Market Overview
Leesburg is pricier ($870K median vs $568K), a difference of about $302K. Both cities average 22 days on market. Manassas offers a lower entry point at $60K–$1.9M.
Leesburg
VA
Manassas
VA
Median Price
$870K
$568K
Avg Days on Market
22 days
22 days
Price Range
$150K–$5.8M
$60K–$1.9M
Top Neighborhoods
Lansdowne, Raspberry Falls, Beacon Hill, Edwards Ferry Road
Old Town Manassas, Georgetown South, Signal Hill, Sudley
Schools
Leesburg leads on school quality with a 88% average pass rate (rated Excellent) compared to 72% in Manassas. Top schools in Leesburg include Tuscarora High School and Heritage High School. In Manassas, families look to Osbourn High School and Metz Middle School. See Leesburg schools | See Manassas schools
Leesburg
VA
Manassas
VA
Quality Tier
Excellent
Strong
Avg Pass Rate
88%
72%
Top Schools
Tuscarora High School, Heritage High School, Smart's Mill Middle School
Osbourn High School, Metz Middle School, Round Elementary
Pass Rate
Commute
Manassas is closer to downtown at ~45 minutes vs ~50 minutes. Neither city has direct Metro access. Major highway access: Leesburg (Rt 7, Rt 15, Dulles Greenway), Manassas (I-66, Rt 28, Rt 234).
Leesburg
VA
Manassas
VA
Drive to Downtown
~50 min
~45 min
Metro Stations
No Metro access
No Metro access
Metro Lines
N/A
N/A
Major Highways
Rt 7, Rt 15, Dulles Greenway
I-66, Rt 28, Rt 234
Commuter Rail
None
VRE (Manassas line)
Property Tax
On a $870K home in Leesburg, you would pay ~$7,569/yr in property tax. In Manassas, a $568K home costs ~$6,839/yr. Leesburg has the lower rate at $0.870 per $100 of assessed value.
Leesburg
VA
Manassas
VA
Rate per $100
$0.870
$1.204
Est. Annual Tax
Based on median home price
$7,569/yr
$6,839/yr
Notes
Loudoun County rate; Town of Leesburg adds $0.165
None
Walkability
Manassas is more walkable with a Walk Score of 38 (Car-Dependent), compared to 38 in Leesburg. Transit scores: Leesburg (10) vs Manassas (15). Walkability varies significantly by neighborhood. Urban corridors like Lansdowne and Old Town Manassas score much higher than suburban areas.
Leesburg
VA
Manassas
VA
Walk Score
Transit Score
10
15
Bike Score
42
35
Safety
Leesburg is rated "Very Safe" with a total crime rate 51% below Virginia average. Manassas is rated "Average" (7% above Virginia average). Both cities compare favorably to broader regional trends. Crime rates vary by neighborhood, so check specific areas when house hunting.
Leesburg
VA
Manassas
VA
Safety Rating
Violent Crime
0.5/1K
1.8/1K
Property Crime
7.8/1K
16.2/1K
vs Virginia Avg
51% below Virginia average
7% above Virginia average
VA
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Frequently Asked Questions
Is Leesburg or Manassas more affordable?
Manassas is more affordable with a median home price of $568K, compared to $870K in Leesburg. Both cities offer a wide range of housing options, from condos and townhomes to single-family homes. Leesburg prices range from $150K–$5.8M. Manassas prices range from $60K–$1.9M.
Which has better schools, Leesburg or Manassas?
Leesburg has stronger schools overall, with a 88% average pass rate compared to 72% in Manassas. Top schools in Leesburg include Tuscarora High School and Heritage 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, Leesburg or Manassas?
Manassas has the shorter commute to downtown at ~45 minutes vs ~50 minutes. Leesburg has no direct Metro access. Manassas has no direct Metro access.
What are property taxes in Leesburg vs Manassas?
Leesburg has a property tax rate of $0.870 per $100 (~$7,569/yr on a $870K 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 Leesburg or Manassas better for families?
Both cities are popular with families. Leesburg blends colonial history with modern amenities. 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.