✦ Updated for 2026 • Johnson County, KS Market Rates
Complete Remodeling Cost Guide — Johnson County, Kansas 2026
Real price ranges from active projects in Mission, Overland Park, Shawnee, Lenexa, Olathe, and surrounding areas — plus an interactive estimator tool.
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Estimated Range (Johnson County, KS 2026)
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🍳 Kitchen Remodel Costs in Johnson County, KS
Kitchen remodels in Johnson County vary widely depending on cabinet quality, countertop material, appliance package, and whether you're relocating plumbing or electrical. The ranges below reflect our active project experience in Overland Park, Shawnee, Lenexa, and Mission.
Basic
$15,000 – $22,000
Cosmetic Refresh
Cabinet refacing or RTA cabinets, new laminate or entry-level quartz counters, updated fixtures and hardware, new sink, paint. No layout changes.
Mid-Range
$28,000 – $42,000
Full Cabinet Replacement
Semi-custom cabinetry, quartz countertops, tile backsplash, new appliances, recessed lighting, LVP flooring. Minor layout adjustments.
Premium
$48,000 – $65,000+
Full Gut / Custom
Custom cabinetry, waterfall quartz or marble, high-end appliances, layout reconfiguration, new plumbing/electrical, under-cabinet lighting, hardwood or large-format tile.
⚡ Factors That Affect Your Kitchen Remodel Cost
- Cabinet grade: RTA cabinets can cost 3–4× less than custom built-ins.
- Countertop material: Laminate ($25–$60/sqft installed) vs. quartz ($65–$120/sqft) vs. natural stone ($100–$200/sqft).
- Appliances: Builder-grade appliance packages start around $2,500; luxury brands easily hit $12,000+.
- Layout changes: Moving a sink or island requires plumbing relocation — add $2,000–$5,000.
- Permit requirements: Electrical or structural changes trigger permits in Johnson County, typically $300–$700.
- Existing conditions: Discovery of mold, rot, outdated wiring, or asbestos will add remediation costs.
🚿 Bathroom Remodel Costs in Johnson County, KS
Bathroom remodeling costs depend heavily on tile selection, fixture quality, shower type (prefab vs. custom tile), and whether you're reconfiguring the layout. Below are typical ranges for hall baths and master baths in the KC metro area.
Basic
$8,000 – $14,000
Refresh & Update
New vanity, toilet, mirror, light fixture, paint, basic tile surround replacement or prefab shower unit. No layout changes.
Mid-Range
$14,000 – $22,000
Full Bath Remodel
Custom tile shower, new tub or freestanding tub, double vanity, tile floor, new fixtures throughout, recessed lighting. Minor layout work.
Premium
$22,000 – $30,000+
Master Bath / Spa
Large-format floor and wall tile, frameless glass shower, heated floors, freestanding soaker tub, custom built-ins, full plumbing relocation, smart mirrors.
⚡ Factors That Affect Your Bathroom Remodel Cost
- Tile selection: Standard ceramic tile vs. large-format porcelain vs. natural stone — costs differ 2–4×.
- Shower type: Prefab unit ($600–$1,500 materials) vs. custom tile-and-glass ($4,000–$9,000 installed).
- Heated floors: Electric radiant heat adds $800–$1,800 per bathroom.
- Plumbing changes: Relocating a toilet or adding a second sink adds $1,500–$4,000.
- Size: A 5×8 hall bath costs significantly less than a 12×14 master suite.
- Moisture damage: Tile failures often hide rot or mold — remediation adds $500–$3,000+ depending on extent.
🏠 Basement Finishing Costs in Johnson County, KS
Finishing an unfinished basement in Johnson County is one of the highest-ROI home improvements available. Cost depends primarily on square footage, wet bar / bathroom additions, and finish quality.
Basic
$20,000 – $28,000
Open Plan, Entry-Level
Framing, insulation, drywall, LVP flooring, basic lighting, paint. No bathroom or wet bar. Typical 800–1,000 sqft space.
Mid-Range
$30,000 – $42,000
Living Space + Bath
Full framing and drywall, LVP or carpet, half or full bathroom addition, recessed lighting, egress window if needed, basic wet bar rough-in.
Premium
$42,000 – $55,000+
Full Build-Out
Bedroom, full bathroom with custom tile, wet bar with counters and mini fridge, media room, dedicated HVAC zone, high-end flooring, built-in storage.
⚡ Factors That Affect Your Basement Finishing Cost
- Square footage: Most Johnson County basements range from 800–1,400 sqft — cost scales directly with size.
- Bathroom addition: Adding a full bathroom to an unplumbed basement adds $7,000–$14,000.
- Egress window: Required for legal bedroom; adds $1,500–$3,500 cut-in and installed.
- Moisture issues: Active water intrusion must be addressed before finishing — adds $3,000–$15,000 depending on scope.
- HVAC: Extending or adding a dedicated zone adds $2,000–$5,000.
- Permits: Basement finishing requires a permit in most Johnson County jurisdictions ($300–$900).
🚿 Tub-to-Shower Conversion Costs — KC Metro
Converting a bathtub to a walk-in shower is one of the most popular bathroom upgrades we do in Johnson County. It opens the space, improves accessibility, and can significantly increase the appeal of a hall bath or master bath.
Basic
$3,000 – $6,000
Prefab / Alcove Unit
Remove existing tub, install prefab shower unit or acrylic surround, new drain and plumbing connections, standard showerhead. In-kind footprint.
Mid-Range
$6,000 – $9,000
Tile Shower, Framed Glass
Custom tile walls and floor, cement backer board, semi-frameless or framed glass door, niche, updated fixtures, in-kind footprint.
Premium
$9,000 – $12,000+
Custom Tile, Frameless Glass
Large-format tile, frameless glass enclosure, custom niche, bench, rainfall showerhead, body sprays, linear drain, full waterproofing system.
⚡ Factors That Affect Tub-to-Shower Conversion Cost
- Tile choice: 4×4 ceramic vs. large-format porcelain vs. natural stone — large tiles require more precision and cost more to install.
- Glass enclosure: Framed ($400–$900) vs. semi-frameless ($900–$1,800) vs. frameless ($1,800–$4,000).
- Drain relocation: If the existing tub drain isn't in the right spot, relocation adds $500–$1,500.
- Waterproofing: Schluter Kerdi or similar system is recommended and adds $400–$800 but prevents costly future failures.
- Hidden damage: Water intrusion around old tubs often causes subfloor or stud rot — remediation adds $500–$2,500.
🏘️ Siding Replacement Costs in Johnson County, KS
Replacing worn, faded, or damaged siding is a high-impact exterior upgrade that improves curb appeal, energy efficiency, and moisture protection. Siding costs in Johnson County vary primarily by material and home size.
Vinyl Siding
$9,000 – $18,000
Typical 1,500–2,200 sqft Home
Standard vinyl siding, J-channel, house wrap, basic trim replacement. Lower maintenance than wood, wide color selection.
Fiber Cement
$18,000 – $28,000
Hardie Board or Equivalent
James Hardie HardiePlank or HardiePanel, factory-primed or pre-painted, moisture barrier, trim boards. 30-year material warranty.
Fiber Cement + Trim
$28,000 – $35,000+
Two-Story / Custom Details
Hardie shakes or board-and-batten accents, full trim package, fascia and soffit replacement, rot repair, two-story labor premium.
⚡ Factors That Affect Siding Replacement Cost
- Material choice: Vinyl is lowest cost; fiber cement (Hardie) costs 60–80% more but lasts 30+ years and holds paint better.
- Home size and stories: Two-story homes require scaffolding or lifts, adding $1,500–$3,000.
- Rot or moisture damage: Removing old siding often reveals rot — sheathing or stud replacement adds $500–$4,000.
- Trim and soffit: Full trim replacement adds $2,000–$5,000 depending on home complexity.
- Windows and doors: Wrapping window and door openings is included but bay windows or unusual openings add cost.
🪟 Window Replacement Costs in Johnson County, KS
Replacing old, drafty, or fogged windows can improve comfort and curb appeal. Mike can review the existing windows and quote the right replacement options. Per-window costs in Johnson County depend on window style, glass package, and frame material.
Basic
$450 – $650 / window
Standard Double-Hung
Vinyl frame, double-pane, standard Low-E glass, white or almond interior. Most common size (approximately 3×4 ft). Full house (10–12 windows): $5,000–$8,000.
Mid-Range
$650 – $900 / window
Casement, Bay, or Specialty
Vinyl or fiberglass frame, triple-pane option, custom colors, casement or awning style. Higher-performance glass package. Full house: $8,000–$13,000.
Premium
$900 – $1,500+ / window
Fiberglass / Clad / Bay
Andersen 400, Pella Architect, or fiberglass frames, triple-pane argon, interior wood finish, large picture or bay windows, custom shapes.
⚡ Factors That Affect Window Replacement Cost
- Frame material: Vinyl is lowest cost; fiberglass is strongest and most energy-efficient; wood-clad is highest cost.
- Window style: Double-hung is cheapest to manufacture; casement, bay, and picture windows cost more.
- Glass package: Standard Low-E vs. triple-pane argon-filled — triple-pane adds $80–$150 per window but pays back in energy costs over time.
- Installation method: Insert (retrofit) vs. full-frame replacement — full-frame adds $150–$300 per window but is required if frames are rotted.
- Rot or damage: Window sill or frame rot is common and adds $200–$500 per opening to remediate.
🌿 Deck Construction Costs in Johnson County, KS
A new deck can add useful outdoor space, but resale value depends on the home, neighborhood, design, and market conditions. Costs vary by size, decking material, railing type, and additional features like stairs, pergolas, or built-in lighting.
Pressure-Treated
$8,000 – $14,000
Basic 12×16 Deck
Pressure-treated lumber decking and framing, basic rail system, one stair run, concrete footings. Requires painting or staining every 2–3 years.
Composite
$16,000 – $28,000
Trex or Similar
Trex or Fiberon composite decking, aluminum or composite rail, two stair runs, fascia boards. 25-year material warranty. Low maintenance.
Composite + Features
$28,000 – $45,000+
Full Outdoor Living
Premium composite or cedar, cable railing, built-in lighting, pergola or roof structure, outdoor kitchen rough-in, multi-level layout, integrated seating.
⚡ Factors That Affect Deck Construction Cost
- Decking material: Pressure-treated is 40–50% cheaper than composite upfront, but composite lasts longer with lower maintenance cost.
- Size: Every additional 100 sqft adds roughly $2,000–$4,000 depending on material tier.
- Railing: Standard wood rail vs. cable rail vs. glass panel — cable rail adds $60–$120/linear foot vs. standard wood at $20–$35/LF.
- Stairs: Each stair run (typically 4–7 steps) adds $600–$1,500.
- Permits: Decks over 30" above grade require a permit in Johnson County — typically $200–$600 including inspection.
- Pergola or cover: A freestanding pergola adds $6,000–$15,000; an attached covered patio roof adds $12,000–$25,000.
Cost Guide — Frequently Asked Questions
Answers to the questions Johnson County homeowners ask most often about remodeling costs.
Kitchen remodels in Johnson County typically range from $15,000 for a basic cosmetic refresh to $65,000+ for a full gut renovation with custom cabinetry and high-end finishes. Mid-range projects with semi-custom cabinets and quartz countertops average $28,000–$42,000.
Bathroom remodels in the Johnson County area range from $8,000–$14,000 for a basic update (vanity, toilet, fixtures) to $25,000–$30,000 for a master bath with large-format tile, custom shower, frameless glass, and heated floors. A mid-range hall bath typically runs $12,000–$18,000.
Basement finishing in Johnson County ranges from $20,000 for an open-plan space with basic finishes to $55,000+ for a full build-out with bedroom, full bath, and wet bar. Most homeowners spend $28,000–$40,000 for a comfortable mid-level finish.
A standard tub-to-shower conversion runs $3,000–$6,000 for a prefab unit. A custom tile shower with frameless glass, a niche, and built-in bench typically costs $8,000–$12,000.
Siding replacement for a typical Johnson County home ranges from $9,000–$18,000 for vinyl and $18,000–$35,000 for fiber cement (Hardie Board). Costs depend on home size, story count, and any rot repair discovered during removal.
Window replacement runs $450–$900 per window installed for standard vinyl double-pane. A whole-house replacement of 10–15 windows typically runs $6,000–$14,000 depending on window style and glass package.
Deck construction ranges from $8,000–$14,000 for a basic 12×16 pressure-treated deck to $28,000–$45,000 for a composite deck with custom railing, pergola, and lighting. Material choice is the biggest driver.
The top cost drivers are: (1) material tier — builder-grade vs mid-range vs custom; (2) existing conditions — mold, rot, outdated wiring or plumbing found during demo; (3) scope changes — moving walls, adding windows, relocating plumbing; (4) permits — required for most structural, electrical, and plumbing work; (5) size of the space.
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These are planning ranges for typical Johnson County projects in 2026. Your written estimate will depend on the exact project, materials, and existing conditions. Material and labor costs fluctuate with market conditions. Your written estimate will reflect the specific scope, materials, and conditions of your project.
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