Heritage Crossing | Manassas VA

By Scott Koval, CEO & Managing Broker · Last updated November 3, 2026

We are The Donny Samson Team (DST Homes) with Samson Properties, a real estate team serving Fairfax, Loudoun, Prince William and Fauquier Counties, Arlington, Alexandria and Fairfax City. This post covers a home we have listed at 9915 Whitemoss Dr, Manassas, VA 20109, the Heritage Crossing community around it and the city of Manassas.

Homes for sale in Manassas, VA: the Just Listed home at a glance

The home is a Cornwall model end unit townhouse at 9915 Whitemoss Dr, Manassas, VA 20109, in the Heritage Crossing community of Prince William County. It is now listed, and I want to walk through what is inside it, what is around it and what the Manassas market looks like.

The layout, level by level

The front door opens to a foyer on the lower level, with crown molding and luxury vinyl plank floors. From that foyer there is inside access to the 1-car garage, so you can go from the car to the house without stepping outside.

The main level holds the living room, dining room, kitchen and a powder room. The bedrooms are on the upper level. The finished walkout lower level adds a recreation room and a full bath. The home has been updated with all new flooring and all new paint.

The main level: living room, dining room and kitchen

The living room measures 21x15 and has a ceiling fan and a door to the wood deck. The living room, dining room and kitchen flow together, and luxury vinyl plank runs through the whole main level.

What is in the kitchen

• An oversized granite center island with room for four seats
• A breakfast bar and a butler's pantry
• A custom backsplash and recessed lighting
• 48-inch cabinets with crown molding
• Stainless steel appliances, including two wall ovens

The island, the breakfast bar and the pantry give the kitchen several places to work and to set out food, which is useful to see in person when you tour.

The bedrooms and baths upstairs

The primary suite has two walk-in closets. Its bath has a double vanity, a separate glass shower with a bench and a separate water closet. Two more bedrooms share a full hall bath, and there is a large linen closet on the same level.

Together with the powder room on the main level and the full bath on the lower level, the home has 3 full baths and 1 half bath in all.

The walkout lower level and the backyard

Downstairs, a sliding glass door leads from the walkout level to the backyard, which backs to open common area, so the view is of open space rather than another row of homes. The recreation room is 17x16 with a closet and an attached full bath.

Outdoor space, garage and parking

The wood deck is off the living room. The home has a 1-car garage with inside access and a paved driveway, and visitor parking is across the street. These are the details I would look at first when you visit, because they affect how a townhouse works day to day.

Heritage Crossing: the community around the home

Heritage Crossing is a townhome community off Sudley Road in unincorporated Prince William County, with a Manassas, VA 20109 mailing address. The builder is Stanley Martin Homes. Its August 8, 2016 announcement counted 168 homes sold across the first two sections and introduced a third section of 102 garage townhomes, offered in the Balfour and Cornwall plans.

Buyers should review the association documents before they decide. I can help you request them and read them with you. Our full Heritage Crossing neighborhood guide has more on the community.

Schools: how to check the assignment for this address

This part of Manassas is in the Prince William County Public Schools system. The county boundary maps I looked at in October 2026 list Ellis Elementary, Parkside Middle and Osbourn Park High for Whitemoss Drive, while some older listings nearby name Loch Lomond Elementary. Before you rely on any of these, enter the complete address in the locator at findyourschool.pwcs.edu.

Be aware that Osbourn High School and Osbourn Park High School are different schools in different systems. The first belongs to Manassas City Public Schools and the second to Prince William County Public Schools.

Getting around from Heritage Crossing

These distances come from Google Maps, measured on October 27, 2026 from a Whitemoss Drive address.

Source: Google Maps, October 27, 2026. Traffic changes these times.

The Virginia Railway Express Manassas Line runs from Broad Run to Washington Union Station, with rush-hour service on weekdays, and Amtrak also stops at the Manassas station. The I-66 Express Lanes outside the Beltway, 22.5 miles from I-495 to Route 29 in Gainesville, have been fully open since November 22, 2022.

Things to do near the home

Old Town Manassas is the city's historic downtown, with locally owned shops and restaurants. Historic Manassas, Inc. holds the Manassas Railway Festival in June, Celebrate America on July 4 and the Manassas Fall Jubilee in October.

Manassas National Battlefield Park covers about 5,073 acres and has more than 40 miles of hiking trails. Ben Lomond Historic Site, at 10321 Sudley Manor Dr, is a house from the 1830s that served as a Confederate hospital after the First Battle of Manassas. The county museum there opened in 2011.

What homes in Manassas are selling for

Prices here depend on the ZIP code, the age of the home and its size, so I look at several measures together. Our Manassas city guide goes deeper on the city, its taxes and its history.

Source: Redfin, September 2026 for the city and August 2026 for ZIP 20109. These are all property types, so a townhouse with three levels and a garage will not match the median exactly.

Taxes and costs for a Prince William County home

An address with a Manassas mailing address may be in the City of Manassas or in Prince William County. This home is in the county. The county adopted a FY2027 real estate rate of $0.865 per $100 of assessed value on April 21, 2026, down from $0.906.

As an illustration only, a $550,000 assessment at $0.865 per $100 comes to $4,757.50 a year before the county's separate fire levy of $0.070 per $100 and its fees. The FY2027 solid waste fee for a townhouse is $75.60 and the stormwater fee is $50.46 a year. Real estate taxes are due July 15 and December 5. Source: Prince William County, April and July 2026.

Open houses and how to see the home

You are welcome at either open house at 9915 Whitemoss Dr, on Saturday, November 7 or Sunday, November 8, 2026, between 1 and 3 PM. For any other time, 703-625-3446 will reach me to set up a showing.

I encourage you to bring your questions about the garage, the walkout level and the deck, and to look at the school locator and the association documents before you decide.

If you are looking at homes for sale in Manassas, VA, you can search every current listing here. If you are thinking about selling, I would be glad to walk through what your own home could do in this market, and you can request your home value. As always, feel free to give me a call with any questions.

Talk soon,
Scott

Related reading: Just Listed in Manassas, VA: Heritage Crossing Questions Answered

Sources:
• Listing VAPW2132878, Bright MLS, November 2026
• Redfin, Manassas housing market (September 2026)
• Redfin, ZIP 20109 housing market (August 2026)
• Prince William County, FY2027 budget and real estate tax rate (April 22, 2026)
• Prince William County, FY2027 Budget Highlights
• Prince William County Public Schools, Find Your School
• Stanley Martin Homes release, August 8, 2016
• National Park Service, Manassas National Battlefield Park
• Historic Manassas, Inc., signature events
• Prince William County Historic Preservation, Ben Lomond Historic Site
• Google Maps distances measured October 27, 2026
This post is general information, not legal, tax or financial advice. Please verify school assignments, taxes and association documents for any home you consider.
The Donny Samson Team with Samson Properties · Licensed in Virginia · Equal Housing Opportunity.

By Scott Koval, CEO & Managing Broker · Last updated November 3, 2026

We are The Donny Samson Team (DST Homes) with Samson Properties, a real estate team serving Fairfax, Loudoun, Prince William and Fauquier Counties, Arlington, Alexandria and Fairfax City. This post answers the questions people ask about a home we have listed in Manassas, VA, the community around it and the city.

What is the newly listed townhouse in Heritage Crossing in Manassas, VA?

It is an end unit townhouse at 9915 Whitemoss Dr, Manassas, VA 20109, listed at $569,900 under MLS number VAPW2132878. It is a Cornwall model built in 2017, with 3 bedrooms, 3 full baths, 1 half bath and 2,316 finished square feet on three levels.

What rooms are on each level of the home?

The lower level has the entry foyer, the garage access and a walkout recreation room. The main level has the living room, dining room, kitchen and a powder room, and the upper level has the primary suite, two more bedrooms and a hall bath.

The foyer has crown molding and luxury vinyl plank floors. The home has all new flooring and all new paint, and the main level has luxury vinyl plank throughout.

What does the kitchen include?

The kitchen has an oversized granite center island with room for four seats, a breakfast bar and a butler's pantry. It also has a custom backsplash, recessed lighting, 48-inch cabinets with crown molding and stainless steel appliances with two wall ovens.

The living room next to it measures 21x15, with a ceiling fan and a door to the wood deck.

What is in the primary suite and the other bedrooms?

The primary suite has two walk-in closets and a bath with a double vanity, a separate glass shower with a bench and its own water closet. Two more bedrooms on the upper level share a full hall bath, and a large linen closet is on that level too.

What is the lower level like, and what is behind the home?

The lower level is a finished walkout with a 17x16 recreation room, a closet, an attached full bath and a sliding glass door to the backyard. The backyard backs to open common area.

Outside, there is a wood deck off the living room. The home also has a paved driveway, and visitor parking is across the street.

Where is Heritage Crossing, and is it in the City of Manassas?

Heritage Crossing is off Sudley Road in unincorporated Prince William County, with a Manassas, VA 20109 mailing address. It is not inside the City of Manassas, which is a separate independent city, so county rates and county services apply.

Stanley Martin Homes built the community. In an August 8, 2016 release, the builder reported that the first two sections, 168 homes, had sold, and it described a third section of 102 garage townhomes in two plans, the Balfour and the Cornwall. Buyers should review the association documents before they decide. More is in our Heritage Crossing neighborhood guide.

How far is the home from I-66, the VRE and Old Town Manassas?

From the home, I-66 at Sudley Road is 2.5 miles, the Manassas VRE station is 2.6 miles and Old Town Manassas is 2.3 miles. The Manassas National Battlefield Park visitor center is 3.6 miles and UVA Health Prince William Medical Center is 1.0 mile.

Washington Dulles International Airport is 18 miles away, about 29 minutes by Route 28. Source: Google Maps, October 27, 2026, measured from a Whitemoss Drive address. Traffic changes these times.

Which public schools serve this address?

Prince William County Public Schools serves the area, and county map layers I reviewed in October 2026 show Ellis Elementary, Parkside Middle and Osbourn Park High for Whitemoss Drive. Assignments can change, so please enter the full address at findyourschool.pwcs.edu to confirm.

Some older listings for nearby homes name Loch Lomond Elementary, which is one more reason to check the locator. If it returns no result, the county Planning Office is at 703-791-7312.

What are homes selling for in Manassas right now?

In ZIP 20109, the median sale price in August 2026 was $499,684, up 6.0% from a year earlier, and 131 homes sold. In the City of Manassas, the September 2026 median was $483,917, down 2.7%, with 36 homes sold. Source: Redfin.

Source: Redfin, 2026. These figures cover all home types, so an individual townhouse can sell above or below them.

How did Manassas get its start?

Manassas began as a railroad junction. In 1851 the Orange and Alexandria Railroad joined the Manassas Gap Railroad there, and the junction became the reason a town grew. Virginia incorporated the town in 1873 and Manassas became an independent city in 1975.

VRE service began in Manassas on June 22, 1992. Source: U.S. House Resolution 245, 2023.

What jobs and growth are around Manassas?

The City of Manassas lists Micron Technology, UVA Health, Manassas City Public Schools and Lockheed Martin among its largest employers. In December 2024, the Governor announced a Micron expansion of up to $2.17 billion with 340 new jobs.

Washington Manassas Airport received its FAA Part 139 certificate on August 31, 2026, and as of September 1, 2026 no airline had been announced. The city expects its terminal in fall 2027 and passenger flights by the end of 2027. Sources: Potomac Local and the Governor's office.

What do taxes and rents look like for a Manassas home?

For a home in Prince William County, the real estate rate is $0.865 per $100 of assessed value for FY2027, adopted April 21, 2026. The county vehicle tax rate for 2026 is $3.50 per $100, with 37% relief on the first $20,000 of value. Apartment List reported a Manassas median rent of $2,127 in its November 2026 report, up 0.8% over the year.

A home in the City of Manassas would use the city rate of $1.24 per $100 instead, so always check which one applies.

What should I check before I buy a home in Manassas?

Check the school assignment for the exact address, the association documents, the current assessment and whether the address is in the city or the county. Then compare the home with recent sales in its own ZIP code. Our Manassas city guide covers the city versus county question in more detail.

I walk each client through this list, and I am glad to do the same with you at an open house.

When can I see the home?

I am holding open houses on Saturday, November 7 and Sunday, November 8, 2026, from 1 to 3 PM. You can also call me at 703-625-3446 to arrange a showing at another time.

Who should I contact for real estate help in Manassas?

You can contact us, The Donny Samson Team with Samson Properties. I am Scott Koval, CEO and Managing Broker, and you can reach me directly at 703-625-3446 or Scott@DonnySamsonTeam.com.

If you are buying, you can search all homes for sale in Manassas, VA here. If you are selling, I can tell you what I see in your neighborhood, and you can request your home value. As always, feel free to give me a call with any questions.

Talk soon,
Scott

Related reading: Homes for Sale in Manassas, VA: Just Listed in Heritage Crossing

Sources:
• Listing VAPW2132878, Bright MLS, November 2026
• Redfin, ZIP 20109 housing market (August 2026)
• Redfin, Manassas housing market (September 2026)
• Prince William County, FY2027 real estate tax rate (April 22, 2026)
• Prince William County, Calculating personal property tax (2026)
• Prince William County Public Schools, Find Your School
• U.S. House Resolution 245, City of Manassas 150th anniversary (2023)
• Potomac Local, Washington Manassas Airport (September 1, 2026)
• Governor of Virginia, Micron expansion (December 30, 2024)
• Apartment List, Manassas rent report (November 2026)
• Stanley Martin Homes release, August 8, 2016
• Google Maps distances measured October 27, 2026
This post is general information, not legal, tax or financial advice. Please verify school assignments, taxes and association documents for any home you consider.
The Donny Samson Team with Samson Properties · Licensed in Virginia · Equal Housing Opportunity.

By Scott Koval, CEO & Managing Broker · Last updated November 2, 2026

We are The Donny Samson Team (DST Homes) with Samson Properties, a real estate team serving Fairfax, Loudoun, Prince William and Fauquier Counties, Arlington, Alexandria and Fairfax City. I am Scott Koval, and Manassas is one of the places I talk about most with buyers and sellers, because the city or county question changes the numbers on every home.

Manassas sits along Interstate 66 in Prince William County, next to Manassas National Battlefield Park, which the National Park Service places about 25 miles west of Washington, D.C. If you are looking at homes for sale in Manassas, VA, the first thing to know is that the name on the mailing address does not tell you which local government the home is in. I wrote this guide so you can see the whole picture in one place: where the city line is, what homes cost, what the taxes and utility bills look like on each side, and how people get around.

Manassas at a glance

Homes for sale in Manassas, VA

The housing in and around Manassas covers more than a century of building. Inside the City of Manassas, the Manassas Historic District around Old Town has homes in Italianate, Second Empire, Queen Anne, Craftsman and American Foursquare styles, according to its National Register listing. Moving out from Old Town, you will find mid-century and later single-family streets, townhouse communities and condominiums. In the county parts of the Manassas mailing area, much of the housing is newer, with townhouse and single-family communities along Sudley Road, Route 234 and Route 28.

Heritage Crossing, off Sudley Road in ZIP 20109, is a good example of the newer county communities. Stanley Martin Homes built it in sections, and by August 2016 the first two sections, 168 homes, had sold, with a third section of 102 garage townhomes then under way (Stanley Martin, August 8, 2016). You can read more on our Heritage Crossing community guide.

What drives price in Manassas

• Home type and age. A detached home on a larger lot and a newer garage townhouse are different markets, even on the same road.
• City or county. The tax rate, the utility provider and the school system all change at the city line, so two similar homes can carry different monthly costs.
• Commute access. Distance to I-66, Route 28 and the three VRE stations matters to many buyers.
• Association. Many newer communities have a homeowners association with dues and rules; many older streets have none.

How fast homes are selling

Homes in this area are selling at or near their asking price. In the City of Manassas, the median sale price was $483,917 in September 2026, down 2.7% from a year earlier, with a median of 46 days on market, up from 34 days a year before (Redfin). In ZIP 20109, the median was $499,684 in August 2026, up 6.0%, with a median of 36 days on market (Redfin). Across the wider Manassas mailing area, Redfin counted 151 sales in August 2026 and reported that 44.3% sold above list price. Before I price any home, I pull current Bright MLS numbers for the exact street and home type.

Manassas housing market snapshot

Source: Redfin, data for the month shown in each column (checked November 2, 2026); U.S. Census Bureau American Community Survey 2020 to 2024 five-year estimates via Census Reporter. Redfin figures are public estimates, not Bright MLS statistics.

City of Manassas or Prince William County?

The City of Manassas is an independent city, which in Virginia means it is not part of any county. It collects its own taxes, runs its own schools and provides its own utilities. Prince William County surrounds it, and the Postal Service uses "Manassas" for a large area of the county as well. Manassas Park, a separate independent city of 17,219 people in the 2020 Census, sits right next door and shares ZIP 20111.

Here is how the county's own ZIP list breaks it down:

• 20109 (Manassas, Sudley): entirely in Prince William County.
• 20112 (Manassas, Hoadly): entirely in Prince William County.
• 20110 (Manassas): the City of Manassas ZIP code, with a list of streets that are in the county.
• 20111 (Manassas, Buckhall): shared by Manassas Park and parts of the county, by street range.

Source: Prince William County ZIP code list, revised February 2020. For any home, I check the assessment record on the City of Manassas or Prince William County real estate site, because that record shows which government taxes the property.

History of Manassas

Manassas grew up around the railroad. In 1851 the Orange and Alexandria Railroad reached a spot called Tudor Hall and connected with the Manassas Gap Railroad, and the place became known as Manassas Junction (U.S. House Resolution 245, 2023). That junction made the area important in the Civil War. The First Battle of Manassas was fought on July 21, 1861, and the Second Battle of Manassas on August 28 to 30, 1862 (National Park Service).

Liberia, a Federal-style farmhouse built in 1825, served as a headquarters for both armies during the war and is now listed on the Virginia Landmarks Register and the National Register of Historic Places (Virginia Department of Historic Resources). After the war, the Virginia General Assembly incorporated the town in 1873, and the city marked its 150th anniversary on April 1, 2023.

Key dates since then, from the 2023 House resolution:

• 1893: Jennie Dean founded the Manassas Industrial School.
• 1890s: Manassas became the Prince William County seat, taking over from Brentsville, and a courthouse was built.
• 1905: A fire burned about 30 buildings, and the town required rebuilding in brick and other fire-resistant materials.
• 1913 and 1914: The town generated its first electricity, built its first fire station and put up the Manassas Water Tower.
• 1964: The airport moved to its current site, and Prince William Medical Center opened.
• 1975: Manassas became an independent city.
• 1992: Virginia Railway Express commuter trains began serving Manassas on June 22.
• 2000: The Loy E. Harris Pavilion opened in Old Town.

The Old Town area was listed on the National Register as the Manassas Historic District on June 29, 1988, covering about 93 acres and 206 contributing buildings, including the 1914 passenger station that still serves trains today.

Neighborhoods and communities

Each of these uses a Manassas address or sits right beside the city. Population figures are from the 2020 Census.

• Old Town Manassas (City of Manassas): the historic district around the train station, with older homes, restaurants, shops, the Manassas Museum and the Harris Pavilion.
• Other City of Manassas neighborhoods: single-family streets, townhouses and condominiums inside the 9.8 square mile city, all served by city schools and city utilities.
• Sudley (Prince William County, ZIP 20109): a census-designated place of 19,008 people on 1.6 square miles along Sudley Road north of the city.
• Heritage Crossing (Sudley area, ZIP 20109): a Stanley Martin community built in sections in the 2010s, including a section of 102 garage townhomes. See our Heritage Crossing guide.
• Yorkshire (Prince William County): a census-designated place of 10,992 people on 2.4 square miles northeast of the city.
• Manassas Park: a separate independent city, a town since 1957 and a city since 1975, with its own government and VRE station.
• Nearby county areas with their own ZIP codes: Bristow (20136), Gainesville (20155) and Nokesville (20181), all entirely in Prince William County.

Parks, trails and things to do

• Manassas National Battlefield Park: about 5,073 acres set aside on May 10, 1940, with more than 40 miles of hiking trails, including the First Manassas and Second Manassas loop trails (National Park Service). The park address is 12521 Lee Highway, Manassas, VA 20109.
• Old Town Manassas: restaurants, shops, the Manassas Museum and the Harris Pavilion. Historic Manassas, Inc. runs a farmers market and First Fridays.
• Signature events: the Manassas Railway Festival in early June, Celebrate America on July 4 and the Manassas Fall Jubilee in early October (Historic Manassas, Inc.).
• Prince William County Fair: held at the county fairgrounds in Manassas; the 2026 fair ran July 31 to August 8.
• Hylton Performing Arts Center: opened in May 2010 on George Mason University's Manassas campus, built with Prince William County, the City of Manassas, George Mason and the Commonwealth of Virginia. Its Merchant Hall seats 1,123 (George Mason University).

Employers, shopping and health care

Manassas has a long technology and manufacturing base. The City of Manassas economic development office lists Micron Technology, the regional hospital system, Manassas City Public Schools, Lockheed Martin, the City of Manassas, BAE Systems and Aurora Flight Sciences among its largest employers. On December 30, 2024, the Governor's office announced that Micron would invest up to $2.17 billion to expand its Manassas plant and add 340 jobs making DRAM memory chips.

For health care, UVA Health Prince William Medical Center is at 8700 Sudley Road, with 130 licensed beds in fiscal 2023 (Virginia Health Information). The hospital opened in 1964, and UVA Health became its sole owner in July 2021 (Potomac Local). Northern Virginia Community College's Manassas Campus enrolled 2,595 students in 2024-25 (NOVA).

Day-to-day shopping and dining are spread along the Sudley Road corridor, Route 234, Route 28 and Liberia Avenue, with locally owned restaurants and shops in Old Town.

Getting around

Rail

The Virginia Railway Express Manassas Line runs weekday rush-hour trains from three stations in the area to Alexandria, Crystal City, L'Enfant and Washington Union Station. By rail mileage, Manassas Park is 30.6 miles from Union Station, Manassas (Old Town) is 32.7 miles and Broad Run, the end of the line in the Bristow area, is 35.9 miles. Amtrak's Cardinal, Crescent and Northeast Regional trains also stop at the Manassas station.

Bus

OmniRide, the regional bus system, runs local routes in Manassas and Manassas Park and added Saturday service there on August 26, 2023 (OmniRide).

Roads

Interstate 66 runs along the north side of the area. The I-66 Express Lanes outside the Beltway, 22.5 miles from I-495 to Route 29 in Gainesville, fully opened on November 22, 2022. Route 28 runs north toward Centreville and Dulles; after the county canceled the Route 28 bypass in 2025, supervisors began weighing a widening of Route 28 from Liberia Avenue to the Fairfax County line, about 2.5 miles (WTOP, April 2026). From the Sudley Road area near Heritage Crossing, Washington Dulles International Airport is about 18 miles by car (Google Maps, October 2026).

Washington Manassas Airport

The city-owned airport took the name Washington Manassas Airport in spring 2026 and received its FAA airport operating certificate for commercial passenger service on August 31, 2026. As of September 1, 2026, no airline had been announced, and officials expected a new terminal in fall 2027 with passenger flights by the end of 2027 (Potomac Local).

Schools in Manassas

Schools follow the jurisdiction, not the mailing address.

• City of Manassas homes: Manassas City Public Schools, a division of nine schools (five elementary, two intermediate, one middle and Osbourn High School) with 7,676 students in fall 2023 (Virginia School Quality Profiles). To confirm the school for a city address, contact the division through mcpsva.org.
• Prince William County homes: Prince William County Public Schools, which serves about 90,000 students in more than 100 schools and centers (PWCS). Look up the assigned elementary, middle and high school for any county address with PWCS Find Your School.

Osbourn High School (city) and Osbourn Park High School (county) are different schools in different systems, which is one more reason to check by address. Boundaries can change from year to year.

Real estate taxes and the car tax

Sources: Prince William County FY2027 budget release and Budget Highlights; Potomac Local and Prince William Times, May 2026; City of Manassas Ordinance O-2026-967; City of Manassas Treasurer; Prince William County 2026 personal property graphic.

A few notes on these numbers. The county reports an average residential real estate bill of $5,114 for FY2027, or $5,691 with fees. In the city, assessments rose about 7.3%, so even with the rate cut from $1.26 to $1.24, residential bills went up about $290 a year on average (Prince William Times, May 2026). The city also dropped its $25 vehicle decal fee for FY2027. City homeowners do not pay the county rate on top of the city rate.

Utilities and providers

Inside the City of Manassas

The city provides electric, water, sewer, storm water, refuse and recycling service (City of Manassas). The town first generated its own electricity in 1913, and the city still runs its own electric utility. For FY2027, the city raised electric, water and sewer costs by about 10.5%, about $16 a month for the average homeowner (Prince William Times, May 2026). Bulk trash pickup is scheduled through the city Trashline at (703) 257-8252.

In the Prince William County areas

• Water and sewer: Prince William Water, formerly the Prince William County Service Authority, serves nearly 380,000 customers.
• Electric: NOVEC, headquartered in Manassas, serves more than 180,000 customers in six counties including Prince William. Rappahannock Electric Cooperative serves other parts of the county. The provider depends on the street.
• Natural gas: where it is available, the provider is Washington Gas or Columbia Gas, depending on the area. Washington Gas notes that some parts of Prince William County are served by Columbia Gas.

I confirm the providers for every home we list or buy before settlement, so the utilities transfer on the right day.

Renting in Manassas

Rents here sit a little under the regional figure. Apartment List reported a median rent of $2,127 in Manassas for November 2026, up 0.8% from a year earlier, compared with $2,165 for the Washington metro area.

If you are renting, a few things to know:

• Security deposit: Virginia law caps it at two months' rent and requires the landlord to return it with an itemized statement within 45 days after the lease ends or you move out, whichever is later (Code of Virginia 55.1-1226). This is general information, not legal advice.
• City or county: your utility accounts, trash service and the school system follow the jurisdiction of the rental, just as they do for owners.
• Association rules: in a community with an HOA, tenants are expected to follow the association's rules, so ask the landlord for a copy before you sign.

Manassas FAQ

Is ZIP 20109 in the City of Manassas?

No. Every address in ZIP 20109 is in Prince William County, according to the county's ZIP code list.

What is the City of Manassas real estate tax rate?

$1.24 per $100 of assessed value for FY2027, approved May 11, 2026, which includes the city's $0.19 fire and rescue levy.

What is the Prince William County real estate tax rate?

$0.865 per $100 for FY2027, adopted April 21, 2026, with a separate $0.070 fire levy and a $0.0020 mosquito and forest pest levy.

Is there a train from Manassas to Washington, D.C.?

Yes. The VRE Manassas Line runs weekday rush-hour trains from Broad Run, Manassas and Manassas Park to Union Station, and Amtrak stops at the Manassas station.

Do Manassas neighborhoods have HOAs?

Many newer communities do, and many older streets do not. Each of our community pages explains the association, if there is one.

Where can I see our listings and recent sales?

Our milestone posts for every listing are on our Meet the Team page.

Whether you are starting a home search in Manassas or thinking about selling, I will tell you up front whether a home is in the city or the county and what that means for taxes, utilities and schools, so nothing surprises you at settlement. You can search Manassas homes for sale. As always, feel free to give me a call with any questions.

Talk soon,
Scott

Related reading: Manassas, VA Address: City or Prince William County? Your Questions Answered

Sources:
• Prince William County, "Zip Codes within Prince William County, Virginia" (rev. February 2020)
• Prince William County, "Board of County Supervisors Adopts FY2027 Budget and Reduces Real Estate Tax Rate" (April 22, 2026)
• Prince William County, FY2027 Budget Highlights (levies, solid waste and stormwater fees)
• Prince William County, Calculating Personal Property Tax 2026
• Potomac Local, "Manassas Approves FY 2027 Budget" (May 12, 2026)
• Prince William Times, "Tax bills, utility costs are rising for City of Manassas residents" (May 13, 2026)
• City of Manassas, Ordinance O-2026-967, 2026 Personal Property Tax Rates
• City of Manassas, Real Estate Tax and Frequently Asked Questions
• U.S. House Resolution 245 (2023), City of Manassas 150th anniversary
• National Park Service, Manassas National Battlefield Park
• Virginia Department of Historic Resources, Liberia
• Redfin, Manassas city, ZIP 20109 and ZIP 20111 housing markets (August and September 2026)
• Census Reporter, Manassas city, VA (ACS 2024 5-year)
• Apartment List, Manassas Rent Report (November 2026)
• Virginia School Quality Profiles, Manassas City Public Schools
• Prince William County Public Schools, Find Your School
• Potomac Local, Washington Manassas Airport certificate (September 1, 2026)
• WTOP, Route 28 widening (April 2026)
• Office of the Governor, Micron Manassas expansion (December 30, 2024)
• Virginia Health Information, UVA Health Prince William Medical Center
• Prince William Water, Our Customers
• Washington Gas, Service Territory
• Code of Virginia 55.1-1226 (security deposits)
• Wikipedia, Virginia Railway Express (Manassas Line stations and mileage)
• OmniRide, Saturday service in Manassas and Manassas Park (2023)
• George Mason University, Hylton Performing Arts Center history
• Patch, I-66 Express Lanes open (November 2022)
• Historic Manassas, Inc., Signature Events
• Stanley Martin Homes, Heritage Crossing release (August 8, 2016)
• NOVEC, At a Glance
• Potomac Local, electric providers in the region (January 24, 2026)
This page is general information, not legal, tax or professional advice. Rates, fees, boundaries and school assignments change, so please confirm current figures with the city, the county and each school system.
The Donny Samson Team with Samson Properties · Licensed in Virginia · Equal Housing Opportunity.

By Scott Koval, CEO & Managing Broker · Last updated November 2, 2026

We are The Donny Samson Team (DST Homes) with Samson Properties, a real estate team serving Fairfax, Loudoun, Prince William and Fauquier Counties, Arlington, Alexandria and Fairfax City. I am Scott Koval, CEO and Managing Broker, and every answer below is dated and sourced so you can check it yourself.

Is a Manassas, VA address in the City of Manassas or Prince William County?

It can be either one. The City of Manassas is an independent city that is not part of any county, and many Prince William County neighborhoods outside the city limits also use Manassas as their mailing city.

The quickest clue is the ZIP code. According to Prince William County's ZIP code list (revised February 2020), ZIP 20109 (the Sudley area) and ZIP 20112 (the Hoadly area) lie entirely within Prince William County. ZIP 20110 is the City of Manassas ZIP, but the county lists a number of its streets as county addresses. ZIP 20111 (the Buckhall area) is shared by Manassas Park and parts of the county. Manassas Park is its own independent city, with 17,219 people in the 2020 Census.

For a specific home, the assessment record settles it. The City of Manassas and Prince William County each publish real estate assessment lookups, and the government that assesses the home is the one that taxes it, runs its schools and, in the city's case, provides its utilities.

What do homes for sale in Manassas, VA cost right now?

Recent public numbers put the typical Manassas sale a little under or a little over $500,000. Redfin reported a median sale price of $483,917 in the City of Manassas for September 2026 and $499,684 in ZIP 20109 for August 2026.

Source: Redfin, checked November 2, 2026. These are public estimates; I check current Bright MLS figures for the exact street and home type before pricing any home.

Two trends stand out. In the city, homes took longer to sell in September 2026 than a year earlier (46 days versus 34), and the median price dipped. In the county ZIP 20109, the median rose 6.0% while days on market held at 36. The U.S. Census Bureau's American Community Survey puts the median value of owner-occupied homes in the City of Manassas at $449,900 for 2020 to 2024, with 71.5% of homes owner-occupied.

What kinds of homes are in Manassas?

Manassas has historic homes near Old Town, single-family neighborhoods from the twentieth century, and townhouse, condominium and single-family communities built in the county in more recent decades. The age and style of the home usually tell you which part of the area you are in.

The Manassas Historic District, listed on the National Register of Historic Places on June 29, 1988, covers about 93 acres around Old Town and includes 206 contributing buildings, and its houses range from Victorian-era Queen Anne and Second Empire designs to early twentieth century Craftsman bungalows and Foursquares. The City of Manassas has 14,505 housing units on 9.8 square miles (Census ACS 2020 to 2024).

In the county, newer communities often come with a homeowners association. Heritage Crossing, off Sudley Road in ZIP 20109, is one: The builder, Stanley Martin Homes, announced in August 2016 that 168 homes in the first two sections were sold and that a third section would add 102 townhomes with garages. For the homes, the association and the area around it, read our guide to Heritage Crossing in Manassas.

How did Manassas become a city?

Manassas began as a railroad junction in 1851, was incorporated as a town in 1873 and became an independent city in 1975. Those dates come from U.S. House Resolution 245, introduced in 2023 for the city's 150th anniversary, which the city marked on April 1, 2023.

The timeline in between:

1. 1851: the Orange and Alexandria Railroad met the Manassas Gap Railroad at Tudor Hall, and the stop became Manassas Junction.
2. July 21, 1861, and August 28 to 30, 1862: the First and Second Battles of Manassas were fought nearby (National Park Service).
3. 1873: the Virginia General Assembly incorporated the town.
4. 1893: Jennie Dean founded the Manassas Industrial School.
5. 1890s: Manassas replaced Brentsville as the Prince William County seat, and a courthouse was built.
6. 1905: a fire destroyed about 30 buildings, and the town required brick and other fire-resistant materials when it rebuilt.
7. 1913: the town generated its own electricity for the first time.
8. 1964: the airport moved to its present site and the community hospital opened.
9. 1975: Manassas became an independent city.
10. June 22, 1992: VRE commuter rail service began.

The Liberia house, a Federal-style farmhouse from 1825 that both armies used as a headquarters, is on the Virginia Landmarks Register (December 18, 1979) and the National Register (March 20, 1980), according to the Virginia Department of Historic Resources.

What neighborhoods and communities use a Manassas address?

The Manassas name covers the City of Manassas and several Prince William County communities around it. Here are the main ones, with 2020 Census figures where they apply.

• Old Town Manassas: the city's historic center around the 1914 train station.
• City of Manassas neighborhoods: about 42,772 people in the 2020 Census, all served by city schools and city utilities.
• Sudley: a Prince William County census-designated place north of the city, 19,008 people on 1.6 square miles, all in ZIP 20109.
• Heritage Crossing: a newer Stanley Martin community off Sudley Road (covered in the answer above).
• Yorkshire: a county census-designated place of 10,992 people northeast of the city.
• Manassas Park: a separate independent city since 1975, with its own VRE station.
• Hoadly area (ZIP 20112): entirely Prince William County.

Bristow (20136), Gainesville (20155) and Nokesville (20181) have their own post office names and are entirely in Prince William County.

What are real estate taxes in Manassas for FY2027?

The City of Manassas rate is $1.24 per $100 of assessed value for FY2027, and the Prince William County general rate is $0.865 per $100. The city rate already includes its fire and rescue levy; the county adds its levies on top.

City details: City Council approved the $1.24 rate on May 11, 2026, down from $1.26 (Potomac Local). The proposed budget described it as $1.05 for the general fund plus a $0.19 fire and rescue levy (InsideNoVa, February 2026). Because city assessments rose about 7.3%, residential bills still went up about $290 a year on average (Prince William Times, May 13, 2026). City real estate tax is due December 5 and June 5, and the city does not send bill copies to mortgage companies, so owners with escrow may need to forward theirs.

County details: the Board of County Supervisors adopted the $0.865 rate on April 21, 2026, down from $0.906. The FY2027 Budget Highlights list a fire levy of $0.070 and a mosquito and forest pest levy of $0.0020 per $100, an average residential real estate bill of $5,114 and an average total bill with fees of $5,691. County real estate tax is due July 15 and December 5.

On a home assessed at $500,000, that works out to about $6,200 a year in the city and about $4,685 in the county with both levies, before the county's solid waste and stormwater fees.

How much is the car tax in Manassas?

For 2026, the City of Manassas taxes general motor vehicles at $3.60 per $100 of assessed value, and Prince William County taxes them at $3.50 per $100. The county applied 37% state tax relief to the first $20,000 of a qualifying vehicle's value in 2026.

The city set its rate in Ordinance O-2026-967 (first reading May 11, 2026) and eliminated its $25 vehicle decal fee for FY2027. County personal property tax for 2026 was due Monday, October 5, 2026, with a 10% penalty on unpaid balances after that date.

Who provides electric, water, sewer, gas and trash service in Manassas?

Inside the City of Manassas, the city itself provides electric, water, sewer, storm water, refuse and recycling service. In the Prince William County parts of the Manassas area, water and sewer come from Prince William Water, and electric comes from a cooperative such as NOVEC, depending on the street.

• City utility costs: the FY2027 city budget added roughly 10.5% to combined electric, water and sewer charges, which the Prince William Times put at an average of $16 more each month for a city homeowner.
• Prince William Water: formerly the Prince William County Service Authority, it serves nearly 380,000 customers.
• NOVEC: headquartered in Manassas, it serves more than 180,000 customers in six counties, including Prince William, plus Manassas Park.
• Rappahannock Electric Cooperative: serves other parts of Prince William County (Potomac Local, January 2026).
• Natural gas: Washington Gas or Columbia Gas, depending on the area.
• County trash and stormwater fees, FY2027: solid waste $84.00 a year for a single-family home, $75.60 for a townhouse and $56.20 for a condominium; stormwater $67.28 for a single-family detached home and $50.46 for a townhouse or condominium.

Which school system serves a Manassas home?

City of Manassas homes are served by Manassas City Public Schools, and Prince William County homes, including every home in ZIP 20109, are served by Prince William County Public Schools. Confirm the assigned schools for a specific address with the school system before you rely on them.

According to the Virginia Department of Education's School Quality Profiles, Manassas City Public Schools counted 7,676 students in the 2023-2024 school year across nine schools, with Osbourn High School as its one high school. Its website is mcpsva.org. Prince William County Public Schools calls itself the second-largest division in Virginia, serving roughly 90,000 students; its Find Your School tool shows the elementary, middle and high school for any county address, including next year's assignment when a boundary is changing. Do not let the similar names confuse you: Osbourn High is a city school, while Osbourn Park High belongs to the county system.

How do people commute from Manassas to Washington, D.C.?

The two main ways are driving Interstate 66 and riding the Virginia Railway Express Manassas Line, which runs weekday rush-hour trains to Washington Union Station. By rail, the Manassas station in Old Town is 32.7 miles from Union Station.

The line serves three stations here: Manassas Park (30.6 rail miles to Union Station), Manassas (32.7) and Broad Run in the Bristow area (35.9), with stops at Alexandria, Crystal City and L'Enfant on the way. Amtrak's Cardinal, Crescent and Northeast Regional trains also use the Manassas station. On the bus side, OmniRide started weekend (Saturday) local service in Manassas and Manassas Park on August 26, 2023.

For drivers, the tolled I-66 Express Lanes now reach from the Capital Beltway out to Route 29 in Gainesville, a 22.5 mile stretch that was fully open by November 22, 2022 (Patch). Route 28 carries traffic north toward Centreville and Dulles; Prince William County canceled its Route 28 bypass in 2025 and is now weighing a widening of about 2.5 miles of Route 28 from Liberia Avenue to the Fairfax County line (WTOP, April 2026). Washington Dulles International Airport is about 18 miles by car from the Sudley Road area (Google Maps, October 2026).

Will Washington Manassas Airport have airline flights?

Officials expect passenger airline flights by the end of 2027, but no airline had been announced as of September 1, 2026. The city-owned airport received its FAA airport operating certificate for commercial service on August 31, 2026.

The airport took the name Washington Manassas Airport in spring 2026 and kept its HEF identifier (Axios; Potomac Local). Avports, the city's commercial partner, is working with the City of Manassas on a $125 million plan that includes a new passenger terminal, expected to open in fall 2027, and an air traffic control tower slated for 2029 (Axios, September 1, 2026). Potomac Local reported the same day that the first flights were still more than a year away.

What is there to do in Manassas?

The biggest draws are Manassas National Battlefield Park and Old Town Manassas. The battlefield has more than 40 miles of hiking trails, and Old Town has restaurants, shops, the Manassas Museum and a year-round calendar of festivals.

• Manassas National Battlefield Park: about 5,073 acres in Prince William and Fairfax Counties, designated May 10, 1940, at 12521 Lee Highway, Manassas, VA 20109 (National Park Service).
• Old Town festivals: the yearly calendar from Historic Manassas, Inc. includes Independence Day (Celebrate America), a railway festival at the start of summer and the Fall Jubilee each October, along with First Fridays and a farmers market.
• Harris Pavilion: the Loy E. Harris Pavilion in Old Town, completed in 2000.
• Hylton Performing Arts Center: opened May 2010 on George Mason University's Manassas campus; Merchant Hall seats 1,123.
• Prince William County Fair: a late-summer fair at the Manassas fairgrounds, which in 2026 was held from July 31 through August 8.

Who are the major employers and where is the hospital?

The city's economic development office names Micron Technology as its largest employer, followed on its list by the hospital system, the city school division, Lockheed Martin, city government, BAE Systems and Aurora Flight Sciences, among others. The hospital is UVA Health Prince William Medical Center at 8700 Sudley Road.

The Office of the Governor said on December 30, 2024, that Micron plans an investment of up to $2.17 billion in its City of Manassas operation, creating 340 new jobs in DRAM memory production. The hospital reported 130 licensed beds for fiscal 2023 (Virginia Health Information); Potomac Local reported in July 2021 that UVA Health now fully owns the hospital, which first opened in 1964. Census estimates put the City of Manassas median household income at $113,590 and the average commute at 32.1 minutes (ACS 2020 to 2024).

How much does it cost to rent in Manassas?

The median rent in Manassas was $2,127 in November 2026, according to Apartment List. That was up 0.8% from a year earlier and about 1.8% below the Washington metro median of $2,165.

Under Code of Virginia 55.1-1226, a landlord may collect no more than two months of rent as a deposit and has 45 days, counted from the later of move-out or the end of the tenancy, to send back what is owed along with an itemized list of any deductions. In a community with an HOA, tenants are expected to follow the association's rules, so ask the landlord for a copy before you sign. This is general information, not legal advice.

What should I check before buying a home in Manassas?

Check the jurisdiction first, then the costs and rules that follow from it. I work through this list with every Manassas buyer.

1. City or county: pull the assessment record to see who taxes the home.
2. Tax bill: apply the FY2027 rate for that side ($1.24 city, $0.865 plus levies county) to the current assessment.
3. Utilities: confirm the electric, water, sewer and gas providers for the address.
4. Schools: confirm assignments with Manassas City Public Schools or the PWCS Find Your School tool.
5. Association: read the HOA documents, dues and rules if the community has one.
6. Commute: test the drive or the VRE trip at the hour you would travel.

Who should I contact for real estate help in Manassas?

You can contact us, The Donny Samson Team with Samson Properties. I am Scott Koval, CEO and Managing Broker, and you can reach me directly at 703-625-3446 or Scott@DonnySamsonTeam.com. When you are ready to look, you can search Manassas homes for sale on our site.

If you are comparing a city home with a county home, I am happy to run the taxes, utilities and recent sales side by side for you. You can also meet our team and see our recent listings. As always, feel free to give me a call with any questions.

Talk soon,
Scott

Related reading: Buying a Home in Manassas, VA: City or County?

Sources:
• Prince William County, Zip Codes within Prince William County (rev. February 2020)
• Prince William County, FY2027 adopted budget release (April 22, 2026)
• Prince William County, FY2027 Budget Highlights
• Prince William County, Calculating Personal Property Tax 2026
• Prince William County, Personal Property Taxes Due Oct. 5, 2026
• InsideNoVa, Manassas proposed FY2027 budget (February 2026)
• Potomac Local, Manassas approves FY2027 budget (May 12, 2026)
• Prince William Times, City of Manassas tax bills and utility costs (May 13, 2026)
• City of Manassas, Ordinance O-2026-967 (2026 personal property rates)
• City of Manassas, Frequently Asked Questions (utilities)
• City of Manassas, Economic Development, Largest Employers
• U.S. House Resolution 245 (2023), City of Manassas 150th anniversary
• National Park Service, NPS Geodiversity Atlas, Manassas National Battlefield Park
• National Park Service, Hiking at Manassas National Battlefield Park
• Wikipedia, Old Town Manassas (Manassas Historic District)
• Census Reporter, Manassas city, VA (ACS 2024 5-year)
• Redfin, Manassas city housing market (September 2026)
• Redfin, ZIP 20109 housing market (August 2026)
• Redfin, Manassas mailing area housing market (August 2026)
• Apartment List, Manassas Rent Report (November 2026)
• Virginia School Quality Profiles, Manassas City Public Schools
• Prince William County Public Schools
• Wikipedia, Virginia Railway Express
• Potomac Local, Washington Manassas Airport earns FAA commercial certificate (September 1, 2026)
• Axios, Washington's fourth airport gets closer to takeoff (September 1, 2026)
• Office of the Governor, Micron expansion in the City of Manassas (December 30, 2024)
• Virginia Health Information, UVA Health Prince William Medical Center
• Prince William Water, Our Customers
• NOVEC, At a Glance
• Potomac Local, power outage guide and electric providers (January 24, 2026)
• Code of Virginia 55.1-1226
This page is general information, not legal, tax or professional advice. Rates and boundaries change, so confirm current figures with each office.
The Donny Samson Team with Samson Properties · Licensed in Virginia · Equal Housing Opportunity.