Manassas, VA · Updated Oct 2026

What a Manassas house pays

Property tax, water, trash and energy from public rates. Look up your address to make it yours, and see how to pay less.

Sent only to free public map services to find who serves it. Not stored unless you save your house.

Example · a Manassas house

$14,015a year · $1,168 a month

Starts at $600,040 of value before exemptions. Typical use.

A typical Manassas house pays about $14,000 a year: $7,440 property tax and charges, $1,080 water and sewer, $380 trash, $3,790 electricity, $1,330 home insurance. Estimated from public rates, not anyone's actual bill.

Rates checked Oct 22, 2026. Insurance: what you enter, or a typical premium until you do. Sources are listed at the bottom.

Ways to pay less

Nothing here applies to every house automatically. These are worth checking:

Seniors 65+ and certain disabled owners: real estate tax reliefExemption or deferral
Residents aged 65 or over and certain disabled persons may be eligible for exemption and/or deferral on real estate tax through Tax Relief.
How: See the Tax Relief link on the Treasurer's real estate tax page.
Extra trash cart costs $50$50 per extra cart
Each additional trash cart beyond the two the city provides costs $50.
How: Skip the extra cart unless you need it.

Money dates

Dec 5 and Jun 5in 43 daysReal estate tax is due December 5 and June 5 of each fiscal year; the fiscal year begins on July 1.

Who serves this house

Water: City of Manassas Utilities; Residential Water Service, Rate Schedule RWS, effective July 1, 2026; billed monthly
Property tax: 1.24% of value; 2026 tax year (FY 2027, July 1, 2026 to June 30, 2027), City of Manassas
Garbage: City of Manassas Refuse and Recycling; Trash, recycling, yard waste and scheduled bulk pickup; fee is on the city utility bill
Sewer: City of Manassas Utilities; Sewer bill plus a separate line for UOSA treatment cost
Electricity: City of Manassas Electric (city-owned); Residential Rate Schedule RS; the city is a member of VMEA, which buys power from Dominion for resale

Pay or manage your bills

Your water

Source: The city's water treatment plant is in Nokesville; water comes from Lake Manassas.
Treatment: The plant is permitted to produce 14 million gallons of water each day.

How these numbers are made

Property tax: $1.05 per $100 city rate plus $0.19 per $100 Fire and Rescue District rate (total $1.24), from the May 11, 2026 real estate ordinance for tax year 2027 (the posted copy is the draft text of the ordinance council voted on). Manassas is an independent city; schools are funded through the city, with no county or school rate. The Owens Brooke Special Taxing District adds $0.068 per $100 to homes inside it only and is not included.
Starting value: $600,040, the city's FY 2027 average single-family assessment (an average, not a median). Manassas has no homestead exemption in the sources found; elderly and disabled relief is in the tips.
Water uses the city's per-1,000-gallon tiers; above 12,000 gallons the May-October and November-April rates differ ($5.25 and $5.04), so the page averages them, then adds the $2.83 surcharge above 14,000 gallons. Sewer uses the first-5,000-gallon rate of $3.37 per 1,000 gallons ($4.87 above 5,000), so larger households are understated; the separate UOSA treatment line (UOSA-1 rate, not found in the free sources) is not included, so the sewer line and the total are understated by that amount.
Electricity: $17.87 a month plus $0.1087 per kWh plus the Power Cost Adjustment of $0.01528 per kWh shown for FY 2027 in the city's March 18, 2026 utilities presentation (the PCA changes). Starting use is 2,400 kWh, the average single-family home in the city's utility bill comparison. Stormwater is $9.35 a month for a single-family detached home.
Trash is $31.59 a month on the utility bill, as listed on the city's refuse page, which shows no effective date. Gas is not included: the city does not bill natural gas and no gas tariff was sourced. Electric rates here were set July 1, 2026; no separate city tax on energy bills was found.
Nothing here is legal, tax or insurance advice.

Sources

How Manassas compares

A typical Manassas house against the 15 Virginia cities we cover, using the same default numbers as the total above.

Per year	Manassas	Median	Where it falls
Property tax rate	1.24%	1.06%	higher than 13 of the other 14 Virginia cities we cover
Water	$568	$614	lower than 9 of the other 14 Virginia cities we cover
Sewer and utility-bill fees	$510	$784	lower than 13 of the other 14 Virginia cities we cover
Trash	$379	$234	higher than 9 of the other 12 Virginia cities we cover
Electricity and gas	$3,785	$3,304	higher than 14 of the other 14 Virginia cities we cover
Home insurance	$1,332	$1,332	in the middle of 13 other Virginia cities we cover
Total	$14,015	$10,361	higher than 13 of the other 14 Virginia cities we cover

Cities bill differently (some put trash on the tax bill, some cover more services), so a higher number isn't necessarily worse. The property tax rate is compared instead of dollars because house values differ.

Questions to ask your candidates

Each one starts from a number above. Any candidate can answer them.

1. Property tax rate

The fact: Manassas's property tax rate is 1.24%, higher than 13 of the other 14 Virginia cities we cover. The rate adds up every agency on the bill, not only the city.

Ask: "Property tax in Manassas is 1.24%, higher than 13 of the other 14 Virginia cities we cover. What should that money pay for first, and would you change anything about how it is set?"

2. Sewer and utility-bill fees

The fact: Sewer and flat utility-bill charges here come to about $510 a year, lower than 13 of the other 14 Virginia cities we cover. Some cities bill sewer on the property tax bill instead, which is not counted here.

Ask: "Sewer and flat utility-bill charges here cost about $510 a year, lower than 13 of the other 14 Virginia cities we cover. What drives that cost, and would you change anything?"

3. Trash

The fact: Trash pickup here costs about $379 a year for the standard cart, higher than 9 of the other 12 Virginia cities we cover. Where trash is billed through the tax bill or a separate hauler, it is not counted here.

Ask: "Trash pickup here costs about $379 a year for the standard cart, higher than 9 of the other 12 Virginia cities we cover. What drives that cost, and would you change anything about the service or the price?"

4. Electricity and gas

The fact: Electricity and gas for a typical house here cost about $3,785 a year, higher than 14 of the other 14 Virginia cities we cover. Rates are set mostly by the utility and the state.

Ask: "Electricity and gas here cost about $3,785 a year for a typical house, higher than 14 of the other 14 Virginia cities we cover. Which parts of that can the city influence, and what would you do about them?"

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Common questions about Manassas house costs

What is the property tax rate in Manassas?

About 1.24% of the value before exemptions a year (2026 tax year (FY 2027, July 1, 2026 to June 30, 2027), City of Manassas), plus flat charges on the same bill.

How much is property tax on a $500,000 house in Manassas?

About $6,200 a year on $500,000 of the value before exemptions.

How much is the water bill in Manassas?

About $90 a month for water and sewer at typical use (7,000 gallons a month) on City of Manassas Utilities.

How much does trash pickup cost in Manassas?

$32 a month for a house.

Can seniors lower their property tax or bills in Manassas?

Yes. Seniors 65+ and certain disabled owners: real estate tax relief: Residents aged 65 or over and certain disabled persons may be eligible for exemption and/or deferral on real estate tax through Tax Relief.

How much does a house in Manassas cost to run each year?

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