Overland Park, KS Roofing Prices: Shingle, Metal and Flat Roofs (2027)
Not your house? Change the size or pitch in Overland Park, KS
Pick the pitch that matches your roof - the rise over a twelve-inch run. From 9/12 up, crews tie off and work slower, and the price climbs. The Kansas default here is 5/12.
Our model puts a new asphalt roof in Overland Park, KS at $11,270 to $17,180, based on a typical 2,020 sq. ft. single-story house. That covers a 5/12 roof of about 2,283 sq. ft. - 22.8 squares - with tear-off of the current shingles, new materials and the crew.
Per square - the hundred-square-foot unit every roofing bid uses - this job lands at $601.83 installed. Upgrades change the picture: $12,520 to $19,090 for 50-year architectural shingles, or a starting point near $24,240 for steel shingles.
That is about $290 above the statewide figure of $11,030 to $16,820, a typical Overland Park premium for labor, permits and insurance. Every one of the 12 Overland Park ZIP codes in Johnson County uses the prices on this page.
What a New Roof Costs in Overland Park, KS: Shingles, Metal, Membranes
The roof stays the same size in every row below; only the covering changes. Each price includes tear-off of one layer, and the range shows how far honest bids usually spread.
| Material | Installed cost | Estimate | Per square |
|---|---|---|---|
| Asphalt shingles | |||
| Asphalt shingles, 30-year | $11,270 to $17,180 | $13,740 | $601.83 |
| Architectural shingles, 50-year | $12,520 to $19,090 | $15,270 | $668.81 |
| Metal | |||
| Steel shingles | $24,240 to $36,950 | $29,560 | $1,295.00 |
| Aluminum shingles | $26,810 to $40,860 | $32,690 | $1,432.01 |
| Standing seam metal | $32,320 to $49,260 | $39,410 | $1,726.33 |
| Stone-coated steel tiles | $33,000 to $50,300 | $40,240 | $1,762.87 |
| Flat / low-slope membranes (priced on the 2,020 sq. ft. footprint) | |||
| EPDM rubber membrane | $16,650 to $21,620 | $19,130 | $946.90 |
| TPO membrane, 60-mil | $14,330 to $18,610 | $16,470 | $814.96 |
| PVC membrane, 60-mil | $17,320 to $22,500 | $19,910 | $985.46 |
Shingles price through the roof replacement calculator, metal through the metal roof calculator, membranes through the flat roof calculator. Regional pricing for the Plains area sits 1% above the U.S. average on the pitched-roof rows.
Price per Year of Roof
The real cost of a roof is price divided by the years it lasts. Hover a bar: metal costs more up front and less per year.
Service lives follow the climate-bell model above (asphalt peaks in moderate regions; metal assumes correct installation); prices are the Overland Park, KS estimates above.
Pricing Variables in a Overland Park, KS Re-Roof
A cheap bid and an expensive bid often describe two different jobs. On this 22.8-square Overland Park, KS roof, these items carry real dollars:
- Tear-off. About $3,290 of the quote pays to strip and dispose of one layer; if the roofer finds two layers, figure another $2,140 or so.
- Hips and valleys. Take a basic gable as the baseline. A hip layout costs roughly $1,360 above it; dormers and valleys scattered across the roof cost about $2,300 above it.
- Second story. Roofers charge about $980 more for this roof on a two-story home - longer ladders, more trips, more setup.
- Skylights. Each skylight installed or replaced during the job adds about $360.
- Decking. Nobody can see rotten plywood until the shingles come off. Get a written per-sheet replacement price so a surprise has a fixed cost.
- Flashing, vents and gutters. Some roofers include new flashing and vents; others bill them separately. Price new gutters on their own with the gutter cost calculator.
- Permit and disposal. Fees depend on the town. Confirm the bid includes both the permit and the dumpster.
Build Your Roof Scope
Change any option to see what that scope costs in Overland Park, KS. Then compare each bid against it.
$13,740quotes usually $11,270 – $17,180
Roof size and pitch stay fixed (2,283 sq. ft., 5/12); only the scope changes. Skylights, gutters and rotten decking are not included.
A fair comparison holds scope constant - same layers off, same underlayment, same flashing and vent work, same decking terms. Then price decides.
How Kansas Weather Ages a Roof
Kansas' winters average highs near 43°F and lows near 20°F; summer highs average about 93°F. On our climate map below, that puts it in Region 3. Here is what that weather does to roofing in Kansas, and how to spec around it.
Hail. Storms here regularly bruise shingles and dent metal. Impact-resistant shingles cost more, but many insurers lower premiums for them - ask your agent before you choose.
Severe storms. Spring storms bring gusts that test every shingle seal strip. A high-wind nailing pattern and starter strips at the edges cost little and hold the roof down.
Hot summers. A dark roof over a stuffy attic ages fast in this heat. Ask how the new roof will vent, and price a reflective color.
Where Shingles Live Longest: the Climate Bell
Asphalt life peaks in the moderate middle (Region 3) and falls toward BOTH ends of the map above - cold regions destroy shingles with ice dams, hot ones bake them. Note the middle columns: shingles marketed as “lifetime” are good for about 25 real-world years at best - Kansas is Region 3. Hover any column.
low pitch holds snow and ice - it costs the most years in cold regions
Planning figures from our climate model, for ventilation-correct installs - a baked, unvented attic can take years off any column. Pitch adjusts the asphalt columns only; metal sheds snow at any sane pitch.
Check Roof Prices Where You Live
Metal vs. Shingles in Overland Park, KS
Metal is not one product. Long panels, metal shingles, stone-coated tiles and copper each solve a different problem, and the price gap between them is wide.
- Standing seam: $32,320 to $49,260. The panels interlock at upright seams, and the clips let the metal grow and shrink with the weather. Budget about $24,140 over architectural shingles for this roof.
- Steel shingles: $24,240 to $36,950. Aluminum shingles: $26,810 to $40,860. The look of a regular roof with the life of metal. These pieces work on steep or complicated roofs. Steel resists dents; aluminum resists corrosion.
- Stone-coated steel: $33,000 to $50,300. Steel tiles with a coat of stone granules. They are quiet in the rain, hard to dent, and look like tile or shake from the street.
- Copper: custom quote only. Copper has no price in our tools: each job is a custom quote, and it runs well past standing seam. In return it can outlive the house. Use it where people will see it, like a front porch or a turret.
Under strong sun, a cool-rated metal roof cuts the heat that reaches the attic and keeps its shape for decades. Ask for a light color and a reflective paint system on steel or aluminum. Copper looks great, but it is not a cool roof.
Metal survives hail without leaking, but it can dent. Check whether the warranty and your insurance policy cover cosmetic damage. Owners who stay put get the most from metal, because the long service life is where the savings sit. Want a firmer metal number? Try the metal roof calculator with your measurements.
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Best Season for a New Roof in Overland Park, KS
Summer highs near 93°F make midsummer hard on crews and on soft shingles, which scuff underfoot. Fall through spring is the better window, with winter highs near 43°F.
When storm crews arrive, slow down. Verify insurance, licensing and a local address first, and get the full scope in writing.
Overland Park, KS Flat Roof Replacement Cost
A flat roof the size of this home's 2,020 sq. ft. footprint would run, in Overland Park, KS:
- EPDM rubber: $16,650 to $21,620. Think of a heavy inner tube spread over the deck. The seams are glued, not welded, and over time they are its weak spot. It earns its place on small, simple roofs and in cold places.
- TPO, 60-mil: $14,330 to $18,610. The bright white membrane on many new commercial and home flat roofs. Hot-air welded seams turn the sheets into one skin. Pick it for a sunny roof over living space.
- PVC, 60-mil: $17,320 to $22,500. It looks like TPO but has a longer service record, and it holds up better where water sits or oils land. Choose it for a busy roof deck or a spot that never drains well.
From cheapest to most expensive here: TPO, then EPDM, then PVC. Tear-off of one existing layer and new polyiso board are part of each figure. A small section will price higher per square foot. Water that pools and freezes on a flat roof opens seams over time. Re-roofing is the moment to fix low spots with tapered board. Price your exact membrane, insulation thickness and drains with the flat roof calculator.
Black EPDM soaks up the sun on a 93°F afternoon. White TPO or PVC sends it back. The roof stays cooler, the membrane lasts longer, and the heat-welded seams give water fewer ways in.
Other Kansas Markets
Same roof, other Kansas markets - distances measured from Overland Park:
- Olathe, KS (8 miles southwest) - $11,220 to $17,110
- Kansas City, KS (12 miles north) - $11,230 to $17,120
- Wichita, KS (170 miles southwest) - $11,380 to $17,340
The same crews work Leawood, Mission, Lenexa, Shawnee and De Soto, so these prices apply there too. Statewide prices and the full city list: Kansas roofing cost guide.
Answers for Overland Park, KS Homeowners
What does a roof square mean on a quote?
Start with the area under the roof, including garages and porches, then allow for slope and waste. A 2,020 sq. ft. footprint at 5/12 becomes roughly 22.8 squares (2,283 sq. ft.). Compare bids on the same count.
How many days will my roof replacement take?
Most shingle re-roofs on a house this size (2,283 sq. ft. of roof) finish within a few working days. Extra layers, steep pitch or rain add time; metal takes longer.
When does a home policy pay for roofing?
Insurance covers storm and impact damage, not wear. A worn-out roof is a maintenance cost - here about $11,270 to $17,180 for asphalt. After a storm, take photos and have a roofer look before you open a claim. Look for a wind or hail deductible in your Kansas policy; it is often figured as a percentage, not a dollar amount.
Should my roofer get a permit in Kansas?
Rules vary by town, but a full re-roof usually needs a permit. Expect your roofer to obtain it and to schedule any inspection.
Calculators for this job: Roof Replacement Calculator · Metal Roof Calculator · Flat Roof Calculator · Gutter Cost Calculator · Attic Insulation Calculator · Roof Heat Cable Calculator
Where prices come from: our roofing calculators, a Plains adjustment and yearly inflation. Real bids depend on your roof, so ask several contractors to quote the same work.
Quick Answers
Answers use Kansas averages; energy prices updated October 2026.
What time of year is best for a new roof in Kansas?
Fall to spring. At about 93°F on a typical summer afternoon, shingles in Kansas turn soft and mark easily, while winter highs around 43°F make the off-season comfortable for roofing.
Does a new roof in Kansas need an ice barrier membrane?
It should have one. With typical winter lows around 20°F, roofs in Kansas face ice dams, so the membrane belongs at the eaves and in every valley - check the building code for the minimum.
Does metal roofing make sense in Kansas?
Usually, if you will stay. With winter lows around 20°F, metal in Kansas sends snow sliding off before it can build ice at the eaves - just add snow guards above entries.
Will a lighter roof lower cooling costs in Kansas?
Only a little. Winter lows around 20°F mean heating dominates the energy bill in Kansas; spend first on attic insulation and air sealing.
Can new shingles go on top of the old roof?
Sometimes, if only one layer is on now and local code allows a second. A full tear-off costs more but exposes the deck, so rotted boards get replaced rather than buried.
Run your own numbers: Roof replacement calculator or Metal roof cost calculator.
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