Construction Manager Career Guide: Kansas City, KS

As someone who’s watched Kansas City’s skyline evolve from the downtown loop to the sprawling suburbs of Wyandotte County, I can tell you this: the construction scene here is relentless. It’s a city of perpetual motion, fueled by the intersection of major logistics corridors, a revitalizing downtown, and a growing biotech corridor. For a Construction Manager, this means steady demand, but you need to know the local landscape to thrive. This guide breaks down the reality of the job, the money, the neighborhoods, and the long-term prospects right here in Kansas City, KS.

The Salary Picture: Where Kansas City Stands

First, the bottom line. According to the U.S. Bureau of Labor Statistics (BLS) and local market data, the median salary for a Construction Manager in Kansas City, KS is $106,034 per year, which translates to an hourly rate of $50.98. This is slightly below the national average of $108,210, but the trade-off is a significantly lower cost of living. The metro area supports roughly 299 jobs for Construction Managers, with a projected 10-year job growth of 8%, indicating stable, if not explosive, demand.

Experience is the primary driver of salary. Here’s how it typically breaks down locally:

Experience Level	Typical Years	Estimated Annual Salary (KS Metro)
Entry-Level	0-3 years	$65,000 - $80,000
Mid-Level	4-8 years	$90,000 - $115,000
Senior-Level	9-15 years	$120,000 - $150,000
Expert/Executive	15+ years	$150,000 - $190,000+

Insider Tip: Salaries in Kansas City, KS (the Kansas side) are often slightly lower than those in Kansas City, MO (the Missouri side) due to tax structures and the concentration of larger corporate HQs in MO. However, for roles in Wyandotte County or the growing KCK area, you’ll find competitive packages, especially with commercial and industrial contractors.

Comparison to Other Kansas Cities:

• Wichita: Salaries are comparable, often 2-5% lower, driven by the dominant aviation sector (e.g., Spirit AeroSystems). The job market is more concentrated in manufacturing and aerospace construction.
• Topeka: State government and university projects dominate. Salaries here can be 5-8% lower than in KC, with less variety in project types (fewer high-rise commercial, more institutional and public works).
• Overland Park (KS Metro): While part of the broader KC metro, Overland Park’s booming corporate campus and medical district often command premium salaries, sometimes 3-7% above the KC, KS median, due to high-end commercial and healthcare projects.

The Real Take-Home: After Taxes and Rent

The median salary of $106,034 sounds solid, but let’s get real about your monthly cash flow. Kansas has a graduated income tax (currently 3.1% to 5.7%). As a single filer, your take-home pay after federal, state, and FICA taxes would be approximately $6,800 - $7,100 per month, depending on deductions.

With the average 1-bedroom rent in the metro at $1,098/month, here’s a sample monthly budget for a Construction Manager earning the median:

Expense Category	Estimated Monthly Cost	Notes
Net Income (after taxes)	$7,000	Based on $106,034 salary
Rent (1BR Apt)	$1,100	Average metro rate
Utilities (Elec, Gas, Water, Internet)	$250	Varies by season & unit
Car Payment & Insurance	$600	Essential for KC metro commute
Groceries & Household	$700
Healthcare (employer plan)	$350	(Est. employer + employee share)
Retirement (401k, 10%)	$885	Recommended for long-term growth
Discretionary/Other	$1,115	Dining, entertainment, savings
Total	$5,000	Leaves a $2,000 buffer

Can they afford to buy a home? Absolutely. The median home price in the Kansas City metro is around $300,000 - $320,000. With a 106k salary, a 20% down payment ($60k) is a significant upfront cost, but entirely achievable with 2-3 years of disciplined saving. A monthly mortgage payment (including taxes and insurance) on a $260,000 loan would be roughly $1,800-$2,000, which is manageable on this salary. The lower cost of living (93.3 vs. 100 US average) makes homeownership a realistic goal here, unlike in coastal markets.

Where the Jobs Are: Kansas City's Major Employers

The KC construction market is dominated by a mix of national firms with strong local presences and reputable regional players. Hiring is steady, with a recent push in logistics, healthcare, and multi-family residential.

1. HNTB Corporation: While headquartered in Missouri, their Kansas City office (often in Overland Park or downtown) is a powerhouse for public works, bridges, and transit projects (like the ongoing streetcar expansion). They consistently hire for PM and CM roles for DOT (KDOT, MoDOT) contracts.
2. Burns & McDonnell: An employee-owned engineering and construction firm based in Kansas City, MO, with major operations in KS. They specialize in energy, aviation, and water/wastewater projects. They have a strong culture of promoting from within and offer competitive benefits.
3. McCownGordon Construction: A top-tier national contractor with a significant Kansas City presence. They are known for high-profile health, science, and commercial projects. They frequently post roles for Senior Project Managers with experience in complex institutional builds.
4. Brinkmann Constructors: A regional favorite with deep roots in the Midwest. They excel in multi-family, retail, and hospitality projects. They have a reputation for a collaborative culture and are a great place for mid-career managers to grow.
5. J.E. Dunn Construction: A national giant with a major office in Kansas City, MO. They handle everything from healthcare (Children’s Mercy Hospital) to corporate interiors. Their projects are large-scale, requiring seasoned CMs, and they pay at the top of the local market.
6. Kansas City, Kansas Public Schools (KCKPS): For public sector work, KCKPS is a major client. They have a long-term capital improvement plan, meaning steady, predictable work for contractors specializing in schools and facilities management.
7. Bi-State Development (Metro Transit): While a Missouri entity, their projects involve Kansas infrastructure and crossings. Major transit expansions often require CMs with rail and utility coordination experience.

Hiring Trends: The biggest demand is for CMs with LEED AP certification and experience with IPD (Integrated Project Delivery) models, especially in healthcare and higher education. Experience with BIM and VDC (Virtual Design & Construction) is no longer a "nice-to-have" but a baseline requirement for top firms.

Getting Licensed in KS

Kansas does not have a state-level mandatory licensure for Construction Managers (unlike some states). However, the professional standard is to hold a Residential Building Contractor License (for residential work) or, more commonly, to have a Professional Engineer (PE) license if you’re stamping drawings or performing design-related services.

• Residential Building Contractor License: Required for projects over $2,500 in residential construction. Administered by the Kansas Attorney General’s Office.

  • Cost: Application fee is $200. You must also provide proof of financial solvency (a surety bond or letter of credit).
  • Process: Study the Kansas Residential Building Code, take a 1-hour exam (open book), and submit your application. The exam is administered at regional testing centers.
  • Timeline: 4-8 weeks for processing after passing the exam.

• Professional Engineer (PE) License: If you’re an engineer or plan to offer engineering services. Administered by the Kansas State Board of Engineering.

  • Cost: Exam fees (FE ~$150, PE ~$300) + initial licensing fee $150 + annual renewal $150.
  • Process: Pass the FE exam, work under a PE for 4 years, pass the PE exam, submit references.
  • Timeline: 5+ years (including work experience).

Insider Tip: Even without a state CM license, most major GCs and design-build firms will require or strongly prefer a PMP (Project Management Professional) certification or a LEED AP. These credentials are often more valuable than a state contractor’s license for commercial work.

Best Neighborhoods for Construction Managers

Your commute is critical in Kansas City’s spread-out metro. Here are neighborhoods that balance access to job centers with quality of life.

1. Downtown Kansas City, KS (The Dot): The epicenter of new development. You’re minutes from the Kansas River, the Legends Outlets, and the new KCK government campus. Rents are rising but offer urban convenience.

   • Commute: Central to most major employers (HNTB, KCKPS). 10-20 mins to most job sites.
   • 1BR Rent Estimate: $1,100 - $1,400/month.

2. Lenexa, KS: A thriving suburb in Johnson County with a booming corporate park (Lenexa City Center) and easy access to I-35. It’s family-friendly with excellent schools and a low crime rate. A hub for commercial and retail construction.

   • Commute: 20-30 mins to downtown KC, KS; 15-25 mins to Overland Park job sites.
   • 1BR Rent Estimate: $1,200 - $1,500/month.

3. Edwardsville, KS: A smaller, more affordable option in Wyandotte County, right off I-70. It’s a practical choice for those working at the Kansas Speedway or nearby industrial parks. Less trendy but highly functional.

   • Commute: 15-25 mins to downtown KC, KS; 30+ mins to Johnson County.
   • 1BR Rent Estimate: $900 - $1,200/month.

4. Overland Park, KS (South of I-435): This is the affluent, suburban heart of the metro. While technically in Johnson County, it’s a major employer hub (Cerner, Sprint campus). The commute to KCK can be long (45+ mins), but it’s ideal if you work for a firm based there.

   • Commute: 15-25 mins to Johnson County jobs; 45-60 mins to KCK, KS core.
   • 1BR Rent Estimate: $1,300 - $1,600/month.

5. Prairie Village, KS: A classic, walkable suburb with a strong sense of community and older, well-built homes. It’s close to the Country Club Plaza and major medical centers, making it good for CMs specializing in healthcare facilities.

   • Commute: 20-45 mins to most job sites (central location).
   • 1BR Rent Estimate: $1,250 - $1,550/month.

The Long Game: Career Growth

The 10-year outlook for Construction Managers in Kansas City is stable. The 8% job growth is tied to population growth, infrastructure renewal (aging bridges, roads), and the expansion of the healthcare and logistics sectors. To accelerate your career and salary, consider these paths:

• Specialty Premiums:

  • Healthcare Construction: CMs with experience in hospital builds (clean rooms, medical gas, life safety systems) can command a 10-15% premium. Firms like J.E. Dunn and McCownGordon are heavily invested here.
  • Industrial/Logistics: With the KC metro being a national logistics hub, experience in warehouse, distribution center, and manufacturing facility construction is in high demand. This can add 5-10% to your salary.
  • Sustainability (LEED): This is no longer a premium; it’s an expectation. A LEED AP credential is a baseline for competitive roles.

• Advancement Paths:

  1. Project Superintendent: Field-focused, hands-on. Salary often matches or exceeds PMs initially.
  2. Project Manager (PM): The core role, managing budgets and contracts.
  3. Senior PM/Project Executive: Oversees multiple projects, major client relations.
  4. Operations Manager/Director: Manages a regional office or division.
  5. Owner’s Representative: A move to the client side (e.g., for a hospital system or university). Often offers better work-life balance and a salary at the top of the market.

10-Year Outlook: Automation (drones, AI in scheduling) will change the job, not eliminate it. The CM’s role will shift more toward high-level logistics, risk management, and client communication, while field techs handle more data collection. The CMs who embrace tech will advance fastest.

The Verdict: Is Kansas City Right for You?

Here’s a no-nonsense breakdown of the pros and cons.

Pros	Cons
Strong Value: A $106,034 salary goes much further here than in a coastal city.	Car-Dependent: You need a reliable vehicle. Public transit is limited.
Stable Job Market: The 299 jobs and 8% growth offer security, not volatility.	Weather: Winters can be harsh with ice and snow, impacting construction schedules.
Diverse Opportunities: From urban infill to industrial parks, you won’t get pigeonholed.	Lower Ceiling: Top-end salaries are lower than in Chicago or Denver. The trade-off is cost of living.
Central Location: 3 hours from St. Louis, 4 hours from Omaha. Easy for regional travel.	Perception: It’s not a "coastal" market; the pace can feel slower to some.

Final Recommendation:
Kansas City, KS is an excellent choice for mid-career Construction Managers (5-15 years experience) looking to build equity, enjoy a manageable cost of living, and work on a variety of meaningful projects. It’s less ideal for early-career professionals seeking the highest possible salary right away or for those who desire a vibrant, walkable, car-free urban lifestyle. If you value stability, affordability, and a clear path to homeownership, KC is a smart, strategic move.

FAQs

1. Do I need a Kansas driver’s license to work as a CM here?
Yes, you will. Most employers require you to have a valid in-state license to manage projects, commute to sites, and for legal/insurance purposes. You can typically get one within 90 days of establishing residency.

2. How competitive is the job market for out-of-state applicants?
The market is competitive but open. Many firms are eager for CMs with experience from larger markets (like Denver or Dallas) who can bring new methodologies. Networking locally via the Kansas City Chapter of the Associated General Contractors (AGC) is crucial.

3. What’s the typical project size here?
It varies widely. You’ll find everything from small $500k residential remodels to $50M+ hospital wings and logistics centers. Your experience will dictate your fit. The median commercial project in KC, KS is likely in the $5M-$20M range.

4. Are there union vs. non-union shop differences?
Yes. The Kansas side is heavily non-union for commercial work, unlike the Missouri side which has stronger union presence. This can affect project labor agreements. Be sure to ask during interviews about the firm’s labor model.

5. How important is BIM/VDC knowledge here?
Essential. For any role at a top-tier firm (HNTB, McCownGordon, J.E. Dunn), proficiency in BIM 360, Revit, and Navisworks is a non-negotiable requirement. If you don’t have it, consider a certification course before applying.

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Data Sources: U.S. Bureau of Labor Statistics (BLS) Occupational Employment and Wage Statistics, Kansas Department of Labor, Cost of Living Index (Council for Community and Economic Research), Zillow Rent Data, and local industry reports.