Plumber in Overland Park, KS

The Salary Picture: Where Overland Park Stands

As a local, I’ll tell you the first thing you need to know: Overland Park isn’t a place where you chase the highest possible plumbing wage in the country. It’s a place where you find stability, a reasonable cost of living, and a steady stream of work in a well-maintained, growing metro. The median salary for a plumber here is $62,076/year, which translates to an hourly rate of $29.84/hour. This places you just slightly below the national average of 63,350/year. In the Kansas City metro area, which includes Overland Park, there are approximately 394 jobs for plumbers, pipefitters, and steamfitters, according to data from the U.S. Bureau of Labor Statistics (BLS). The 10-year job growth projection for the region is a solid 6%, indicating consistent demand tied to new construction, aging infrastructure, and routine maintenance in a city with a median metro population of 197,062.

To give you a clearer picture of earnings progression, here’s a breakdown based on typical experience levels in the region. This isn’t an official state chart, but a consolidation of local job postings, union rate schedules (from Local 533), and industry reports.

Experience Level	Typical Years in Trade	Estimated Annual Salary Range (Overland Park)
Entry-Level (Helper/Apprentice)	0-2 years	$38,000 - $48,000
Mid-Level (Journeyman)	2-7 years	$52,000 - $72,000
Senior (Lead Tech/Foreman)	8-15 years	$70,000 - $85,000
Expert (Specialist/Owner)	15+ years	$80,000 - $120,000+

Insider Tip: The jump from Mid-Level to Senior is where you’ll see the most significant salary increase, often tied to taking on leadership roles, handling complex commercial work, or obtaining specialized certifications.

Compared to other Kansas cities, Overland Park sits in a sweet spot. Wichita often has a slightly lower cost of living but can have lower wages, especially in non-union shops. Topeka, the state capital, may have more government-related plumbing work but generally lower median salaries. Kansas City, MO (just 20 minutes away) has a more competitive union scene with potentially higher gross wages, but the cost of living in the core of KCMO can be higher. The key advantage of Overland Park is its robust suburban economy—stable residential and commercial work without the volatility of a downtown core.

The Real Take-Home: After Taxes and Rent

Let’s get real about the numbers. A median salary of $62,076/year breaks down to roughly $5,173/month before taxes. In Kansas, you’ll also pay federal taxes. After accounting for federal income tax (approx. 12-15% for this bracket), FICA (7.65%), and state income tax (which is 5.7% for most brackets), your take-home pay will be closer to $4,200 - $4,350/month.

The city’s average rent for a 1-bedroom apartment is $839/month. This is a critical factor. For a plumber earning the median salary, rent consumes about 19-20% of the take-home pay, which is well within the recommended 30% threshold. This leaves significant room for other expenses and savings.

Here’s a sample monthly budget for a plumber earning the median salary:

Expense Category	Estimated Monthly Cost (Based on $62,076/Year)
Take-Home Pay (After Taxes)	$4,250
Rent (1BR Average)	$839
Utilities (Electric, Gas, Water, Internet)	$250
Groceries	$400
Car Payment/Insurance/Fuel	$500
Health Insurance (Employer Share)**	$150
Retirement Savings (401k/IRA)**	$300
Discretionary Spending	$500
Total	$2,939
Remaining Buffer	$1,311

Can they afford to buy a home? Absolutely. With a $1,311/month surplus, a plumber can comfortably save for a down payment. The median home price in Overland Park is around $380,000. A 20% down payment is $76,000. At a savings rate of $1,000/month, you could reach that goal in 6.5 years. However, many local plumbers opt for FHA loans (5-10% down) or buy in adjacent suburbs with lower entry prices, making homeownership a realistic goal within 2-3 years of steady work.

Insider Tip: Many local plumbing companies, especially larger ones, offer 401(k) with some matching. Prioritize this. Overland Park has a very competitive housing market, so getting pre-approved early is key. Look in areas like Olathe or Lenexa for more affordable starter homes.

Where the Jobs Are: Overland Park's Major Employers

The job market here is a mix of large commercial/industrial contractors, steady residential service companies, and niche players. The healthcare and corporate sectors drive a lot of commercial work, while the affluent residential population ensures consistent service calls.

1. Emery Air Conditioning & Heating: Based in Overland Park, they are a major player in HVAC and plumbing. They frequently hire for service plumbers and installers. They work on high-end residential and light commercial projects. Hiring trend: Steady, with a focus on technicians with good customer service skills.
2. Cates Heating & Cooling: Another local giant with a significant plumbing division. They serve the entire metro and are known for their large-scale commercial projects. They often have apprenticeship programs. Hiring trend: Aggressive growth in their plumbing services, looking for licensed journeyman plumbers.
3. Metropolitan Community College (MCC) - Plumbers & Pipefitters Local 533 Apprenticeship: While not an employer in the traditional sense, the union hall is the central hub for commercial/industrial work. Union plumbers in the KC metro can earn a total package (wages + benefits) of $50-$65/hour. The apprenticeship is highly competitive. Hiring trend: Strong demand for new apprentices as large projects (like airport expansions, hospital renovations) continue.
4. Johnson County Government: The county maintains its own facilities, schools, and infrastructure. They hire in-house plumbers for maintenance. These are stable, union or civil service positions with excellent benefits. Hiring trend: Steady, with openings as staff retire. Check the Johnson County official website for postings.
5. AdventHealth (Shawnee Mission Medical Center) & Olathe Medical Center: These major healthcare systems are constant sources of work for commercial plumbing contractors and in-house maintenance teams. Hospital plumbing requires specialized knowledge (medical gas, backflow prevention). Hiring trend: Consistent, tied to hospital expansion and renovation cycles.
6. Local Residential Service Companies (e.g., Reddi Plumber, Top Gun Plumbing): These are the backbone of the residential market. They focus on service calls, repipes, water heater installations, and remodels. Hiring trend: Always looking for reliable, customer-oriented technicians. This is the most common entry point for new journeymen.
7. New Construction Developers: Companies like McGraw-Gill or Clayco have large-scale commercial projects in Overland Park. They subcontract to plumbing firms like Southeastern Mechanical or Hunt Midwest, which need pipefitters for new builds. Hiring trend: Strong, driven by corporate office expansions and new residential developments in the southern parts of the metro.

Insider Tip: The biggest paychecks are in commercial/industrial work, especially union jobs. However, the residential service sector offers more consistent year-round work and better work-life balance. For a new move, targeting a company like Cates or Emery can be a great start.

Getting Licensed in KS

Kansas has a clear but strict licensing process. The Kansas State Board of Plumbing Examiners (KSBPE) regulates the trade. You cannot perform plumbing work for hire without a license.

• Requirements: You must have a verifiable apprenticeship (typically 4-5 years, totaling 8,000 hours of on-the-job training) and 288 hours of classroom instruction. This is often achieved through an approved apprenticeship program (like the Local 533 or a non-union program).
• The Exam: Once your apprenticeship is complete, you apply for the Journeyman Plumber exam. It’s a two-part exam: a written portion (on plumbing codes) and a practical portion. The pass rate is high for those who are well-prepared.
• Costs: The application fee is $200, the exam fee is $200, and the license fee is $150. Total upfront cost is approximately $550. You will also need to pay for your apprenticeship program, which may have a small tuition fee (often covered by the union or employer).
• Timeline: From starting as a helper to holding a journeyman license is a minimum of 4-5 years. There is no fast track.

Insider Tip: Kansas and Missouri have reciprocity for journeymen plumbers who have been licensed in another state for a minimum of 5 years. If you're coming from Missouri, this can save you significant time.

Best Neighborhoods for Plumbers

Where you live in Overland Park affects your commute, lifestyle, and budget. Here are 5 neighborhoods to consider:

Neighborhood	Vibe & Commute	Estimated 1BR Rent
Downtown Overland Park	Urban, walkable, near the "Plaza" area. Commute to most jobs is easy (10-15 mins). Best for social life.	$950 - $1,200
South Overland Park (near 159th St)	Newer, family-oriented, close to corporate offices. Longer commute to northern jobs but great for new builds.	$900 - $1,100
Olathe (West Side)	Suburban, more affordable, and a major hub for the plumbing trade. Excellent commute to most jobs (15-20 mins).	$750 - $950
Lenexa	Perfect middle-ground. Great parks, solid schools, and a central location. Commute is never more than 20 mins.	$825 - $1,050
Shawnee	Quieter, more residential, with easy access to I-435. A practical choice for a plumber who wants a peaceful home base.	$775 - $975

Insider Tip: As a plumber, you will likely drive a work van. Parking and garage space are important. Look for rentals with off-street parking or a garage to keep your tools secure. South Olathe and Lenexa offer the best balance of affordability, space, and commute time.

The Long Game: Career Growth

The career path for a plumber in Overland Park is less about wild jumps in title and more about specialization and reputation.

• Specialty Premiums: The biggest salary multipliers come from niches:

  • Medical Gas: Certified installers can earn 15-20% more than general plumbers. Hospitals and labs are the primary employers.
  • Backflow Prevention: Certification is required for many commercial properties. It’s a short course and adds a lucrative skill for side work or higher pay.
  • Fire Sprinkler Systems: Often requires a separate fitter license but is in high demand for new commercial construction.
  • HVAC/Plumbing Combo: Companies like Emery value technicians who can handle both trades, making you more versatile and valuable.

• Advancement Paths:

  1. Journeyman -> Service/Lead Technician: You handle complex service calls and mentor apprentices. Pay bump of 10-15%.
  2. Lead Technician -> Foreman/Project Manager: For commercial work. You manage a crew and a project budget. Pay can reach $85,000+.
  3. Expert -> Business Owner: The ultimate goal. Many successful residential plumbing businesses in Overland Park are run by former journeymen. The median salary for a small business owner can exceed $100,000, but it comes with the stress of management, marketing, and liability.

• 10-Year Outlook: With a 6% job growth in the metro, demand will remain strong. The largest driver will be the replacement of aging infrastructure in older parts of Overland Park and the constant new construction in the southern corridor (near Olathe). Plumbers who adapt to new technologies (like PEX systems, tankless water heaters, and smart plumbing fixtures) will stay ahead of the curve.

The Verdict: Is Overland Park Right for You?

Pros and Cons for a Plumber:

Pros	Cons
Stable Job Market: Tied to a resilient suburban economy.	Wage Ceiling: Median salary is below the national average; top earnings require specialization or business ownership.
Low Cost of Living: Rent and home prices are very reasonable.	Seasonality: Work can slow down in the deep winter (though commercial work is year-round).
Strong Union Presence: For those who choose that path, benefits are excellent.	Competition for Top Jobs: The best commercial/union spots are competitive.
Excellent Work-Life Balance: Most jobs are local; you’re rarely far from home.	Less "Prestige": It's not a major coastal city if that matters to you.
Family-Friendly: Great schools, parks, and safe communities.	Car-Dependent: You will need a reliable vehicle for work and life.

Final Recommendation:
Overland Park is an excellent choice for a plumber seeking stability, a manageable cost of living, and a high quality of life. It’s not the place to become a millionaire overnight in plumbing, but it’s a fantastic place to build a solid, middle-class career and a family. If you value predictable work, good schools, and being able to afford a home without being house-poor, Overland Park is a top-tier market. For those chasing the absolute highest union wages, Kansas City, MO might offer a slight edge, but the trade-off in commute and cost of living often isn’t worth it.

FAQs

1. Do I need to get a license if I'm moving from another state?
A: Yes, unless you qualify for reciprocity. If you hold a journeyman license from a state that has a similar licensing standard and have held it for at least 5 years, you can apply for licensure by endorsement in Kansas without taking the exam. You must still submit the application and fees to the KSBPE.

2. Is there a lot of side work available?
A: Yes, but be cautious. Kansas law requires a license for any plumbing work you do for hire. However, many plumbers do side jobs for friends and family (like installing a toilet or fixing a leaky faucet). The real opportunity for legal side work comes with specialized skills like backflow testing or water heater installations, which you can market if you have your own business insurance.

3. What's the weather like for a plumber?
A: Kansas has four distinct seasons. Summers are hot and humid (90s+), so working in attics or on roofs can be brutal. Winters can get cold (20s-30s) with occasional ice and snow, which can make outdoor work challenging. Spring and fall are ideal. You'll need a good set of seasonal work gear.

4. How competitive is the apprenticeship program?
A: Very competitive, especially the Local 533 (union) program. It can have hundreds of applicants for a limited number of spots. Non-union apprenticeship programs are also competitive but perhaps slightly less so. Having a clean background, a valid driver's license, and a demonstrated work ethic will improve your chances.

5. What's the best way to find a job as a new plumber in Overland Park?
A: 1) Contact the Local 533 union hall directly. 2) Check company websites of the major employers listed above (Emery, Cates, etc.). 3) Network on LinkedIn with local plumbing contractors. 4) Visit job boards like Indeed and filter for "Plumber" in Overland Park, KS. The market is always looking for reliable, licensed journeymen.