Second Story Addition in Lee's Summit, MO — Costs $92,853 to $580,333
What does second story addition cost in Lee's Summit? Average $232,133, ranging $92,853–$580,333. Labor runs $40.84/hr locally — 16% above the national average. Free breakdown with material + labor split.
Lee's Summit, MO Market
+16% vs nationalLabor Rate
$40.84/hr
Material Index
96
Avg Permit Cost
$1,483
Median Home Price
$285,000
Lee's Summit is a mid-sized city in Missouri with a healthy pool of local contractors. Homeowners generally have several options to compare for a second story addition, which helps keep pricing competitive. At 16% above the national average, Lee's Summit is one of the more expensive markets for home improvement — driven primarily by above-average labor rates in the region. The median home in Lee's Summit is valued at $285,000, putting this project at about 81.5% of home value — a moderate investment with a projected 60% ROI.
Low Estimate
$92,853
National: $80,000
Mid-Range
$232,133
National: $200,000
High End
$580,333
National: $500,000
Per Sq Ft
$348
National: $300
Second Story Addition Cost Calculator for Lee's Summit
Adjusted for Lee's Summit's labor rate ($40.84/hr) and material costs (index 96).
Mid-grade materials, good quality fixtures, standard options.
Estimated Total in Lee's Summit
$232,133
Based on 200 sq ft at mid quality, adjusted for Lee's Summit market rates.
Local Cost Breakdown
At Lee's Summit's average rate of $40.84/hr (36% above national avg)
Material cost index 96 (4% below national baseline of 100)
Second Story Addition vs. Home Value in Lee's Summit
| Metric | Lee's Summit | National Avg |
|---|---|---|
| Second Story Addition (Mid-Range) | $232,133 | $200,000 |
| Median Home Price | $285,000 | $350,000 |
| Project as % of Home Value | 81.5% | 57.1% |
| Estimated ROI | 60% | 60% |
| Median Household Income | $72,000 | $75,000 |
What Affects the Price in Lee's Summit
- 1Local labor rates ($40.84/hr in Lee's Summit)
- 2Material cost index (96 vs national 100)
- 3Total square footage added
- 4Structural reinforcement of first floor
- 5Staircase addition
- 6Roof removal and replacement
Popular Upgrades
- Master suite
- Additional bedrooms
- Jack-and-Jill bathroom
Other Projects in Lee's Summit, MO
Accessory Dwelling Unit (ADU) Construction
$174,100
Room Addition
$104,460
Swimming Pool Installation
$72,835
Garage Addition
$63,837
Home Addition
$91,248
Inground Swimming Pool
$71,530
Attic Conversion
$64,940
Swimming Pool Construction
$59,037
Second Story Addition in Other Missouri Cities
Planning a Second Story Addition in Lee's Summit
Building permits are typically required for a second story addition in Lee's Summit. The average permit fee in this area is $1,483, though costs vary based on project scope. Permit fees in this market are above average — factor them into your total budget. Plan for 4-8 months from start to finish.
A second story addition is a complex project best left to licensed professionals. In Lee's Summit, skilled contractors charge an average of $40.84/hr, and the specialized nature of this work means cutting corners on labor can lead to costly rework.
For the median Lee's Summit household earning $72,000/year, this project at $232,133 represents a significant investment. Consider financing options or phasing the work to spread costs over time.
Second Story Addition — National Guide
See the full national cost guide with DIY tips, cost factors, and ROI analysis.
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