Market Overview
Manassas is pricier ($568K median vs $300K), a difference of about $268K. Manassas moves faster, with homes averaging 22 days on market compared to 24 in Harrisonburg. Harrisonburg offers a lower entry point at $150K–$600K.
Harrisonburg
VA
Manassas
VA
Median Price
$300K
$568K
Avg Days on Market
24 days
22 days
Price Range
$150K–$600K
$60K–$1.9M
Top Neighborhoods
Downtown, Old Town, Massanetta Springs, Stone Spring
Old Town Manassas, Georgetown South, Signal Hill, Sudley
Schools
Harrisonburg has a 74% average SOL pass rate; Manassas has 72% (2024 state assessment data). Public schools in Harrisonburg include Harrisonburg High School and Thomas Harrison Middle School; in Manassas, Osbourn High School and Metz Middle School. See Harrisonburg schools | See Manassas schools
Harrisonburg
VA
Manassas
VA
Avg Pass Rate
74%
72%
Public schools
Harrisonburg High School, Thomas Harrison Middle School, Skyline Middle School
Osbourn High School, Metz Middle School, Round Elementary
Pass Rate
Commute
Harrisonburg is closer to downtown at ~10 minutes vs ~45 minutes. Neither city has direct Metro access. Major highway access: Harrisonburg (I-81, Rt 33, Rt 11), Manassas (I-66, Rt 28, Rt 234).
Harrisonburg
VA
Manassas
VA
Drive to Downtown
~10 min
~45 min
Metro Stations
No Metro access
No Metro access
Metro Lines
N/A
N/A
Major Highways
I-81, Rt 33, Rt 11, Rt 42
I-66, Rt 28, Rt 234
Commuter Rail
None
VRE (Manassas line)
VA
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Frequently Asked Questions
Is Harrisonburg or Manassas more affordable?
Harrisonburg is more affordable with a median home price of $300K, compared to $568K in Manassas. Both cities offer a wide range of housing options, from condos and townhomes to single-family homes. Harrisonburg prices range from $150K–$600K. Manassas prices range from $60K–$1.9M.
What are the public-school pass rates in Harrisonburg and Manassas?
Harrisonburg public schools have a 74% average SOL pass rate; Manassas has 72% (2024 state assessment data). Public schools in Harrisonburg include Harrisonburg High School and Thomas Harrison Middle School; in Manassas, Osbourn High School and Metz Middle School. Pass rates reflect district-wide assessment results; check the specific assigned schools for any address.
Which is easier to commute from, Harrisonburg or Manassas?
Harrisonburg has the shorter commute to downtown at ~10 minutes vs ~45 minutes. Harrisonburg has no direct Metro access. Manassas has no direct Metro access.
How do Harrisonburg and Manassas compare?
Harrisonburg is a vibrant college city in the Shenandoah Valley, home to James Madison University. Manassas is a charming independent city with a revitalized downtown, diverse dining, and proximity to the Civil War battlefield. The right choice depends on your priorities: budget, commute length, home types, and neighborhood feel. smover can connect you with a verified agent in either city.
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 June 2026.