Cost

What a New Roof Costs in Overland Park (2026)

By Overland Park Roof Repair · September 9, 2026 · 7 min read

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 most Overland Park houses, 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.

How much is a new roof on your house? A quick estimate

You can get close before anyone measures. Take the footprint of the house — the ground it covers, not the total floor area of a two-story — and add 15–40 percent for pitch and overhangs. Divide by 100 to get squares, then multiply by $450–$800.

Take a ranch with a 1,600 sq ft footprint. Add 15–40 percent and the roof is roughly 1,840–2,240 sq ft, or about 18 to 22 squares. At $450–$800 a square, that's roughly $8,300–$17,900. A steep or cut-up roof sits near the top; a simple gable near the bottom. It's a planning figure, not a price, but it tells you whether a quote is in the right neighborhood.

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:

• Ranch north of I-435$8,500–$14,000
• 1970s split-level$10,000–$17,000
• 1990s Blue Valley two-story$12,000–$20,000
• Two-story with dormers and hips$16,000–$26,000

Typical ranges, not a quote.

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 (ice forms along eaves here; what the code requires depends on your city, so check with its building department), 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 some policies exclude cosmetic hail damage on metal — check your policy or ask your agent, because 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. Photograph the damage yourself and call your insurer or agent. A roofer can inspect and give you a written repair or replacement estimate; the insurer's adjuster decides what the policy pays. Only you — or a public adjuster licensed by the Kansas Insurance Department — negotiate the claim. How and when the money is paid out depends on your policy, so check your policy or ask your agent. Your deductible is yours to pay. A roofer who offers to cover, waive or rebate it is a red flag — offers like that can break Kansas law and your policy terms. If you're unsure, ask your insurer or the Kansas Attorney General's Consumer Protection Division. Details on the hail damage page.

Timing and paying for it

Prices and schedules follow the storms. After a spring hail event, roofers book weeks out, and a roof that isn't on a claim waits behind the ones that are. If your roof is simply worn out, getting written prices in late fall or winter usually means an easier schedule, and sometimes a better price. Shingles need warmth to seal, so ask how a cold-weather install is handled.

Most homeowners pay from savings, a home equity line or a home improvement loan. Compare the rate, the fees and the total cost of any loan before you sign, and don't let a payment plan be the reason you choose a roofer. On a claim-paid roof, many people only need to cover the deductible and any upgrades they choose, such as Class 4 shingles or a new ridge vent.

New roof cost: what usually isn't on the quote

A roofing quote covers the roof. A few related costs come up separately:

• Gutters. Re-hanging the old ones is often included; new gutters usually aren't.
• A skylight unit. New flashing belongs on the quote; a fogged unit that has lost its seal is a separate $1,200–$2,500.
• Inside repairs. Drywall and paint from an old leak are another trade.
• Attic work. Extra insulation or rerouted bath fans may be add-ons.

Ask early, so the total you plan for is the total you pay.

Before you sign

• Two or three written quotes that name the same shingle product
• A per-sheet decking price, with an estimate of how many sheets
• Ice-and-water membrane locations written out
• Ventilation described, not just "as needed"
• The permit on the quote, if your city requires one
• A payment schedule with a modest deposit and the balance at the end
• The workmanship term in years, in writing

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 what a complete replacement should include.