townhouses sold in the City of Manassas at a median $469,000, under Woodbridge's $472,000.
Four things in the 2026 numbers that set the City of Manassas apart.
City or county? Check the tax record. A listing that says "Manassas, VA" can be in the City of Manassas or in Prince William County. The city has its own tax rate ($1.24 per $100), police and schools; the county side pays $0.865 plus a $0.07 fire levy and feeds county schools. The county side sold 41 houses and 13 townhouses with 20110 addresses this year, so the zip does not settle it.
Smaller houses, the same price per foot. A city house costs about $125,000 less than one on the county side, but it is not a cheaper foot: $316 a square foot against $318. The median city house has 2,592 square feet against 3,118 across the line. At the city's higher rate, the $625,000 city house pays about $7,750 a year in real estate tax, about $750 more than the $749,900 county-side house.
Investors like the townhouses. A townhome that sells for $469,000 rents for $2,700 a month, a 6.9% gross yield, and one townhouse buyer in six paid cash, most of them under $469,000. First-time buyers compete with those investors at the bottom of the market, often with FHA loans.
Rent or buy
A City of Manassas house sells for 14.9 times its yearly rent, a 6.7% gross yield.
A city house rents for a median of $3,500 a month and sells for $625,000, a price-to-rent ratio of 14.9; a townhome rents for $2,700 and sells for $469,000, a ratio of 14.5.1
| Measure | Houses | Townhomes |
|---|---|---|
| Homes rented | 19 | 90 |
| Median monthly rent | $3,500 | $2,700 |
| Average monthly rent | $3,376 | $2,689 |
| Gross rental yield | 6.7% | 6.9% |
| Rent range | $2,500 to $4,000 | $1,850 to $3,495 |
Gross yield is before the mortgage, tax, HOA, insurance and upkeep. A ratio near 15 means rent is high for what a home costs, so a family that plans to stay five years or more has a strong case for buying, and it is why investors buy city townhouses. Only 19 houses were leased, so treat the house rent as a rough guide; the 90 townhome leases are the steadier number. A city house rents for the same median as one on the county side ($3,500) and sells for $125,000 less. Rentals are filtered by home type only.
Own in the City of Manassas already? Almost half the houses sold above asking this year. Ahmed runs a real comparative analysis against the 252 sales on this page, inside the city line, not a website estimate.
The houses
Old Town houses from the early 1900s, and Georgetown South's 1960s brick townhouses.
The city mixes older houses around Old Town with townhouse communities from the 1960s to the early 2000s; three of those communities made up 53 of the 133 townhouse sales this year.
Old Town. The historic center around the restored train depot has Victorian, Queen Anne and early-1900s frame houses, and colonials and one-story homes built through the early 1950s on the streets nearby.
Georgetown South. A planned community built from 1960 to 1970, made up of three-bedroom, two-story red-brick townhouses, some painted in creams and pastels, with its own community council and parks. It had the most townhouse sales in the city this year, 23.
Wellington and Cloverhill. 18 townhouse sales. They are newer than Georgetown South: local guides date Cloverhill to the 1980s and Wellington to the 1990s and early 2000s, so many roofs are near their first full replacement.
Point of Woods. 12 townhouse sales, in a community of townhouses and single-family homes that local guides date to the 1980s.
What to check. The jurisdiction on the tax record (City of Manassas or Prince William County), the HOA resale package on a townhouse, the roof, windows and HVAC on a home from the 1960s to the 1990s, and a recent city utility bill.
Schools
Manassas City Public Schools: 7,345 students, one high school and a new Jennie Dean Elementary.
City addresses go to Manassas City Public Schools, not Prince William County schools. The division runs five elementary schools, two intermediate schools, one middle school and one high school, with about 7,345 students.3
C+
Osbourn High School
The city's one high school, about 2,300 students and a 17 to 1 student-teacher ratio. Niche C+ overall, with an A- for diversity and a B+ for sports; US News places it in the #275 to 323 band in Virginia.
2026
New Jennie Dean Elementary
A new building of about $56 million on Prince William Street, pre-K to 4th grade. It opened with a ribbon cutting on August 4, 2026, and students arrived on August 12.
9
Metz Middle and the rest
Five elementary schools, two intermediate schools, Metz Middle and Osbourn High. The division's capital plan includes upgrades at Osbourn and Metz.
STEM
Governor's School @ Innovation Park
A part-day STEM program on George Mason's campus in Manassas, run since 2010 by Prince William, Manassas City and Manassas Park schools. Students earn college credit and return to their own high school.
Masjid
Prince William Islamic Center
On Mathis Avenue inside the city, a Sunni center since 2010, with Jumu'ah on Fridays at 1 pm.
Masjid
Manassas Mosque, Dar Alnoor, Taqwa
Manassas Mosque on Center Entrance Court, founded in 1994 as an open, non-sectarian mosque; Dar Alnoor on Hoadly Road and Taqwa Islamic Center on Balls Ford Road, in the county nearby.
Halal
Ghazaly Halal Food
On Sudley Road in Manassas: a halal butcher, groceries, fresh bread and hot meals such as shawarma, kebabs and biryani.
Halal
ZamZam, El Wazeer, Prime Halal
ZamZam Groceries & Halal Meat on Commerce Court hand-slaughters its meat; El Wazeer Market on Sudley Road and Prime Halal on Centreville Road also sell zabiha meat.
Because a 20110 address can be city or county, the school on a listing is not proof. A city home goes to MCPS schools; a county home goes to Prince William County Public Schools. Confirm the school for a street with Manassas City Public Schools before you offer, and ask Ahmed to pull the assigned schools from the MLS record.
Commute
VRE and Amtrak trains leave from the Old Town depot; Amtrak reaches Union Station in about an hour.
The city's train station is in Old Town, on VRE's Manassas Line one stop before Broad Run, and Amtrak stops there too. By car, Route 28 and Route 234 run north from the city to I-66 and its Express Lanes.
| To | Drive | Route |
|---|---|---|
| Downtown DC | 55 to 95 min | Route 28 to I-66 east, or the VRE or Amtrak |
| Pentagon | 50 to 80 min | I-66 to the Beltway and I-395, or the VRE to Crystal City |
| Tysons | 40 to 70 min | I-66 east to the Beltway |
| Reston Town Center | 35 to 55 min | Route 28 north to the Dulles Toll Road |
| Dulles Airport | 30 to 45 min | Route 28 north |
VRE's Manassas Line runs weekday commuter trains from the Old Town station through Manassas Park, Burke Centre, Alexandria and Crystal City to Union Station, so a downtown or Pentagon commuter can read instead of drive. Amtrak's Cardinal, Crescent and Northeast Regional trains also stop at Manassas, and the Northeast Regional reaches Washington Union Station in about an hour.5 On the I-66 Express Lanes, carpools of three ride free with an E-ZPass Flex; everyone else pays a toll that moves with traffic. OmniRide runs commuter buses in Prince William; check the current routes before you count on one. Ahmed will do the 7:45 drive with you before you offer.
Daily life
The 43rd Fall Jubilee, an 1825 house called Liberia, and a $1.24 city tax rate.
Old Town. Brick-lined streets, shops and cafes surround the historic train depot. Next to it, the Harris Pavilion has ice skating in winter, farmers markets in summer, and concerts and dances through the year. The 43rd Manassas Fall Jubilee filled historic downtown on October 3, 2026, with more than 100 craft and community booths, two stages and free admission. Jirani Coffee House sits on West Street by the depot.
History. The Manassas Museum looks after seven historic sites in the city. One is Liberia, a house from 1825 built for William James Weir, whose grounds are open free every day from sunrise to sunset. Manassas National Battlefield Park is a short drive north in Prince William County.
Food and errands. Old Town has the sit-down restaurants and pubs; Mathis Avenue, Liberia Avenue and Nokesville Road have the kabob, shawarma and Indian kitchens. The Prince William Islamic Center is on Mathis Avenue, and the halal butchers are on Sudley Road, Commerce Court and Centreville Road in Manassas.
Taxes and services.4 No Prince William County real estate tax applies inside the city. On May 11, 2026, the City Council cut the city rate by 2 cents to $1.24 per $100: $1.05 for the general fund plus a 19-cent fire and rescue levy. That is about $7,750 a year on a $625,000 house and $5,800 on a $469,000 townhouse, before HOA dues; higher assessments still raised the average home's bill by about $289. In the county the rate is $0.865 plus a $0.07 fire levy, so the same $625,000 house would pay about $5,850 there. The city's vehicle tax is $3.60 per $100, against $3.50 in the county, and the same budget repealed the city's $25 vehicle decal fee. City homes are on city utility bills, so ask the seller for a recent one.
Where to eat
"Ahmed, where do you go to eat?" The City of Manassas list.
Up to five picks in each cuisine, inside the city or within about ten minutes, the one doing best at the top, and halal marked. Most are in Old Town or on Mathis Avenue, Liberia Avenue, Nokesville Road, Centreville Road and Sudley Road.7
Closed, so not listed: Shawarma Station on Liberia Avenue and BadWolf Brewing on Center Street both show as closed on Yelp in 2026. Rankings weigh current Yelp ratings by review count; the halal note comes from Zabihah, Yelp or the restaurant itself, and "ask about halal" means it could not be confirmed. Know one that belongs here? Tell Ahmed.
Who buys here
First-time buyers, FHA and VA families, VRE commuters and townhouse investors.
First-time buyers, 13 house buyers and 23 townhouse buyers used an FHA loan; military and veteran families, 16 house buyers and 12 townhouse buyers used a VA loan; commuters who want the VRE or Amtrak in walking or short driving distance; investors after a 6.9% townhome yield; and Muslim families near the Prince William Islamic Center and the halal butchers of Manassas.
Buyers choose the city over the county side of Manassas for about $125,000 less at the median house, a train station downtown and a walkable Old Town. They give up house size, 2,592 square feet against 3,118, and pay a higher tax rate. If you are torn between the city and the county, settle schools and commute before price; the price follows.
Questions
What people ask about the City of Manassas.
How much does a house cost in the City of Manassas, Virginia in 2026?
The median single-family home in the City of Manassas (3+ bedrooms, 2+ full baths) sold for $625,000 in 2026 through October 2, across 119 sales in Bright MLS, at $316 per square foot. Houses sold from $499,900 to $950,000, and the median one had four bedrooms and 2,592 square feet. The median townhouse sold for $469,000 across 133 sales. Condominium-regime homes are not included.
What is the difference between the City of Manassas and Manassas in Prince William County?
The City of Manassas is an independent city, not part of Prince William County, with its own government, tax rate, police and schools, and the county surrounds it. A Manassas, VA address can be in either, and the 20110 zip code is shared. In 2026 the median city house sold for $625,000 against $749,900 on the county side, and the city's real estate rate is $1.24 per $100 against the county's $0.865 plus a $0.07 fire levy.
How competitive is the City of Manassas housing market?
Competitive for houses. In 2026, 58 of 119 houses (49%) sold above asking, the median house spent 8 days on the market, and 47% went under contract within a week. Townhouses also took a median of 8 days, and 39% sold above asking.
Do City of Manassas buyers pay cash or use VA and FHA loans?
Few house buyers pay cash: 7 of 119 (5.9%). Government-backed loans are common: 16 house buyers used a VA loan and 13 an FHA loan. Among townhouses, 21 of 133 buyers paid cash, most of them under $469,000, and 23 used an FHA loan.
What is rent in the City of Manassas, and is it better to rent or buy?
In 2026 the median house leased for $3,500 a month (19 leases) and the median townhome for $2,700 (90 leases). A house sells for 14.9 times its yearly rent and a townhouse for 14.5, gross yields of 6.7% and 6.9%, so a family staying five years or more has a strong case for buying.
What schools serve the City of Manassas?
City addresses go to Manassas City Public Schools, not Prince William County schools: about 7,345 students in five elementary schools, two intermediate schools, Metz Middle and Osbourn High (Niche C+). A new Jennie Dean Elementary, pre-K to 4th grade, opened in August 2026. Confirm the school for a specific address with MCPS before you offer.
How long is the commute from the City of Manassas to DC?
At 8 am on a weekday, downtown DC is about 55 to 95 minutes by car from Old Town, the Pentagon 50 to 80, Tysons 40 to 70, Reston Town Center 35 to 55 and Dulles Airport 30 to 45. VRE Manassas Line and Amtrak trains leave from the Old Town depot, and Amtrak's Northeast Regional reaches Union Station in about an hour. These drive times are estimates.
What is the property tax in the City of Manassas, Virginia?
The city's 2026 real estate rate is $1.24 per $100, $1.05 plus a 19-cent fire and rescue levy, after a 2-cent cut on May 11, 2026. That is about $7,750 a year on a $625,000 house and $5,800 on a $469,000 townhouse. No Prince William County real estate tax applies inside the city, and the city's vehicle tax is $3.60 per $100.
Ask Ahmed
Your Trusted Realtor in NOVA.
Tell me what you are looking for in the City of Manassas.
Buying a first townhouse near the VRE, choosing between the city and the county side of a Manassas address, or selling where almost half the houses went over asking. Send the situation and get the numbers back, in English or Arabic, not a pitch.
REALTOR®, Douglas Realty of Virginia · VA License #0225242357
Direct 703.957.0060 · Mobile 734.383.6945 · English and Arabic
Ahmed's take
Two or three sentences in Ahmed's own voice go here: who Ahmed sees buying in the City of Manassas, how Ahmed helps a family choose between the city and the county side of a Manassas address, and what Ahmed checks on every listing (the jurisdiction on the tax record, the school assignment and the HOA package).
دليل شمال فرجينيا
السكن في مدينة ماناساس، فرجينيا.
مدينة ماناساس مدينة مستقلة، وليست جزءاً من مقاطعة برنس وليام: لها حكومتها وشرطتها ومدارسها ونسبة ضريبتها، والمقاطعة تحيط بها. بلغ السعر الوسطي للبيت المستقل 625,000 دولار في 2026، وللتاون هاوس 469,000 دولار.
قد يكون العنوان "Manassas, VA" في المدينة أو في المقاطعة، والرمز البريدي 20110 مشترك بينهما، فتأكد من سجل الضريبة. في الجانب التابع للمقاطعة من العنوان نفسه، بلغ السعر الوسطي للبيت 749,900، أي أن بيت المدينة أرخص بنحو 125,000 دولار، لكنه أصغر: 2,592 قدم مربع مقابل 3,118. وبيع نحو نصف البيوت بأكثر من السعر المطلوب. الإيجار مرتفع مقارنة بالسعر: يُؤجَّر البيت بـ 3,500 شهرياً والتاون هاوس بـ 2,700، أي بعائد إيجار إجمالي 6.7% للبيت و6.9% للتاون هاوس. ضريبة العقار في المدينة لعام 2026 هي 1.24 دولار لكل 100، أي نحو 7,750 دولار سنوياً على بيت بسعر 625,000. المدارس تابعة لمدارس مدينة ماناساس العامة: أوزبورن هاي، وميتز المتوسطة، وابتدائية جيني دين الجديدة التي افتُتحت في أغسطس 2026. وتقع محطة قطار VRE وأمتراك في قلب البلدة القديمة. ويقع مركز برنس وليام الإسلامي على شارع ماثيس أفنيو داخل المدينة، ومتاجر اللحم الحلال على شارع سدلي رود في ماناساس. جميع الأرقام من Bright MLS، مبيعات مغلقة من 1 يناير إلى 2 أكتوبر 2026.
قبل أن تقدّم عرضاً، تأكد مما إذا كان البيت في المدينة أم في المقاطعة. هل تحتار بين مدينة ماناساس والجانب التابع للمقاطعة؟ أرسل لي تفاصيل وضعك، وسأحسب معك أرقامك الحقيقية، بالعربية أو بالإنجليزية.
وكيلك العقاري الموثوق في شمال فرجينيا.
Manassas
409 houses sold this year.
$749.9K
Median house, 2026
City of Manassas Park
One house buyer in four used FHA.
$634.9K
Median house, 2026
Buying power
Start from the payment.
Tax, insurance and HOA included
Home valuation
Priced on evidence.
A real comparative analysis, not a website estimate
Bristow
Big houses, low cash share.
$825K
Median house, 2026
بالعربية
Every step, in Arabic.
بالعربية أو بالإنجليزية، كما تفضّل