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Manassas, Virginia
The Prince William County side of Manassas: a 3,118-square-foot house for $749,900.
At a glance
Six numbers that describe the county side of Manassas.
The median single-family home in the Prince William County part of Manassas sold for $749,900 in 2026 and went under contract in seven days. It had about 3,118 square feet, and 42% of these houses sold above the asking price.
This page covers homes with a Manassas mailing address that sit in Prince William County, outside the independent City of Manassas. The City of Manassas is its own jurisdiction, with its own tax rate and its own schools, and its sales are counted separately; for homes inside the city line, see the City of Manassas page. The City of Manassas Park is left out too. Zip 20110 holds county homes and City of Manassas homes, and 20111 holds county homes and Manassas Park homes, so check the tax record, not the listing. This page covers what a house or townhouse costs on the county side, how buyers pay, what it rents for, which high school it can feed, 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.
The 409 house sales were in zips 20112 (213), 20111 (91), 20109 (64) and 20110 (41); the 216 townhouse sales were in 20109 (149), 20112 (32), 20111 (22) and 20110 (13). 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, Postal City = Manassas, County = Prince William, pulled by Ahmed Makkiyah on October 2, 2026. The independent Cities of Manassas and Manassas Park are not included.
Prices
$749,900 buys a 3,118-square-foot house on the county side of Manassas, $75,100 less than in Bristow.
At $318 a square foot, a county Manassas house costs about the same per foot as one in Gainesville ($314) or the City of Manassas ($316), less than in Woodbridge ($334), and far less than in Centreville ($379).
Houses. 409 houses sold, from $320,000 to $2,400,000, and 213 of them were in 20112. 171 sold above asking and 51% went under contract within a week, a busier market than Gainesville (37% over asking) but calmer than Bristow (54%) or the City of Manassas (49%). The median buyer paid 100.0% of the list price, and the average house, $767,384, sold close to the median.
Townhouses. 216 sold at a median of $505,000, from $260,000 to $753,000, at $319 a square foot. That is more than in the City of Manassas ($469,000), Woodbridge ($472,000) or Manassas Park ($490,000), and well under Bristow ($570,000) or Gainesville ($585,000). 34% sold above asking, and 149 of the 216 were in 20109.
Against the neighbors. The chart sets the county side of Manassas against the rest of Prince William and the nearest markets across the county lines. Woodbridge ($610,000), the City of Manassas ($625,000), Manassas Park ($634,900), Triangle ($662,500) and Dumfries ($675,000) sold for less; Bristow ($825,000), Gainesville ($850,000), Centreville ($904,500), Haymarket ($992,500), Nokesville ($1,006,250), Clifton ($1,100,000) and Aldie in Loudoun ($1,348,862) sold for more.
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 | 409 | 216 |
| Median sold price | $749,900 | $505,000 |
| Average sold price | $767,384 | $510,907 |
| Median price per square foot | $318 | $319 |
| Median days to contract | 7 | 9 |
| Median sold-to-list | 100.0% | 100.0% |
| Sold above asking | 171 (41.8%) | 74 (34.3%) |
| Under contract within 7 days | 51.3% | 48.1% |
| Lowest sale | $320,000 | $260,000 |
| Highest sale | $2,400,000 | $753,000 |
| Total dollar volume | $313,859,875 | $110,355,966 |
| Cash sales | 33 (8.1%) | 21 (9.7%) |
Outliers: six houses sold far below list, five of them for cash, at 80% to 85% of the asking price (for example $390,000 on a $489,000 list), which looks like as-is, investor or estate sales. At the top, one house sold for $1,042,116 on an $895,855 list (116%), likely new construction with upgrades, and one townhouse for $491,000 on a $425,000 list (116%). New construction is a small part of the market: 22 houses and 15 townhouses closed within a day of listing. The townhouse price per square foot comes from the listing-level field.
What can you afford in Manassas? Start from the monthly payment you can live with, not the price. Prince William's tax rate is lower than Fairfax County's, and many subdivisions charge HOA dues; the calculator adds them for you.
Follow the money
Only 33 of 409 Manassas house buyers paid cash, and 23 of them bought below $750,000.
Cash buyers spent $22.4 million of $313.9 million, 7.1% of the dollars. Their median house cost $631,500, against $750,000 for buyers with a loan, and cash was 15% of sales under $625,000 but 3% between $750,000 and $855,000.
Share of sales paid in cash, houses by price and townhouses
Cash is rarer here than in Gainesville (15.1% of houses) or Haymarket (13.5%), and close to Woodbridge (7.2%). Townhouse cash goes to the entry level: 11 of the 54 townhouses under $440,000 were bought with cash, against 10 of the other 162. Cash townhouse buyers paid a median of $410,000, against $505,000 financed.
How 409 Manassas house purchases were paid for
One house buyer in five used a VA loan, 83 of 409, a bigger share than in Bristow (25 of 149) or Haymarket (32 of 208). Another 33 used FHA, and six in ten used a conventional loan.
What that means if you need a loan: you are competing with other financed buyers, not with cash, and a VA or FHA offer is ordinary here. But 42% of houses sold over asking and half went under contract within a week, so the offer that wins is a full pre-approval, a short inspection window and an appraisal-gap plan you decided before the open house.
Townhouses: 150 conventional, 32 FHA, 21 cash, 11 VA, 1 adjustable-rate and 1 other of 216. Houses in "FHA and other": 33 FHA, 4 other, 2 assumable, 1 VHDA and 1 mixed. Mixed cash-and-loan deals were counted as financed.
The interesting facts
One house buyer in five used a VA loan: 83 of 409.
Four things in the 2026 numbers that set the county side of Manassas apart.
Space for the money. The median house here is about 3,118 square feet at $318 a foot. In Bristow the median house costs $825,000 at $304 a foot, and in Centreville $904,500 at $379. The City of Manassas next door is cheaper at $625,000, with its own tax rate and schools.
Cash buyers hunt bargains. Only 8% of houses were bought with cash, but cash buyers took five of the six deepest discounts, paying 80% to 85% of the list price. They were also concentrated at the bottom: 15 of the 102 houses under $625,000 went to cash, against 3 of the 103 between $750,000 and $855,000.
The townhouse side is 20109. On the Sudley and Bull Run side, 20109 had 149 of the 216 townhouse sales and 96 of the 149 townhome leases. A townhome that sells for $505,000 rents for $2,800 a month, a 6.7% gross yield, and a house earns 5.6%. That is why investors look at Manassas townhouses.
Rent or buy
A Manassas townhome rents for $2,800 a month and sells for 15 years of rent.
On the county side of Manassas a house rents for a median of $3,500 a month and sells for $749,900, a price-to-rent ratio of 17.9; a townhome rents for $2,800 and sells for $505,000, a ratio of 15.0.1
| Measure | Houses | Townhomes |
|---|---|---|
| Homes rented | 67 | 149 |
| Median monthly rent | $3,500 | $2,800 |
| Average monthly rent | $3,655 | $2,796 |
| Gross rental yield | 5.6% | 6.7% |
| Rent range | $2,200 to $5,990 | $2,070 to $3,800 |
Gross yield is before the mortgage, tax, HOA, insurance and upkeep. A ratio under 20 means a home sells for relatively few years of rent, so buying is good value for a family staying five years or more. The 6.7% townhome yield is just behind Woodbridge, the City of Manassas and Manassas Park (about 6.9% each) and ahead of Lorton (6.5%) and Bristow (6.3%).
Own in Manassas already? 42% of county Manassas houses sold above asking this year. Ahmed runs a real comparative analysis against the 625 sales on this page, not a website estimate.
The houses
Half the houses sold in 20112, and seven in ten townhouses in 20109.
The county side of Manassas lies around the City of Manassas and Manassas Park. Most of the houses that sold are in 20112, which covers southern Manassas and rural land beyond it; most of the townhouses are in 20109, on the Sudley and Bull Run side.
20112: Ashland, Lake Jackson and quarter-acre lots. Ashland is one of the largest communities in 20112, with a pool, a clubhouse and trails. Lake Jackson goes back to 1930 and mixes older and newer homes with no HOA; an optional citizens association owns the common areas, including three boat ramps. Hailees Grove, Country Roads, Hersch Farm, Smith Pond, Mayfair and Mayfield Trace are single-family subdivisions built from 1980 to 2013 on quarter-acre lots, and Hunters Ridge and Brooke Manor Estates offer larger lots and bigger houses.
20109: Sudley and Bull Run. Around Sudley Road, townhouses and single-family homes date mostly from the 1970s and 1980s. The Bull Run area adds newer townhomes, some of them multi-story with garages, and a few detached houses on its northern edge.
20111 and 20110. 91 houses sold in 20111 and 41 in 20110 on county land. Both zips are shared with the cities, so the same street name can be county on one block and city on the next.
What to check. Whether the house is in the county or the City of Manassas, which sets the tax rate and the school system; the high school assigned to that exact street; the HOA resale package with dues and any special assessment, or the lake association terms in Lake Jackson; the age of the roof, windows and HVAC on a house from the 1970s or 1980s; and what is planned on nearby land in the county's land-use map.
Schools
Osbourn Park High, US News #45 in Virginia, and Colgan High, Niche grade A.
The county side of Manassas is in Prince William County Public Schools, not Manassas City Public Schools. Depending on the street, an address can be zoned for Osbourn Park, Colgan, Unity Reed or another PWCS high school, so check the exact address before you fall for the house.3
#45
Osbourn Park High School
US News #45 in Virginia and #1,871 nationally for 2026-27, and home of the PWCS Center for Biotechnology and Engineering.
A
Charles J. Colgan Sr. High School
Niche grade A, and #2 among Virginia high schools for the arts on Niche. US News #48 in Virginia for 2026-27. Niche places it in Independent Hill.
#264
Unity Reed High School
Called Stonewall Jackson High until 2020, when the school board renamed it for Arthur Reed, a security assistant at the school. US News #264 in Virginia for 2026-27.
STEM
Center for Biotechnology and Engineering
A four-year PWCS specialty program at Osbourn Park for students headed toward health sciences and engineering. The Governor's School @ Innovation Park, on George Mason's campus in Manassas, is the regional half-day STEM option.
Masjid
Dar Alnoor and Prince William Islamic Center
Dar Alnoor Islamic Community Center is on Hoadly Road in Manassas, and Prince William Islamic Center is on Mathis Avenue.
Masjid
Manassas Mosque and Taqwa
Manassas Mosque on Center Entrance Court, founded in 1994 as an open, non-sectarian house of worship, and Taqwa Islamic Center on Balls Ford Road.
Halal
Sudley Road halal markets
El Wazeer Market and Ghazaly Halal Food are both on Sudley Road, with halal meat, bread and Middle Eastern groceries.
Halal
ZamZam and Prime Halal
ZamZam Groceries on Commerce Court hand-slaughters its meat; Prime Halal on Centreville Road sells zabiha meat, bread and pastries.
The school on a listing is the agent's best guess; the county's boundary map is the answer. Check any address with the PWCS school locator, and ask Ahmed to confirm it before you offer. Homes inside the City of Manassas go to Manassas City Public Schools and Osbourn High, a different school from Osbourn Park.
Commute
I-66, Route 28 and three VRE stations: about an hour to DC at 8 am.
The 20109 side sits on I-66 at Sudley Road, Route 28 runs north to Centreville and Dulles, and the Prince William Parkway leads east toward Woodbridge and I-95. VRE's Manassas Line stops in the City of Manassas and in Manassas Park, and starts at Broad Run station in Bristow.
| To | Drive | Route |
|---|---|---|
| Downtown DC | 55 to 90 min | I-66 east, Express Lanes if you carpool, or the VRE |
| 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 |
The I-66 Express Lanes run from Gainesville to the Beltway, past the Manassas exits. They are free for carpools of three with an E-ZPass Flex; everyone else pays a toll that moves with traffic. VRE's Manassas Line runs weekday trains from Broad Run through Manassas, Manassas Park, Burke Centre, Alexandria and Crystal City to Union Station, so a downtown or Pentagon commuter can read instead of drive. OmniRide also runs weekday commuter buses from Manassas-area park-and-ride lots; check the current routes before you count on one.5 Ahmed will do the 7:45 drive with you before you offer.
Daily life
A 5,000-acre battlefield park, a 1,123-seat concert hall and a row of pho shops on Sudley Road.
Outdoors and sights. Manassas National Battlefield Park covers about 5,000 acres where the two Battles of Bull Run were fought, with a museum, walking and horse trails, and the Henry Hill Visitor Center on Sudley Road at its south entrance. The Hylton Performing Arts Center, on George Mason's Science and Technology campus, has the 1,123-seat Merchant Hall, built like an opera house with a 100-foot stage, and the 270-seat Gregory Family Theater. In Lake Jackson, the citizens association runs the boat ramps.
Food and groceries. Sudley Road, on both sides of the Manassas Mall, is the busiest food strip: pho, Peruvian chicken, Salvadoran pupusas and two halal markets. Kabob houses sit on Liberia Avenue, Portsmouth Road and Sowder Village Square, and Indian food on Nokesville Road.
Taxes.4 The county part of Manassas is unincorporated Prince William County, with no town tax. The 2026 real estate rate is $0.865 per $100, down from $0.906, plus the county's fire and rescue levy of $0.07, about $0.935 all in. That is roughly $7,000 a year on a $749,900 house and $4,700 on a $505,000 townhouse, before HOA dues, and about $1,600 less than the same house would pay in Fairfax County. Homes inside the City of Manassas pay the city's rate instead. The county's vehicle tax rate is $3.50 per $100.
Where to eat
"Ahmed, where do you go to eat?" The Manassas list.
Up to five picks within about fifteen minutes in each cuisine, the one doing best at the top, and halal marked. Most are on Sudley Road and Sudley Manor Drive on the 20109 side, on Liberia Avenue and near the George Mason campus; a few sit just inside the City of Manassas.7
Closed, so not listed: Afghan Famous Kabob on Sudley Road, Shawarma Station on Liberia Avenue, The Spice Route on George Mason Circle and Kabob Corner on Centreville Road in Manassas Park all show as closed on Yelp. Rankings weigh current Yelp ratings by review count and whether the place is busy; 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
Military families, first-time townhouse buyers and families who want 3,100 square feet under $750,000.
Military and veteran families, 83 of the 409 house buyers used a VA loan; first-time buyers using FHA on a $505,000 townhouse; families who want about 3,100 square feet without paying Bristow or Centreville prices; people who work in Manassas, along Route 28 and at the George Mason campus; investors after a 6.7% townhome yield; and Muslim families near the Manassas mosques and the Sudley Road halal markets.
Buyers choose the county side of Manassas over Bristow for $75,100 less at the median, and over Centreville for $154,600 less and a lower price per foot ($318 against $379). The City of Manassas is cheaper still at $625,000, but it has its own tax rate and its own schools, so compare the whole monthly cost and the high school, not just the price. If you are torn between the county side, the city and a closer-in town, decide on the commute and the high school first; the price follows.
Questions
What people ask about Manassas.
How much does a house cost in Manassas, Virginia in 2026?
In the Prince William County part of Manassas, outside the independent City of Manassas, the median single-family home (3+ bedrooms, 2+ full baths) sold for $749,900 in 2026 through October 2, across 409 sales in Bright MLS, at $318 per square foot and about 3,118 square feet. Townhouses sold for a median of $505,000 across 216 sales. Homes inside the City of Manassas are counted separately, and the city's median house sold for $625,000.
How competitive is the Manassas housing market?
Fairly competitive. In 2026, 42% of houses on the county side of Manassas sold above the asking price, 51% went under contract within a week, and the median house took 7 days. The median sold-to-list was 100.0%, so most buyers paid about the asking price.
Do Manassas buyers pay cash or use VA loans?
Few pay cash. In 2026, 33 of 409 house buyers on the county side paid cash (8.1%), cash was 7.1% of the dollars, and 23 of the 33 bought below $750,000. VA loans are common: 83 of 409 house buyers used one, about one in five, and 252 used a conventional loan.
What is rent in Manassas, Virginia?
In 2026 the median single-family house on the county side of Manassas leased for $3,500 a month, from 67 leases ranging from $2,200 to $5,990. The median townhome leased for $2,800, from 149 leases, and 96 of those were in zip 20109.
Is it better to rent or buy in Manassas?
A county Manassas house sells for about 17.9 times its yearly rent ($749,900 against $42,000) and a townhouse for 15.0 times ($505,000 against $33,600). Ratios under 20 make buying relatively good value for a family staying five years or more, and they give landlords gross yields of 5.6% on houses and 6.7% on townhomes.
Which high schools serve Manassas, VA?
The county side of Manassas is in Prince William County Public Schools. Depending on the street, an address can be zoned for Osbourn Park High (US News #45 in Virginia), Charles J. Colgan Sr. High (Niche A, US News #48 in Virginia) or Unity Reed High (US News #264 in Virginia), among others. Homes inside the City of Manassas go to Manassas City Public Schools instead. Check the exact address with the PWCS school locator before you offer.
How long is the commute from Manassas to DC?
At 8 am on a weekday, downtown DC is about 55 to 90 minutes by car from the Sudley Road exit of I-66, the Pentagon 50 to 80, Tysons 40 to 70, Reston Town Center 35 to 55 and Dulles Airport 30 to 45; from the 20112 side, add 10 to 20 minutes. VRE's Manassas Line stops in the City of Manassas, Manassas Park and Bristow and runs weekday trains to Crystal City and Union Station. These drive times are estimates.
What is the property tax in Manassas, Virginia?
On the county side, Prince William County's 2026 real estate rate is $0.865 per $100, down from $0.906, plus a fire and rescue levy of $0.07, roughly $7,000 a year on a $749,900 house. The county part of Manassas is unincorporated, so there is no town tax, and homes inside the City of Manassas pay the city's rate instead. HOA dues are extra, and the county vehicle tax rate is $3.50 per $100.
Ask Ahmed
Your Trusted Realtor in NOVA.
Tell me what you are looking for in Manassas.
Buying a first townhouse with a VA or FHA loan, checking whether an address is in the county or the City of Manassas, or selling a house in 20112. 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 on the county side of Manassas, how Ahmed confirms whether a listing is in the county or the City of Manassas, and the first thing Ahmed checks on a listing (the tax record, the high school for that street and the HOA package).
دليل شمال فرجينيا
السكن في ماناساس، فرجينيا.
تتناول هذه الصفحة البيوت التي عنوانها البريدي ماناساس لكنها تابعة لمقاطعة برنس وليام، وليست داخل مدينة ماناساس المستقلة. بلغ السعر الوسطي للبيت المستقل 749,900 دولار في 2026، ومساحة البيت الوسطي نحو 3,118 قدم مربع.
أي أنه بيت كبير، وسعر القدم المربع نحو 318 دولار، وهو أرخص من بريستو وغينزفيل. وبلغ السعر الوسطي للتاون هاوس 505,000 دولار. وبيعت نحو 42% من البيوت بأكثر من السعر المطلوب، وبلغت المدة الوسطية حتى توقيع العقد سبعة أيام. الشراء نقداً قليل: 33 فقط من 409 مشترين دفعوا نقداً، و23 منهم اشتروا بيوتاً بأقل من 750,000. واشترى مشترٍ واحد من كل خمسة بقرض VA. المدارس تابعة لمدارس مقاطعة برنس وليام العامة، والثانوية حسب الشارع، مثل أوزبورن بارك هاي أو كولغان هاي أو يونيتي ريد هاي. أما البيوت الواقعة داخل مدينة ماناساس فلها ضريبتها ومدارسها الخاصة. ويقع مركز دار النور على شارع هودلي رود، وهناك مسجد ماناساس، ومركز التقوى على شارع بولز فورد رود، ومتاجر اللحم الحلال على شارع سدلي رود. جميع الأرقام من Bright MLS، مبيعات مغلقة من 1 يناير إلى 2 أكتوبر 2026.
قبل أن تقدّم عرضاً، تأكد من سجل الضريبة لمعرفة ما إذا كان البيت في المقاطعة أم في المدينة، وتأكد من الثانوية المخصصة للشارع نفسه ومن رسوم جمعية الملاك (HOA). هل تنوي الشراء بقرض VA، أو شراء تاون هاوس وتأجيره؟ أرسل لي تفاصيل وضعك، وسأحسب معك أرقامك الحقيقية، بالعربية أو بالإنجليزية.
وكيلك العقاري الموثوق في شمال فرجينيا.
City of Manassas
An independent city, VRE downtown.
$625K
Median house, 2026
Bristow
Big houses, low cash share.
$825K
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
Centreville
More townhouses than houses.
$904.5K
Median house, 2026
بالعربية
Every step, in Arabic.
بالعربية أو بالإنجليزية، كما تفضّل