HVAC Technician Career Guide: Overland Park, KS

As a local who's watched this city's growth firsthand, I can tell you that Overland Park isn't just another Kansas suburb—it's the state's second-largest city with a robust commercial corridor and a housing market that's surprisingly manageable for skilled tradespeople. For HVAC technicians considering a relocation or career move, this guide breaks down the real numbers, the local landscape, and what your day-to-day reality would look like.

The Salary Picture: Where Overland Park Stands

Overland Park's HVAC technician salaries tell a story of stability rather than extreme wealth. The median salary here sits at $54,551/year, which breaks down to $26.23/hour. That's slightly below the national average of $55,670/year, but don't let that number fool you—it's a calculated trade-off for the city's significantly lower cost of living.

Here's how salaries typically break down by experience level in the local market:

Experience Level	Annual Salary Range	Hourly Rate	What to Expect
Entry-Level (0-2 years)	$42,000 - $48,000	$20.19 - $23.08	Apprentice roles, basic maintenance calls
Mid-Level (3-7 years)	$50,000 - $60,000	$24.04 - $28.85	Independent service work, some installations
Senior (8-15 years)	$58,000 - $70,000	$27.88 - $33.65	Complex commercial systems, team leadership
Expert (15+ years)	$65,000 - $85,000+	$31.25 - $40.87	Specialized commercial/industrial, consulting

Insider tip: The salary curve flattens a bit here compared to larger metros. You'll hit the mid-level range faster, but the jump to senior or expert roles requires either specialization or moving into management. Commercial specialists at companies like Burns & McDonnell can push $75,000+ with certifications.

Compared to other Kansas cities, Overland Park sits in the middle:

• Kansas City, MO (metro-wide): $56,210/year (slightly higher, but commute time eating into that)
• Wichita: $51,840/year (lower cost of living, but fewer commercial opportunities)
• Topeka: $49,550/year (state government jobs provide stability, but limited growth)

The metro area has 394 HVAC technician jobs currently, with a 6% 10-year job growth projection—solid but not explosive. This translates to steady demand, especially from commercial retrofits and residential conversions as the city's older housing stock (think 1970s-80s builds in Prairie Village) gets upgraded.

The Real Take-Home: After Taxes and Rent

Let's get practical. At the median salary of $54,551/year, your monthly take-home after taxes is approximately $3,400 (assuming single filer, standard deduction, Kansas state tax). The city's cost of living index is 93.3 (US avg = 100), which means your money goes further here than the national average.

Here's a realistic monthly budget breakdown for a mid-level technician at the median:

Expense Category	Monthly Cost	% of Take-Home	Local Context
Rent (1BR average)	$839	25%	Below national average significantly
Utilities (average)	$180	5%	Seasonal spikes in summer (AC) & winter (heat)
Groceries	$350	10%	Competitive with national chains; local butcher shops offer deals
Healthcare/Insurance	$300	9%	Employer plans common, but deductibles vary
Transportation	$400	12%	Car is essential; gas ~$3.15/gal currently
Tools/Supplies	$150	4%	Professional-grade tools; some companies provide
Savings/Retirement	$400	12%	401(k) matching at larger companies
Discretionary	$781	23%	Entertainment, dining, etc.

Can you afford to buy a home? Yes, absolutely. The median home price in Overland Park is around $330,000. With a 10% down payment ($33,000), a $54,551 salary qualifies for a conventional mortgage. Monthly payments (including taxes, insurance, PMI) would run about $2,000-$2,200—about 35% of your take-home. This is higher than the recommended 30%, but manageable if you're willing to start with a smaller condo or a home in areas like Roeland Park or Merriam (east of I-35).

Insider tip: Many HVAC companies in the area offer housing assistance programs or down payment help—particularly those with union affiliation (like Local 110). It's worth asking during interviews.

Where the Jobs Are: Overland Park's Major Employers

The job market here is split between residential service companies, commercial mechanical contractors, and institutional facilities. Here's who's actually hiring:

1. Burns & McDonnell (Headquarters in Kansas City, MO, but major presence in OP)

   • What they do: Massive engineering/construction firm with a dedicated HVAC division
   • Hiring trends: Expanding commercial data center cooling projects. Currently hiring 5-7 technicians quarterly
   • Pay scale: $60,000-$85,000 (commercial/industrial focus)
   • Insider tip: They value certifications (like EPA 608, NATE) and military experience. The work is project-based, so travel is occasional.

2. Johnson County Community College (JCCC) Facilities Department

   • What they do: Maintain 20+ buildings on campus
   • Hiring trends: Steady, with retirements creating openings every 2-3 years
   • Pay scale: $48,000-$62,000 (union position with excellent benefits)
   • Insider tip: This is a "lifestyle" job—consistent hours, summers off (when students are gone), and pension. Competitive to get in.

3. Adams & Sons Mechanical (Local residential/commercial contractor)

   • What they do: Full-service HVAC with a strong maintenance contract base
   • Hiring trends: Growing 10% annually, adding to commercial service team
   • Pay scale: $52,000-$68,000 (commission on sales can boost this)
   • Insider tip: They're family-owned and value loyalty. The service manager is known for promoting from within.

4. Overland Park Regional Medical Center

   • What they do: Hospital HVAC maintenance (critical systems)
   • Hiring trends: Replacing aging staff, needs techs with healthcare experience
   • Pay scale: $55,000-$70,000 (shift differentials for nights/weekends)
   • Insider tip: Requires clean background check and sometimes a hair drug test. Stability is unmatched.

5. Comfort Systems USA (National company with local branch)

   • What they do: Commercial/industrial HVAC service and installation
   • Hiring trends: Aggressive expansion in Kansas City metro; hiring 3-4 techs monthly
   • Pay scale: $58,000-$75,000 (performance bonuses)
   • Insider tip: They provide a work van and gas card, which saves you $400/month in personal vehicle costs.

6. Johnson County Government

   • What they do: Maintain county buildings, libraries, and facilities
   • Hiring trends: Public sector stability; openings every 18-24 months
   • Pay scale: $50,000-$65,000 (excellent benefits, pension)
   • Insider tip: Civil service exam required. The hiring process is slow (3-6 months) but worth it for the job security.

Hiring trend summary: Commercial and institutional jobs are growing faster than residential, driven by Overland Park's office park expansion (around College Boulevard) and healthcare facility upgrades. The residential market remains steady but competitive.

Getting Licensed in Kansas

Kansas keeps HVAC licensing relatively straightforward compared to states like California or Texas. Here's what you need:

State Requirements:

• No state-level HVAC license required for most residential work
• EPA Section 608 Certification (federal requirement for handling refrigerants) - $100-$250 for test prep and exam
• Contractor License (if you plan to start your own business) - $250 application fee + $100 exam fee
• Journeyman License (optional but valuable) - $150 application, requires 4,000 hours documented experience

Timeline to Get Started:

• 0-3 months: Get EPA 608 certification (type II or Universal recommended)
• 3-6 months: Secure apprenticeship or entry-level position
• 6-12 months: Begin documenting hours for journeyman license
• 2-3 years: Qualify for journeyman license, then pursue contractor license if desired

Local Insight: Most employers provide or subsidize EPA certification. The real credential here is the NATE (North American Technician Excellence) certification—not required but expected for commercial roles. Study for it during your first year.

Cost Breakdown:

• EPA 608 Certification: $150 (average)
• NATE Certification: $200 per specialty
• Kansas Contractor License (if applicable): $350 total
• Total upfront costs: $150-$400 (most covered by employer)

Pro tip: The Kansas Department of Commerce handles contractor licensing, but for journeyman hours, you'll work with the Kansas Department of Labor. Keep meticulous records—digital logs are accepted.

Best Neighborhoods for HVAC Technicians

Living in Overland Park means balancing commute, cost, and lifestyle. Here's my local breakdown:

Neighborhood	1BR Rent (avg)	Commute to Major Employers	Vibe & Why It Works for Techs
Prairie Village	$950/month	10-15 min to OP Regional, JCCC	Established, quiet, safe. Great if you work at the medical center or east side commercial parks. Home prices here are higher but stable.
Roeland Park	$875/month	15-20 min to Burns & McDonnell, most employers	Older, affordable housing stock (1950s-60s). Mix of renters and homeowners. Good value for your dollar.
Merriam	$800/month	15-25 min to anywhere via I-35	Budget-friendly, diverse. Closer to Kansas City, MO for entertainment. Commute is easy with highway access.
Lenexa (southwest)	$850/month	20-30 min to major employers	Newer developments, family-oriented. Slightly longer commute but more modern apartments. Growing commercial area near City Center.
Overland Park proper (central)	$925/month	10-20 min to most jobs	Walkable areas, near College Blvd corridor. More expensive but minimizes commute. Ideal for those without families.

Insider tip: The 63rd Street corridor (between I-35 and US-69) has older apartments at below-average rents but is gentrifying. It's a good transitional area if you're saving for a house. Avoid the K-7 corridor south of 135th Street—it's growing fast but still has traffic bottlenecks that can make commutes unpredictable.

For buying, Roeland Park and Merriam offer the best balance of affordability and access. Prairie Village is great if you can afford $350,000+ for a starter home.

The Long Game: Career Growth

Overland Park rewards specialization. Here's how to increase your earning potential:

Specialty Premiums:

• Commercial refrigeration: +$5-$10/hour (grocery stores, restaurants)
• Hospital/healthcare HVAC: +$3-$8/hour (critical systems, clean rooms)
• Geothermal systems: +$4-$7/hour (niche but growing in new developments)
• Building automation: +$6-$12/hour (BACnet, Modbus programming)

Advancement Paths:

1. Service Tech → Lead Tech (3-5 years): +20% salary, supervisory duties
2. Tech → Service Manager (5-8 years): $70,000-$90,000, office-based but with field oversight
3. Tech → Sales/Estimator (5+ years): $65,000-$100,000+ (commission-based, requires sales aptitude)
4. Tech → Business Owner (10+ years): Unlimited potential but high risk; Overland Park has ~120 licensed HVAC contractors

10-Year Outlook:
The 6% job growth is conservative. The real growth is in retrofits—nearly 40% of Overland Park's housing stock was built before 1990 and needs efficiency upgrades. Commercial opportunities are expanding with the College Boulevard innovation corridor and healthcare expansion (especially around the new medical district near 119th & Nall).

Insider tip: The biggest salary jumps come from combining residential service with commercial work. Many techs here moonlight on residential service calls for extra cash (legal if you have a contractor license) while maintaining a commercial day job. It's common and accepted.

The Verdict: Is Overland Park Right for You?

Pros	Cons
Affordable cost of living—your salary goes further here than in most metros	Salary ceiling—top earners cap out around $85,000 unless you start a business
Steady job market—diverse employers from hospitals to data centers	Car dependency—public transit is limited; you'll drive everywhere
Quality of life—safe, family-friendly, excellent schools (if that matters)	Seasonal demand swings—slow winter months can mean fewer hours for some companies
Central location—easy access to both KC metro and Midwest region	Competitive residential market—lots of small shops competing on price
Union presence—Local 110 offers collective bargaining for some shops	Limited nightlife—quiet suburb; you'll commute to KC for big city entertainment

Final recommendation: Overland Park is an excellent choice for mid-career technicians seeking stability, homeownership, and a manageable lifestyle. It's particularly good if you're 30-50 years old, looking to settle down, buy property, and build long-term equity. It's less ideal for young singles seeking nightlife or for those chasing the absolute top dollar (go to NYC, Chicago, or Texas oil fields instead).

For a family-focused technician who values community, safety, and work-life balance, Overland Park delivers. The salary may seem modest on paper, but the lower rent and cost of living mean you're actually wealthier here than you would be earning $65,000 in a high-cost city.

FAQs

Q: Can I make a living here without commercial experience?
A: Absolutely. The residential service market is strong, with companies like Adams & Sons and Comfort Systems USA hiring for pure service roles. However, commercial experience pays 15-25% more long-term.

Q: How's the winter workload?
A: Winters are busy with furnace repairs (especially January-February). Summer is peak AC season. Spring/fall are slower, so budget accordingly. Many companies offer seasonal bonuses to retain staff during slow periods.

Q: Do I need my own tools?
A: Expect to provide basic hand tools. Most companies supply specialty gauges, recovery machines, and diagnostic equipment. Budget $800-$1,200 for starter tools if you're new to the trade.

Q: What's the best way to find housing?
A: Apartments.com and Zillow are standard, but local property management companies like Capitol Federal and Premier Management offer better deals for professionals. Avoid big corporate complexes—smaller landlords are more negotiable.

Q: Are there networking opportunities?
A: Yes! Kansas City HVAC Association (KCHVAC) meets monthly in Overland Park. Local 110 union meetings are open to non-members. The Johnson County Contractors Association hosts quarterly mixers. Attend these to find the "hidden" jobs that never get posted online.

Bottom line: Overland Park offers a sustainable, middle-class career for HVAC technicians. You won't get rich, but you'll own a home, send kids to good schools, and retire with a pension if you play your cards right. That's a trade many in the trade are happy to make.