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Independent city in Virginia

City of Manassas , Virginia

The City of Manassas is an independent city in Virginia with 42,976 residents, No. 41 of 133 by population. In the City of Manassas, the FHA loan limit for a one-unit home is $1,249,125, and a typical home is worth $449,900. To rent a 2-bedroom apartment at Fair Market Rent ($2,438 a month) without going over 30% of your income, you need to earn about $46.88 an hour.

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  • Typical home price

    $449,900

    +17% vs. Virginia +35% vs. U.S.

    Half of owner-occupied homes are worth more and half are worth less.

    • Manassas
    • Virginia
    • United States

    Source: U.S. Census Bureau, Average 2020–2024

  • Fair market rent, 2 bedrooms

    $2,438 a month

    +36% vs. Virginia +39% vs. U.S.

    HUD's reference rent for a two-bedroom apartment, with basic utilities.

    • Manassas
    • Virginia
    • United States

    Source: HUD, Fiscal year 2027

  • FHA limit 2026, 1 unit

    $1,249,125

    FHA high-cost area

    The most you can borrow with an FHA loan for a one-unit home here.

    • Manassas
    • Floor
    • Ceiling

    Source: HUD, 2026 data

  • Property tax

    1.09% of value per year

    +49% vs. Virginia +16% vs. U.S.

    $4,923 a year for the typical owner

    • Manassas
    • Virginia
    • United States

    Source: U.S. Census Bureau, Average 2020–2024

Market now, with Zillow data

Zillow data
Typical home value
$481,776
0.6% less than 12 months ago
Typical rent
$2,139 a month
1.8% more than 12 months ago

From Zillow (ZHVI/ZORI), September 2026. The Census figures above are 5-year averages (2020–2024).

Data from October 2026

In short

What is housing like in the City of Manassas today?

With an FHA loan and the minimum down payment, a typical home would cost about $3,788 a month: 40% of the typical household income here. For that payment to be 28% of income, a household would need to earn about $162,329 a year; the typical income here is $113,590. The typical home value is 17% more than in Virginia overall. The typical property tax is $4,923 a year (about 1.09% of home value), higher than in Virginia. This is a high-cost area for FHA: the limit is above the national floor.

52% of renter households spend 30% or more of their income on housing.

Sources: U.S. Census Bureau (Average 2020–2024); HUD (2026 data).

Only here

What sets the City of Manassas apart

  1. At 1.09%, the City of Manassas ranks 2nd among the 133 places in Virginia for the highest effective property tax rate.

  2. The City of Manassas has the 10th highest typical rent of the 133 places in Virginia ($1,850).

  3. From 2020 to 2025, home prices in the City of Manassas rose 47% on FHFA's index, about the same as in Virginia (49%).

Sources: U.S. Census Bureau (Average 2020–2024); FHFA (2025 data).

The homes here

Housing in the City of Manassas

What homes there are in the City of Manassas, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

No kind of home is the majority in the City of Manassas; the largest group, detached houses, adds up to 45%, less than in Virginia (61%).

Year built

In the City of Manassas, half of the homes were built before 1985; in Virginia, before 1984.

There is more room for a big family here: 70% of homes have 3 bedrooms or more, against 67% in Virginia.

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes
Monthly rent with utilities

With a mortgage

$2,511 a month

Virginia: $2,127 a month

Without a mortgage

$807 a month

Virginia: $589 a month

Owners with a mortgage

79%

Virginia: 67%

In the City of Manassas, 79% of owners have a mortgage, and their typical cost is $2,511 a month, against $2,127 in Virginia. Without one it drops to $807.

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

The typical home value in the City of Manassas rose 39% since 2015–2019, about the same as in Virginia (41%).

Rents in the City of Manassas rose more slowly than in Virginia: 21% since 2015–2019, against 28%.

While home values in the City of Manassas changed +39% and rent +21%, the typical household income rose 39%.

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureCity of ManassasVirginiaUnited States
Rental vacancy Unreliable estimate4.8%5.5%
Homeowner vacancy Unreliable estimate0.8%0.9%
More than one person per room 6.3%2.1%3.4%
People per household 3.022.522.53
Drive alone 69%68%69%
Carpool 13%8%9%
Public transit 2%2%3%
Walk or bike 1%2%3%
Work from home 13%18%15%
Other means 2%1%2%
Typical commute Unreliable estimate20 to 29 minutes20 to 29 minutes

More than one person per room: that is how 6.3% of households in the City of Manassas live, more than in Virginia (2.1%).

Households in the City of Manassas are bigger: 3.02 people on average; in Virginia, 2.52.

Carpooling is common in the City of Manassas: 13% of workers get to work that way, against 8% in Virginia.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month in the City of Manassas?

A typical home costs more than the typical income allows

We start with a typical home of $449,900, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 40% of the typical household income here, which is $113,590 a year. For that payment to be 28% of income, a household would need to earn about $162,329 a year.

Your numbers

Local data
$

Starts at the typical home value in the City of Manassas. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $15,747 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$3,788

at 7.18% · 30 years

Loan amount
$441,751
Total interest
$635,576
Paid off in
November 2056

Includes $7,598 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $2,650 a month

  • Tight

    $2,650 to $3,408 a month

  • Hard

    more than $3,408 a month

    Your payment · 40%

Compared with the typical household income in the City of Manassas ($113,590 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$3,788
Principal & interest$2,993
Property tax$409
Home insurance$188
FHA mortgage insurance (MIP)$199

You need at least $15,747 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

Buying a home

Buying a home in the City of Manassas

Here you'll see how prices have changed, how the City of Manassas compares with Virginia and the country, and what you'd pay each month with four kinds of loans.

How have home prices changed?

According to the FHFA House Price Index, home prices in the City of Manassas rose 75% in the 10 years through 2025. FHFA's index follows the price of the same homes over the years.

Period Here Virginia United States
In 2025 +5.4% +3.7% +2.9%
5 years (2020–2025) +47% +49% +47%
10 years (2015–2025) +75% +75% +85%
See each year's change

The index follows the prices of the same homes over time (sales and appraisals on loans bought or guaranteed by Fannie Mae and Freddie Mac). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

City of Manassas compared with Virginia and the United States

Home value, rent and household income, side by side. "Typical" is the median: half are above it and half below.

Typical home value
  • Manassas $449,900
  • Virginia $383,700
  • United States $332,700
Typical rent a month
  • Manassas $1,850
  • Virginia $1,579
  • United States $1,413
Typical household income a year
  • Manassas $113,590
  • Virginia $93,170
  • United States $80,734
See the full table
Manassas compared with Virginia and the United States
MeasureHereVirginiaU.S.
Residents42,9768,705,170334,922,499
Typical home value$449,900$383,700$332,700
Typical household income$113,590$93,170$80,734
Typical rent$1,850$1,579$1,413
Fair Market Rent (2 bedrooms)$2,438$1,792$1,750
Hourly wage to rent a 2-bedroom$46.88$34.46$33.65
Typical property tax$4,923$2,790$3,119
Effective tax rate1.09%0.73%0.94%
Households that own their home71%67%65%
Renters spending 30% or more on rent52%49%51%
FHA limit (1 unit)*$1,249,125$541,287$541,287

FHA limit: Virginia shows the median of its counties; the United States, the national floor. Download CSV

Four ways to pay for a typical home in the City of Manassas

For a typical $449,900 home at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, the county's property tax, an example homeowners insurance and mortgage insurance when it applies.

Loan Monthly payment Down payment Loan amount Rate Mortgage insurance Cash to close Minimum score
FHA, 3.5% down $3,788 $15,747 $441,751 7.18% FHA MIP · $199 $29,244 580
Conventional, 5% down $3,705 $22,495 $427,405 7.18% PMI · $214 $35,992 620*
Conventional, 20% down, no PMI $3,034 $89,980 $359,920 7.18% None $103,477 620*
ITIN, 15% down (example) $3,450 $67,485 $382,415 8.18% None $80,982 Set by the lender
  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

How much house can I afford? Closing costs

Loan limits

This is a high-cost area, so FHA limits in the City of Manassas are above the national floor. The limit is set for the whole metro area (Washington-Arlington-Alexandria, DC-Va-MD-WV). If the loan you need is above these amounts, it doesn't fit FHA or it becomes a "jumbo" loan.

VA loans. If you have full VA entitlement, VA doesn't cap the loan amount. If you've used part of your entitlement, the calculation uses the county limit ($1,249,125 for one unit). VA loan limits (va.gov)

USDA loans. They're for homes in eligible rural areas and households with incomes within USDA's limit. Check whether the address and your income qualify on the official site. USDA eligibility (usda.gov)

Home type FHA limit Conforming limit
1 unit $1,249,125 $1,249,125
2 units $1,599,375 $1,599,375
3 units $1,933,200 $1,933,200
4 units $2,402,625 $2,402,625

Source: HUD, 2026 data · Source: FHFA, 2026 data

Taxes and risks

Property tax and flooding in the City of Manassas

Two costs that change a lot from place to place and that a house payment does include: property tax and, in risk zones, flood insurance.

Property tax

In the City of Manassas, the typical owner pays $4,923 a year: about 1.09% of the home's value. That is more than the rest of Virginia and more than the national average.

  • Manassas 1.09%
  • Virginia 0.73%
  • United States 0.94%

What Virginia publishes Local exemption or deferral for people 65 and older or with disabilities (Virginia General Assembly (Code of Virginia))

Exemptions and deadlines in Virginia

Is there a flood risk?

FEMA’s maps count no homes in high-risk flood zones in the City of Manassas. That does not mean there is no risk: some areas have no map. Check your address.

  • A high-risk zone (Special Flood Hazard Area) has a 1% or greater chance of flooding each year. (44 CFR 59.1)
  • If the home is in that zone and the loan comes from a regulated lender, federal law requires flood insurance for the life of the loan, in communities that take part in the NFIP. (42 U.S.C. 4012a)
  • Most homeowners insurance does not cover flood damage. (FEMA, FloodSmart)

Source: FEMA, As of August 3, 2026

Look up your address on FEMA’s map

Owning a home here

Owning a home in the City of Manassas

The natural hazards FEMA measures in the City of Manassas, a maintenance plan for your climate and what the trades earn in your area.

Risks to your home

FEMA, National Risk Index 1.20.0 (December 2025)

According to FEMA, the natural hazard risk in the City of Manassas is very low.

FEMA builds that rating from three parts: expected loss, social vulnerability and community resilience.

In all, FEMA estimates natural hazards cause about $7.5 million in losses a year in the City of Manassas, across buildings, people and crops.

The hazard that would do the most damage to homes and buildings here is inland flooding: about $4.3 million a year.

Loss FEMA expects each year to homes and buildings, by hazard
  1. Inland floodingVery low $4.3 million a year
  2. HurricaneRelatively low $399,880 a year
  3. EarthquakeVery low $316,284 a year
  4. TornadoRelatively low $282,177 a year
  5. Winter weatherRelatively low $6,026 a year

What it means for your home

The ratings are FEMA's own. FEMA says its data is meant for planning and does not replace a local study. Drought is not shown: FEMA counts its loss in crops only.

National Risk Index, version 1.20.0 (December 2025), retrieved November 6, 2026

FEMA notice: This product uses the Federal Emergency Management Agency's National Risk Index dataset API or downloadable datasets but is not endorsed by FEMA. The Federal Government or FEMA cannot vouch for the data or analyses derived from these data after the data have been retrieved from the Agency's website(s).

Climate and upkeep

Department of Energy (PNNL), 2021 IECC zones

The home energy code (IECC) puts the City of Manassas in zone 4A: mixed and humid.

The zone's number says how hot or cold it gets; the letter says how humid: A is moist, B is dry and C is marine.

  • Spring

    • Book the air conditioner's check-up before the heat: ENERGY STAR advises checking the cooling system in the spring, because contractors get busy once summer comes. ENERGY STAR (EPA)
    • Clean and repair the roof gutters. EPA

  • Summer

    • Keep indoor humidity below 60 % (ideally between 30 % and 50 %). A humidity meter is inexpensive and sold at hardware stores. EPA
    • Keep the air conditioner's drip pan clean and its drain line flowing: a plugged drain can cause water damage in the house. ENERGY STAR (EPA)

  • Fall

    • Book the heating check-up in the fall. If it runs on gas or oil, the technician should check the connections: faulty ones are a fire hazard. ENERGY STAR (EPA)
    • Look for drafts at windows and doors: close the window on a piece of paper; if it moves back and forth easily, it needs thicker weather stripping. ENERGY STAR (EPA)

  • Winter

    • Get the house ready for the cold with insulation, caulking and weather stripping, and learn how to keep pipes from freezing. Ready.gov (FEMA)
    • Seal the air ducts that run through the attic, crawlspace, basement or garage with duct mastic or foil tape, then wrap them in insulation. ENERGY STAR (EPA)

All year

  • Check the air filter every month, especially in heavy-use months. If it looks dirty, change it; change it at least every 3 months. ENERGY STAR (EPA)
  • Test the smoke alarms every month and replace their batteries at least once a year. USFA (FEMA)

Each task comes from the official page beside it. The spring air-conditioning and fall heating check-ups are the timing ENERGY STAR advises; the rest is a suggested order.

Climate zones by county, 2021 IECC

What the trades charge here

BLS, wages for May 2025

TradeTypical hourly wage8 in 10 earn between
Electricians$36.50$21.49 and $58.45
Plumbers, pipefitters and steamfitters$34.55$22.83 and $55.00
Heating, air conditioning and refrigeration mechanics$34.58$22.56 and $50.57
Roofers$28.05$22.70 and $38.27
Carpenters$29.23$22.67 and $43.56
Painters, construction and maintenance$24.31$20.00 and $35.60
Maintenance and repair workers, general$27.52$18.22 and $38.71

An electrician earns about $36.50 an hour in the Washington-Arlington-Alexandria, DC-VA-MD-WV area, and a plumber, about $34.55.

These are workers' hourly wages, not the price of a job.

Need help paying for a repair?

Renting

Renting in the City of Manassas

The typical rent in the City of Manassas is $1,850 a month. HUD also publishes a “fair market rent” by unit size: it's the one programs like Section 8 use.

52% of renter households in the City of Manassas spend 30% or more of their income on housing. 29% spend half or more.

Fair market rent by size

To pay the fair market rent without spending more than 30% of income, working full time (40 hours a week).

Size Fair rent a month Hourly wage Income needed per year
Studio $2,111 $40.60 $84,440
1 bedroom $2,204 $42.38 $88,160
2 bedrooms $2,438 $46.88 $97,520
3 bedrooms $3,107 $59.75 $124,280
4 bedrooms $3,658 $70.35 $146,320

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

Free help in the City of Manassas

Programs and counseling in the City of Manassas

We didn't find HUD-approved agencies with an office in this city. These are the 6 nearest; many serve by phone or online.

Official programs for the down payment and loans for buyers. Check which ones you might qualify for with your income and your county.

A family roasts marshmallows over a campfire at a forest campsite.

HUD counseling is free or low-cost

Virginia down payment programs

  1. Down Payment Assistance Grant

    Virginia state agency down payment grant that you do not repay; for first-time buyers, or any buyer in economic opportunity zones, with a Virginia Housing mortgage

    First-time buyers only. Run by Virginia Housing (Virginia Housing Development Authority).

    Grant Verified November 5, 2026

  2. Virginia Housing Plus Second Mortgage

    Virginia Housing 30-year fixed-rate second mortgage of up to 5% of the price for the down payment (and part of the closing costs with a credit score of 680 or higher); for first-time buyers and for people who have owned a home before

    No first-time requirement. Run by Virginia Housing (Virginia Housing Development Authority).

    Type not stated Verified November 5, 2026

  3. Closing Cost Assistance Grant

    Virginia Housing grant that you do not repay, of up to 2% of the price, for the closing costs of buyers with a Virginia Housing RD (Rural Development) or VA loan

    First-time buyers only. Run by Virginia Housing (Virginia Housing Development Authority).

    Grant Verified November 5, 2026

Which programs do I qualify for? See all Virginia programs

Help in Spanish in the City of Manassas

1 of the 6 agencies on this list says it serves in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Public housing agencies

HUD lists no public housing authority based in the City of Manassas. The authority of a nearby county or the state may serve this area.

Free legal help

If you have a problem with your landlord, an eviction notice or a scam, the Legal Services Corporation (LSC) search shows the free legal aid offices that serve your area.

Find legal aid (lsc.gov)

Housing counseling nearby

These are the nearest agencies, with the distance in miles. Many help by phone or online. Official HUD list. Confirm hours and fees with the agency before you go.

  • Prince William County Virginia Cooperative Extension

    8033 Ashton Ave Ste 105, Manassas · 3 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 7 more
    (703) 792-6287

  • Centro de Apoyo Familiar (CAF)-Va

    13923 Minnieville Rd, Woodbridge · 11 miles away

    • Mortgage delinquency and default
    • Workshops for new owners
    • and 4 more
    (703) 372-5440

  • First Home Alliance

    3138 Golansky Blvd Ste 202, Woodbridge · 12 miles away

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 12 more
    (703) 580-8838
See every agency in Virginia

Places

Cities in the City of Manassas

This site has no city pages of the City of Manassas. The neighboring counties are below.

Nearby places

Each row compares its typical value, typical rent and FHA limit with the City of Manassas.

Read next

Guides that help here

We picked them by this county's numbers: what weighs most here is what's worth understanding first.

Frequently asked questions

What is the FHA loan limit in the City of Manassas in 2026?

The City of Manassas has an FHA limit of $1,249,125 for a one-unit home. For 2 units it's $1,599,375, for 3 it's $1,933,200 and for 4 it's $2,402,625. It's a high-cost area, so the limit is above the national floor.

What is the conforming loan limit in the City of Manassas?

The City of Manassas has a conforming limit of $1,249,125 for one-unit conventional loans in 2026. A bigger loan is a “jumbo” loan.

How much does a typical home cost in the City of Manassas?

The typical home value in the City of Manassas is $449,900 (Average 2020–2024, U.S. Census). Across Virginia it's $383,700.

How much does it cost to rent in the City of Manassas?

The City of Manassas has a typical rent of $1,850 a month (Average 2020–2024, U.S. Census). HUD's fair market rent for a 2-bedroom apartment is $2,438 (Fiscal year 2027).

How much do you need to earn to rent a 2-bedroom apartment in the City of Manassas?

About $46.88 an hour working full time (2,080 hours a year), or $97,520 a year, so the fair market rent of $2,438 stays under 30% of income.

Sources: American Community Survey (Average 2020–2024); FHA mortgage limits (2026 data); Conforming loan limits (2026 data); Fair Market Rents (Fiscal year 2027); Income Limits (Fiscal year 2026); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (As of November 5, 2026); FHFA House Price Index (2025 data); Homes with flood insurance (As of August 3, 2026); National Risk Index (2025 data); IECC climate zones by county (2021 data); Occupational Employment and Wage Statistics (2025 data); Census Bureau cartographic boundary files (2024 data).