Market Overview
Manassas is pricier ($568K median vs $510K), a difference of about $58K. Manassas moves faster, with homes averaging 22 days on market compared to 25 in Annapolis. Annapolis offers a lower entry point at $200K–$3M+.
Annapolis
MD
Manassas
VA
Median Price
$510K
$568K
Avg Days on Market
25 days
22 days
Price Range
$200K–$3M+
$60K–$1.9M
Top Neighborhoods
Downtown Annapolis, Eastport, West Annapolis, Parole
Old Town Manassas, Georgetown South, Signal Hill, Sudley
Schools
Annapolis leads on school quality with a 80% average pass rate (rated Strong) compared to 72% in Manassas. Top schools in Annapolis include Annapolis High School and Broadneck High School. In Manassas, families look to Osbourn High School and Metz Middle School. See Annapolis schools | See Manassas schools
Annapolis
MD
Manassas
VA
Quality Tier
Strong
Strong
Avg Pass Rate
80%
72%
Top Schools
Annapolis High School, Broadneck High School, Annapolis Middle School
Osbourn High School, Metz Middle School, Round Elementary
Pass Rate
Commute
Manassas is closer to downtown at ~45 minutes vs ~45 minutes. Neither city has direct Metro access. Major highway access: Annapolis (Rt 50, Rt 2, I-97), Manassas (I-66, Rt 28, Rt 234).
Annapolis
MD
Manassas
VA
Drive to Downtown
~45 min
~45 min
Metro Stations
No Metro access
No Metro access
Metro Lines
N/A
N/A
Major Highways
Rt 50, Rt 2, I-97
I-66, Rt 28, Rt 234
Commuter Rail
None
VRE (Manassas line)
Property Tax
On a $510K home in Annapolis, you would pay ~$4,769/yr in property tax. In Manassas, a $568K home costs ~$6,839/yr. Annapolis has the lower rate at $0.935 per $100 of assessed value.
Annapolis
MD
Manassas
VA
Rate per $100
$0.935
$1.204
Est. Annual Tax
Based on median home price
$4,769/yr
$6,839/yr
Notes
Anne Arundel County rate; City of Annapolis adds $0.738
None
Walkability
Annapolis is more walkable with a Walk Score of 45 (Car-Dependent), compared to 38 in Manassas. Transit scores: Annapolis (18) vs Manassas (15). Walkability varies significantly by neighborhood. Urban corridors like Downtown Annapolis and Old Town Manassas score much higher than suburban areas.
Annapolis
MD
Manassas
VA
Walk Score
Transit Score
18
15
Bike Score
52
35
Safety
Manassas is rated "Average" with a total crime rate 7% above Virginia average. Annapolis is rated "Below Average" (34% above Virginia average). Both cities compare favorably to broader regional trends. Crime rates vary by neighborhood, so check specific areas when house hunting.
Annapolis
MD
Manassas
VA
Safety Rating
Violent Crime
2.2/1K
1.8/1K
Property Crime
20.5/1K
16.2/1K
vs Virginia Avg
34% above Virginia average
7% above Virginia average
MD
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Frequently Asked Questions
Is Annapolis or Manassas more affordable?
Annapolis is more affordable with a median home price of $510K, compared to $568K in Manassas. Both cities offer a wide range of housing options, from condos and townhomes to single-family homes. Annapolis prices range from $200K–$3M+. Manassas prices range from $60K–$1.9M.
Which has better schools, Annapolis or Manassas?
Annapolis has stronger schools overall, with a 80% average pass rate compared to 72% in Manassas. Top schools in Annapolis include Annapolis High School and Broadneck High School. In Manassas, standout schools include Osbourn High School and Metz Middle School. School quality varies by neighborhood, so check specific school zones when evaluating homes.
Which is easier to commute from, Annapolis or Manassas?
Manassas has the shorter commute to downtown at ~45 minutes vs ~45 minutes. Annapolis has no direct Metro access. Manassas has no direct Metro access.
What are property taxes in Annapolis vs Manassas?
Annapolis has a property tax rate of $0.935 per $100 (~$4,769/yr on a $510K home). Manassas's rate is $1.204 per $100 (~$6,839/yr on a $568K home). Tax rates are set annually by each locality.
Is Annapolis or Manassas better for families?
Both cities are popular with families. Annapolis is Maryland's capital and the home of the U. Manassas is a charming independent city with a revitalized downtown, diverse dining, and proximity to the Civil War battlefield. The best choice depends on your priorities: budget, school quality, commute length, and neighborhood feel. smover can help you find a verified agent in either city who specializes in family-friendly neighborhoods.
Market data verified by smover using real transaction records. School data from Virginia DOE, Maryland MSDE, and DC OSSE public reports. Property tax rates from Virginia Dept. of Taxation (2024). Walkability scores from Walk Score (2024). Crime data from FBI UCR and Virginia State Police (2023). Commute times are approximate rush-hour estimates. Updated March 2026.