City of Manassas vs. a Manassas Address: What Changes for Taxes, Utilities and Services
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Why Homes With Manassas Addresses Can Be in the City of Manassas, the City of Manassas Park or Prince William County, and How to Check Any Address
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Quick Answer: Is Every Manassas Address in the City of Manassas?
Last updated October 15, 2026
Quick answer: no. A Manassas mailing address can belong to three different governments. The City of Manassas is an independent city with a fiscal year 2027 real estate rate of $1.24 per $100 of assessed value, its own electric, water and sewer utility, city trash pickup and Manassas City Public Schools. The City of Manassas Park is a separate independent city with a $1.375 rate. Homes with Manassas addresses outside both cities are in Prince William County, which charges $0.865 per $100 plus a $0.07 fire and rescue levy for 2026 and does not collect trash. Check the tax record for any home you are considering.
The Manassas Museum, pictured here, is run by the City of Manassas. Manassas National Battlefield Park, a few miles away, also has a Manassas address but is in Prince William County.
Your Manassas realtor: Nikki Lagouros is the #1 selling realtor in Northern Virginia by units sold since 2020, based on RealTrends rankings and her team’s transaction records. See Rankings & Data, Living in Manassas, all areas served, or contact Nikki. Call 703-596-5065 or text Nikki.
Manassas guides: Living in Manassas | City vs. county address | Neighborhoods compared | Development tracker | Events calendar | Commute guide
Named #1 Selling Realtor in Northern Virginia by Units Sold Since 2020
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#1 Selling Realtor in Northern Virginia by Units Sold Since 2020
Nikki is the #1 selling realtor in Northern Virginia by units sold since 2020, based on RealTrends’ Virginia sales rankings and her team’s transaction records. See Rankings & Data.
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City of Manassas vs. Manassas Park vs. Prince William County
| Topic | City of Manassas | City of Manassas Park | Prince William County (Manassas address) |
|---|---|---|---|
| Real estate tax | $1.05 plus a $0.19 fire and rescue levy = $1.24 per $100 (fiscal year 2027) | $1.375 per $100 (fiscal year 2027) | $0.865 base, $0.07 fire and rescue levy and $0.002 mosquito and forest pest levy per $100 (2026), plus any special district such as Lake Jackson ($0.15) |
| Tax due dates | December 5 and June 5 | December 5 and June 5 | July 15 and December 5 |
| Vehicle tax | $3.60 per $100 | Set by the city; check the Commissioner of the Revenue | $3.50 per $100, plus a $33 vehicle license fee |
| Electric | City of Manassas electric utility inside city limits | Check the provider for the address | Depends on the address |
| Water and sewer | City of Manassas utility | City of Manassas Park, billed monthly with trash | Depends on the address (public utility, or a well and septic system) |
| Trash and recycling | City curbside collection, including yard waste and fall leaf vacuum collection, on the city utility bill | City service on the monthly water, sewer and trash bill | No county collection; HOA contract or private hauler. Annual county solid waste fee: $84 single-family, $75.60 townhouse or condo (2026) |
| Stormwater | On the city utility bill | Check the city bill | Annual fee: $67.28 single-family detached, $50.46 townhouse or condo (2026) |
| Police | Manassas City Police Department | Manassas Park Police Department | Prince William County Police Department |
| Schools | Manassas City Public Schools | Manassas Park City Schools | Prince William County Public Schools |
Rates as adopted for fiscal year 2027 (cities) and tax year 2026 (county); check the current year before you budget. Ask Nikki for a tax estimate on a specific home.
How to Check Which Government a Home Is In
- Read the tax record: the locality that assesses and bills the property is the one you live in. The City of Manassas, the City of Manassas Park and Prince William County each keep their own real estate records.
- Use the official maps: look up the address in the City of Manassas GIS and Mapping site or Prince William County’s Discover What’s Around You map.
- Ask for the bills: a seller’s city utility bill or county solid waste fee line tells you a lot about where the home sits.
Don’t rely on the mailing address or ZIP code. When we checked Bright MLS in October 2026, active listings in ZIP code 20111 appeared under both Manassas and Manassas Park, and the National Park Service lists Manassas National Battlefield Park at 6511 Sudley Road, Manassas, VA 20109, which is in Prince William County.
Taxes: How the Three Rates Compare
The City of Manassas lists a fiscal year 2027 real estate rate of $1.05 per $100 of assessed value plus a $0.19 fire and rescue levy that applies to all property in the city, for $1.24. Properties in the Owens Brooke special tax district pay an added levy; the city’s rate schedule lists $0.068 per $100 and its special districts page lists $0.0828, so confirm the current figure with the Commissioner of the Revenue.
Manassas Park’s rate for fiscal year 2027 is $1.375 per $100, down from $1.395 the year before and $1.45 in fiscal year 2023.
Prince William County’s Board of County Supervisors adopted its fiscal year 2027 budget on April 21, 2026 and cut the base real estate rate from $0.906 to $0.865 per $100. The county adds a $0.07 fire and rescue levy and a $0.002 mosquito and forest pest levy, plus service district levies where they apply, such as Lake Jackson ($0.15) and Bull Run Mountain ($0.095).
Example on a $500,000 assessment (real estate tax only, before fees and special districts): about $6,200 in the City of Manassas, $6,875 in Manassas Park and $4,685 in Prince William County. County owners also pay the annual solid waste and stormwater fees, and city owners pay for city utility services on their utility bill, so compare total monthly costs, not just the tax rate.
Utilities and Trash: What Follows the City Line
- City of Manassas: the city owns and maintains the electric distribution system inside city limits, and one city utility bill covers electric, water and sewer, stormwater, and trash and recycling. The city also runs yard waste collection and a fall vacuum leaf collection.
- Manassas Park: the city bills water, sewer and trash monthly through the Treasurer’s Office.
- Prince William County: the county does not provide trash and recycling collection or bins. Residents use an HOA contract or a private hauler, or haul their own trash to the county landfill. Water and sewer depend on the address, and some homes use wells and septic systems.
Other Services That Change With the Jurisdiction
- Schools: Manassas City Public Schools: school boundaries and attendance zones for city addresses, Manassas Park City Schools: registration for Manassas Park and Prince William County Public Schools: Find Your School for county addresses. Assignments depend on the exact address.
- Police: the Manassas City Police Department, the Manassas Park Police Department or the Prince William County Police Department.
- Local elections: city residents vote for their city council and mayor; county residents vote for the Board of County Supervisors.
- History: the Town of Manassas was chartered on April 2, 1873 and became an independent city in 1975, the same year Manassas Park was incorporated as an independent city.
See how this plays out area by area in Manassas neighborhoods compared.
City of Manassas vs. Manassas Address FAQ
Is every Manassas, VA address in the City of Manassas?
No. A Manassas mailing address can be in the City of Manassas, the City of Manassas Park or Prince William County. Manassas National Battlefield Park, for example, has a Manassas address but is in Prince William County. Check the tax record for the exact property.
What is the City of Manassas real estate tax rate?
For fiscal year 2027, the City of Manassas rate is $1.05 per $100 of assessed value plus a $0.19 fire and rescue levy, for a total of $1.24 per $100.
Is Manassas Park part of the City of Manassas?
No. Manassas Park is a separate independent city, incorporated in 1975, with its own government, school division and real estate tax rate of $1.375 per $100 for fiscal year 2027.
Does Prince William County pick up trash?
No. Prince William County does not provide trash and recycling collection, so county homes use an HOA contract or a private hauler. The county still charges an annual solid waste fee, $84 for a single-family home in 2026.
Who provides electricity in the City of Manassas?
Inside city limits, the City of Manassas owns and maintains the electric distribution system. The city utility bill includes electric, water and sewer, stormwater, and trash and recycling.
Who is the top realtor in Manassas, VA?
Nikki Lagouros is the #1 selling realtor in Northern Virginia by units sold since 2020, based on RealTrends rankings and her team’s transaction records.
Get in Touch With Your
Manassas Real Estate Expert Today
Nikki Lagouros is your go-to real estate partner for buying or selling in Manassas, VA. Schedule a consultation and start your journey toward a successful real estate experience.
Sources
Sources (last updated October 15, 2026):
- City of Manassas: Tax Rate Schedule; Special Tax Districts; Real Estate Tax (due dates); Electric Department; Pay My Bill (utility bill contents); Refuse and Recycling; Police Department; Manassas History; GIS and Mapping
- City of Manassas Park: Manassas Park Real Estate Tax; Manassas Park Pay For (water, sewer and trash); Manassas Park Police; Manassas Park Overview and History
- Prince William County: Tax Rates 2026; Board Adopts FY2027 Budget (April 22, 2026); Tax Calendar; Refuse and Recycling Collection; Discover What’s Around You map
- National Park Service: Basic Information
- Schools: Manassas City Public Schools: school boundaries and attendance zones; Manassas Park City Schools: registration; Prince William County Public Schools: Find Your School
- Bright MLS listing addresses by ZIP code, checked October 15, 2026
- Nikki Lagouros Rankings & Data
- Photo: Manassas Museum, by Billy Hathorn, CC BY-SA 3.0 via Wikimedia Commons.