What a Roof Replacement Costs in Overland Park (2026)
Here's the number most people are looking for: a full asphalt shingle roof replacement in Overland Park in 2026 costs $450–$800 per square, and a square is 100 square feet of roof surface. On the houses we actually work on, that lands between $9,000 and $22,000 for the large majority, with big custom homes in Leawood and south Overland Park going higher. Everything else in this post is what moves you from the low end to the high end.
By house size
Roof area is always bigger than floor area — pitch, overhangs and porches add 15–40 percent. Rough guides for Johnson County housing:
| House | Roof | Architectural shingles | With Class 4 |
|---|---|---|---|
| 1,400 sq ft ranch north of I-435, simple gable | 18–20 sq | $8,500–$14,000 | $9,000–$15,000 |
| 1,800 sq ft split-level, 1970s | 22–25 sq | $10,000–$17,000 | $10,500–$18,000 |
| 2,400 sq ft two-story, 1990s Blue Valley | 26–30 sq | $12,000–$20,000 | $12,500–$21,000 |
| 3,200 sq ft two-story with dormers and hips | 34–40 sq | $16,000–$26,000 | $17,000–$27,000 |
Typical ranges, not a quote. The cost page has the repair prices alongside these.
What's in a real replacement
A roof estimate Overland Park homeowners can compare has to list the parts. On a 28-square two-story, here's roughly where the money goes:
- Tear-off and disposal — $1,500–$2,500 for one layer. A second layer adds $1,000–$2,500; a third, more.
- Decking — $90–$150 per sheet of OSB replaced. Budget four to eight sheets on a 1990s house, more if a gutter overflowed under a tree for years.
- Ice-and-water membrane — at the eaves (required by code in the Kansas City area because ice forms along eaves), in every valley, and around penetrations. $300–$700 in materials on this roof.
- Synthetic underlayment — over the rest of the deck. Felt is cheaper and tears in the wind before the shingles go on.
- Drip edge, pipe boots, step and counter-flashing — new, not reused. $400–$900.
- Shingles — the biggest line, $3,500–$7,000 in materials for a good architectural shingle on 28 squares.
- Ridge vent and soffit intake — $400–$1,200. Roof ventilation Overland Park attics often lack, and the line item most likely to be missing from the cheap quote.
- Labor — the rest. Crews here run $150–$300 per square depending on pitch and complexity.
- Permit — the city's fee, $100–$300 depending on which Johnson County city.
Add those up at the low end and you're around $11,000; at the high end, around $19,000. That's the whole spread on one house, and it comes down to what's on the list.
What moves the price
Pitch. Above 7/12 the crew slows down and needs harnesses and staging. Many 1990s two-stories in the Nottingham and Deer Creek areas are 8/12 or steeper on the main roof. Add 10–25 percent.
Complexity. Every valley, hip, dormer and skylight is cutting, flashing and waste. A simple ranch gable is the cheapest roof per square in the county; a cut-up two-story with four dormers is the most expensive.
Layers. Covered above. Look at your drip edge before you get quotes so you aren't surprised.
Shingle grade. Standard architectural, Class 4 impact-resistant (about $15–$35 more per square, and almost always worth it here), or a designer shingle at $100–$200 more per square.
Season. The three months after a spring hail event are the busiest of the year for roofing in Overland Park KS. Book a non-claim replacement for October through February and scheduling is easier and prices are sometimes softer.
Metal and other materials
Standing-seam metal runs $1,200–$2,000 per square installed, so $30,000–$50,000 on the same 28-square roof — two to three times shingles. It lasts twice as long and takes hail without leaking, but most panels dent cosmetically and many Kansas policies exclude cosmetic hail damage on metal, so the insurance math is different. Synthetic slate or shake runs $900–$1,600 per square and shows up on Hallbrook and Cedar Creek custom homes more than anywhere else.
When insurance is paying
A large share of the roof replacement Overland Park sees in any given year is on a hail claim. The insurer's adjuster writes the scope and prices it on their software; you pay your deductible and any upgrades. The check usually comes in two parts — actual cash value up front, depreciation released when the work is invoiced. What you can't do under Kansas law is have the roofer absorb the deductible, and a roofer who offers is planning to make it up on the roof. Details on the hail damage page.
Reading three quotes that are $8,000 apart
It happens constantly. The low quote usually has one or more of these: felt instead of synthetic underlayment, ice-and-water only at the eave minimum or not at all, reused flashing, no ventilation, decking as an unlimited extra at a high per-sheet price, and no permit. Line the three up item by item. The gap either closes or the cheap quote turns out to be for a different, worse roof. Our post on questions to ask roofing contractors in Overland Park has the rest of the checklist, and the roof replacement page lists exactly what ours includes.
Need roof work in Overland Park?
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