The Overland Park Construction Manager Career Guide

If you're a Construction Manager considering a move to Overland Park, you're looking at a market with steady demand, a lower cost of living than many metro areas, and a unique blend of suburban growth and urban amenities. This guide is built on hard data and local insights to give you a clear, practical picture of what your career and life would look like here.

The Salary Picture: Where Overland Park Stands

Let's start with the numbers. According to the U.S. Bureau of Labor Statistics (BLS) and local market data, the median salary for a Construction Manager in the Overland Park metro area is $106,034/year, which breaks down to an hourly rate of $50.98/hour. This is slightly below the national average of $108,210/year, a common trade-off for the region's lower cost of living.

The job market here is modest but stable. There are approximately 394 Construction Manager jobs in the metro area, with a projected 10-year job growth of 8%. This indicates consistent demand, particularly in the commercial, healthcare, and residential sectors that are driving the region's expansion.

Experience-Level Breakdown

Your earning potential will vary significantly based on your experience. Here’s a realistic breakdown for the Overland Park market:

Experience Level	Years of Experience	Estimated Annual Salary Range
Entry-Level	0-3 years	$75,000 - $90,000
Mid-Level	4-9 years	$95,000 - $120,000
Senior-Level	10-15 years	$120,000 - $150,000
Expert/Executive	15+ years	$150,000+ (often with bonuses)

Insider Tip: The jump from Mid-Level to Senior is where you'll see the biggest leverage. Certifications like the Certified Construction Manager (CCM) or Project Management Professional (PMP) can push you toward the higher end of the Senior range.

Comparison to Other Kansas Cities

Overland Park is a major employment hub, but it's useful to see how it stacks up against its neighbors in the Kansas City metro.

City	Median Salary	Key Industries
Overland Park, KS	$106,034	Corporate HQ, Healthcare, Retail, Residential
Kansas City, MO	~$112,500	Heavy Commercial, Industrial, Infrastructure
Olathe, KS	~$102,000	Logistics, Manufacturing, Residential
Shawnee, KS	~$99,000	Suburban Residential, Light Commercial

Overland Park offers a premium over the suburbs to the west and south, but it's competitive with the core of Kansas City, MO. The trade-off is that while KC MO may have slightly higher salaries, the income and property tax structures can differ significantly.

The Real Take-Home: After Taxes and Rent

A $106,034 salary sounds great, but what does it mean for your daily life in Overland Park? Let's break it down.

Assumptions: Single filer, using 2023 tax brackets (federal + state) and a comfortable rent budget.

• Gross Annual Salary: $106,034
• Estimated Annual Taxes (Federal, State, FICA): ~$26,500 (approx. 25% effective rate)
• Estimated Annual Take-Home Pay: $79,534
• Monthly Take-Home Pay: $6,628

Monthly Budget Breakdown (Single Professional):

Expense Category	Estimated Cost	Notes
Rent (1BR Apartment)	$839	City average; can range from $750 to $1,100
Utilities (Electric, Gas, Internet)	$250	Varies by season; newer buildings are more efficient
Groceries & Household	$500	Reasonable for a single person
Car Payment & Insurance	$500	Assumes a moderate car loan; insurance is moderate in KS
Gas & Maintenance	$250	Overland Park is spread out; you will drive
Health Insurance (Employer Plan)	$300	Pre-tax deduction
401(k) / Retirement Savings	$700	Aim for 10-15% of gross
Discretionary (Entertainment, Dining, Travel)	$1,289	Leftover for fun, savings, or debt
Total Expenses	$4,619
Monthly Surplus	$2,009

Can they afford to buy a home?
Absolutely. With a monthly surplus of over $2,000, saving for a down payment is very feasible. The median home price in Overland Park is around $350,000. A 20% down payment is $70,000, which you could save in 2-3 years with disciplined budgeting. A monthly mortgage payment (including taxes and insurance) on a $350,000 home would be roughly $2,200-$2,400, which is manageable on this salary, especially with a dual-income household.

Where the Jobs Are: Overland Park's Major Employers

The construction scene here is driven by a mix of corporate headquarters, healthcare expansion, and sustained residential demand. Here are the key players:

1. Black & Veatch (Headquartered in Overland Park): A global engineering, procurement, and construction (EPC) firm. They are a massive employer for large-scale infrastructure, water, and energy projects. They hire for project managers and construction managers for both local and global assignments.
2. Burns & McDonnell (Headquartered in Kansas City, MO): While based in KC, their massive presence (thousands of employees) spills directly into Overland Park. They are a top-tier employee-owned firm specializing in energy, aviation, and water/wastewater projects.
3. HCA Midwest Health (Multiple Hospitals): The region's largest healthcare network, which includes Overland Park Regional Medical Center and Menorah Medical Center. They are almost always in a state of expansion or renovation, requiring CMs for complex healthcare construction.
4. The University of Kansas Health System: With a major facility in Overland Park (the Indian Creek Campus), this system drives significant construction in medical office buildings, specialty clinics, and hospital expansions.
5. J.E. Dunn Construction Group: A national firm with a major Midwest headquarters. They are consistently involved in large commercial, civic, and institutional projects throughout the metro area.
6. Residential Developers: Local and regional developers like Summit Custom Homes, McGraw Gilmore, and D.R. Horton are constantly building in Overland Park's expanding suburbs (like Lenexa and Olathe), creating steady demand for residential construction managers.

Hiring Trends: The biggest growth is in healthcare construction (medical office buildings, outpatient surgery centers) and corporate interiors (office build-outs for companies moving to or expanding in the OP area). Public projects, like school expansions and municipal buildings, are also a reliable source of contracts.

Getting Licensed in KS

Kansas does not have a state-level license for Construction Managers (unlike some states). However, you will need to be licensed as a General Contractor for projects over $2,000 if you are bidding or contracting directly.

1. Requirements: You must register with the Kansas Attorney General's Office (Consumer Protection Division) and potentially with the city or county where you work. For some projects, you may need to prove experience and pass an exam.
2. Cost: The registration fee is minimal (often under $100). The real cost is bonding and insurance, which can be significant.
3. Timeline: Registration can be completed in a few weeks. The critical part is securing proper insurance (liability, workers' comp) and a surety bond, which can take several months to establish, especially if you're new to the market.

Insider Tip: Many Construction Managers in Overland Park work as employees for a GC or developer, in which case the company holds the license. If you plan to be an independent contractor, start the bonding and insurance process before you move.

Best Neighborhoods for Construction Managers

Where you live will impact your commute and lifestyle. Overland Park is a large, affluent suburb, but each area has a distinct feel.

Neighborhood	Vibe & Commute	Avg. 1BR Rent	Why It's Good for a CM
Downtown Overland Park	Walkable, urban feel with shops and restaurants. Central to many corporate offices.	$1,100 - $1,300	Best commute to Black & Veatch, corporate corridors. Walkable after work.
South Overland Park (near 135th & Metcalf)	Established, family-friendly, excellent schools.	$900 - $1,100	Close to major retail and healthcare employers. Easy access to major highways (I-435, US-69).
Lenexa (City Center)	Newer, planned community with a "town square" feel. Growing fast.	$850 - $1,050	Hotspot for new residential and commercial builds. Short commute to many job sites.
Brookside (Kansas City, MO)	Historic, charming, older homes. 10-15 min commute to downtown Overland Park.	$1,050 - $1,250	For those who want KC city character but work in OP. Good for networking in KC proper.
Olathe (West of I-35)	More affordable, family-oriented, with strong public schools.	$750 - $950	Great for saving money. Commute can be longer (~25-30 min to central OP), but housing is cheaper.

Commute Reality: Traffic is heaviest on I-435, I-35, and US-69 during rush hour (7-9 AM, 4:30-6 PM). Living within a 15-20 minute drive of your primary job site is ideal.

The Long Game: Career Growth

Overland Park is a solid place for long-term career stability, though it may not offer the explosive growth of a tech boomtown.

• Specialty Premiums: CMs with niche expertise command higher salaries:
  • Healthcare Construction: +10-15% premium (due to regulatory complexity).
  • Heavy Civil/Infrastructure: +10% premium (requires specialized knowledge).
  • Green Building (LEED): A growing differentiator, especially with corporate clients.
• Advancement Paths: The typical path is from Field Engineer/Superintendent to Project Manager to Senior Project Manager or Director of Construction. From there, you can move into executive roles (VP of Construction), start your own specialty firm, or move into development (working for a real estate firm).
• 10-Year Outlook (8% Growth): Steady, not explosive. Growth will be driven by the continued expansion of the Kansas City metro, healthcare needs, and infrastructure updates. The "Boomer" generation of managers will be retiring, creating openings. Your career will be more secure if you develop a specialty and a strong local network.

The Verdict: Is Overland Park Right for You?

Pros	Cons
Lower Cost of Living: Your salary goes further than in coastal cities.	Car-Dependent: You will need a reliable vehicle. Limited public transit.
Stable Job Market: Consistent demand from healthcare, corporate, and residential sectors.	Limited "Big City" Buzz: It's a suburb, not a cultural or innovation hub.
High Quality of Life: Top-rated schools, safe neighborhoods, family-friendly amenities.	Competition for Top Projects: The best jobs at elite firms are competitive.
Central Location: Easy access to Kansas City, MO for sports, dining, and nightlife.	Weather: Hot, humid summers and cold, icy winters can impact construction schedules.
Strong Professional Community: Numerous industry associations and networking events.	Salary Ceiling: While solid, top-end salaries may not reach levels of major coastal metros.

Final Recommendation:
Overland Park is an excellent choice for Construction Managers who prioritize stability, a comfortable lifestyle, and affordability. It's ideal for mid-career professionals looking to buy a home, start a family, and build a long-term career without the financial pressure of a high-cost-of-living area. If your primary goal is to work on the largest, most iconic projects in the world, you might look elsewhere. But for a rewarding career with a great quality of life, Overland Park is a very strong contender.

FAQs

1. Do I need to know someone to get a good construction job in Overland Park?
It helps, but it's not mandatory. The market is professional enough that strong resumes and relevant experience get noticed. However, joining the Associated General Contractors (AGC) of Kansas or the Kansas City Chapter of the Building Owners and Managers Association (BOMA) is highly recommended for networking.

2. How is the work-life balance for Construction Managers here?
Better than in many major metros. The 50-60 hour weeks common in the industry are still present, but the lack of extreme traffic (compared to LA or NYC) and the suburban setting can make the commute and overall pace more manageable. It's common to see managers home for dinner more regularly.

3. What's the biggest challenge for a new CM moving to Overland Park?
Building a local network and understanding the specific permitting processes of each city (Overland Park, Lenexa, Olathe, etc.) all have their own rules. It takes a year or two to get fully up to speed on the local players and processes.

4. Is the 8% job growth enough for someone relocating?
Yes, but with a strategy. The growth is steady, not a flood. You should have a job lined up before you move, or significant savings to cover 3-6 months of search time. Target your applications to the major employers listed above.

5. How does the weather affect construction schedules?
Significantly. Work slows in the deep winter (Jan-Feb) due to freezing temps. The most productive seasons are spring, summer, and fall. Project timelines must account for potential weather delays, especially for exterior work.